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Information Response - MCU17-0524 - Gateway Drive
Attached to the e-mail MCU17/0524 - Information Response.
Council’s Reference: MCU17/0524 10 March 2018 The Chief Executive Officer Noosa Council PO Box 141 Tewantin QLD 4565 Via email : [email protected] Attention: Mr Billy Glover Dear Billy, Response to Information Request – MATERIAL CHANGE OF USE TO ESTABLISH ENTERTAINMENT & DINING BUSINESS – TYPE 2 RECREATION, AMUSEMENT & FITNESS In relation to the abovementioned property and development application (MCU17/0524), on behalf of Mr. Leigh Stalker (Noosa Strength Centre) we hereby submit the following information as requested in the Information Request dated 20th December 2017. Issue – Noise Due to the proposed gym being located near a residential area (Bushlands Drive), it is understood that the proposed use may result in noise impacts on the existing residents of the residential area. Information Required 1. Please provide an Acoustic Report from a Registered Professional Acoustic Consultant that will address how the following noise issues would be managed, controlled, prevented or mitigated. Response Due to the small scale, type of operation and costs involved with requiring an Acoustic Consultant provide a report, the applicant has not engaged an acoustic consultant, rather the applicant is relying on a reasonable approach be considered of the existing and proposed use not being a large floor plate gymnasium with large class numbers and motivational, heavy based music involved. The proposed indoor personal fitness studio is to be located within an existing industrial complex. The existing premises is constructed from pre-fabricated tilt up concrete slabs of 150mm thick. Utilising existing industry data and fact sheets (attached as Appendix 1), it is recognised that you would expect a an internal to external receivers noise reduction rating of up to 30dBa due to this construction. It is also recognised that sound will seek openings or less dense material through which to pass which would be concluded as the front door which faces directly onto the carpark and adjoining industrial areas away from any residential properties.
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The industrial unit is air-conditioned and therefore the entry door to the studio will be closed during use.
The closest residential uses to the subject site are approximately 67 meters and approximately 40 meters to
the west and north respectively. Bushlands Park, a densely vegetated open space network, buffers the
proposed gymnasium from the surrounding residential uses as depicted in Figure 1.
Figure 1. Site Location Map
Source: QLD Globe
The vegetated buffer and surrounding industrial uses will minimise the perceived noise impact attributed to
the fitness studio and it would be conservatively estimated a further noise reduction rating of 5 dBa would
occur.
In regards to potential noise generation and impacts it must be recognised the following as it relates to the use
and this application,
• The proposed use if for personal training of clients up to 6 persons, it is not a traditional gym with
large classes, heavy equipment and machinery and does not rely on loud beat style music to motivate
the clients.
• The tenancy is only 91m2 in size and operates more like a gymnastics studio with a focus on core
movements, body weight exercises and flexibility.
• Music is played at a minimal level so that the instructor can be heard providing directions and
guidance to the participants.
• Entry to the buildings directly from the carpark which faces away from the nearest residence.
• The sound system consists of an iPhone docking station and one only JBL Harman Blue Tooth Speaker
(Fact Sheet attached as Appendix 2) This unit is only 28.3cm long.
• The proposed use has been operation for over 12 months with No issues relating to noise impacts
raised during that time by closest residential properties.
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The applicant through their operational model of,
• Small class sizes (maximum 6)
• Small tenancy within a tilt slab construction with only one opening facing towards carpark,
• Very small inhouse sound system of only one speaker, and
• Proven track record of No related noise issues, has clearly demonstrated their responsible
management model of addressing and controlling the potential for noise impacts.
The applicant is further willing to demonstrate their reasonable and responsible approach to this matter would
accept reasonable conditioning of the noise limitations as part of Council’s conditions attributed to the
Development Approval of 80dBa – 3 metres from source.
Issue – Carparking
It is unclear if sufficient carparking is provided on site for the proposed use.
Information Required
2. Please provide plans that detail the car parks for the proposed use. Further, please provide assessment
of the available car parking against the requirements of the Driveways and Carparking Code having
regard to operating hours and maximum users of the site at any given time. Please note that use area
does not exclude the toilets and reception area and that these must be included when determining car
parking requirements.
Response
As the proposal involves the occupation of an existing building (Unit 3B) and with a minor internal modification
of a small mezzanine of 12.5m2 to establish the use, no additional parking spaces were provided.
Use area for the tenancy has been established at,
• Ground Floor - 82.7m2 which excludes the area of the staircase; and
• Mezzanine – 12.5m2
Table 14-51 Minimum Vehicle parking requirements of the Noosa Plan Driveways and Carparking Code
provides guidance on the minimum parking space requirements for the land-uses under consideration. Table
1 below compares the Noosa Plans typical parking requirements based on the type and scale of the land-uses
and the existing parking supply.
The existing approval for the site being dated outlined the proposed and future uses on the sight as light
industry. For comparisons sake and to make relevant to todays standard the use of Industrial Business Type 2
has been considered when applying the relevant carparking rate.
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Land Use No / GFA Rate Requirements Supply
Industrial Business 5 tenancies with a 1 space per 30m2, or part 15 15
Type 2 total GFA of 763m2 thereof, of use area, for areas
up to 150m2; AND 1 space
per 50m2, or part thereof, of
use area, for areas up to
500m2
Type 2 Recreation, 1 Tenancy with a 1 space per 20m2, or part 5 5
amusement & use area of 95.2m2 thereof, of use area; OR 1
fitness space per 3 persons capable
of being entertained at any
one time, whichever is the
greater.
Table 1: Carparking Requirements
As 20 parking spaces are currently provided across the subject site, there is no shortfall of parking spaces when
compared to the requirements set out by the Noosa Plan. Notwithstanding this, it is RG Strategic’s assertion
that there is scope for the dual use of parking spaces in this instance given the type of land-uses provided
across the subject site and the fact that they experience different peak periods of operation.
For instance, discussions with the applicant have confirmed that one the industrial tenancies typically operate
between 7.30am and 4pm Monday to Friday and the others from 8.00am – 5.00pm whereas the personal
training studio for group classes operates 5:00 - 9:30am and 5:30 - 8pm Monday to Friday and 6:00 – 9:00am
on a Saturday.
Consequently, it is only for a 2½ hour period every weekday morning (i.e. 7 - 9:30am) that the parking demand
for the various land-uses may be in conflict.
It has been recognised by Council in its recent approval of MCU 16/0137 that a lessor rate required for
carparking for fitness centres is acceptable. This related to a centre which was more than 7 times larger in GFA
than this application with the potential for large scale classes along with individuals training on fitness
equipment.
Using the accepted methodology for MCU 16/0137 where it was accepted carparking at a rate of 1.5persons
per space would ultimately require this application to provide only 4 spaces as class sizes do not exceed 6
person. This would then demonstrate a carparking surplus on site.
This fitness centre being small scale and all classes and individual training being trainer with client will not see
the overlap of the site uses occurring.
To assess the suitability of the existing parking supply a parking demand survey was undertaken on Thursday
1 March 2018 between 5:00am and 8:00pm. To assess the impacts the parking area was broken up into Zone
A and Zone b, both of which contain 10 parking spaces each. Refer to Figure 2.
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Figure 2. Carparking Zones
Source: QLD Globe
Table 2 following provides a summary of the peak parking demand outlining the number of vehicles parked
within the car parking areas at each time during the survey.
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Number of Vehicles Parked in carparking spaces
Time Started
Zone 1 - 10 spaces Zone 2 - 10 spaces Total Spaces Available
5:00 4 4 8 12
6:00 4 4 8 12
7:00 8 3 11 9
8:00 7 2 9 11
9:00 4 1 5 15
10:00 2 1 3 17
11:00 1 2 3 17
12:00 2 2 4 16
13:00 3 2 5 15
14:00 2 1 3 17
15:00 4 2 6 14
16:00 7 4 11 9
17:00 6 5 11 9
18:00 4 1 5 15
19:00 3 3 6 14
Note: Any instances of service vehicles parking in the spaces have been accounted for in the parking demand
totals.
Table 2: Parking Demand Survey
As indicated in Table 2, the maximum parking demand experienced within the development was 11 vehicles,
which equates to 55% of capacity. The average parking demand is 6.5 vehicles, which equates to 33% of
capacity. Based on the results of the parking demand survey, it is RG Strategic’s assertion that existing provision
is more than adequate to cater for the existing, proposed and future land-uses.
Issue - Bicycle Parking
The submitted report and plans do not make reference to available on site Bicycle Parking.
Information Required
3. Please provide details of available Bicycle Parking on site in regard to the Minimum Requirements for
Bicycle Parking for the proposed Entertainment and Dining Business use.
Response
Please refer to the enclosed plan, Appendix 3 which details the internal location dedicated to customer parking.
This ends my client’s response to matters raised by Council within their information request. We ask that Council
proceeds with assessment of the application.
We look forward to Council processing the application at its earliest convenience. Do not hesitate to contact myself
personally if you have any questions.
Kind Regards,
Russell Green MPIA