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Proposal Report A · MCU14/0063
Attached to the e-mail MCU14/0063 Application for Retail business Type 2 Shop.
PROPOSAL REPORT Development Application seeking a Development Permit for Material Change of Use - Retail Business Type 2 – Shop and Salon at 28A Hastings Street, Noosa Heads described as Lot 1 on RP88085 Applicant: Susan Speed and Vabuket Pty Ltd Prep ared : Augu st 2014 R01620 – A
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Application for Material Change of Use - Retail Business Type 2 Shop and Salon at 28A Hastings Street, Noosa Heads described as Lot 1 on RP88085 Prepared for Susan Speed & Vabuket 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. 01620 Proposal Report 2014
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Proposal Report Proposed Material Change of Use of Premises for a Retail Business Type 2 – Shop & Salon at 28A Hastings Street Noosa Heads
described as Lot 1 on RP88085
Applicant: Susan Speed and Vabuket Pty Ltd
Contents
1 Introduction 2
2 Basic Information 3
3 The Characteristics of The Site 4
4 The Proposal 5
4.1 Proposed Land Use 5
4.2 Proposed Development Works 5
4.3 Proposed Operations 5
5 Development Assessment 6
5.1 Applicable Codes 6
5.1.1 Noosa Heads Locality Code 6
5.1.2 Business Uses Code 6
5.1.3 Landscaping Code 6
5.2 Overlays 6
5.3 State Planning Policies 6
6 Conclusion 7
Annexure 8
Appendix A: Development Plans for the Proposal
martoo consulting - Town Planning + Urban Design Consultants 1
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Proposal Report Proposed Material Change of Use of Premises for a Retail Business Type 2 – Shop & Salon at 28A Hastings Street Noosa Heads
described as Lot 1 on RP88085
Applicant: Susan Speed and Vabuket Pty Ltd
1 Introduction
This planning report has been prepared for Susan Speed and Vabuket Pty Ltd being the applicants of a
development application proposing a Material Change of Use of Premises for the conversion of an existing
office a Shop at 28A Hastings Street Noosa Heads. The premises has previously been used as a shop and a
commercial office.
The subject site is described Lot 1 on RP88085 and is within the Noosa Council local government area.
The proposed development of this site constitutes ‘development’ as defined by the Sustainable Planning Act
2009. The proposal has been deemed impact assessable development under the provisions of the Noosa Plan
2006 and the Sustainable Planning Act 2009 by Council.
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 and surrounds;
Section 4: An explanation of the proposal;
Section 5: An assessment of the proposal against the 2006 Noosa Plan; and
Section 6: A conclusion that provides summary grounds, which support the approval of the
application as proposed.
The Noosa Council is the Assessment Manager for this development application.
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 is consistent with the provisions of the planning scheme and should be
approved.
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Proposal Report Proposed Material Change of Use of Premises for a Retail Business Type 2 – Shop & Salon at 28A Hastings Street Noosa Heads
described as Lot 1 on RP88085
Applicant: Susan Speed and Vabuket Pty Ltd
2 Basic Information
Basic information relating to this development application includes:
Applicant: Susan Speed and Vabuket Pty Ltd
C/- Martoo Consulting
PO Box 1684, Noosa Heads Qld 4567
Address of Site: 28A Hastings Street Noosa Heads
RPD of Site: Lot 1 on RP 88085
Owner: Susan Speed and Vabuket Pty Ltd
Area of Site: 168m2
Current Use of Site: Office
Land Use Zonings: Visitor Mixed Use
Strategic Area: Urban
Overlays: Natural Hazard: Bushfire & Acid Sulphate Soils Overlay - High
Potential Acid Sulphate Area
Proposal: Retail Type 2 – Shop & Salon
Approvals Sought: Development Permit for Material Change of Use of Premises
Administering
Authority: Noosa Council
Referral Agencies: Nil
Existing Easements: Nil
Consultants for
development
application: Town Planners: Martoo Consulting
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Proposal Report Proposed Material Change of Use of Premises for a Retail Business Type 2 – Shop & Salon at 28A Hastings Street Noosa Heads
described as Lot 1 on RP88085
Applicant: Susan Speed and Vabuket Pty Ltd
3 The Characteristics of The Site
The subject site is located at 28A Hastings Street, Noosa Heads and is a single storey building located on a
2
small triangular lot that has an area of 168m . The premises are currently vacant and have in past been used
as a real estate office and a shop.
Subject site
The site is currently serviced by all community infrastructure including reticulated water supply and sewerage,
underground telecommunication services, electricity supply, stormwater drainage and a footpath along the front
of the site.
Existing land uses in the locality surrounding the subject site are characterised by a mixture of visitor
accommodation and commercial uses. The adjoining parcels of land have the following uses:
• North(opposite the site): Shops and Units above
• East: Shops with Units behind
• West (opposite the site): Shops
• South: Shops and Units
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Proposal Report Proposed Material Change of Use of Premises for a Retail Business Type 2 – Shop & Salon at 28A Hastings Street Noosa Heads
described as Lot 1 on RP88085
Applicant: Susan Speed and Vabuket Pty Ltd
4 The Proposal
4.1 Proposed Land Use
The applicant proposes to change the existing approved Commercial Premises (Real Estate Agency) to a
Retail Business - Type 2 Shop & Salon which is defined under the Noosa Plan as:
Type 2 Shop & Salon - 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 leaning and café with dining facilities for up to 10 people.
The use is an impact assessable use in the Visitor Mixed Use zone in which the site is contained.
Proposal plans are included in Appendix A which details conversion of the existing office space to shop. No
extensions to the existing floor area are proposed with only minor works proposed including new painting and
internal fit out.
4.2 Proposed Operations
The shop will operate 7 days a week consistent with other shops in the area. Deliveries will generally occur to
the premises will occur prior to 6am and after 6pm.
All existing facilities and waste services on site will be continued to be utilized by the shop.
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Proposal Report Proposed Material Change of Use of Premises for a Retail Business Type 2 – Shop & Salon at 28A Hastings Street Noosa Heads
described as Lot 1 on RP88085
Applicant: Susan Speed and Vabuket Pty Ltd
5 Development Assessment
The Noosa Plan includes the site in the Noosa Heads locality and provides the site with a Visitor Mixed Use
zone. An extract of the zoning map for the locality is detailed below. The assessment table for the Visitor
Mixed Use zone indicates that Retail Business - Type 2 - Shop & Salon is impact assessable development.
5.1 Applicable Codes
In accordance with the Noosa Plan, the development is required to be assessed against the provisions of the
entire Noosa Plan. The Codes that are most relevant with regard to this proposal include the Noosa Heads
Locality Code, Business Uses Code and Landscaping Code. A summary review of the proposal against these
codes is detailed below:
5.1.1 Noosa Heads Locality Code
The proposal use complies with the Specific Outcomes of the Noosa Heads Locality Code. The use
involves a change to an existing commercial office tenancy to allow another commercial use that of a
shop use to be undertaken in the premises.
It is noted that the Locality Code indicates the following setbacks for the Visitor Mixed Use zone:
…for the southern side of Hastings Street, west of Noosa Drive -
a) 2m, average of 4m from the front boundary to Hastings Street for the ground floor and
2nd storey
No alterations to the building are proposed and the existing setback is considered to comply with Specific
Outcome 08 of the Noosa Heads Locality Plan as detailed below:
Buildings and other structures are appropriately designed and sited to—
a) provide amenity for users of the premises as well as preserve the visual and acoustic
amenity of adjoining and nearby properties;
The building and associated setback were approved in 1989 and have been used
consistently since that time. The proposed setback is consistent with surrounding buildings.
b) provide adequate distance from adjoining land uses;
The proposed setback is consistent with the adjoining shop frontages
c) preserve any existing vegetation that will buffer the proposed building;
No vegetation affected.
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Proposal Report Proposed Material Change of Use of Premises for a Retail Business Type 2 – Shop & Salon at 28A Hastings Street Noosa Heads
described as Lot 1 on RP88085
Applicant: Susan Speed and Vabuket Pty Ltd
d) allow for landscaping to be provided between buildings;
Due to the size of the site and limited street frontage there is no reasonable opportunity for
landscaping at the front of the site.
e) maintain the visual continuity and pattern of buildings and landscape elements within the
street;
Adjoining building to the west do not have a front setback.
f) protect public safety and property within erosion prone areas by ensuring such areas are
maintained largely free of development; and
Not applicable
g) help protect the natural character and visual amenity of coastal areas and watercourses.
As indicated the existing approved building is well accepted in the locality and will not impact
on the character of the surrounding area.
5.1.2 Business Uses Code
The proposal has been reviewed against the provisions of the Business Uses code and is considered to
comply with the requirements of the Code.
5.1.3 Landscaping Code
A review of the proposal against the Landscaping Code indicates that it generally complies with the
Code.
5.1.4 Engineering Works Code
A review of the proposal against the Works Code with regard to carparking indicates that:
•
2.
Type 2 - Shop and Salon – 1 space per 20m
•
2,
Commercial Premises - 1 space per 20m or part thereof, of use area; OR 1 space per
2 employees whichever is the greater. A minimum of 4 spaces are provided
No additional carparking is required for the proposal as the same rates apply.
5.2 Overlays
No overlays are applicable to this development
5.3 State Planning Policies
No adopted State Planning Policy are triggered by this development application.
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Proposal Report Proposed Material Change of Use of Premises for a Retail Business Type 2 – Shop & Salon at 28A Hastings Street Noosa Heads
described as Lot 1 on RP88085
Applicant: Susan Speed and Vabuket Pty Ltd
6 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 for a
Material Change of Use of Premises to change an existing office premises Retail Business - Type 2 Shop and
Salon which is impact assessable development under the 2006 Noosa Plan.
This application can be supported on a number of grounds as provided in detail in the above report. These
grounds include:
• The proposed use is a consistent use in the Visitor Mixed Use zone;
• The proposed use complies with the requirements of the Noosa Heads Locality and the Business
Uses Code;
• The proposal utilises an existing building;
• The proposed will not impact on the amenity of the area;
• The site has access to all essential community infrastructure;
The Assessment Manager’s favourable consideration of the above development application is therefore
recommended.
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Proposal Report Proposed Material Change of Use of Premises for a Retail Business Type 2 – Shop & Salon at 28A Hastings Street Noosa Heads
described as Lot 1 on RP88085
Applicant: Susan Speed and Vabuket Pty Ltd
___________________________Annexures
Appendix A: Development Plans for the Proposal
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