Delegated Report - Code - Planning MCU19 0124

MCU19/0124 - development permit for material change of use – Industrial business type 1 warehouse (self storage units) at 15 jarrah street, cooroy

Document information

Author	Development Planner, Billy Glover
Environment and Sustainable Development Department

Index	Application/ MCU19/0124

Attachments	1. 	Proposal Plans

APPLICATION DETAILS
Applicant	SECU Pty Ltd TTE
Proposal	Material Change of Use - Industrial Business - Type 1 Warehouse (Self Storage Units)
Properly Made Date	25 October 2019
Information Request Date	15 November 2019
Information Response Date	27 November 2019
Decision Due Date	21 February 2020

PROPERTY DETAILS
Property Address	15 Jarrah St, Cooroy Qld 4563
RP Description	Lot 10 RP 883226
Land Area	2,316m²
Existing Use of Land	Warehouse (Self Storage Units)

STATUTORY DETAILS
SEQRP Designation	Urban Footprint
Locality	Cooroy & Lake Macdonald
Zone	Industry
Overlays	Natural Hazards (Bushfire)
Assessment Type	Code

RECOMMENDATION
That Council note the report by the Development Planner to the Planning & Environment Committee Meeting dated 11 February 2020 regarding Application No. MCU19/0124 for a Development Permit for Material Change of Use - Industrial Business - Type 1 Warehouse (Self Storage Units) situated at 15 Jarrah St, Cooroy and:
A.	Approve the application in accordance with the following conditions:
PLANNING
When Conditions must be Complied With
Unless otherwise stated, all conditions of this Decision Notice must be complied with prior to the use commencing, and then compliance maintained at all times while the use continues.
Approved Plans
Development undertaken in accordance with this approval must generally comply with the approved plans of development. The approved plans are listed in the following table unless otherwise amended by these conditions.
Plan No.	Rev.	Plan/Document Name	Date
AR-0001	A	Title Sheet, prepared by Multi Span Australia	20.11.19
AR-1001	A	Site Development Plan, prepared by Multi Span Australia	20.11.19
AR-1002	A	Use Area Plans, prepared by Multi Span Australia	20.11.19
AR-2001	A	Lower Ground Floor Plan, prepared by Multi Span Australia	20.11.19
AR-2002	A	Upper Floor Plans, prepared by Multi Span Australia	20.11.19
AR-3001	A	Elevations, prepared by Multi Span Australia	20.11.19
AR-4001	A	Sections, prepared by Multi Span Australia	20.11.19
Nature and Extent of Approved Use
No external storage or use areas are permitted.
The development must be undertaken and operated in a manner that causes no detrimental effect upon the amenity of the neighbourhood by reason of the creation of excessive noise, lighting nuisance or other emissions.
Currency Period
The Currency Period for this development approval lapses if the use has not happened by 21 February 2026, unless an application to extend the currency period is approved by Council.
Building Height
The maximum height of the development must not exceed 10 metres above the finished ground level and the natural ground level.
Certification must be submitted to Council from a Licensed Surveyor which certifies that the building does not exceed the maximum height requirement of this Decision Notice.
Performance Bond
Security in the form of a cash bond or trading bank guarantee to the sum of $15,000 must be submitted to Council, to secure performance of all conditions of this approval, prior to the issue of a Development Permit for Operational Works. The cash bond or trading bank guarantee will be returned on performance of the conditions of approval less any costs incurred by Council in respect of enforcing performance of this permit. Council reserves the right to call upon the bond or guaranteed sum to effect compliance with conditions.
Building Appearance
The development (including the existing building) must be finished with subdued and complimentary external building colours.
The northeast wall of the development must be finished with a minimum of two (2) neutral colours to visually break up the wall and maintain an external building appearance of two (2) storeys.
Landscaping
The development site must be landscaped. The works must be undertaken in accordance with an Operational Works approval and the Noosa Plan for that specific area and must include in particular:
Landscaped area as per the approved site plan;
The area between the PWD circulation space and front property boundary must be landscaped; and
Provision of two (2) mature size street trees (100 litre pot size) within the road reserve of the Jarrah Street frontage between the site driveways.
All landscape works must be established and maintained in accordance with the approved design for the life of the development, and in a manner that ensures healthy, sustained and vigorous plant growth. All plant material must be allowed to grow to full form and be refurbished when its life expectancy is reached.
Fencing and Walls
A 2.0 metre high screen fence must be erected along the full length of the west boundary of the site.
Waste Storage Areas
Waste storage areas must be screened by landscaping or fencing.
Street Identification
The street address of the development must be clearly visible and discernible from the primary frontage of the site by the provision of a street number and, where appropriate, the building name.
Water & Sewer Connections
An underground connection to reticulated water and sewerage must be provided to the development site in accordance with the standards and requirements of Northern SEQ Distributor–Retailer Authority (Unitywater).
A Certificate of Completion from the Northern SEQ Distributor–Retailer Authority (Unitywater) must be submitted to Council that certifies an underground connection to reticulated water and sewerage has been provided to the development site.
Advertising Signage
Any advertising sign or device must comply with Council’s policies on advertising.
ENGINEERING
Property Access and Driveways
Entry to the site must be through the northernmost driveway and exiting from the southernmost driveway only. Suitable signage and line-marking to indicate the access limitations and the traffic direction must be installed prior to the commencement of the use.
Car Parking
A minimum of 4 car parking spaces must be provided and marked on the site, and made available and accessible at all times while the use is open for business. The works must be installed prior to the commencement of the use and must include in particular:
suitable signage and line-marking to indicate the car parking spaces;
provision of vandal resistant public lighting with intensities to satisfy the requirements of Australian Standard AS1158: Public Lighting Code;
dimensions, crossfalls and gradients in accordance with Australian Standard AS2890: Parking Facilities for the relevant user class.
All car parking areas and access driveways must be maintained exclusively for vehicle parking and manoeuvring and kept in a tidy and safe condition at all times.
Paving Treatment of Vehicle Movement Areas
Alternative materials, patterns, or threshold treatments must be used to articulate the pavement treatment of vehicle movement areas.
Stormwater Drainage
The site must be provided with a stormwater drainage system connecting to a lawful point of discharge.
Electricity and Telecommunication Services
Unless otherwise stipulated by telecommunications legislation at the time of construction, the development must be provided with all necessary conduits, pits and pipes to accommodate the future connection of optic fibre technology telecommunications.
Certification must be submitted to Council from all relevant service providers which certifies that the development has met the requirements of this Decision Notice and all applicable legislation at the time of construction.
Easements
Unless otherwise agreed in writing by the relevant service provider, any public or third party infrastructure located on the subject site must be placed within an easement registered against the title of the property.
All easements must be designed in accordance with the planning scheme and granted at no cost to the Grantee.  Where the Grantee is Council or a service authority, the easement documentation must be in accordance with the Grantee’s standard easement terms.  Draft easement documentation must be submitted to Council for endorsement.
All works must be kept clear of any existing or proposed easements on the subject land, unless agreed otherwise in writing by the Grantee.
Damage to Services and Assets
Any damage caused to existing services and assets as a result of the development works must be repaired at no cost to the asset owner at the following times:
where the damage would cause a hazard to pedestrian or vehicle safety, immediately; or
where otherwise, upon completion of the works associated with the development.
Any repair work which proposes to alter the alignment or level of existing services and assets must first be referred to the relevant service authority for approval.
B. 	Find the following matters relevant to the assessment and sufficient reason to approve the application:
1.	The proposed development’s height is consistent with the character of the Cooroy Industry Zone and maintains the maximum height for the area of 10 metres.
C.	Note the report is provided in accordance with Section 63(5) of the Planning Act 2016.

REPORT
PROPOSAL
The application seeks approval for a Material Change of Use - Industrial Business - Type 1 Warehouse (Self Storage Units).
The proposal is for a new three storey building on site with a total use area of 1030m2. The proposed building is an addition to the existing 930m2 self storage warehouse building, increasing the total use area of the development to 1960m2.
The locality and proposal plans are included below.

Figure 1 – Site Locality

Figure 2 – Site Plan

Figure 3 – Elevations
Figure 4 – New Proposed Building 3D Rendering
site details
Background
The existing self storage warehouse development was approved by a building approval circa 1988, as a planning approval was not required at the time.
The existing development and business use is one of only two self storage business uses in the Cooroy area.
Site Description
The site is generally flat with a gentle slope from the southwest to the northeast.
Surrounding Land Uses
The site is predominantly surrounded by industrial uses in the Industry Zone and adjoins Carpenters Road in the Rural Zone to the west (easement), followed by residential uses in the Rural Settlement Zone.
assessment
Instruments for Statutory Assessment
Under the Planning Act 2016 the application must be assessed against each of the following statutory planning instruments to the extent they are relevant to the development:
State Planning Policy;
South East Queensland Regional Plan;
Planning Regulation 2017;
The Noosa Plan.
State and Other Statutory Instruments
State Planning Policy
The Noosa Plan is generally consistent with the State Planning Policy July 2017 (SPP) and the SPP raises no further issues relevant to the proposed development.
South East Queensland (SEQ) Regional Plan
The site is located within the Urban Footprint area of the SEQ Regional Plan. The proposal is consistent with the regional policies of the SEQ Regional Plan.
Planning Regulation 2017
The following assessment benchmark from the Planning Regulation 2017 applies to the application:
SEQ Development Area
The proposal is for urban activity within the Urban Footprint and is consistent with the assessment benchmarks contained in the Planning Regulation 2017 for the SEQ Region.
Statutory Instruments – Planning Scheme
The application must be assessed against each of the following codes to the extent they are relevant to the development:
Cooroy & Lake Macdonald Locality Code
Business Uses Code
Landscaping Code
Engineering Works Code
The subject site is located in the Cooroy & Lake Macdonald Locality and is zoned Industry. The proposed use is identified as a consistent use within the zone and is required to follow a code assessable application process.
The pertinent issues arising out of the assessment are discussed below:
Criteria	Planning Scheme	Proposal	Complies
Site Area	Not applicable	2,315.01m²	N/A
Use Area	No requirement	Existing Building Ground Floor: 		930m2 Proposed Building Lower Ground Floor: 	340m2 First Floor: 			345m2 Second Floor: 		345m2 Total: 			1960m2	N/A
Landscaping open space Landscaping Setbacks Frontage Sides Rear	15% of site area 6 metres 0 metres 0 metres	6.5% of site area (150m2) 6 metres 0.5 & 0 metres 0.3 metres	X
Building height storeys metres	2 storeys 10 metres	3 storeys 10 metres	X
Boundary setbacks Frontage Side (north) Side (south) Rear	6 metres 0 metres 0 metres 6 metres	7.2 metres 3.4 metres 6 metres 4.8 metres (existing building)	X
Carparking	1 space per 500m2 of use area	4 spaces	
Bicycle Spaces End of Trip Facilities* *(required only where 5 + spaces are required)	No requirements	None proposed. Sufficient space for bicycle parking if required.	-
Height (Storeys)
Probable Solution S7.1 of the Cooroy & Lake Macdonald Locality Code states Buildings and other structures have a maximum building height if in the Industry Zone—10m.
The corresponding Specific Outcome O7 states:
Buildings and other structures-
a) 	are low rise and present a building height consistent with structures on adjoining and surrounding premises;
b) 	have a maximum building height of 2 storeys;
c) 	do not visually dominate the street, surrounding spaces or the existing skyline;
d) 	preserve the amenity of surrounding land uses;
e) 	respect the scale of existing vegetation; and
f) 	respond to the topography of the site by avoiding extensive excavation and filling.
The proposed building is 10 metres and 3 storeys in height, contrary to Specific Outcome O7 b) (see figure 5). In this regard the applicant submits the following:
The additional section plans are included, which show three storeys of storage areas within the new building. The external appearance of the building includes a zincalum awning at 5m height with metal louvre ventilation and express joint/monoclad wall cladding.
Because of the awning along the Jarrah Street façade, the building appears to be two storeys in height from the road frontage. It is noted that a large three level pallette racking flooring system could be provided within the industrial 10m high building and not change the appearance from the street. Only two fixed metal louvre ventilation perforations at the rear of the building, the building appears similar to other large industrial 10m high buildings within the Cooroy Industrial area.
The design meets the relevant Specific Outcomes a and c-f of the Cooroy and Lake Macdonald Code, presenting a building height consistent with structures on surrounding premises which do not visually dominate the industrial streetscape. The design also meets the corresponding Overall Outcomes which seeks to accommodate uses and works that are designed and managed to contribute positively to the character of the locality without adverse impacts on the environment.

Figure 5 – Elevations
Considering the building is proposed to but not exceeding the 10 metre maximum building height, the proposed three storey building will present the same outcome if it were a two storey building in terms of size, scale and bulk.
Whilst the proposed building height does not comply with the Cooroy & Lake Macdonald Locality Code, the proposal is considered to comply with the Overall Outcomes of the code, as follows:
New uses and works are located, designed and managed to—
i 	be compatible with other uses and works;
pp) 	For the Industry Zone—land in this zone—
i	accommodates the principal industrial centre of the hinterland including businesses associated with manufacturing, production, storage, repairs and the like to the exclusion of inconsistent uses such as residential or community uses;
ii 	has good access to the major road network including the Bruce Highway; and
iii	accommodates uses and works that are designed and managed to contribute positively to the character of the locality without adverse impacts on the environment including excessive noise, odour, dust and other waste.
Existing development in the street ranges from one to two storeys and up to 10 metres in height. The proposed number of storeys is reflective of the proposed use for small self storage units and otherwise meets Specific Outcome O7. The proposed three storey building is consistent with the overall height and/or presentation of the existing surrounding industrial buildings and as such will not be detrimental to the industrial character of the area. This approach is considered reasonable in this instance considering the surrounding land uses and character, however such a proposal is unlikely to be supported in other areas, such as a residential zone or visitor mixed use zone.
The applicant’s consultant has further advised that the applicant is agreeable to conditions requiring the site to be renewed by repainting both the existing and proposed buildings with neutral but complementary colours; on-site landscaping in accordance with the planning scheme policy; and street trees to be provided at the frontage of the site. The following conditions are recommended accordingly:
Building Appearance
The development (including the existing building) must be finished with subdued and complimentary external building colours.
The northeast wall of the development must be finished with a minimum of two (2) neutral colours to visually break up the wall and maintain an external building appearance of two (2) storeys.
Landscaping
Probable Solution S1.1 of the Landscaping Code states Landscaped areas, not less than the minimum areas and dimensions specified… …are provided and maintained. Minimum area – 15% of the site area.
The proposal provides landscaped areas over a total of 6.5% of the site area (150m2), in lieu of 15% (347.25m2) required by the code.
Under the planning scheme at the time of the original development, the site was required to be provided with landscaped open space area of not less than 20% of the gross floor area of all industrial buildings on the site. The original development complied with this requirement, by providing a landscaped area of 102m2 for a building area of 432m2, being only 4.4% of the site area overall. Council’s Building Department advises an extension to the building was approved circa 1989 (year after the original approval), however no plans or details are available from Council records.
With regard to landscaping, the applicant submits the following:
Although not providing for the full 15% landscaping requirement as sought by Probable Solution S1.1 of the Landscaping Code, the design increases the existing landscaping on the site from 90m2 to 150m2 .The relevant Specific Outcomes seeks for new development to retain existing vegetation and enhance buffer areas around property boundaries; suit the relative size and nature of the development and its setting and conceal service areas.
The proposed additional landscaping is located in areas around the perimeter of the building and increases the size of the existing buffer areas in the corners of the site. This is also an opportunity to provide for more meaningful plantings within the existing landscaped areas. Considering the existing minimal landscaping and hardstand areas, the proposal reduces the amount of hardstand areas and allows for landscaping in front of carparking and service areas in accordance with the relevant Specific Outcomes.
The proposed increased landscaped areas will contribute an enhanced outcome to the existing site. It is recommended conditions be included to require the existing and proposed landscaped areas to be replanted with plantings in accordance with the planning scheme policy and two street trees to be provided at the frontage of the site between the site driveways.
draft planning scheme
The Draft Noosa Plan identifies Warehouse (Self Storage Facility) uses as inconsistent in the Low and Medium Impact Industry Zones.
The applicant’s consultant advises the subject site and business is one of only two self storage businesses in Cooroy and provides an affordable alternative to other storage facilities within the shire. The existing and proposed use of the site dates back to circa 1988.
cONSULTATION
Other Referrals
The application was forwarded to the following internal Council officers:
Engineering, Development Assessment
conclusion & REASONS FOR DECISION
The application seeks approval for a Material Change of Use - Industrial Business - Type 1 Warehouse (Self Storage Units). The proposed use is a consistent use on the site under The Noosa Plan.
With regards to the proposed building height (storeys) and landscaping on site, the proposal will result in an outcome that is consistent with the character of the Cooroy Industry Zone and is not considered to impact the amenity of the area.
The proposal is recommended for approval, subject to reasonable and relevant conditions.

Departments/Sections Consulted:
	Chief Executive Officer		Community Services		Corporate Services
	Executive Officer		Community Development		Financial Services
	Executive Support		Community Facilities		ICT
			Libraries & Galleries		Procurement & Fleet
			Local Laws		Property
			Waste & Environmental Health		Revenue Services
					
	Executive Services	X	Environment & Sustainable Development		Infrastructure Services
	Community Engagement	X	Building & Plumbing Services		Asset Management
	Customer Service	X	Development Assessment		Buildings and Facilities
	Governance		Economic Development		Civil Operations
	People and Culture		Environmental Services		Disaster Management
			Strategic Land Use Planning		Infrastructure Planning, Design and Delivery
					

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PLANNING & ENVIRONMENT COMMITTEE MEETING REPORT	11 FEBRUARY 2020

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