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Planning Report Hill
Attached to the e-mail Material Changer of Use Application - Industrial Business Type 1 Warehouse MCU19/0124 - DA Form 1 - Owners Consent - Planning Report - Plans.
Development Application
Planning Report
Material Change of Use for
Industrial Business Type 1 (Warehouse)
situated at 15 Jarrah Street, Cooroy
(Lot 10/RP883226)
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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
4.2.1 Self Storage Use ................................................................................................................................ 6
4.2.2 Carparking, Access and Bicycles ....................................................................................................... 6
4.2.3 Landscaping and Waste Storage....................................................................................................... 6
5.0 State interests.................................................................................................................... 6
5.1.1 Matters established in the Planning Regulation .............................................................................. 6
5.1.2 State Planning Policy ........................................................................................................................ 6
6.0 Conclusion ........................................................................................................................ 7
Client Name: John Hill
Prepared by: Jack Lewis B.Sc Hons UNSW, M.Plan OTAGO
Version: 1
Date: 9 October 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: Industrial Business Type 1 – Extension to Self-Storage Units
Type of approval sought: Development Permit for Material Change of Use
Site address: 15 Jarrah St, Cooroy
Real property description: 10 RP883226
Site area: 2,315m2
Assessment manager: Noosa Council
Owner details: Secu Pty Ltd
Applicant details: John Hill 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 zone
Level of assessment: Code
Applicable overlays: Natural Hazards – Bushfire Hazard Buffer
Applicable codes: Cooroy and Lake Macdonald Locality Code
Business Uses Code
Landscaping Code
Engineering Works Codes
Natural Hazards Overlay Code
1.3 Referral agencies
Nil
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2.0 Site details
2.1 Site description
Table 1: Site description
Site Description
characteristic
Existing land use Self-Storage Units (950m2)
Existing structures Industrial warehouse building and associated truck loading area
Frontage and 37m to Jarrah Street
access
56m to Carpenters Road (private access easement owned by Council)
Topography The site is relatively flat with the existing buildings designed to include a
loading dock from the existing building.
Existing vegetation Hedged landscaping is located along the Jarrah Street frontage
– 90m2 total on the site
Background There are no relevant planning approvals associated with the site.
The building appears to have been constructed in the 1980s as an ‘as of right’
use within the Cooroy Industrial zone.
Figure 1: Aerial view and site identification
Source: Noosa Council Mapping System
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Figure 2: Jarrah Street frontage view
Source: Google Street View
2.2 Surrounding land uses
Table 2: Surrounding land uses
Surrounding land uses
North Existing self-storage sheds at 17 Jarrah St
South Private industrial development at 13 Jarrah St
East Across Jarrah St is Cooroy Smash Repairs
West Across Carpenters Rd to the west are existing houses accessible from Bangalow Ct
(more than 60m from the property boundary
3.0 Proposed development details
Table 3: Summary of development aspects
Material change of use
Building height 10m
Gross floor area (GFA) 2,000m2
Car parking 4 spaces including 1 accessible bay
Site access Jarrah St – dual driveways via a one way access.
Proposed servicing Existing services provided to the site
arrangements
Landscaping 125m2
Signage The signage on the existing building is less than 4m2 and is
to remain. All additional signage will comply with The Noosa
Plan provisions and be less than 4m2 for any single sign
and 10m2 in total.
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4.0 Planning assessment
4.1 Key issues
4.2.1 Self Storage Use
The proposed development is for an extension to an existing self-storage facility which is defined as
an Industrial Business Type 1 – Warehouse. The Business Uses Code seeks for new warehouse
developments in the Industrial zone to be compatible with the existing character and amenity of the
streetscape and surrounding areas.
The site is currently used for self-storage and adjoins existing self-storage units to the north. There
is limited noise from such facilities and are an appropriate use adjoining existing rural residential
properties to the west. The new buildings provide visual interest and amenity by providing well-
articulated buildings with strong horizontal and vertical design elements including awnings and a mix
of zincalum cladding materials and features, consistent with the relevant outcomes of the Locality
Code.
4.2.2 Carparking, Access and Bicycles
Self-storage units are required to provide 1 onsite parking space for every 500m2 of gross floor area.
The proposal formalises carparking on the site allowing for 4 spaces, including a PWD space at the
front entrance of the site. A one-way access driveway allows for the efficient drive through around
the self-storage sheds, with enough area to accommodate a Medium Rigid Vehicle to access and
leave the site in a forward gear.
Despite the Business Uses code not requiring any bicycle parking for the use, ample room is
provided at the front of the site for bicycle parking. Sufficient parking and access is provided to
accommodate the expansion of the self-storage facility in accordance with the Driveways and
Parking Code.
4.2.3 Landscaping and Waste Storage
There is 95m2 of existing landscaping on the site, including 6m along the frontage. The proposed
additions to the existing building provide for an additional 35m2 of landscaping areas within the
southwestern, northwestern, and northeastern corners of the site. Although not strictly complying
with the 15% landscaping provision, the proposal increases the amount of landscaping onsite to suit
the relative size, redevelopment and setting. Landscaping is maintained along the frontage to
conceal carparking and maintain privacy buffers along the perimeter of the building.
The existing gates are to be changed to a sliding gate with the PWD parking clear area provided
behind the new gate area. Waste storage from the facility is expected to be minimal and require only
wheelie bins. There is ample room on the site for bin storage areas located away from the frontages
in accordance with the requirements of the Business Uses Code.
5.0 State interests
5.1.1 Matters established in the Planning Regulation
There are no relevant matters applicable to the application.
5.1.2 State Planning Policy
The proposal is generally compliant with the SPP assessment benchmarks.
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6.0 Conclusion
This application seeks a Development Permit for Material Change of Use for Industrial Business
Type 1 (Warehouse). The proposal is code assessable development under The Noosa Plan. The
assessment finds the development meets the relevant Probable Solutions and Specific Outcomes
of the Plan and should be recommended for approval, subject to the following grounds:
- The proposed development is compatible with the existing character and amenity of the
streetscape and surrounding industrial area;
- The extension to the existing self storage facility is designed and will be managed to
contribute positively to the character of the Cooroy locality without adverse impacts on the
environment including excessive noise, odour, dust and other waste; and
- Adequate landscaping, parking, manoeuvring, servicing and waste storage is provided onsite
to cater for the anticipated development.
The Assessment Manager’s favourable consideration of the above development application is
therefore recommended. Please contact me if you require any further information and/or clarification
with respect to the above application.
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