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Response to RFI - Bain Venture Sheds - 2293
Attached to the e-mail Response to Information Request - MCU17/0560 and OPW17/0595.
Council’s Reference: MCU17/0560 & OPW170595 Our Reference: 2293 JL Our Contact: Jack Lewis 2 February 2018 Chief Executive Officer Noosa Council PO Box 141 Tewantin, QLD, 4565 [email protected] Attention: Patrick Murphy – Coordinator Planning Planning and Development Department RE: RESPONSE TO INFORMATION REQUEST DEVELOPMENT APPLICATION – MATERIAL CHANGE OF USE FOR INDUSTRIAL BUSINESS TYPE 2 PRODUCTION, ALTERATION, REPACKAGING & REPAIRING AND ANCILLARY DWELLING UNITS AND OPERATIONAL WORKS – DRAINAGE WORK, ACCESS LANDSCAPING, STORMWATER & EARTHWORKS SITUATED AT 23 VENTURE DRIVE, NOOSAVILLE (LOT 10 SP216079) I refer to the above application and in particular to the request for additional information issued by Council dated 12 January 2018. This request listed 7 items Council considers is necessary in order to complete its assessment of the above application. The applicant has updated their plans and layout in response to the request, with a response to each item below: Items 1 & 2: Upper Level Storage Areas 1. Amended upper level floor plan which includes details of the upper level storage areas. 2. Re-calculation of the use area to include the upper level storage areas and an amended assessment of the car parking and bicycle parking requirements. Applicant’s Response: The carparking area has been redesigned in response to Council’s information request as indicated in the site plan, engineering and landscaping plans included as Attachment 1. The total gross floor area for the upstairs industrial use mezzanine areas within the 4 factory units (not including the caretaker’s dwellings) is 123.7m2, with the total gross floor area used for the Industrial business is 879.9m2. The amended layout plan provides for the minimum number of carparking and motorcycle parking spaces, as outlined in the table below: Minimum Parking Rate Parking Provided Complies Industrial Business Type 2 19 car parking spaces Yes 1 per 30m2 up to 150m2 (5 spaces) + + 1 per 50m2 between 150m2 & 500m2 (7 spaces) + 4 motorcycle bays 1 per 100m2 >500m2 (4 spaces – 379.9m2) (1 car parking space equivalent) Ancillary Dwelling Units Total = 20 spaces 1 per unit (4 spaces) Total = 20 Spaces Loading Bay for Single Unit Truck (12m x 3.6m) SRV Loading Bay (6.6m x 3.5m) Alternative Solution 1 bicycle space per 100m2 (9 spaces) 8 bicycle parking bays (4 hoops) Alternative Solution 1 per 10 carparking spaces (PSP26) 4 motorcycle spaces Yes
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Although not providing for 9 bicycle spaces on the site, an additional 2 motorcycle bays are provided at the
rear of the site. There is also ample opportunity for staff to locate their bikes within the factory units, which
normally is the case for most staff with expensive bikes. The development is considered to meet the
corresponding Specific Outcome and provides for the appropriate number and type of vehicles likely to use
the site. Further discussion regarding the size, location and design of the loading bay is provided within
response item 6.
Item 3: Landscaping
3. Re-assessment of the landscaping area, ensuring that at least 15% of the site is landscaped.
Applicant’s Response:
The applicant has redesigned the carparking area in response to Council’s information request, by relocating
the MRV loading bay and sealing this loading bay.
The Noosa Plan requires 15% (284m2) of the 1,899m2 site to be landscaped. The amended design provides
for 288m2 of the site to be landscaped, with a further 15m2 of the parking area in the southwestern corner to
be permeable paving crass cell (permeable area total 16% or 303m2). This turning area is expected to be
infrequently used by cars seeking to turn around at the rear of the site. The area is also adjacent to long term
staff and caretaker parking bays.
Item 4: Waste Management
4. Provide the following:
a. A general waste management plan for the site clearly indicating the required number,
types of bins and their allocated storage area.
b. Information regarding any requirement for Refuse trucks to collect waste from the
individual units within the site, the frequency of the service and the type of truck and its
manoeuvring within the site.
Applicant’s Response:
Planning Scheme Policy 09 – Waste Management does not specify a minimum service level for an industrial
business. Rather, the Policy sets out a number of considerations to designing waste facilities including types
of waste, presence of staff distance waste needs to be moved for collection, waste storage area location and
bin wash facilities.
The Moreton Bay Planning Scheme Policy for Waste gives estimated waste generation rates for different use
types. Using these rates, a factory unit is estimated to generate 60L/100m2/day. Based on the proposed floor
area and 4 caretaker units, the site is estimated to generate nearly 3,500L of waste per week, which is
equivalent to 15 x 240L rubbish bins.
An early morning inspection of the site reveals that many of the similar sized factory units are serviced by a
weekly kerb side wheelie bin collection as indicated in the site photos of the adjoining properties below.
The application proposes 16 wheelie bins are used to service the 8 factory units. The wheelie bins are to be
located within a screened, bunded bin enclosure at the front of the site including a wash down area, with the
onsite caretaker able to move the bins for collection from the road verge. A general waste management plan
is included as Attachment 2 and will be given to the body corporate to manage the efficient waste storage
and disposal.
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Items 5: Engineering – Stormwater Levels
5. Please review the stormwater drainage plans, amend where necessary and provide a cross
section/s to clarify the finished levels arrangement and grades.
Applicant’s Response:
The detailed engineering design drawings are included as Attachment 1, which clarify the finished level
arrangements and grades to allow for appropriate stormwater collection and disposal.
Items 6 & 7: Engineering – Parking and Loading
6. Provide/address the following:
a. Revision of the design to provide a more central location for the loading bay that
minimises the potential of traffic conflict with other vehicles, particularly vehicles
entering the site.
b. Information regarding the size of service vehicle utilising the proposed loading bay and
showing on plan the turning paths for the vehicle entering and exiting the loading bay.
c. The design must aim at allowing all vehicles frequenting the site to enter and leave the
site in forward gear.
7. Provide:
a. Line marking plan including all required signage, all relevant dimensions for parking
spaces and disabled parking space/s in compliance with the current standards.
b. A turning space appropriately located toward the rear end of the parking area to allow
vehicle to turn and leave site in forward gear when all parking spaces are occupied.
Applicant’s Response:
The onsite carparking and manoeuvring areas have been amended to provide a central location for the loading
bay, which is accessible from all the tenancies. The design allows for an SRV vehicle (6.6m x 3.5m) to load
on the site and leave in a forward gear.
The size of the bay is the same as the adjoining development to the north, which has similar small factory unit
type tenancies and does not require deliveries from larger trucks. Amended engineering plans are also
provided showing a turning space at the end of the site, required signage, dimensions and a disabled parking
space in compliance with the AS standard.
The applicant has responded to Council’s information request. We request that Council proceeds with its
assessment of the application as soon as possible in accordance with the Planning Act 2016.
Please contact our Noosa office if you require any further information and/or clarification.
Yours faithfully,
Jack Lewis
Senior Planner
martoo consulting pty ltd
Attachment 1 – Updated Plans
Attachment 2 – Waste Management Plan