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Peter Alexander Noosa Planning Report · OPW16/0175
Attached to the e-mail Operational Works Application OPW16/0175.
NOOSA COUNCIL
checkpoint
building surveyors
DEVELOPMENT APPLICATION FOR
SHOPFRONT WORKS / ADVERTISING DEVICES
Peter Alexander
28 Hastings Street, Noosa Heads, QLD, 4567
Prepared by:
James Connolly
Town Planning Consultant
[email protected]
Checkpoint Building Surveyors
Unit 8, 25 Harbour Village Parade, Coomera Waters, QLD, 4209
T: (07) 55 000 100
Checkpoint Building Surveyors 2016
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Page 2
DEVELOPMENT APPLICATION PETER ALEXANDER NOOSA
1.0 EXECUTIVE SUMMARY
SITE DETAILS
ADDRESS 28 Hastings Street, Noosa Heads, QLD, 4567
LOT ON PLAN Lot 4 RP123457
VOLUME/FOLIO N/A
TENANCY NUMBER N/A
TENANCY AREA N/A
LOCAL AUTHORITY Noosa Council
PLANNING SCHEME The Noosa Plan
ZONE Visitor Mixed Use
OVERLAYS N/A
DEVELOPMENT PROPOSAL DETAILS
LEVEL OF ASSESSMENT Code Assessable
PROPOSAL Shopfront Works / Advertising Devices
ASSESSMENT
Advertising Devices Code
CONTROLS
APPLICANT Checkpoint Building Surveyors
CONTACT James Connolly
Town Planning Consultant
8/25 Harbour Village Parade
Coomera Waters QLD 4209
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DEVELOPMENT APPLICATION PETER ALEXANDER NOOSA
2.0 INTRODUCTION
This development application and supporting notes has been prepared on behalf of the tenants of the subject
property, Peter Alexander. The subject of this application is the tenants’ intention to receive planning permission
for altering the exterior of the tenancy and erecting a number of advertising devices.
The subject site is a retail premises located at 28 Hastings Street, Noosa Heads, and is part of the established
commercial precinct. The subject site is located on a lot that requires planning approval of such works, which is
described further in this report. The proposed works are seen to be consistent with the ongoing use of the site
as a commercial tenancy. This report is to be read in conjunction with the attached plans, elevations and
supporting documents.
3.0 SITE DESCRIPTION AND CONTEXT
3.1 Subject Site
The subject site is located at 28 Hastings Street, Noosa Heads, QLD, 4567 (identified as Lot 4 RP123457) and
is part of Pacific Mooloolaba. The subject tenancy has a primary frontage which engages with the established
commercial street which has a vibrant streetscape and is occupied by a number of ground floor speciality retail
premises in addition to a number of food and drink premises.
Figure 1: Site Location
Figure 2: Site Streetview
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DEVELOPMENT APPLICATION PETER ALEXANDER NOOSA
3.2 Proposed Development
The aspects of the proposed development are identified in the below table:
Application Component Proposal Aspect
External Shopfront works as per attached development
Works drawings.
Sign 1 – 3000mm (W) x 273mm (H) hamper Peter
Alexander sign - illuminated 3D lettering on
suspended rails. 0.819m2 area. 2700mm AFFL.
Sign 2 – 1800mm (W) x 400mm (H) x 250mm (D)
Advertising suspended below awning sign – LED illuminated
Devices blade sign with acrylic Peter Alexander signage to
both faces. 1.44m2 area. 2830mm AFFL.
Sign 3 – 6847mm (W) x 2000mm (H) window sign
setback 2019mm from glazing. Peter Alexander
graphic application to bulkhead. 13.7m2 area.
Full details of the proposed signage is available on the attached plans and elevations.
Figure 3: Shopfront Elevation Figure 4: Shopfront Elevation
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DEVELOPMENT APPLICATION PETER ALEXANDER NOOSA
4.0 PLANNING SCHEME CONTROLS
The proposal has been assessed against the relevant statutory planning controls in order to assess its
compatibility with the subject site. In determining this development application, the assessing authority must
take into consideration the local planning provisions, which have been addressed below.
4.1 Zoning
As per the below mapping, the site is subject to the Visitor Mixed Use Zone (see Figure 5), which aims to
serve the following purpose:
comprises small business outlets with individual character;
comprises residential development that includes a mixture of building sizes and are designed for
Visitor accommodation, are setback from the street and beach frontages and have a landscaped
character consistent with the street landscaping themes;
contributes to a high level of residential amenity, design quality, landscape quality and safety;
respects the scale and character of the streetscape and surrounding development;
enhances the traditional focus for Visitor accommodation in the coastal part of Noosa;
incorporates Entertainment and dining businesses, Retail businesses and Commercial businesses
that are of particular interest to visitors;
contributes to the economy of Noosa through the tourism and hospitality sectors;
integrates with nearby public recreation and landscaped carparking areas;
Figure 5: Zoning (Visitor Mixed Use)
It is seen that the continued use and investment in the building agrees directly with the intent of the zone
through continuing to provide a retail business which primarily services visitor needs.
4.2 Local Plan Area
The subject site is identified as falling within the Noosa Heads Locality Plan Area (as shown below in Figure
6).
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DEVELOPMENT APPLICATION PETER ALEXANDER NOOSA
Figure 6: Locality Plan Area (Noosa Heads)
5.0 LEVEL OF ASSESSMENT
The triggers for the development application requirements are outlined below as per Division 12, Table 9.10 of
The Noosa Plan. As the proposal involves multiple illuminated advertising devices that can’t be considered self-
assessable, a code assessable development application assessed against the Advertising Devices Code is
required.
Table 9.10 – Assessment Criteria for development other than Material Change of Use
Operational work – placing an advertising device on premises
Type of development Assessment category Assessment criteria
Placing an advertising device on Exempt if Low impact sign If self-assessable— Column 2 of
premises where not associated with Table 14-41 of the Advertising
a material change of use Self-assessable if— Devices Code
a) General sign; or
b) Medium impact sign If code assessable— Advertising
Devices Code
Code assessable if—
a) not complying with Column 2 of
Table 14-41 of Advertising
Devices Code; or
b) High impact sign
As per Table 14.41 of the Advertising Devices Code, the proposed advertising devices can’t be considered self
assessable as a) the maximum signface of the window/wall sign graphic exceeds 4m2, b) the maximum
combined sign face area of all signs exceeds 10m2, and c) there is more than 1 illuminated sign per frontage.
Table 14-41 - Specific outcomes for the Advertising Devices Code
Specific Outcomes Acceptable solutions / Probable solutions
14.77 General design and amenity
O2 Advertising devices— S2.6 The maximum sign face area of a single sign does
f) are compatible with the human-scale and character not exceed 4m2 on any face, unless otherwise
of the locality in which they are situated; specified in S6.1, S6.2, S6.4 and S6.5 below;
g) are compatible with the scale, proportion, bulk and
other characteristics of buildings, structures and AND
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DEVELOPMENT APPLICATION PETER ALEXANDER NOOSA
landscaping; and S2.7 The maximum combined sign face area of all
h) are designed, sited and integrated so as not to signs on the premises is 10m
contribute to the proliferation of visual clutter.
14.81 Illuminated Signs
O8 Illumination and lighting of advertising devices is S8.1 Illuminated signs—
appropriate to the location of the sign and does not a) are not located in a residential zone, Rural Zone or
create an environmental nuisance or detract visually Open Space Conservation Zone;
from the amenity of the surrounding area. b) have a maximum luminance, measured in candelas
per m2 , in accordance with the table below:
c) do not incorporate flashing lights;
d) are switched off between 11:00pm and sunset of the
following day; and
e) are limited to 1 sign per frontage.
6.0 COMPLIANCE WITH PLANNING CONTROLS
6.1 Advertising Device Code
The below table illustrates the proposals compliance with the Advertising Device Code (Part 14, Division 9) of
The Noosa Plan regarding code assessable development requiring assessment against the Advertising devices
code by the tables of assessment in Part 9 of the planning scheme. It is seen that the proposal adequately
addresses the controls highlighted in the plan and creates a desirable outcome through balancing a number of
commercial interests.
Table 14-41 - Specific outcomes for the Advertising Devices Code
Specific Outcomes Probable / Acceptable Solutions Compliance
14.76 Inconsistent advertising devices
O1 The following advertising No solution provided (no No balloons, blind signs, attached
devices are inconsistent with the requirement for self-assessable flagpole signs, moving signs, roof
overall outcomes sought by this development) signs or signs illuminated by neon
Code and are not located in the lighting are proposed. The
former Noosa Shire— proposed window sign exceeds
a) Balloons or other gas filled 4m2 area, being 13.7m2 in area.
advertising devices; Additionally the total area of all
b) Blind signs; proposed signs is 15.96m2 in total.
c) Attached Flagpole signs; It is believed that the proposed
d) Moving signs; signage exceeding the sign face
e) Roof signs; area limits is considered
f) Signs illuminated by, or appropriate for the subject site
incorporating, neon lighting; considering the established
g) Signs with a sign face area commercial area. Care has been
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DEVELOPMENT APPLICATION PETER ALEXANDER NOOSA
exceeding 4m2; taken to avoid visual clutter and
h) Sky signs; ensure the signage is compatible
i) 3-Dimensional sign; with the area.
j) any combination of signs on one
premise with a combined sign face
area of more than 10m2 .
14.77 General design and amenity
O2 Advertising devices— S2.1 An advertising device on N/A not on a premises in a
f) are compatible with the human- premises in a residential zone, Residential Zone, Rural Zone or
scale and character of the locality Rural Zone, or the Open Space Open Space Conservation zone.
in which they are situated; Conservation Zone consists of—
g) are compatible with the scale, a) an entry statement sign; or
proportion, bulk and other b) if on premises with a Community
characteristics of buildings, Use or Business Use (other than
structures and landscaping; and Home-based business) and with a
h) are designed, sited and frontage exceeding 30m—
integrated so as not to contribute to i. a single freestanding sign
the proliferation of visual clutter. not exceeding 4m in height,
with a maximum 4m2 sign
face area on any face, and
located a distance equal to
at least its height from side
or rear boundaries and half
its height from frontages; or
ii. one or more integrated
building signs with a
combined sign face area not
exceeding 10m2 and a
maximum single sign face
area of 4m2 ;
AND
S2.2 An advertising device on N/A not on a premises in a Village
premises in the Village Mix Zone Mix Zone.
with a Community Use or Business
Use (other than Home-based
business) consists of—
a) a single freestanding sign not
exceeding 5m in height, with a
maximum 4m2 sign face area on
any face, and located at least half
its height from any boundary; and
b) one or more integrated building
signs with a combined sign face
area not exceeding 10m2 and a
maximum single sign face area of
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DEVELOPMENT APPLICATION PETER ALEXANDER NOOSA
4m2 ;
AND
S2.3 On premises with frontage to N/A not on a premises with a
roads with a maximum speed limit frontage to a road with a speed
of 80kms per hour or higher, signs limit of 80kms per hour or higher.
identified below are located at least
80m from any other sign identified
below—
a) entry statement signs;
b) freestanding signs ;
c) non-building signs; and
d) projected signs;
AND
S2.4 Entry statement signs are N/A not entry statement signs
designed to integrate with the proposed.
natural landscaping theme of the
estate and are predominantly
natural in character and materials.
AND
S2.5 Integrated building signs are Complies – proposed signage has
aligned with and do not obscure been designed to not obstruct any
architectural features of the building architectural features of the
including cornices, parapets, building and is seen to be a good
window heads or sills and design outcome for the area.
pediments;
AND
S2.6 The maximum sign face area Doesn’t comply - the proposed
of a single sign does not exceed window sign exceeds 4m2 area,
4m2 on any face, unless otherwise being 13.7m2 in area. It is believed
specified in S6.1, S6.2, S6.4 and that it is appropriate for the subject
S6.5 below; site .
AND Doesn’t comply - the total area of
S2.7 The maximum combined sign all proposed signs is 15.96m2. It is
face area of all signs on the believed that the proposed signage
premises is 10m exceeding the sign face area limits
is considered appropriate for the
subject site considering the
established commercial area. Care
has been taken to avoid visual
clutter and ensure the signage is
compatible with the area.
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DEVELOPMENT APPLICATION PETER ALEXANDER NOOSA
14.78 Safety
O3 Advertising devices— S3.1 Signs incorporate internal Complies – proposed signage has
a) are of safe and durable support and do not rely on external been designed to incorporate the
construction; stays or wires. support with the signage design.
b) do not pose a risk to The proposed signage does not
pedestrians, cyclists or motorists, introduce a risk to pedestrians,
by obstructing the passage or cyclists or motorists and does not
sightlines of pedestrians, cyclists or obstruct the safe passage or
vehicles; and sightlines. Additionally the
c) do not interfere with the visibility proposed signage does not
and effectiveness of traffic signals interfere with the visibility or
or hazard warnings. effectiveness of traffic signals or
hazard warnings.
O4 All uses and works maintain an No solution provided. Complies – proposed signage is an
adequate safe distance from adequate safe distance from any
electrical infrastructure including electrical infrastructure.
substations, overhead powerlines,
power poles and transformers;
AND
O5 Structures are not constructed Complies – proposed signage is
under overhead electricity not constructed under overhead
transmission lines, within electricity electricity transmission lines or
transmission line easements. within electricity transmission line
easements.
14.79 Medium impact signs
O6 Advertising devices respect the S6.1 Above awning signs— N/A no above awning signs
scale and nature of surrounding a) have a sign face area not more proposed.
development and contribute than the lesser of 1.5m2 or the
positively to the visual amenity, dimensions of the awning return;
streetscape, landscape setting and b) have a maximum thickness not
natural and built environment of exceeding 100mm;
where the advertising device is c) are orientated at right angles to
placed. the building facade;
d) are a length not exceeding 75%
of the width of the awning of
veranda to which it is attached;
e) are not closer than 3m to
another above awning sign, nor
closer than 1.5m to a side
boundary of a property or tenancy;
f) are rigidly fixed and are not
constructed out of material that is
potentially dangerous (eg. glass) to
pedestrians; and g) are limited to 1
sign per building;
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DEVELOPMENT APPLICATION PETER ALEXANDER NOOSA
AND
S6.2 Below Awning Signs— Complies – proposed below awning
a) are orientated at right angles to sign is orientated at a right angle to
the building facade; the building façade, has a sign face
b) have a sign face area not more area of 1.44m2 and a minimum
than the lesser of 1.5m2 or the footway clearance of 2.83m. The
dimensions of the awning return ; below awning sign is closer than
c) have a minimum clearance of at 1.5m to the side boundary, but it is
least 2.4m between the underside considered appropriate considering
of the sign and the footway; the built form of the area. The
d) are not closer than 3m to proposed signage is rigidly fixed
another below awning sign, nor and not constructed of materials
closer than 1.5m to a side that are dangerous to pedestrians.
boundary of a property or tenancy; Additionally there is only 1 below
e) are rigidly fixed and not awning sign proposed.
constructed out of materials that
are potentially dangerous (eg.
glass) to pedestrians; and
f) are limited to 1 sign per frontage.
AND
S6.3 Freestanding signs, other than N/A no freestanding signs
flagpoles— proposed.
a) do not exceed 5m in total height;
b) do not exceed 4m2 of sign face
area per side; and
c) are limited to 1 sign per frontage.
AND
S6.4 Hanging signs— N/A no hanging signs proposed.
a) do not exceed 0.3m2 on any
single sign face area;
b) do not protrude more than
500mm from the building or
structure to which it is fixed;
c) the lowest part of the sign is not
less than 2.4m above any publicly
accessible area including footways;
and
d) are limited to 1 sign per frontage.
AND
S6.5 Vertical signs— N/A no vertical signs proposed.
a) are not greater than 2.4m in
height, 0.6m in width and 0.3m in
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DEVELOPMENT APPLICATION PETER ALEXANDER NOOSA
depth and have a sign face area
not exceeding 1.5m2 per side;
b) have a minimum clearance of at
least 2.4m between its underside
and any publicly accessible area;
c) are not closer than 3m to another
vertical sign;
d) are rigidly fixed and are not
constructed out of materials that
are potentially dangerous to
pedestrians (eg. glass); and
e) are limited to 1 sign per frontage
14.80 High impact signs
O7 High impact signs contribute S7.1 3-Dimensional signs— N/A no 3-dimensional signs
positively to the character, a) have a sign face area not proposed.
streetscape, amenity and aesthetic exceeding 4m2 ;
value of— a) surrounding b) have a maximum height of 5m
development; b) the natural and above natural ground level; and
built environment and its scale and c) are limited to 1 sign per
role within the Shire; and c) the premises;
building or premises on which it is
placed. AND
S7.2 Projected signs— N/A no projected signs proposed.
a) have a sign face area not
exceeding 4m2 ;
b) have a maximum height of 5m;
c) do not present a hazard to
motorists or pedestrians; and
d) are limited to 1 sign per
premises
14.81 Illuminated Signs
O8 Illumination and lighting of S8.1 Illuminated signs— Doesn’t comply – while the
advertising devices is appropriate a) are not located in a residential proposed illuminated signage
to the location of the sign and does zone, Rural Zone or Open Space complies with the maximum
not create an environmental Conservation Zone; luminance standards, does not
nuisance or detract visually from b) have a maximum luminance, incorporate flashing lights, and is
the amenity of the surrounding measured in candelas per m2 , in only illuminated during the
area. accordance with the table below: appropriate hours, there is more
than 1 illuminated sign per frontage
proposed. It is believed that
considering the established
c) do not incorporate flashing lights; commercial area the two
d) are switched off between illuminated signs on the street
11:00pm and sunset of the frontage is considered appropriate.
following day; and
e) are limited to 1 sign per frontage.
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DEVELOPMENT APPLICATION PETER ALEXANDER NOOSA
O9 Advertising devices are S9.1 All conduits, wiring, switches Complies – all conduits, wiring,
designed and constructed to or other electrical apparatus switches and electrical devices will
minimise protrusions and external installed on an advertising device be concealed from general view.
electrical components. are concealed from general view.
In line with the above assessment against statutory planning controls it is considered that the proposed signage
is appropriate for the subject tenancy and local zoning considering the commercial streetscape where the
tenancy is located within the Visitor Mixed Use Zone. The tenancy is not considered to contain any fabric that
will be unduly affected by the proposed works. The rebranding of the existing facade is seen to be a positive and
reversible addition to the building, which is currently established in a commercial precinct. The proposed works
to the site will not have an effect on neighbouring buildings which may contain significant facades.
It is seen that the alterations to the established tenancy are in the interest of continued investment in the area
and the sustainable use of buildings within the established commercial precinct. The minor changes and
additions to the signage do not detract from the building and assist the tenancy in its branding as a commercial
outlet. In line with the Planning Scheme objectives, the proposal contributes to the vibrancy, investment and
high quality design of the area while balancing the mix of commercial interests.
8.0 CONCLUSION
The proposed works are seen to comply with the local planning controls as they has been developed to
complement the architectural design of the building. The addition of the proposed signage helps to identify the
premises as a commercial outlet which services the local area and is seen as a positive addition. The design is
sympathetic to the significance of the local area as it proposes simplistic materials which will not compromise
any existing fabric.
The signage design is of a high quality and is compatible with signage on neighbouring commercial buildings.
Ultimately the proposal complies with the intent and design objectives of local planning controls and represents
ongoing investment in the area. For these reasons it is seen that the proposal should receive full development
consent.
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