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Town Planning Report
Town Planning Report Development Permit for a Material Change of Use for Low Impact Industry and Operational Work (Civil, Landscape, Stormwater & Access) Prepared for Taylor Court Development Pty Ltd. 1 Taylor Court Cooroy QLD 4563 (Lot 1 SP324340) Submitted to Noosa Shire Council May 12, 2022, | 202148
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Page 2
Contact
Will Johnson Town Planner [email protected]
Debbie Johnson Principal [email protected]
Please direct all queries associated with this application to Will Johnson (Town Planner).
This document has been prepared and reviewed by:
Will Johnson Debbie Johnson
This report has been prepared relying on information that was current at the time of preparation. The material
within this report has been prepared for our client and is for the purpose of statutory assessment by the
relevant Local Authority. The material should not be relied upon by any third parties or for any other pu rpose
outside the intended scope without consulting the authors.
VERSION NO. DATE: REVIEWED BY: APPROVED BY:
1 12/05/2022 Will Johnson Debbie Johnson
Building Suncoast Green
building | design | town planning
6 Lorraine Avenue
Marcoola Beach, QLD, 4573
07 5448 8500
[email protected]
www.buildingsuncoastgreen.com.au
Building Suncoast Green building | design | town planning. QBCC Lic No 65942. FAICD
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Property Details
Street Address: 1 Taylor Court COOROY QLD 4563
Lot/ Plan: Lot 1 SP324340
Current Use: Vacant industrial land
Site Area: 3037m2
Zone (Noosa Plan Low Impact Industry
2020):
Existing Approvals: RAL20/0017 – 1 Lot into 4 Lots.
OPW20/0144 – Landscaping, Drainage, Stormwater and Earthworks.
OPW21/0032 – Electrical Reticulation
Overlays: • Bushfire Hazard Overlay
Land Owner: Taylor Court Development Pty Ltd
Details of Application
Application Type: Development Permit for Material Change of Use and Operational Work
Proposed Use: Low Impact Industry
Level of Assessment: Code Assessment
Site Cover: 44.9%
Gross Floor Area: 1500.5m2
Height: 8.5m
Referral Triggers: Not Applicable
Applicant Details
Client: Taylor Court Development Pty Ltd
Contact Persons: Will Johnson; Building Suncoast Green
Contact Details: (07) 5448 8500
[email protected]
Building Suncoast Green building | design | town planning. QBCC Lic No 65942. FAICD
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Contents
1.1 Application Summary ..................................................................................................................................... 6
2.0 Site Characteristics .................................................................................................................................................... 7
2.1 Site Location .................................................................................................................................................. 7
2.2 Development History ..................................................................................................................................... 8
2.3 Zoning ........................................................................................................................................................... 9
2.4 Site Surrounds ............................................................................................................................................. 10
2.4.1 Current Use and Improvement ................................................................................................................ 10
2.4.2 Topography and Features ....................................................................................................................... 10
2.4.3 Vegetation ............................................................................................................................................... 10
2.4.4 Easements .............................................................................................................................................. 10
3.0 Proposed Development ............................................................................................................................................ 11
3.1 Application Type ............................................................................................. Error! Bookmark not defined.
3.2 Development Summary ............................................................................................................................... 11
3.3 Development Particulars................................................................................. Error! Bookmark not defined.
3.3.1 Built Form .................................................................................................. Error! Bookmark not defined.
3.3.2 Building Height ........................................................................................... Error! Bookmark not defined.
3.3.3 Landscape .............................................................................................................................................. 12
3.3.4 Car Parking, Infrastructure and Servicing ................................................... Error! Bookmark not defined.
4.0 State Legislation Assessment .................................................................................................................................. 16
4.1 The Planning Act 2016 ................................................................................................................................ 16
4.2 State Planning Policy ................................................................................................................................... 16
4.3 South-East Queensland Regional Plan........................................................................................................ 16
Building Suncoast Green building | design | town planning. QBCC Lic No 65942. FAICD
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4.4 Referral Matters ........................................................................................................................................... 17
5 Local Government Assessment .............................................................................................................................. 18
5.1 Relative Planning Scheme ........................................................................................................................... 18
5.2 Defined Use ................................................................................................................................................. 18
5.3 Category of Assessment.............................................................................................................................. 18
5.4 Operational Work ............................................................................................ Error! Bookmark not defined.
5.5 Public Notification ........................................................................................................................................ 20
5.6 Code Assessment .......................................................................................... Error! Bookmark not defined.
5.6.1 Specific Outcome Assessment (non-compliance) ...................................... Error! Bookmark not defined.
6.0 Conclusions ............................................................................................................................................................. 21
Table of Figures
Figure 1 - Detail Survey, prepared by Land Surveying Dynamics 2021 ........................... Error! Bookmark not defined.
Figure 2 - Aerial view of site, Nearmaps 2021 ................................................................... Error! Bookmark not defined.
Figure 3 - Site Locality, Source: PD Online (MBRC), September 2021, extract from DA/34556/2017/VCHG/1 ................ 8
Figure 4 – Zone of site, Source: Noosa Council, Interactive Mapping 2021 ..................................................................... 9
Figure 5 Proposed Elevation, prepared by Building Suncoast Green 2021 ....................... Error! Bookmark not defined.
Figure 6 Approved Landscape Treatments as per OPW20/0144, prepared by Place Design Group, Source: Noosa Shire
Council 2021 ..................................................................................................................... Error! Bookmark not defined.
Figure 7 Approved Landscape Treatment Sections as per OPW20/0144, prepared by Place Design Group, Source:
Noosa Shire Council, 2021 ............................................................................................................................................ 14
Building Suncoast Green building | design | town planning. QBCC Lic No 65942. FAICD
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1.0 Introduction 1.1 Application Summary On behalf of Taylor Court Development Pty Ltd, Building Suncoast Green seek development approval for a Material Change of Use for low impact industry and associated Operational Work for civil, landscape, stormwater, parking and access. The development is proposed at 1 Taylor Court Cooroy on Lot 1 SP324340. The site is presently vacant and within the low impact industry zone. The proposed use requires code assessment against the relevant benchmarks listed in Part 5 – Table 5.5.9 of the Noosa Plan 2020. The associated Operational Work also requires code assessment. The applicant proposes the development of two industrial tenancies with one building. The building will comprise a total gross floor area (GFA) of 1500.5m2, being 1222.6m2 at the round floor and 277.8m2 at a mezzanine level. Access is proposed from an access lane taken from Taylor Court, registered as an easement (EMT AD). On-site parking is proposed for up to 20 vehicles, 8 motorcycles and 5 bicycles. The site will be landscaped and along with a contemporary designed built form create an attractive street appearance. The purpose of this report is to describe the development and the subject site and identify and discuss the relevant State and Local Government planning matters. In concluding we have found the proposed development to be compliant with the relevant assessment benchmarks and/ or can be conditioned to comply where applicable. Should you have further questions please direct all correspondence to Will Johnson of Building Suncoast green on 07 5448 8500 or via email, [email protected] Building Suncoast Green building | design | town planning. QBCC Lic No 65942. FAICD
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2.0 Site Characteristics 2.1 Site Location The site is located at 1 Taylor Court Cooroy QLD 4563 on land legally described as Lot 1 SP324340 (Figure 1). The land has a total area of 3037m2 and a frontage to an access lane, Taylor Court and Holts Road respectively. The developable portion of the site is vacant whereas the rear of the site is a dedicated landscape buffer comprising several large and mature trees inclusive of landscaping completed under OPW20/0144. Figure 1 - Aerial view of site at 1 Taylor Court Cooroy. Source: Nearmap 2022 The site is one of four lots created by a reconfiguration of a lot approval being RAL20/0017 (Figure 2). The development site is situated south-east of the Cooroy township and is bordered by Holts Rd and the Bruce Highway to the north and privately owned Rural Zone land to the south and west. Building Suncoast Green building | design | town planning. QBCC Lic No 65942. FAICD
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Site
Figure 2 – Site in context of lot configuration under RAL20/0017. Source: Noosa Council 2022
2.2 Development History
A desktop review has found the following development history relevant to the site.
Application No. Property Description Approved
Date
RAL20/0017 1 Taylor Court Cooroy (Lot Development Approval for Reconfiguration of 1 3.12.2020
6 SP197517) lot into 4
OPW20/0144 - Operational Work – Drainage, Landscape, 3.12.2020
Stormwater and Earthworks
OPW21/0032 - Operational Work - Electrical Reticulation 19.02.2021
Building Suncoast Green building | design | town planning. QBCC Lic No 65942. FAICD
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2.3 Zoning
SITE
Figure 3 – Zone of site, Source: Noosa Council, Interactive Mapping 2021
The land is within the Low Impact Industry zone as reflected in Figure 3 above.
The purpose of the Low Impact Industry zone is to provide for—
a) service industry and low impact industry; and
b) other uses and activities that—
i. support industry activities; and
ii. do not compromise the future use of premises for industry activities.
2.4 Local Plan
The subject site is within the Cooroy Local Plan area. The area code does not contain specific considerations for
industrial development in Taylor Court, however having viewed the area code in consideration of the proposal the
underlying provisions are thought to be further addressed in the applicable zone and activity codes.
Assessment of these codes is provided within the Assessment Table attachment.
Building Suncoast Green building | design | town planning. QBCC Lic No 65942. FAICD
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2.5 Site Features 2.5.1 Current Use and Improvement The subject site is currently vacant and improved by a sealed access arrangement and landscaping at the rear as per OPW20/0144. 2.5.2 Topography The site exhibits a variable topography which is noted with a raised embankment along the north and west boundaries. For the most part of the proposed development area the site is relatively flat. The site will be cut at the north and west in line with the proposed development plans to ensure a suitably graded surface is established for the development. 2.5.3 Vegetation The developable portion of the site is currently vacant. Existing landscape improvements are sited at the rear between the back of the proposed building and the Holts Road common boundary. Further to this several large and mature trees are sited along the Holt Road frontage within the sites boundaries. The existing and mature vegetation will be maintained and not compromised by the proposal, noting the mature trees are 6-8m away from the cut line of the proposed developments rear wall and retainment. 2.5.4 Easements The site is encumbered by EMT L on SP197517 and EMT F on SP197517. EMT AD is registered as an access easement which benefits the site. All registered easements have been identified on the submission material (plans, survey and registered plan). Building Suncoast Green building | design | town planning. QBCC Lic No 65942. FAICD
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3.0 Proposed Development
3.1 Application
The applicants seek development approval for a combined Material Change of Use for Low Impact Industry and
Operational Work for civil, landscape, stormwater, access and parking.
3.2 Built Form
The development proposed comprises a single building consisting of two tenancies suitable for Low Impact Industry.
The development will yield a total GFA of 1500.5m2 which is made up of 1222.6m2 at the ground floor and 277.8m2 at
mezzanine level.
The built form reflects a modern and contemporary aesthetic characterized a mix of raw look concrete, vertical
extrusions, feature timber look vertical cladding, solid colour concrete wals and vegetated green walls. Window and
glazing are applied to the building on the north, west and south facing facades which assist surveillance in and out of
the building spaces, generate opportunity for natural light and ventilation and contribute to the aesthetic appearance of
the building.
Development Summary
The table below lists the key features of the proposal, Figure 4 illustrates the plan of development.
Site Area Combined Site Area = 6370sqm
Boundary North – 10m
Setbacks
East – 3.05M
South - .15m from access easement and 12m from boundary (varies)
West – 0m (build to boundary)
Tenancies Tenancy 1 – 605.2m2 (ground floor) and 198.5m2 (mezzanine)
Tenancy 2 – 617.4m2 (ground floor) and 79.3m2 (mezzanine)
GFA 1500.5m2
Site Cover 44.9%
Amenities Internal amenities within each tenancy on ground floor
Landscape Existing landscape = 476.6m2
Proposed landscape = 139.6m2
Total = 616.2m2 (20.2%)
Height 8.5m
Access Shared access lane via Taylor Court.
Parking 20 car parks, 8 motorcycle/ scooter parks and 5 bicycles spaces.
Building Suncoast Green building | design | town planning. QBCC Lic No 65942. FAICD
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Figure 4 - Proposed plan of development. Source: Building Suncoast Green 2022 3.3 Landscaping As previously stated, the sites exhibit existing landscaping which is mostly concentrated along the properties northern boundary adjacent to Holts Road. The existing landscape was approved under application RAL20/0017 and OPW20/0144 and relevant parts of the approved landscape are provided below in Figure 5 and 6. Building Suncoast Green building | design | town planning. QBCC Lic No 65942. FAICD
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Figure 5 Approved Landscape Treatments as per OPW20/0144, prepared by Place Design Group, Source: Noosa Shire Council 2022 Building Suncoast Green building | design | town planning. QBCC Lic No 65942. FAICD
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Figure 6 Approved Landscape Treatment Sections as per OPW20/0144, prepared by Place Design Group, Source: Noosa Shire Council, 2022 Building Suncoast Green building | design | town planning. QBCC Lic No 65942. FAICD
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3.4 Parking and Access The development will take access from a reciprocal access easement which services the subject lot and adjoining lots 3-4. The development provides a total of 20 on-site parking spaces for cars associated with the industry use, , 8 motorcycle/ scooter parks and 5 bicycle parks as per the requirements of Table 9.4.1.4 of the Driveways and Parking Code. As demonstrated on page 21 and 22 of the attached Civil Plans by Bax Engineering, the site accommodates access and standing for an Articulated Vehicle (AV) up to 19m in length and 2.5m in width. As such it is deemed loading functions as required by Table 9.4.1.4 are met. Stormwater Stormwater for the site has been designed as per the attached Civil plans prepared by Bax Engineers. In summary the development will transfer site surface water via field inlets and roof water via downpipes into the on-site bio-retention basin which has been proposed in the south-east corner of the site. Stormwater is then discharged to the lawful point of discharge for the site.y. Water/ Sewer Water will be provided to the site in accordance with relevant application to Unitywater following receipt of a Development Permit. The development will be connected to the reticulated sewerage system in accordance with relevant applications following receipt of a Development Permit. Telecommunication/ Electricity The development is able to be connected to existing telecommunication and electricity services subject to relevant application upon receipt of a Development Permit. Waste Collection/ Refuse The development proposes on-site storage of waste devices within a screened bin enclosure inclusive of wash down facilities. Access to the enclosure is permitted via the shared access arrangement. The location of the bin enclosure ensures collection can occur on-site without compromising more than 50% of the function of the car park. Moreover, the kerb of Taylor Court is within 60m of the proposed bin enclosure should kerb side collection be preference for the end user (as per AO3.3 of the Waste Management Code. Building Suncoast Green building | design | town planning. QBCC Lic No 65942. FAICD
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4.0 State Legislation Assessment
4.1 The Planning Act 2016
The application for proposed development is assessable development requiring Code Assessment pursuant to Section
45 (3) of the Planning Act.
Code assessment is an assessment that must be carried out only:
(a) Against the assessment benchmarks in a categorising instrument for the development; and
(b) Having regard to any matters prescribed by regulation for this paragraph.
4.2 State Planning Policy
A review of the Queensland State Planning Policy identifies the following state interests relevant to the subject site and
development proposed:
• Safety and resilience to hazards
o Natural hazards, risk and resilience
▪ Potential impact buffer (bushfire), Flood hazard area and medium storm tide inundation
area
The above state interests matters have been adequately addressed by the relevant planning scheme. The site is partly
affected by a bushfire overlay in which case the development is seen to mitigate the impacts of bushfire as the
construction method relies on concrete tilt-panels. Concrete tilt-panels achieve a fire rating of 90/90/90 which is the
highest achieved for this type of development.
4.3 South-East Queensland Regional Plan
The subject site is mapped within the Urban Footprint under the Regional Plan.
The Urban Footprint Intent: The Urban Footprint identifies land within which the region’s urban development needs to
2041 can be accommodated in a way consistent with the goals, elements and strategies of ShapingSEQ.
Description: The Urban Footprint includes established urban areas, broad hectare and remnant broad hectare areas
that could be suitable for future urban development. It incorporates the full range of urban uses, including housing,
industry, business, infrastructure, community facilities and urban open space (SEQRP).
Further to this Local Government planning schemes are the main instrument to which will refine the desired use of the
land and the preferred timing of development within the Urban Footprint.
The proposed development is considered consistent with the strategic intent for the land.
Building Suncoast Green building | design | town planning. QBCC Lic No 65942. FAICD
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4.4 Referral Matters A desktop review of the QLD Development Assessment Mapping System confirms the site is not affected by any referral triggers to SARA as per Schedule 10 of the Planning Regulation (Fig. 8). Building Suncoast Green building | design | town planning. QBCC Lic No 65942. FAICD
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5 Local Government Assessment
5.1 Relative Planning Scheme
The development proposed is on land within the jurisdiction of the Noosa Shire Council. The relevant scheme is the
Noosa Plan 2020 as at 25th of September 2020.
5.2 Defined Use
The applicant proposes development for the following use:
Low Impact Industry - means the use of premises for an industrial activity—
1. that is the manufacturing, producing, processing, repairing, altering, recycling, storing, distributing, transferring
or treating of products; and
2. that a local planning instrument applying to the premises states is a low impact industry; and
3. that complies with any thresholds for the activity stated in a local planning instrument applying to the
premises, including, for example, thresholds relating to the number of products manufactured or the level
of emissions produced by the activity;
5.3 Category of Assessment
As per the relevant table of assessment for the District Industry zone in Part 4, Division 4 of the Caboolture Shire Plan,
the proposed use is subject to code assessment.
The following codes are applicable to the development proposal:
• Cooroy Local Plan Code;
• Low Impact Industry Zone Code;
• Industry Activities Code;
• Works Codes;
o Driveways and Parking Code
o Earthworks Code
o Landscaping Code
o Sustainable Building Design Code
o Transport Code
o Water Quality and Drainage Code
o Waste Management Code
Generally our assessment of the proposal concludes development is generally compliant with the relevant assessment
benchmarks of the above listed codes and where non-compliant have been discussed in further detail below.
Building Suncoast Green building | design | town planning. QBCC Lic No 65942. FAICD
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5.3.1 Cooroy Local Plan
The Taylor Court industrial zone is not explicitly referenced within the Cooroy Local Plan. The development however is
deemed to satisfy the Purpose and Overall Outcomes of the code in so far as ensuring the development occurs within a
consolidated industrial area within proximity to the local area (item g) and the development scale and form reflects
contemporary characteristics, colour and aesthetic that is compatible with the local area whilst ensuring it
accommodates the intended activity and function (item j).
The proposed design adopts the use of colour, form and material to off-set the appearance of bulk and scale and
ensure a positive appearance and aesthetic is achieved. The addition of the proposed landscape design and the
existence of mature vegetation to the north will assist in softening the buildings appearance from nearby roads.
Furthermore, the design attributes and overall built form are taken to comply with PO7 of the Cooroy Local Plan with
respect to built form.
5.3.2 Low Impact Industry Zone
The purpose of the Low Impact Industry zone is to provide for—
a) service industry and low impact industry; and
b) other uses and activities that—
i. support industry activities; and
ii. do not compromise the future use of premises for industry activities.
The proposed development is for Low Impact Industry and creates two tenancies which offer a differing product for low
impact business, noting the overall size of each tenancy being larger than existing units on offer. The development
occurs within a consolidated and compact industrial area which already boasts numerous small and emerging local
businesses. The development is not proposed for non-compatible uses and thus will not introduce activity that
jeopardizes the Industrial estate.
The building is proposed at 8.5m in overall height to comply with AO9.1.
The building is setback no less than 6m from the primary road frontage, greater than 4.5m from the secondary frontage,
10m from Holts Road and is proposed with a 0m to the eastern boundary which is a common boundary in an industry
zone as per AO14.
Landscape is proposed to 20.2% of the site which includes existing landscape area adjacent to Holts Road. The
landscape pallet ensure species are suitable for the local area and soil type as per the Planning Scheme Policy for
Landscaping, within Schedule 6 and Table SC6.3.4.2 (Woodland/ Open Forest Area Species).
Building Suncoast Green building | design | town planning. QBCC Lic No 65942. FAICD
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5.3.3 Industry Activities Code
1. The purpose of the Industry activities code is to ensure industry activities:
a) are sited, designed and operated to accommodate the industry use, protect public safety, environmental
values and residential amenity;
b) mitigate and manage potential adverse impacts associated with industry activities on sensitive land uses;
and
c) are not compromised by the inappropriate co-location of sensitive land uses.
The development is sited and designed to accommodate low impact industrial uses ensuring the activity of future
business is contained within the site boundaries and in a controlled environment. The development will effectively
manage roof and surface water ensuring adverse impacts to nearby and adjoining development is avoided. The site
does not immediately adjoin a sensitive land use.
5.3.4 Sustainable Building Design Code
The development design adopts and adheres to bet practice sustainable design guidelines having regard to:
• Building and openings orientation, ensuring opportunities for prevailing wind capture and natural light are
achieved;
• Building material selection, which will comprise of mostly concrete tilt panels noting they exhibit a high thermal
insulative quality assisting in colling and heating internal spaces;
• Best practice surface and roof water capture and filtration to limit sediment and pollutants into the underground
stormwater and eventual water systems; and
• Ensuring appropriate roof overhangs and building shading devices are achieved, were practical, to limit the
western suns impact on heating building surfaces and internal spaces.
5.4 Public Notification
The application proposes assessable development which requires code assessment and therefore does not require
public notification pursuant to Section 53 of the Planning Act 2016 and Part 4 of the Development Assessment Rules.
Building Suncoast Green building | design | town planning. QBCC Lic No 65942. FAICD
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6.0 Conclusions The applicants, as outlined within this assessment report, seek Development Approval for a Material Change of Use of the existing site for Low Impact Industry and combined Operational Work. The site being 1 Taylor Court Cooroy on Lot 1 SP324430. The proposed use of the site is consistent and in accordance with the strategic intent of the Low Impact Industry zone. Further to this the application has been made in accordance with the legislative requirements of the Planning Act 2016 and warrants code assessment. The development has been found to comply or be conditioned to comply with the outcomes sought by the relevant codes of the Noosa Plan 2020. Should Council wish to discuss or seek further information please direct all queries to Will Johnson of Building Suncoast Green on (07 5448 8500 or [email protected] Kind Regards, Will Johnson Town Planner BUrbDes&TownPlan(Hons) PIA. Building Suncoast Green building | design | town planning. QBCC Lic No 65942. FAICD