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Planning Report
TOWN PLANNING REPORT Development Permit for Material Chane of Use of Premises for Low Impact Industry & Warehouse (21 x units) and associated Operational Works 11 Leo Alley Road, Noosaville (Lot 252 on SP104257) Devcon Capital 9 Pty Ltd 13 November 2020 P: 07 5452 5207 E: [email protected] 45 First Avenue, Mooloolaba Qld 4557 PO Box 1043 Maroochydore Q 4558 innovativeplanningsolutions.com.au
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Document Control
Document: Job No. 513 – Planning Report for 11 Leo Alley Road, Noosaville. Issue 1, prepared by
Innovative Planning Solutions Pty Ltd for Devcon Capital 9 Pty Ltd.
Document Review
Issue Prepared By Reviewed By Date
0 ALH EK 9/11/2020
1 EK SD 12/11/2020
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CONTENTS
1.0 Executive Summary ...................................................................................................... 4
1.1 Development Application Details ......................................................................................... 4
1.2 Planning Instrument Details ................................................................................................. 4
2.0 Site Details ................................................................................................................... 5
2.1 Site Description ................................................................................................................... 5
2.2 Land Use Context ................................................................................................................ 6
2.3 Surrounding Services and Facilities ...................................................................................... 6
2.4 Relevant development applications or historical approvals .................................................. 7
3.0 Proposed Development Details .................................................................................... 8
3.1 Development Summary ....................................................................................................... 8
3.2 Development Details ........................................................................................................... 8
3.3 Supporting Technical Reports ............................................................................................ 10
4.0 Assessment of Local Planning Provisions .................................................................... 11
4.1 Relevant Planning Scheme ................................................................................................. 11
4.1.1 Proposal Definition .............................................................................................................. 11
4.1.2 Level of Assessment ............................................................................................................ 11
4.1.3 Local Plan Area .................................................................................................................... 11
4.1.4 Zone Designation ................................................................................................................. 12
4.1.5 Overlays ............................................................................................................................... 14
4.1.6 Development Codes ............................................................................................................ 14
5.0 Assessment of State Planning Provisions .................................................................... 17
5.1 Planning Act 2016 .............................................................................................................. 17
5.2 Planning Regulation 2017 .................................................................................................. 17
5.2.1 State Interests ..................................................................................................................... 17
5.2.2 Matters Requiring Referral .................................................................................................. 17
5.3 State Planning Policy ......................................................................................................... 17
5.4 State Development Assessment Provisions ........................................................................ 17
5.5 South East Queensland Regional Plan 2017 ........................................................................ 18
6.0 Conclusion ................................................................................................................. 19
7.0 Attachments .............................................................................................................. 20
Attachment 1 Contextual Map Extracts ......................................................................................... 20
Attachment 2 Statutory Map Extracts ........................................................................................... 20
Attachment 3 Proposal Plans ........................................................................................................ 20
Attachment 4 Landscape OPW Plans ............................................................................................. 20
Attachment 5 Engineering OPW Plans ........................................................................................... 20
Attachment 6 Waste Management Plan ........................................................................................ 20
Attachment 7 Stormwater Management Plan ............................................................................... 20
Attachment 8 Tables of Code Assessment ..................................................................................... 20
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1.0 Executive Summary
Innovative Planning Solutions has been commissioned by Devcon Capital 9 Pty Ltd to prepare this report,
which forms part of and accompanies a Development Application seeking a Development Permit for
Material Change of Use of Premises for Low impact industry and Warehouse (21 x units) and associated
Operational Works. The report evaluates the town planning issues and requirements associated with the
proposal.
1.1 Development Application Details
Proposed development: Material Change of Use of Premises for Low impact industry &
Warehouse (21 x units) and associated Operational Works
Type of approval sought: Development Permit
Site address: 11 Leo Alley Road Noosaville, QLD, 4566
Real property description: Lot 252 SP 104257
Current land use: Landscaping yard and ancillary 273sqm shed
Site area: 4,999m2
Assessment manager: Noosa Council
Owner details: Devcon Capital 9 Pty Ltd
Applicant details: Devcon Capital 9 Pty Ltd C/- Innovative Planning Solutions
Consultant details:
- Engineer Coveys Associates Consulting Engineers
- Architect Blackburne Jackson
-
1.2 Planning Instrument Details
Regional plan: South East Queensland Regional Plan 2017 (Shaping SEQ)
Designation: Urban Footprint
Planning scheme: Noosa Plan 2020
Zone: Medium Impact Industry Zone
Local plan: Noosaville Local Plan
Level of assessment: Code Assessment
Applicable overlays: Acid Sulfate Soils
Applicable codes: • Medium Impact Industry Zone Code
• Noosaville Local Plan Code
• Acid Sulfate Soils Overlay Code
• Industry Activities Code
• Works Codes
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2.0 Site Details
2.1 Site Description
The subject land is located at 11 Leo Alley Road, Noosaville, QLD, 4566 and is legally described as Lot 252
SP 104257 and has a total area of 4,999m2. The subject site is irregular in shape and has a frontage to Leo
Alley Road (circa 22.4m). An Aerial of the subject site and Cadastral Smartmap is included within the
Contextual Map Extracts within Attachment 1 and provided below for reference within Figure 1 and Figure
2 respectively. The characteristics and features of the site are summarised in Table 1 below:
Table 1: Site Characteristics
Site characteristic Description
Existing land use Landscape Supplies yard and office
Existing structures Existing 273sqm shed on the North West corner of the site
Frontage and 22m frontage to Leo Alley Road
access
Topography and Relatively flat topography
views
Existing vegetation The subject land does not exhibit any natural vegetation.
Existing waterways The subject land does not exhibit any natural water features.
Figure 1: Example of aerial view and site identification
Source: NearMap, October 2020
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Figure 2: Example of satellite view and site identification
Source: QLD Globe, 2020
2.2 Land Use Context
The subject land is surrounded by a mix of Medium Impact Industry and Major Centre zoned land. Table 2
below provides a summary of the land uses that directly adjoin the site:
Table 2: Surrounding land uses
Surrounding land uses
North North of the site adjoins a mechanic and upholstery business
South South of the site adjoins a Kennards Hire facility
East The east directly adjoins vacant land zoned in the Major Centre Area
West West of the site adjoins the “NEACH” premises which provides fabrication and
ancillary services
2.3 Surrounding Services and Facilities
The subject land is positioned within proximity to a range of services and facilities located within the
nearby township of Noosaville. These services and facilities include, but are not limited to Petrol stations,
Australia post, Shopping Centre, Hardware stores and Education facilities. The site’s approximate
proximity to these available services is further detailed in Table 3 below:
Table 3: Proximate services and facilities
Proximate services and facilities
i. Noosa Civic Shopping Centre approx. 1.6km
ii. Caltex Service Station approx. 1.3km
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Proximate services and facilities
iii. Bunnings Warehouse approx. 750m
iv. Good Shepherd Lutheran College approx. 1.4km
v. Nu-Life Medical Services approx. 1.4km
vi. Noosa Hospital approx. 1.4km
2.4 Relevant development applications or historical approvals
Table 4 below identifies development approvals and applications over the subject land per review of
Council’s PD online database.
Table 4: PD online review
Development Application History
Application Number Details Decision Decision Date
OPW20/0098 Stormwater, Earthworks & Landscaping Information Ongoing
Request Part
MCU19/0075.01 Change to DA - Reduce units to 21 Approved 20/05/2020
(Industrial Business Type 1 Warehouse &
Industrial Business Type 2 Production,
Alteration, Repackaging & Repairing)
MCU19/0075 Industrial Business Type 1 Warehouse & Negotiated 04/11/2019
Industrial Business Type 2 Production, Decision
Alteration, Repackaging & Repairing Notice
112003.10714 20030714 Industrial building & office Approved 16/04/2003
Industrial building & office
142003.220772 23279 Operational Works (Landscaping, Development 15/04/2003
Carparking, Access etc) Permit
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3.0 Proposed Development Details
The following section discusses the key aspects of the development, which are considered to be the
primary planning matters for consideration in this application.
3.1 Development Summary
The development proposed by this application seeks approval for 21 low impact industry and warehouse
industrial units and associated Operational Works. Proposal Plans for the development are included at
Attachment 3 to this report. A snapshot of the key development parameters for the proposed
development are set out below in Table 5 as follows:
Table 5: Summary of development aspects
Material change of use & Operational Works
Proposed Industrial Units 21 units
Unit Floor Area Units 14 & 15 - Minimum 85m2
Unit 3 - Maximum 267m2
Amenities building area 26m2
1 x male locker room, 1 x female locker room
1 x male PWD amenities, 1 x female PWD amenities
Building height (maximum) 9.29m (from ground level to roof apex)
Gross floor area (GFA) 2,800m2
Site coverage 2,397m2 (48%)
Landscaping 770m2 (15%)
Car parking 33 car parks
1 PWD
6 motorbike parks
Each unit to provide internal private spaces for bicycles
Site access The site is accessed from Leo Alley Road
Proposed servicing arrangements The subject site exhibits existing connections to urban
services from the surrounding area including reticulated
water, sewerage, electricity, telecommunications and
stormwater infrastructure.
3.2 Development Details
The following operational aspects of the development are set out and discussed further below:
i. Nature of Use – The proposal seeks to deliver 21 industrial units within the site which will be
utilised for the purposes of combined ‘low impact industry’ and ‘warehouse’ land uses as defined
by the Planning Scheme. Whilst these two land uses are separately defined uses, refer section
4.4.1 of this report, the provisions of the Planning Scheme which are relevant to their assessment
are the same. In this regard, the proposal seeks to obtain approval over the whole of the site for
both land uses as opposed to identifying individual nominated tenancies. This will provide a
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greater level of flexibility to future unit owners to operate under and will also mitigate the
requirement for potential subsequent change applications to the development approval as a result
of changing the nominated land use allocated for the individual units.
ii. Built form – The proposed development will comprise five (5) separate buildings across the site,
which exhibit a maximum building height of 9.29m approx., as measured from ground level to roof
apex of Block C. The buildings have been configured around a central driveway and the built form
is such that it will integrate with surrounding and approved industrial building character. Buildings
are industrial in nature, with roof profiles for each building block varying across each building to
add interest and articulation. Each industrial unit can be accessed directly via a hinged door and
roller door, with individual bathroom amenities also afforded to each unit. A separate common
amenities building is afforded which includes PWD amenities and locker room facilities. Unit types
vary within each block (i.e. Block A to Block E), with a mix of areas varying in size from 85m2 to
266m2 of internal gross floor area with the inclusion of mezzanine levels within a number of units,
as detailed on the ‘Site Plan – Ground Level’ plan included within Attachment 3.
iii. Setbacks – Building setbacks proposed for the development are as follows: -
a) Front – 6.42 metres from Block A to Leo Alley Road;
b) Side (east) – 6.2 metres from Block E to adjoining Major Centre (Business park precinct) zoned
land;
c) Side (west) – 0.25 metres from Block A & B to adjoining Medium Impact Industry zoned land;
d) Rear (north) – Built to Boundary (0 metre) from Block B and C to Medium Impact Industry
zoned land.
iv. Landscaping – The Proposed Landscape OPW Plans included at Attachment 4 demonstrate that
proposed landscaping areas will enhance the amenity of the site. Landscaping is proposed to the
Leo Alley Road frontage of the site, in addition to landscaping also afforded along the eastern and
southern property boundaries. A mix of shrubs and ground cover species are proposed within the
easement areas whilst large tree will be established outside of the easement. Total landscaping
inclusive of planting and bio retention area result in 770m2, or 15% of the site area.
v. Access configuration, Parking and Servicing – Vehicles will enter and exit the proposed
development from Leo Alley Road via the existing location of the constructed crossover (which will
be upgraded accordingly). The proposed driveway will extend through the site in a loop
configuration affording direct vehicular access to Building Block A through E and has been
designed to accommodate MRV movement through the site. Sufficient carparking spaces,
including a disable carparking space and motorcycle / scooter parking spaces, are proposed across
the site, distributed in such a manner such that they will service all proposed industrial units.
Further detail in relation to access, configuration, manoeuvring, and parking arrangements is
provided within the Engineering OPW Plan at Attachment 5.
vi. Refuse collection – A refuse storage area is located centrally on the site such that it is able to
service all industrial units. It is intended that this storage area house both general and recyclable
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waste bins, with individual unit owners expected to transfer waste to this common collection.
Collection is able to be accommodated wholly within the boundaries of the site via a waste service
vehicle. A Waste Management Plan for the development is include at Attachment 6.
vii. Infrastructure servicing – The subject site is currently connected to all essential urban
infrastructure. Stormwater will be collected and treated on site and discharged into a legal point
of discharge in accordance with the Stormwater Management Plan included at Attachment 7.
Internal water, sewer, telecommunication and electrical connections will be finalised during detail
design.
3.3 Supporting Technical Reports
In support of this development application, the following specialist reports listed in Table 6 below have
been commissioned and accompany this planning assessment report:
Table 6: Supporting documentation
Report title Prepared by Date Reference
Landscape – Operational Works Coveys Associates Consulting November Attachment 4
Plans Engineers 2020
Civil – Material Change of Use & Coveys Associates Consulting November Attachment 5
Operational Works Engineers 2020
Waste Management Plan Innovative Planning Solutions November Attachment 6
2020
Stormwater Management Plan Coveys Associates Consulting November Attachment 7
Engineers 2020
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4.0 Assessment of Local Planning Provisions
4.1 Relevant Planning Scheme
The Local Government planning scheme this development application is subject to assessment against is
the Noosa Plan 2020. A summary of the assessment of the proposal against the provisions of the relevant
aspects of the planning scheme is outlined below.
4.1.1 Proposal Definition
The proposal is defined by the Noosa Plan 2020 as follows:
Low Impact Industry means – the use of premises for an industrial activity—
a) that is the manufacturing, producing, processing, repairing, altering, recycling, storing, distributing,
transferring or treating of products; and
b) that a local planning instrument applying to the premises states is a low impact industry; and
c) that complies with any thresholds for the activity stated in a local planning instrument applying to the
premises, including, for example, thresholds relating to the number of products manufactured or the
level of emissions produced by the activity.
and
Warehouse means – the use of premises for-
a) storing or distributing goods, whether or not carried out in a building; or
b) the wholesale of goods, if the use is ancillary to the use in paragraph (a).
Assessment – The land uses listed above accurately reflect what is proposed by this application, being 21
industrial units, which will be utilised for a low impact industry use or a warehouse use.
4.1.2 Level of Assessment
The proposed development application is made code assessable pursuant to Part 5 development
assessment Table 5.5.10 Medium Impact Industry of the Noosa Plan 2020. The level of assessment is
unchanged by the development assessment Table 5.9.1 Acid Sulfate Soils Overlay.
4.1.3 Local Plan Area
The subject land is included within the bounds of the Noosaville Local Plan Area. An assessment of the
proposed development against the relevant overall outcomes of the Noosaville Local Plan Area Code is
provided in Table 7 below:
Table 7: Assessment of the Noosaville Local Plan Code Overall Outcomes
Overall Outcome Applicant Response
(b) Development within the Noosaville local plan The subject site is located within the Urban Area
area is limited to land within the urban boundary Boundary of the Planning Scheme.
so as to protect and reinforce the character and
identity of Noosaville, provide for the efficient
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Overall Outcome Applicant Response
provision of infrastructure and services, avoid
constrained land and protect the surrounding
significant environmental areas.
(o) Development in the Low impact industry zone The proposed development results in a building
and the Medium impact industry zone scale that is compatible with surrounding
accommodates a broad range of industry and development and does not visually dominate the
business uses, avoiding negative impacts on the street. With floor areas ranging from 85m2 to
amenity of nearby residential areas. 267m2, the industrial units have been designed to
provide for both Warehouse and Low Impact
industrial uses. The proposed development does
not pose any significant adverse effects to the
surrounding environment, or the amenity enjoyed
by users of surrounding premises. The intended
use of the site is industrial in nature as envisaged
by the land use zoning of the land, with the density
and scale of development being not dissimilar to
adjoining uses. The proposed landscaping and
architectural treatments, along with proposed
building setbacks reduce the appearance of bulk
from the streetscape and within the site.
(p) Activities in industry zones provide important The proposed development will deliver an
services and products to the community and additional 21 industrial units on the subject site
provide a range of employment types. ranging in useable area between 85m2 to 267m2.
The development will provide alternative
opportunities for industrial businesses and
operations to establish in.
Assessment – Overall, the proposed development reflects a consistent and desirable development
outcome anticipated for the land and is considered to be consistent with the intent and relevant overall
outcomes and performance outcomes or acceptable solutions of the Noosaville Local Plan Area Code
applicable to the subject land. A full Assessment of the Noosaville Local Plan Area Code is included within
the Tables of Code Assessment at Attachment 8.
4.1.4 Zone Designation
The subject site is located within the Medium Impact Industry zoning designation of the Noosa Plan 2020.
“The purpose of this zone is to provide for –
a) medium impact industry; and
b) other uses and activities that—
i. support industry activities; and
ii. do not compromise the future use of premises for industry activities.”
An assessment of the proposed development against the relevant overall outcomes of the Noosaville Local
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Plan Area Code is provided in Table 8 below:
Table 8: Assessment of the Medium Impact Industry Code Overall Outcomes
Overall Outcome Applicant Response
(a) development facilitates the efficient use of land The proposal will deliver industrial land uses on
for medium impact industries and supporting land intended to accommodate such development
ancillary uses; and reflect infill development within an existing
established industrial estate.
(b) incompatible uses, or uses which are more The proposal will deliver compatible industrial
appropriately accommodated in other zones are land uses as intended for medium impact industry
avoided to protect land for medium impact zoned land and does not propose the inclusion on
industry activities and to ensure the continued in-compatible land uses.
efficient operation and viability of existing and
future industry uses;
(c) development avoids impacts such as noise, The proposal is for industrial units which will
odour, dust and other waste on the surrounding accommodate low impact industry and warehouse
area and adverse impacts on the natural land uses as defined by the Planning Scheme which
environment; are not intended to generate impacts relating to
noise, odour, dust and other waste.
(d) development does not compromise the function The proposed development will not compromise
and viability of business centres or the Noosa Shire the function and viability of business centres or the
centres hierarchy; Noosa Shire centres hierarchy.
(e) new uses are located, designed and managed The proposed uses are compatible and consistent
to be compatible with surrounding uses and with existing development operating within the
development; industrial estate.
(i) warehouses for self-storage facilities are The proposed warehouse component of the
avoided to protect industrial land from development will not be utilized for self-storage
underutilisation; purposes.
(k) buildings are well designed, safe and visually The proposed industrial units have been designed
attractive; to reflect a modern built form which efficiently
utilizes the site and presents an attractive
appearance.
(l) development is low rise building and does not The proposed buildings are low-rise in nature and
present bulky to the street frontages; comply with the maximum height provisions.
(p) building design does not detract from the The proposed built form improves the existing site
established or planned character of the zone; conditions and contributes towards the
established industrial character of the surrounding
area.
(q) development is located, designed and its The proposed development design has been
operations managed to protect the health and guided by Architectural and Engineering detailed
safety of the community, does not harm the input which ensures potential adverse impacts are
environment and avoids adverse impacts on avoided.
creeks, gullies, waterways, wetlands, habitats and
vegetation.
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Assessment – The proposal has been assessed against the relevant overall outcomes of Medium Impact
Industry zone code and is considered to reflect a consistent and desirable development outcome for the
land. A full Assessment of the Medium Impact Industry Code is included within the Tables of Code
Assessment at Attachment 8.
4.1.5 Overlays
The subject site is mapped as being constrained by the following planning scheme overlay, as shown in the
overlay map extracts below and within the Statutory Map Extracts at Attachment 2. A general summation
of how the proposal complies with the applicable overlay code is summarised in Table 9 below:
Table 9: Assessment of relevant Overlay Code
Overlay Applicant Response
Acid Sulfate Soils Excavation required to facilitate the proposed
development is not anticipated to result in the
disturbance of acid sulfate soils potentially present
within the site.
Assessment – The proposed development is considered appropriate for the subject site as informed by
the supporting technical reports.
4.1.6 Development Codes
There are a number of planning scheme codes triggered for the assessment of this application. A general
summation of how the proposal complies with the key outcomes of the relevant codes is discussed below.
a) Noosaville Local Plan Area Code – The proposed development reflects a consistent and desirable
development outcome anticipated for industry zoned land and is considered to be consistent with
the intent and relevant overall outcomes and performance outcomes or acceptable solutions of
the Noosaville Local Plan Area Code applicable to the subject land.
b) Medium Impact Industry Zone Code – The subject land is designated within the Medium Impact
Industry zone. The proposed development is a consistent land use pursuant to this zone and
furthers the intent of the specific outcomes in particular:
i. The proposed development is industrial in nature and is of a form and density that will
integrate with the surrounding industrial nature of built form;
ii. The design of the proposed development, whilst industrial in nature, incorporates varied
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roof forms and facades to ensure interest and articulation;
iii. Landscaped building setbacks are afforded to the Leo Alley Road frontage of the site to
ensure a high level of amenity is maintained to the streetscape.
c) Industries Activities Code – The intended use of the site is industrial in nature, as envisaged by
the land use zoning of the land, with the density and scale of development being not dissimilar to
adjoining industrial uses. The proposed development does not pose any significant adverse effects
to the surrounding environment, or the amenity enjoyed by users of surrounding premises. The
units will allow for up to 21 tenancies for warehouse and low impact industry uses.
d) Works Codes – The proposed development has been assessed against the relevant aspects of the
Works Code as summarised below:
i. Driveways and Parking Code – The development will maintain the existing entry crossover
location from Leo Alley Road. A total of 33 car spaces are provided and intended to
sufficiently service the needs of individual tenancies and will be maintained for the
purposes of carparking. The proposal also provides for 6 motorcycle parking spaces,
bicycle spaces and PWD parking. The internal driveway configuration accommodates MRV
movement for the purposes of serving and loading bay requirements. A medium rigid
vehicle (MRV) is expected to be the maximum service vehicle size required to service the
development and individual industrial units given the individual sizes. The MRV service
vehicle is capable of standing/ loading within the internal driveway whilst allowing for the
through movement of passing vehicles.
ii. Landscaping Code – The proposed development has been assessed and is consistent with
the provisions of the Landscaping Code in the following ways: -
• Proposed landscape areas within the site is in the order 15%;
• Landscaping is such that it will facilitate on-site water management;
• Landscaped areas will not impede the accessibility to or manoeuvring on the site,
and is such that it assists in softening-built form by enhancing the presentation to
the street frontage;
• Planting, which will be detailed as part of a future operational works application,
will be in accordance with the provisions of Planning Scheme Policy No. 2 –
Landscaping.
iii. Sustainable Building Design Code – The development has been designed to integrate with
the character of the surrounding local area of the Noosaville Industrial Estate, by providing
a built form outcome that is not dissimilar the surrounding preeminent building character.
iv. Water Quality and Drainage Code – The proposed development is planned, designed,
constructed and operated to manage wastewater, stormwater, groundwater and
environmental flows and as part of an integrated water cycle in ways that protect
environmental values, water quality and public health. Water Quality and Drainage code
aspects of the development are further discussed in the Stormwater Management Plan
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included at Attachment 7.
v. Waste Management Code – The development will facilitate the storage and removal of
general waste in association with primary function of the premises (industrial units). In
accordance with the relevant planning scheme requirements and general commercial
waste management the details of this can be found in the attached Waste Management
Plan at Attachment 6.
e) Acid Sulfate Soils Overlay Code – Excavation required to facilitate the proposed development is
not anticipated to result in the disturbance of acidic sulfate soils potentially present within the
site.
Assessment – The proposed development is considered to be consistent with the intent for the land as
nominated within the relevant aspects of the Noosa Plan 2020 including the Noosaville local plan area,
Medium Impact Industry zoning designation and all relevant planning scheme codes and requirements.
Necessary comprehensive technical information as discussed in Section 3.3 of this report demonstrates
the proposed development furthers the planning scheme intent and is a suitable outcome for the site.
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5.0 Assessment of State Planning Provisions
5.1 Planning Act 2016
The Planning Act 2016 is the statutory instrument for the State of Queensland provides the legislative
framework for authorities (Local and State Government) to assess development applications. In respect of
the proposed development, a Code Assessable development application is required to be made according
to s.45(3) of the Act to the assessment manager to acquire the necessary development approvals.
5.2 Planning Regulation 2017
5.2.1 State Interests
A review of the State Assessment Referral Agency’s (SARA) DA online mapping system has identified the
following Matters of State Interest as being applicable to the subject site, refer Statutory Map Extracts at
Attachment 2:
• SEQ Regional Plan Trigger – SEQ regional plan land use category: Urban Footprint;
• Water Resources – Water resources planning area boundaries
5.2.2 Matters Requiring Referral
The proposal has been assessed against Schedule 10 of the Planning Regulation 2017 and whilst the land
is affected my multiple mapped state-interests, none of these matters are triggered for referral to the
State Assessment Referral Agency.
5.3 State Planning Policy
The State Planning Policy (SPP) defines the Queensland Government’s policies about matters of state
interest in land use planning and development. The SPP only applies to development assessment if the
planning scheme has not yet appropriately integrated the SPP. If there is a discrepancy between a local
planning scheme and a state planning policy, then what is outlined in the state planning policy overrides
the planning scheme. As outlined within Part 2 of the Noosa Plan 2020 the current SPP’s (July 2017) have
been adopted into the planning scheme. Considering the above, no further assessment of the proposed
development against the SPP’s is required.
5.4 State Development Assessment Provisions
The State Development Assessment Provision (SDAP) set out the matters of interest to the state for
development assessment, where the state assessment and referral agency (SARA) is responsible for
assessing or deciding development applications as assessment manager or as a referral agency.
As identified above, there are no matters of interest relevant to the proposal; therefore, no further
assessment against the SDAPs is required.
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5.5 South East Queensland Regional Plan 2017
The subject land is located within the Urban Footprint designation of the SEQRP 2017 shown within the
Regional Plan. Such land is intended to accommodate the full range of urban uses including housing,
industry, business, infrastructure, community facilities and urban open space. The proposed development
is considered to be appropriate as it represents an efficient use of the land for residential purposes and
achieves a compact form and density anticipated for the site. As such, the proposal furthers the intent of
the Regional Plan.
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6.0 Conclusion
i. This report has assessed the town planning matters related to a proposal to the Noosa Council for
a Material Change of Use of Premises for Low Impact Industry and Warehouse (21 x units) and
associated Operational Works on land at 11 Leo Alley Road, Noosaville, QLD, 4566 which is legally
described as Lot 252 SP104257.
ii. The applicant has undertaken all necessary technical assessments to comprehensively investigate
and determine that the proposed development is a suitable outcome on the subject site.
iii. The development has been designed to integrate with the character of the surrounding area and
the Noosaville township by proposing a development that is consistent with those immediately
adjoining the subject site. The units have been designed to align with the topography and
environmental constraints of the site.
iv. The proposed development is consistent with all relevant State planning instruments including
State Planning legislation, State Planning Policy and South-East Queensland Regional Plan.
v. The proposed development is capable of connecting to all necessary urban infrastructure including
reticulated water, sewer, electricity, stormwater infrastructure and telecommunications utilities.
vi. The proposed development has demonstrated compliance with the relevant planning scheme
codes of the Noosa Plan 2020 or could be conditioned to comply with the relevant local plan,
zoning, development and overlay codes through relevant conditions of approval. Additionally, the
mapped overlay constraint identified within the site has been addressed.
vii. For the above reasons, the proposed development should be approved subject to reasonable and
relevant conditions.
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7.0 Attachments
Attachment 1 Contextual Map Extracts
Attachment 2 Statutory Map Extracts
Attachment 3 Proposal Plans
Attachment 4 Landscape OPW Plans
Attachment 5 Engineering OPW Plans
Attachment 6 Waste Management Plan
Attachment 7 Stormwater Management Plan
Attachment 8 Tables of Code Assessment
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