Original source · versioned page text
Town Planning Report
Attached to the e-mail Ent & Dining Business - Type 2 Recreation Amusement & Fitness (swim school) - MCU17/0550.
JUMP! Swim Schools
Level 5 - 50 Cavill Ave
Surfers Paradise, QLD 4217
P.O. Box 1410, Surfers Paradise, QLD 4217
07 5646 3522
[email protected]
TOWN PLANNING REPORT
ENTERTAINMENT DINING AND BUSINESS – TYPE 2 RECREATION, AMUSEMENT & FITNESS
PROPOSED SWIM SCHOOL (INDOOR)
Unit 7 / 5 Commerce Court, Noosaville, QLD 4566
(Lot 3 on RP230888)
Local Authority: Noosa Council
1
See the original
The page text is free to read. Viewing or downloading an original file needs an account.
Log in to see the originalSearchable page text hides email addresses. Original files are unchanged and may show email addresses.
Full text of the other 20 pages
Page 2
CONTENT
1. Executive Summary ..........................................................................4
2. Introduction ......................................................................................5
2.1 Proposal Summary ...........................................................................5
3. Site Description and Context ............................................................6
3.1 Subject Site ...................................................................................6
3.2 Surrounding Uses ............................................................................7
3.3 Proposed Development .....................................................................8
4. The Noosa Plan 2006 .........................................................................9
4.1 Land Use ......................................................................................9
4.2 Zone ...........................................................................................9
4.3 Level of Assessment .......................................................................11
4.4 Signage .......................................................................................11
4.5 Applicable Planning Scheme Codes ......................................................12
4.6 Transport / Parking ........................................................................14
4.7 Referral Agencies / State Mapping ......................................................15
5. Additional Planning Consideration ................................................16
5.1 Waste Management ........................................................................16
5.2 Amenity .....................................................................................16
5.3 Health and Safety ..........................................................................17
5.4 Landscaping .................................................................................17
5.5 Social and Environmental Impact ........................................................17
5.6 On-site storage ..............................................................................17
5.7 Hours of operation ........................................................................17
5.8 Infrastructure ...............................................................................18
6. Conclusion ......................................................................................19
Annexure A – Application Forms and Title Search ..................................20
Annexure B – Proposal Plans ..................................................................21
2
Page 3
REPORT CONTROL
Prepared by Richard Alarcon – Town Planner
Date 15 November, 2017
Job#
Version V1
Released By Richard Alarcon
Statement of Limitation
Data and conclusions of this report are the findings and opinions of JUMP! Swim schools and are not an expressed or
implied representation, warranty or guarantee. This report has been prepared by JUMP! Swim Schools, who does not
accept liability for any third party’s use or reliance on this report.
3
Page 4
1. Executive Summary
PARAMETERS DETAILS
Address Unit 7 / 5 Commerce Court, Noosaville QLD 4566
Lot on Plan Lot 3 on RP230888
Property Number N/A
Tenancy Area 190m2
Land Owners Details Mann Family Super Fund Pty Ltd
Local Government Noosa Council
Planning Scheme Noosa Plan 2006
Zone Industry Zone (Noosaville Locality Plan)
Overlays N/A
Referral Agencies N/A
Defined Use Recreation Amusement & Fitness (Indoor swim school)
Level of Assessment IMPACT Assessment (public notification required)
Current Use Vacant tenancy
Entertainment Dining and Business – Type 2: Recreation
Proposal
Amusement & Fitness (Indoor Swim School)
2 x 4 student classes at any one time. (Staggered 15 min classes)
Student / Staff
3 staff at all time.
Number of Carparks 3 allocated car parks
Hours of Operation 7am to 8pm – Monday to Sunday
Applicant Swim Loops Pty Ltd trading as JUMP! Swim Schools
JUMP Swim Schools – Richard Alarcon (Town Planner)
Contact PO Box 1410, Surfers Paradise, 4217
Ph: (07) 5646-3522
4
Page 5
2. Introduction
2.1 Proposal Summary
This Town Planning report has been prepared to accompany a development application for
‘Type 2 – Recreation, Amusement & Fitness (JUMP Indoor Swim School)’ for a tenancy
located at Unit 7 / 5 Commerce Court, Noosaville. The site is further identified as Lot 3 on
RP230888. The tenancy is currently vacant and is situated within a variety of commercial /
recreation tenancies which is accessed from Commerce Court. The site is zoned Industry
under the Noosa Plan 2006.
JUMP! Swim Schools seeks use of the tenancy which has a total floor area of 190m2. There
are no building or other works associated with the development other than internal fit-out
of the premises and business identification signage as shown on the Front Elevation Plan.
Parking will be provided on site and accessed via Commerce Court, with some additional on-
street car parking available on street frontage.
The proposal has been assessed against the relevant provisions of the Noosa Plan 2006
including both State and Local Planning Policies and is considered that the proposal is
consistent with the requirements and intent of the Planning Scheme as outlined in this
report.
5
Page 6
3. Site Description and Context
3.1 Subject Site
The site is located at Unit 7 / 5 Commerce Court, Noosaville and is situated within the
commercial strip on Commerce Court. The proposed tenancy incorporates commercial
space of 190m2 inclusive of ancillary amenities. There are also 3 allocated car parking spaces
provided on site, via access from Commerce Court. There is also on-street parking
Commerce Court. (refer to Figure 2.0 below for further details).
Figure 1.0 – Subject Tenancy
Source – www.realcommercial.com.au
Figure 2.0 – Site Locality
Source – Nearmap 2017
6
Page 7
3.2 Surrounding Uses
The subject site is located within the Commerce Court commercial area which encompasses
the site rendering little impact on the area and surrounding uses within the vicinity. Vehicle
access to the relevant complex is via Commerce Court. Allocated car parks are available at
the front of the tenancy and on street via Commerce Court.
The immediate area is influenced by the surrounding commercial uses like takeaway food
outlets and Cross-Fit Noosa Gym situated within the same complex.
7
Page 8
3.3 Proposed Development
The proposed development includes an internal fit-out of a swim school, including a pool,
which will operate as a boutique swim training experience for children. The swim school will
be designed to accommodate smaller, private classes to ensure that children have individual
attention to enhance the learn-to-swim experience and focussed tuition to ensure they
achieve the learning outcomes. The site will also have an ancillary office product related
swimming services only. The proposal will operate as follows:
• Trading Hours from 8:00am to 7:00pm Monday to Sunday;
• 30 minute lessons which run consecutively between 8:00am to 6:30pm;
• Staggering of class start times of a minimum 15 minutes;
• Maximum class sizes of 4 children per instructor (maximum of 8 students on-site
at any point in time); and
• Maximum of 3 staff on-site consisting of Manager and additional swimming
instructors.
The internal fit-out of the proposed swim school is demonstrated in figure 3.0 which will
consist of the following items:
• The use will encompass a boutique above-ground pool for customers to book in
advance;
• Stairs and timber decking surrounding the pool to provide safe access to and from
the pool;
• Toilet facilities and change rooms;
• Reception foyer area at the front of the site.
Allocated on-site car (3 car spaces) parking will be relied upon both staff and customer
parking located within the site. As mentioned previously there is also on-street car parking
on Commerce Court. Please refer to relevant proposal plans for further details on the
proposal.
Figure 3.0 – Proposed Fit-out Plan
Source – JUMP! Swim School Plan
8
Page 9
4. Noosa Plan 2006
This proposal has been assessed against Noosaville Locality Plan under the Noosa Plan 2006. In
determining this development application, the Noosa Shire Council as the relevant consent
authority must take into consideration the Plan which has been addressed below.
4.1 Land Use
The proposed use of the site as an indoor swim school is defined under the Noosa Plan as a
Business Use – Entertainment Dining Business – Type 2 Recreation, amusement & fitness
and states the following –
‘The use of premises involving recreation or amusement activities, including cinema,
health & fitness club, gym, sport activity or brothel.’
The proposal operates in a very controlled manner offering a specific service to toddlers /
infants directly to members of the public
4.2 Zone
The subject site is located within the Industry Zone under the Noosa Plan 2006, as shown in
Figure 4.0 below.
Figure 4.0 – Zoning - Industry
Source – Noosa Plan 2006
Pursuant to zoning objectives, it defines the overall purpose of land within the Industry Zone
–
• Consists of the Noosaville Industrial Estate, being Noosa’s principal industrial
centre;
• Is protected for industrial functions including Industrial business type 2 to
exclusion of incompatible uses including Residential Uses, community Uses,
Commercial business and most sport and recreation uses and retail business uses;
• Has high accessibility to arterial roads and the Bruce Highway;
9
Page 10
• Does not accommodate uses that would harm the environment through excessive
noise, odour, dust, or other waste;
• Is developed in a fashion that does not detract from the character of its locality
or impact on the major road network;
• Provides important industries and services-related businesses to the whole of
Noosa, but particularly the coastal area and the north-east area of the former
Maroochy Shire; and
• Provides for a high level of runoff water quality to Eenie Creek and Lake Dooella;
Based on the overall zoning objectives stated above the proposed Swim School would
generally be in accordance with the Industry objectives based on these defined reasons –
• The proposed use of the premises for the purpose of a swim school defined as a
‘Business Use – Entertainment Dining Business – Type 2 Recreation, amusement
& Fitness: the premises shall be exclusively used for the purposes of swimming
lessons, providing a valuable service to the community.
• The facility increases the wide range of commercial land uses within the overall
locality and therefore increases the patronage and required users access to
localities to ensure a wide range of clients enter this area increasing the viability
of goods and services within the area of the subject site.
• The swim school creates a defined need for provisions of employment basis
increasing opportunities for food business and employment of staff associated
with running the Swim School.
• The use of the Swim School has a user-friendly image and does not have any
defined adverse impacts for the commercial locality. The hours of operation align
with the mix of commercial activities and businesses within the area.
• The associated community service uses of the Swim School would be compatible
to the surrounding community as the residential aspects within close proximity to
proposal would be able to have indoor swimming facilities and associated classes
within driving and walking distances.
• No building works to the existing tenancy other than internal fitout which is easily
removed and adaptable to different uses should the Swim School cease to
operate.
• The proposed swim school is proposed to be co-located with the existing Noosa
Cross-Fit Gym, which is defined as the same type of use under the planning
scheme.
10
Page 11
4.3 Level of Assessment
This report has been prepared in accordance with the provisions of the Planning Act 2016.
Under the Planning Act 2016 the proposal constitutes a Material Change of Use. The
proposal represents IMPACT assessable development under the Noosa Plan 2006.
It is noted that the proposed use is an inconsistent land use within the Industry Zone,
under the Noosaville Locality Plan – Noosa Plan 2006. Regardless of this, it is noted that
the Noosa Cross-Fit is situated within the same complex and under the same planning
scheme designation as the proposed use. It is therefore seen that Council consider these
type of uses as acceptable, under this planning scheme zoning.
4.4 Signage
The proposed use will incorporate minor signage for use to identify the subject proposed
use. The signage will be a maximum of 8m2 in total size.
Business Identification Signage –
a) That indicates:
i. The name of the person, and
ii. The business carried on by the person, at the premises or place at which
the sign is displayed, and
b) That may include the address of the premises or place and a logo or other
symbol that identifies the business, but that does not include any advertising
relating to a person who does not carry on business at the premises or place.
Figure 5.0 – Front Elevation Signage
Source – JUMP! Proposal Plans
11
Page 12
4.5 Applicable Planning Scheme Codes
The proposal has been designed to comply with the applicable Noosa Plan 2006 Codes.
Statements of the proposal’s compliance with performance criteria of the relevant codes are
provided below.
The following planning scheme codes are indicated as being relevant to the assessment of
the application:
Noosaville Locality Code
Specific Outcomes and Probable Solutions for the Noosaville Locality
11.8 Effects of use
Amenity
• O1 – Complies - The proposed use is to be contained within an existing building
tenancy. The proposal incorporates fit-out ONLY. The use will be consistent with
existing already operating Noosa Cross-Fit Gym within the same complex.
Major Road Network
• O2 – N/A
Visual Amenity
• O3 – Complies - As mentioned above the proposed use will be contained an
existing industrial / commercial tenancy. There will be no visual amenity issue
impacts associated with this use.
Neighbourhood Identities
• O4 - N/A
Lake Entrance Boulevard
• O5 - N/A - The proposed use is not located within the Lake Entrance Boulevard.
Airport
• O6 – N/A - Proposed use is not within close proximity to the airport.
11.9 Built Form
Density
• O7 – N/A – The proposed use will be an internal fit-out of an existing building
tenancy.
Height
• 08 – N/A – Please refer above.
Setbacks
• 09 – N/A – Please refer above.
Site Cover, Gross Floor Area and Plot Ratio
• O10 / O11 / 012 / 013/ 014 / 015 / 016 – N/A – Please refer above.
Flooding and drainage
• 017 – N/A – Please refer above.
Sloping Sites
• O18 / 019 – N/A – Please refer above.
12
Page 13
Roof Form
• O20 – N/A
Materials and Finishes
• O21 – N/A
11.10 Environment, Conservation and Recreation
• O22 – O29– N/A – The proposed use will be an internal fit-out of an existing
building tenancy.
Specific Outcomes and Probable Solutions for the Noosaville Locality
11.52 Effects of use
Amenity
• O190 – complies – The proposed use will be an internal fit-out of an existing
building tenancy. The use will be for a use similar to the existing Noosa Cross-Fit
Gym within the same complex. It is therefore, seen to be accepted use within this
planning scheme designation.
• O191 – complies – Please refer above.
Storage of materials
• 0192-O194 – N/A – The proposed use will be an internal fit-out of an existing
building tenancy. No storage will occur outside of building tenancy.
Frontages
• 0195 – O197 – N/A – Please refer above.
Environmental Protection
• O198 – N/A – Please refer above.
11.53 Built Form
Visual amenity and character
• O199 – complies – The proposed use will be an internal fit-out of an existing
building tenancy.
• O200 – complies – Please refer above.
Business Uses Code
New Industrial Uses within Existing Buildings within Existing Industrial Estates
14.14 Effects of use
Use
• O10 – Complies – The proposed use will be an internal fit-out of an existing
building tenancy. The use is similar to the existing Noosa Cross-Fit use within the
existing industrial / commercial complex.
Site Locality
• O11 – complies – Please refer above.
• O12 – complies – Please refer above.
13
Page 14
Amenity
• O13 – complies – The proposal is situated with an existing industrial / commercial
complex. The site does not adjoin residential zoning.
• O14 – complies – The proposed use will incorporate signage which will be in
accordance with planning scheme requirements.
• O15 – complies – Please refer to section 5.1 of this Town Planning report for
further details.
Car Parking
• O16 – complies – The proposal will incorporate 3 car spaces on site and the
potential for additional spaces on-street (Commerce Court).
Landscaping Code
The proposal will not incorporate new landscaping as part of the proposal. The proposed
use will be an internal fit-out of an existing tenancy within an already established industrial
/ commercial complex. Therefore, no further details are provided in regard to this code.
Engineering Works Codes
The proposal will not incorporate new engineering works as part of the proposal. The
proposed use will be an internal fit-out of an existing tenancy within an already established
industrial / commercial complex. Therefore, no further details are provided in regard to this
code.
4.6 Transport / Parking
Based on our boutique operations the overall generalisation is that minimal parking on-site
will be required. This is based on the overall points:
• 3 staff maximum onsite at any given time whom will take public transport / car
pool where appropriate as-onsite parking for patrons only;
• 8 students on-site at any given time maximum;
• Staggering of class start times of a minimum 15 minutes to ensure peak traffic is
managed;
• Maximum vehicle parking duration of 30-40 minutes (no loitering relevant);
• Due to location, on-street parking is relevant to cater for spill over, however this
is unlikely due to boutique nature;
• As JUMP operates nationwide, statistics show that the average class size is 2.9
kids per class with one class operating at any given time with peak periods on
weekends;
14
Page 15
The subject proposal will incorporate 3 allocated car parks and have available on-street car
parking on Commerce Court. The available parking is seen to be sufficient for the proposed
use.
4.7 Referral Agencies / State Mapping
The subject proposal does not trigger specific SARA DA Mapping Overlays. No referral
agencies are triggered as part of this development application.
15
Page 16
5. Additional Planning Considerations
5.1 Waste Management
The existing site has a waste collection point which will be utilised by the proposed land use.
All waste associated with the fit-out of the site will be collected in a skip bin located within
the tenancy during construction and emptied as required.
Given the proposed use of the site as a swim school there will be very little waste generated
from the site on an ongoing basis. Waste generated from the site will be incorporate a
typical small office / retail waste stream including paper and general waste. In addition to
this when children come to site, this will generate waste nappies from younger children. All
waste can be easily disposed of in either a small commercial bin or standard wheelie bin and
picked up on a weekly basis.
Figure 7.0 – Waste Storage Area
5.2 Amenity
The use is not anticipated to have a negative impact on surrounding land uses given the
proposal seeks a change of use only and internal fit-out and will complement the existing
commercial character of the area. Given the scale of the proposed use and the operating
hours between 7am – 8pm Monday to Sunday the development will not have any impact on
the amenity of the surrounding locality as the use is entirely contained within an existing
building with no openings to the rear of the tenancy open during the hours of operation. It
is also noted that there is an existing tenancy – Noosa Cross-Fit Gym within the same
complex. These two uses are compatible and similarly defined under the Noosa Plan 2006.
16
Page 17
5.3 Health and Safety
The proposed recreation facility (indoor) is managed and operated by highly experienced
and qualified staff who have extensive backgrounds in running the retail and service
attributes of the premises. The safety of all patrons is a priority for JUMP! Swim Schools.
5.4 Landscaping
The proposed development relates to a change of use and internal building fit-out for a
recreation facility and therefore no additional landscaping is proposed.
5.5 Social and Environmental Impact
JUMP! Swim Schools will contribute positively to the local community as there is an
identified need for this proposal. Child drowning is a huge social issue that JUMP! Positively
seek to address through providing a supportive learning environment for young children and
babies.
The need for a facility purpose built and designed for specifically teaching the early stages of
swimming is clear, as these children simply have different needs in the beginning of their
swimming journey. They are often uncertain, nervous and reluctant. By having them learn
away from the pressures of large crowds, and allowing them to focus on their lesson with
minimal distractions around them, makes it the perfect environment for teaching swim skills.
5.6 On-site storage
The use of the site as a retail premises and ancillary uses will generate small quantities of
on-site chemical storage for the treatment of the pool. In addition, all waste facilities,
informal retail storage and plant will be stored in this area.
All chemicals will be stored in bonded plastic containers to minimise the potential risk
associated with a rupture of any chemical storage containers. It should also be noted that
these be kept in a locked store room.
The chemical storage onsite include:
• Chlorine up to 60 litres;
• Pool acid up to 15 litres;
• Other chemicals are bought as required for specific water balancing
circumstances.
As quantities of chemicals stored onsite are minor and separately stored in the pool pump
room in banded containers it is considered that this is an appropriate method of
containment.
5.7 Hours of Operation
The proposed recreation facility (indoor) operating hours will encompass trading from
7:00am to 8:00pm Monday to Sunday. These operating hours align with the potential
clientele and specific market, based on the following characteristics:
17
Page 18
• Customers would be in the area before and after schooling hours, as a major
feature of the locality is the schooling facilities;
• During business and office hours it would align with younger parents who have
toddlers / infants who are not ready for prep schooling and child care;
• Weekends are generally peak periods for this type of retail premises and ancillary
use.
Given the sites location, fronting commercial uses and having no residential within close
proximity to the proposal it would be appropriate to conclude that noise will not be a major
issue.
5.8 Infrastructure
The site is in an established urban area with all infrastructure and engineering services
(water, sewer, roads, stormwater, electricity and telecommunications) being available.
18
Page 19
6. Conclusion
The proposal has been assessed against the objectives and provisions of the Noosaville Locality Plan
/ Noosa Plan 2006 and other relevant State and Local planning policies and should be approved for
the following reasons –
• It is understood that the proposed land use is not consistent with the Industry zoning
planning designation. Regardless, there is an existing Cross-Fit Gym within the same
complex. This is a precedent taken by Council, to allow for similar type land uses within
this planning scheme designation;
• The proposal is considered acceptable in terms of the Noosaville Locality Plan;
• Huge social and economic benefits towards increasing the net community benefit;
• JUMP! Swim schools focus on teaching small children to swim in small classes whereby
teachers can give full attention to the students; and
• Appropriate conditions may be imposed to ensure development proceeds in accordance
with Council requirements.
In summary, it is considered that the proposed recreation facility (indoor) and internal fit-out
including business identification signage to be located within the premises at Unit 7 / 5 Commerce
Court, Noosaville represents an appropriate development for the site with a positive impact on the
local area and be favourably considered by Council.
19
Page 20
ANNEXURE A APPLICATION FORMS AND TITLE SEARCH
Page 21
ANNEXURE B PROPOSAL PLANS PREPARED BY JUMP SWIM SCHOOLS