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ASTP-Resp_to_IR
Our ref: 240806 Council Ref: MCU24/0164 & OPW24/0218 28 March 2025 The Chief Executive Officer Noosa Council PO Box 141 Tewantin QLD 4565 Attention: Development Assessment – Andrew Gaffney Via Email: [email protected] Dear Andrew, Re: Response to Council’s Information Request Development Application for Material Change of Use and Operational Work to establish Low Impact Industry and Caretaker’s Accommodation 3 Taylor Ct, Cooroy Lot 4 on SP324340 Council ref: MCU24/0164 & OPW24/0218 I refer to Council’s Information Request dated 24 January 2025 in relation to the abovementioned development. On behalf of the applicant, Isaacs Taylor Court Pty Ltd, and in accordance with Section 13 of the DA Rules, we provide a response to all the issues raised. A response to the item(s) raised in Council’s Information Request is outlined within enclosed Table 1. This represents our complete response to the Information Request issued by Council. We look forward to the Decision Notice being issued in accordance with the relevant provisions of the Planning Act 2016. As always, please feel free to contact me direct should you require any additional information or clarification. Yours faithfully, ADAMS + SPARKES TO WN P L ANN ING Emma Ialeggio TOWN PLANNER Encl: Revised Architectural Plans prepared by Blackbourne Jackson (Attachment 1) Revised Engineering Plans prepared by ingeniir (Attachment 2) Revised Stormwater Management Plan prepared by ingeniir (Attachment 3) ASTP Ref: 240806 Page 1 of 6
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Page 2
Table 1 Response to Information Request Items
Information Request Item Response
CARETAKERS ACCOMMODATION Please find enclosed the Revised Architectural Plans prepared by Blackbourne Jackson in Attachment
The purpose of a Caretaker is to provide 24/7 support for 24 care of buildings, 1.
operations plant and equipment associated with the use.
As previously discussed with Council, including during the pre-lodgement meeting, the site will be
PO2 (b) of the Caretaker’s Accommodation, Dwelling Unit code seeks that; servicing high-end luxury vehicles. As part of the operations, a caretaker (who will also work on the
site) is proposed to live on-site.
‘in the Low Impact Industry zone, the Medium Impact Industry Zone or the Innovation
Zone, caretaker's accommodation demonstrates the need for 24 hour care of Due to the high value of the vehicles being serviced on the site, while digital surveillance will be
buildings, implemented, the additional comfort and security of having a caretaker on-site is necessary to
operations, plant or equipment. prevent trespassing and break and enters. Both the business owner and clientele feel this measure is
essential for the overall safety and protection of the valuable assets, including equipment and car
With the availability of video and remote digital technology combined with newly parts.
installed
custom fencing the information submitted with the application does not Tenancy T.01 will serve as the client drop-off and pick-up point for the vehicles. Given its proximity to
demonstrate how the Caretaker’s accommodation complies with this Performance the main entry, this area will prevent clients and visitors from entering the workshop area, ensuring
outcome. privacy for other clients and the safety of the vehicles being worked on. The space will be for the
admin staff, which makes toilet and sink facilities necessary for staff amenities. These facilities will
Information Required also be used by clients while they wait for their vehicles.
1. Provide additional justification that a Caretakers accommodation is needed
or required at the site in accordance with PO2 and AO2 of the Caretaker’s It is important to note that Tenancy 1 and the caretaker’s accommodation are not connected. Tenancy
Accommodation, Dwelling Unit code. 1 is separate and serves a distinct function from the caretaker’s accommodation.
2. It is unclear why Tenancy T.01 needs to include a separate shower, toilet Response to Council’s Information Request:
and sink which provides the ability of the space to be used as either an 1. As explained above, a caretaker is crucial for the security and operation of the business. As
ancillary area to the Caretakers accommodation or a separate self- discussed in the lodged Town Planning Report, this meets the criteria of PO2 and AO2 of the
contained unit particularly when all other tenancies each contain separate Caretaker’s Accommodation, Dwelling Unit code.
toilet facilities.
2. Tenancy T.01 will serve its intended purpose as part of the business’s operations, specifically
3. Submit amended plans which removes the toilet and shower facilities from as the client drop-off/pick-up point and admin staff area.
T1.0.
3. As requested, amended plans have been submitted with the removal of the shower from
Tenancy T.01, while the toilet and sink remain to provide staff amenities.
ASTP Ref: 240806 Page 2 of 6
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Information Request Item Response
Low Impact Industry use The business occupying the site will engage in the servicing and repairing of high-end luxury vehicles,
Information contained within the planning report outlines the following explanation catering to a niche market in the South-East Queensland region. As previously outlined in the lodged
of the use; Town Planning report, the business will operate in compliance with the Low Impact Industry
thresholds at all times, the land use which was applied for. This includes the short term storage of
The business that will occupy the site conducts alterations to and the servicing of high-value vehicles while they are being worked on, equipment, and parts.
high-end
luxury vehicles, catering to a niche market in the south-east Queensland region. The Response to Council’s Information Request:
use of 4. The interior layout of the building will be dedicated to servicing high-end vehicles, in line
the tenancies will comply with the planning scheme definition for Low Impact with the Low Impact Industry threshold for repairing and servicing motor vehicles. The
Industry at all specific areas for servicing, such as the service bays, will be located in the workshop area.
times. In accordance with the use definition, the proposed business operations will These areas are designed to accommodate the various mechanical services the business will
require the storing of high-value vehicles, equipment and parts overnight and for offer, including repairs to mechanical components, radiators, electrical components, wheel
longer than normal alignments, exhausts, tyres, suspension, and air conditioning, as outlined under Table
periods of time while they are worked on. SC1.1.2 of the planning scheme. Importantly, spray painting is not included in the business's
scope of work, ensuring the operation remains within the Low Impact Industry classification.
The current layout plans do not show any information regarding the interior The interior layout of the inside spaces will be designed at a later date and will comply with
operation (i.e. areas of the buildings to be used for servicing / storage i.e. the the conditions of any future decision notice and the planning scheme definition.
location of service bays etc).
Furthermore, the above description indicates that a proportion of the buildings will 5. As part of the vehicle servicing process, vehicles will be stored overnight only when repairs
be used for storage. or servicing cannot be completed within a single day or if the client is unable to collect their
vehicle on the same day, as such vehicles will most likely remain in the servicing bay. In such
Information required instances, vehicles will be temporarily stored safely in the workshop or within Tenancy T.01,
4. Provide further details of the interior layouts of the building to demonstrate which will serve as a drop-off/pick-up point for clients. This approach ensures that vehicle
what the buildings are to be used for and the functions of the buildings as storage is directly related to the repair/service process.
assessed against the Low Impact Industry definition listed under Table
SC1.1.2 - Industry thresholds. 6. We understand the council's concern regarding the potential for the buildings to be used for
self-storage, which is not supported under PO3 of the Low Impact Industry zone code.
5. Areas of the buildings to be used for storage and the duration of storage. However, we can confirm that the storage of vehicles on-site is solely for the purpose of
servicing and repair, as outlined above. The vehicles are only stored overnight when the
service is not completed within the same day or when the client cannot pick up the vehicle
6. Without any information regarding the noted ‘storage’ reference or on the same day. This aligns with the operational needs of the business and does not
internal layout of the buildings Council have concerns that the buildings constitute warehouse or self-storage usage. As such, the use complies with the Low Impact
could involve other uses involving Warehouse - Self storage which is not Industry zone code and it is requested that Council conditions the decision accordingly.
ASTP Ref: 240806 Page 3 of 6
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Information Request Item Response
supported under PO3 of the Low impact industry zone code and level of 7. The interior details, such as the placement of servicing bays or hoists, are not part of the
assessment. built form or the development application process. Furthermore, it is not outlined as a
requirement in the planning scheme to provide this detail as part of the application process.
7. Submit amended plans which show the internal uses proposed to support Restricting this on the plans would limit the future flexibility of the site, as changes to the
the use of the site to only include a Low impact industry - motor vehicle plans would be required. This application is for low impact industry (consistent and code
repair proposal. assessable), and as such, all activities under this use should be able to be accommodated on
the site without limitations on the internal layout.
Water Quality and Drainage Code Please find enclosed the Revised Engineering Plans prepared by ingeniir in Attachment 2 and Revised
It is unclear from the submitted documents whether the stormwater management Stormwater Management Plan prepared by ingeniir in Attachment 3.
plan has
considered climate change as required by The Noosa Plan 2020 – Water Quality and 8. The detention system has been designed to accommodate events up to the 1% AEP, with
Drainage rainfall depths increased by 20% to account for climate change effects. The primary change
Code. is a slight increase in detention capacity for the 1% AEP + 20% event, with no change to the
plan area. The depth/height has been increased by 200mm.
Information Required
8. Provide clarification in regard to the submitted stormwater management
plan and whether it has considered climate change (20% increase in rainfall
intensities)
Swept paths Please find enclosed the Revised Architectural Plans prepared by Blackbourne Jackson in Attachment
Council has some concerns with the passenger vehicle type used for the swept paths 1 and Revised Engineering Plans prepared by ingeniir in Attachment 2.
and it
is noted that carspaces 19-21 are constrained. The submitted swept path indicates 9. The car parking layout has been revised to achieve the B99 swept path for cars 19-21 (refer
that a to the image below). Please note that the roof and structure have been adjusted to suit the
vehicle will leave the hardstand when accessing space 21 and there appears to be new layout.
some
uncertainty regarding the aisle width (dimensioned as 6m but appears to be 5m).
Information Required
9. Provide swept paths for a B99 vehicle for spaces 19-21. The swept paths
must remain on the proposed hardstand and be clear of any obstructions.
10. Provide clarity of the aisle width for spaces 19-21. The aisle width must be
in accordance with AS/NZS2890.1:2004
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Information Request Item Response
11. Tandem spaces located at parking spaces 7,9,11,13 & 15 are unable to be
used by customers to the site and if approved would be conditioned to be
used for staff only.
10. Aisle widths are in accordance with AS/NZS 2890.1:2004.
11. We agree that the tandem spaces located at parking spaces 7, 9, 11, 13, and 15 will be
conditioned to be used for staff only.
Presentation of the rear T.02 & T.03 elevation and street faced elevations Please find enclosed the revised Architectural Plans prepared by Blackbourne Jackson in Attachment
The above street and rear elevations of the buildings are shown in straight lengths 1.
with the rear elevation being approximately 82 metres in length and up to 10.0
metres in height. The rear elevation is able to be seen from the surrounding major 12. The rear wall to tenancies 02 & 03 has been amended to include lighter applied paint finish
road network. to limit fading (refer to image below). We do not believe that this wall will be visible from
the highway as stated by Council and suggest the articulation be limited in its extent as the
Eastern most corner of the building is between 220 and 230m from the highway.
Additionally, the addition of vertical PC Alum battens to the eastern tilt (see image below)
creates a more positive interface with the streetscape, offering added visual interest and
articulation.
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Information Request Item Response
It is noted that an applied finish of painted concrete is intended to be included as
part of the rear façade design detail however Council still have concerns that applied
materials result in a flat wall presentation particularly in relation to the building at
this location being visible from the highway.
Similarly the ends of the buildings presenting to Taylor Court do not incorporate
design details as required under the Cooroy Local plan code.
Information required
12. In accordance with PO15 and PO20 of the Low Impact Industry zone code
and PO7 AO7 of the Cooroy Local plan code submit amended plans and
elevations which indicate additional design articulation, roof design,
setbacks / breaks within the above noted elevations to assist with providing
well articulated buildings with strong horizontal and vertical design
elements as required under the above codes.
ASTP Ref: 240806 Page 6 of 6