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Crossfit Application report 16.01
Attached to the e-mail Entertainment & Dining Business Type 2 (Fitness) - MCU19/0007.
Development Application
Planning Report
Material Change of Use – Entertainment and Dining
Business Type 2 (Fitness) situated at 26 Project Ave,
Noosaville (Lot 200 RP913612)
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Contents
1.0 Summary ........................................................................................................................... 3
1.1 Development application details ............................................................................................ 3
1.2 Planning instrument details .................................................................................................... 3
1.3 Referral agencies........................................................................................................................ 3
2.0 Site details ......................................................................................................................... 4
2.1 Site description .......................................................................................................................... 4
2.2 Surrounding land uses ................................................................................................................ 5
3.0 Proposed development details .......................................................................................... 5
4.0 Planning assessment .......................................................................................................... 6
4.1 Key issues .................................................................................................................................. 6
4.1.1 Sport and Recreation Use within an Industry Zone ................................................................. 7
4.1.2 Carparking .............................................................................................................................. 7
5.0 State assessment and other matters .................................................................................. 8
5.1 State interests ............................................................................................................................ 8
5.1.1 Matters established in the Planning Regulation .............................................................................. 8
5.1.2 State Planning Policy ........................................................................................................................ 8
6.0 Conclusion ........................................................................................................................ 8
Client Name: Colin and Mamiko Macfarlan
Prepared by: Jack Lewis B. Sc Hons UNSW, M. Plan OTAGO
Version: 1
Date: 16 January 2019
This report is based on the QLD Government’s planning report template (Department of Infrastructure, Local Government
and Planning), which adopts a ‘report-by-exception’ approach. The planning report only discusses the key issues and
matters where a proposed development does not exactly meet the requirements of, or conflicts with, a planning scheme
or other planning instrument.
Disclaimer: While every care has been taken in preparing this report, Pivotal Perspective Pty Ltd accepts no responsibility
for decisions or actions taken as a result of any data, information, statement or advice, expressed or implied, contained
within. To the best of our knowledge, the content was correct at the time of publishing.
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1.0 Summary
1.1 Development application details
Proposed development: Development Permit for a Material Change of Use -
Entertainment and Dining Business Type 2 (Fitness)
Type of approval sought: Development Permit
Site address: 26 Project Ave, Noosaville
Real property description: Lot 200 RP913612
Site area: 1,013m2
Assessment manager: Noosa Council
Owner details: The Macfarlane Group Pty Ltd
Applicant details: Colin and Mamiko Macfarlane c/- Pivotal Perspective Pty Ltd
1.2 Planning instrument details
State planning policy: Nil
Regional plan: SEQ Regional Plan 2009–2031 (version commenced 2 May
Designation: 2014), urban footprint designation.
Planning scheme: The Noosa Plan
Zone: Industry
Level of assessment: Impact assessment
Applicable overlays: Nil
Applicable codes: - Noosaville Locality Code
- Business Uses Code
- Driveways and Parking Code
1.3 Referral agencies
Nil
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2.0 Site details
2.1 Site description
Table 1: Site description
Site characteristic Description
Existing land use Existing industrial building (271m2)
- Ground Floor = 226m2 use area
- Mezzanine = 45m2
- 5 marked carparks
The site was previously used by Sunrise Engineering and Welding. Part
of the site was also utilised by the adjoining bus depot for access and
parking. A new fence is proposed along this boundary.
Frontage and access 21m of frontage to Project Ave. Access is provided within the south
western corner of the site.
Topography The site is relatively flat with existing stormwater flowing to the street.
Parking Informal parking is provided across the site for 5 cars which was provided
at a rate of 1 space per 50m2 of Gross Floor Area.
Figure 1: Aerial view with zoning overlay
Source: DA Mapping System
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Figure 2: Satellite view and site identification
Source: DA Mapping System
2.2 Surrounding land uses
Table 2: Surrounding land uses
Surrounding land uses
North 28 Project Ave – Motor mechanic.
South 24 Project Ave – A mixed business industrial tenancy currently used for bus storage. The
site has a separate access to Project Avenue within the south western corner of the site.
East The site also adjoins 11b Venture Drive, which comprises 24 industrial unit sites
accessed by a common driveway. Lots within the industrial centre range in size from
64m2 to 900m2.
West Directly across the road is 35 and 37 Project Ave, which includes industrial factory units
serviced by a central access driveway.
3.0 Proposed development details
The application seeks approval for a fitness gym within the existing 271m2 industrial building and a
106m2 expansion at the rear of the shed at 26 Project Ave, Noosaville (total area 377m2). The site
has been configured to allow for 15 equivalent carapaces allowing access and egress in a forward
gear.
The gym is a crossfit training facility with emphasis on strength and conditioning. This style of
operations does not have any excessive weights or machines and no loud music. The gym will allow
for maximum class sizes of 20 people and up to 3 staff on site at any one time.
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Table 3: Summary of development aspects
Material change of use
Building height 9m - existing industrial building
(Sunrise Hills Welding & Engineering)
Gross floor area (GFA) Total area = 377m²
- Existing ground floor (226m2)
- Mezzanine (45m2)
- Proposed additional floor area (84m2)
- New toilet amenities (22m2)
Landscaping 152m2 (15% of site)
Car parking There are 13 equivalent carparking spaces on site
including 4 motorbike spaces.
Site access There is a singe driveway to the site.
Proposed servicing arrangements No servicing required for the gym.
Waste Management Two wheelie bins are proposed to be used.
Figure 3: Proposed Layout Plans and elevations
4.0 Planning assessment
4.1 Key issues
The site is in the Noosaville Locality and is zoned Industry. The proposed Entertainment and Dining
Business Type 2 – Fitness is an inconsistent use in the zone required to follow an impact assessable
application process. The assessment is subject to a “whole-of-planning-scheme” assessment with
the following codes identified as the most applicable and further comment provided thereafter.
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- Noosaville Locality Code
- Business Uses Code
- Driveways and Parking Code
The additions are located at the rear of the site, will be finished to complement the existing building
and meet the relevant setback, landscaping and height provisions for the Industry zone. Waste
associated with the business will be minimal and able to be serviced by a general rubbish and
recycling wheelie bins, to be stored in a screened location at the front of the site. No service trucks
are required to access the site for the gym use.
4.1.1 Sport and Recreation Use within an Industry Zone
The Overall Outcomes of the Industry Zone seek land is protected for industrial functions to the
exclusion of incompatible uses including Residential Uses, Community Uses, Commercial business
and most Sport and Recreation uses and Retail business uses. Although the proposed fitness
use is inconsistent within the Industry Zone, it is acknowledged some sport and recreational uses
are accepted.
Fitness gyms are floor area consumptive and somewhat difficult to locate in Business Centre zones,
with several development approvals for these uses given in the Industrial zone over the last 12 years
since The Noosa Plan’s commencement.
The proposed fitness gym is located within an existing industrial building with minor building works
required for toilets and additional floor area. The size and scale of the building floor area is larger
than other gym uses approved in Industrial Zones within Noosaville, including the 158m2 fitness
studio/martial arts centre at 63 Rene Street (MCU12/0004), and Crossfit Noosa (originally Body By
Muir) at 9/5 Commerce Ct (132003.220966.2) which is 140m2.
Given the nature of the adjoining service industry uses and tenancy sizes, the proposed
entertainment and dining use is complementary. The proposed entertainment and dining use is
compatible with the Industry Zone and meets the relevant Overall Outcomes of the Noosaville
Locality Code.
4.1.2 Carparking
The Driveways and Carparking Code requires sufficient parking to be provided onsite for the specific
business type/nature of the use, with consideration given to any existing parking onsite, hours of
operation, likely number of users and peak parking demand periods.
The Probable Solutions for onsite parking prescribe a rate of 1 space per 20m2 of use area, or 1
space per 3 persons capable of being entertained at any one time. As part of a previous approval
for a gymnasium within the Noosaville Industry zone, Council’s traffic consultant concluded that a
rate of 1.5 persons per car space is considered appropriate and reflective of the likely parking
demand for a fitness centre (MCU16/0137).
Considering the 1.5 person parking rate previously adopted by Council for a fitness centre, the
applicant is willing to accept conditions to manage parking impacts including:
Fitness classes limited to no more than 19 clients at any one time;
The start times of classes must be staggered, with each class having a 15 minute break
between the conclusion of the class and beginning of the next.
The proposed fitness gym use will be managed in conjunction with the existing industrial uses and
there is sufficient carparking available on site to address likely parking demands for the nature of the
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business activities. The proposal meets the relevant Specific Outcomes of the Driveways and
Parking code.
5.0 State assessment and other matters
5.1 State interests
5.1.1 Matters established in the Planning Regulation
Nil
5.1.2 State Planning Policy
Consistent with the relevant Policy considerations.
6.0 Conclusion
The proposal seeks approval to operate a fitness gym by slightly increasing the size of an existing
industrial building and formalizing the carparking area at 26 Project Ave, Noosaville. The
Entertainment and Dining Business Type 2 (Fitness) is an inconsistent use within the Noosaville
Locality’s Industry Zone, subject to impact assessment against The Noosa Plan.
Despite being an inconsistent use with the zone, the following grounds of approval justify the decision
despite the conflict with The Noosa Plan:
1. Gyms (fitness centres) are generally floor area intensive and require tenancies within
industrial units that are most readily found in the Industrial Zone;
2. Some sport and recreational uses are accepted within the Industry zone given the potential
impacts of sport and recreation uses; and
3. The fitness centre is of a size and scale similar to other approved Entertainment & Dining
Business’s Type 2 uses within the Noosaville Industrial area.
Conditions can be imposed to mitigate any impacts regarding class sizes and staggering of class
times. This will ensure enough parking is provided onsite for the likely number of users and peak
parking demand periods, consistent with the relevant Outcomes of The Noosa Plan.
The proposal does not raise any other significant planning concerns and is recommended for
approval, subject to conditions.
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