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Development Application part 2 of 2 Town Planning Report · MCU13/0038
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Application number: f77 CU/3
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Developrnent Counter
1 Z MAR 2013
Maroochydore
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Page 2
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Our Reference: 01421 L02 NG
M2C Contact Person: Nadine Gorton
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1 2 MAR 2013 consulting _
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6th March 2013
town planners +
urban designers
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surveyors
Chief Executive Officer
ABN: 62 287 949 725
Sunshine Coast Council
Locked Bag 72
Sunshine Coast Mail Centre QLD 4560
Attention: Planning North
Dear Sir/Madam,
RE: LODGEMENT OF A DEVELOPMENT APPLICATION
Material Change of Use Development Permit for an Extension to an Existing Industrial Business
-
Type 2 at 10 Commerce Court, Noosaville described as Lot 17 on SP 232770.
Martoo Consulting has been engaged by the applicant Noosa Marine to submit a development
application seeking a Material Change of Use for extensions to an existing industrial building for
Industrial Business Type 2 at 10 Commerce Court Noosaville. The Sunshine Coast Council is the
Assessment Manager for this development application under the Sustainable Planning Act 2009.
The applicant seeks approval to increase the area of the existing industrial building by extending the
building along the western boundary and to the Commerce Court frontage. Carparking for 5
carparking spaces and 4 scooters are to be provided on site.
This letter supports the above development application by explaining the site and the~ applicant’s
rationale for the proposed land use and concludes by providing our brief town planning assessment of
the proposed extensions.
THE SUBJECT SITE
The site is located at 10 Commerce Court, Noosaville and is described as Lot 17 on SP 232770. The
site has a total area of 661 m2 and is located on the northern side of Commerce Court, Noosaville. The
site contains an existing industrial building located to the rear of the site with sealed carparking to the
front. Industrial uses and warehouses surround the subject site
The site has access to public infrastructure including water, sewer and underground
telecommunications and overhead electricity supply which is appropriate for urban development.
A sewer line extends across the northern rear boundary of the site.
The aerial photograph below illustrates the sites location and surrounding uses.
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oSUNSHINE COAST OFFICE oGYMPIE OFFICE
1/199 GYMPIE TERRACE NOOSAVILLE PO BOX 1684 NOOSA HEADS Q 4567
- 38 NASH STREET GYMPIE - PO BOX 391 GYMPIE Q 4570
TELEPHONE 0754555425 FACSIMILE 0754555725
-
TELEPHONE 0754827440 -
FACSIMILE 0754824952
[email protected] [email protected]
Page 3
Page 2
THE DEVELOPMENT APPLICATION
The applicant owns Noosa Marine which is a local company that builds custom quality marine craft of
different styles and designs and currently operates within the existing Noosaville Industrial estate. Due
to the growth of the business, the applicant is seeking new premises within the Noosaville area that
will cater for large sized boats that the company is now building.
The applicant has purchased the subject site at 10 Commerce Court, Noosaville and seeks approval
to extend the existing Industrial Building Type 2 on the subject site as shown on the attached plans
by approximately 117m2 The proposed extension is required to permit the use of the site for boat
building which requires an extended covered area for catamarans and yachts. The new building area
is located on the west and front of the existing building on site.
Carparking on site has been revised to accommodate the new work with 5 carparking spaces provided
on site in combination with 4 scooter
parking spaces.
The proposed boat building operation employs up to 5 persons and hours of operation are generally
proposed to be Monday to Friday 7am to 4 pm.
Due to the type of assembly (laser cut kit form) waste is minimised and limited to packing boxes
(cardboard) and plastic wrapping. Specialist fittings (such as upholstery) will be undertaken off site
(by local businesses such asNoosa Canvas and Vinyl) and therefore any waste generated generally
fits into a standard wheelie bin which will be wheeled to the kerb on collection day. This waste disposal
is consistent with existing operations at Noosaville.
Page 4
Page 3
NOOSA PLAN
The Noosa Plan 2006 defines an Industrial Building Type 2 as:
Industrial business means the conduct of an industrial business activity, where goods or products
are produced, manufactured, dismantled, altered, repackaged, repaired or stored at a scale of greater than that defined
by retail business. The use includes the sale of goods, resulting from such operations, provided that sales space does
not exceed 20% of the use area. Any space dedicated for administration or accounting work in connection with such
operations does not exceed 20% of the use area. The term includes the following types:
Industrial Building Type 2 The use of premises for the production, manufacturing, dismantling, altering,
cleaning, re-packaging, freezing or repairing of goods. The use includes food industries, textiles, mechanical,
boat repair, sandblasting.
The proposal is considered to comply with the scheme definition and Industrial Building Type 2 uses
are consistent code assessable uses in the Industry zone in which the site is contained. (refer Figure
2)
D Detached Housing
DSemi-Attached Housing
.Attached Housing
. Visitor Mixed Use
D Neighbourhood Centre
1:1 Business Centre
. Shire Business Centre
D Community Services
Qlndustry
. Rural
D Open Space Recreation
. Open Space Conservation
Figure 2 Extract of Noosaville Locality Map
The Noosa Plan 2006 indicates that Industrial Building Type 2 are to comply with the following
codes:
. Noosaville Locality Code;
. Business Uses Code;
. Landscaping Code; and
.
Engineering Works Codes.
The proposal has been reviewed against the Noosaville Locality Code in Attachment 2 and is generally
considered to comply with the specific outcomes.
The proposal complies with the Business Uses Code as the proposed extensions and use are consistent
with the provisions of the code.
The proposal has also been reviewed against the Landscaping and Engineering Works codes and is
considered to be consistent with detailed requirements.
This development application has been prepared in accordance with the Sustainable Planning Act
2009 and the following are enclosed:
1. Four (4)copies of the proposal plan;
2. The completed IDAS Form 1 and 5; and
3. A cheque for $3695.00 being Council’s application fee as Assessment Manager.
Page 5
Page 4 Please contact our Sunshine Coast office if you require any further information and/or clarification in relation to this proposal. Yours sincerely, ~~ Nadine Gorton Senior Planner martoo consulting pty Itd
Page 6
Page 5 ATTACHMENT 1 PROPOSAL PLANS
Page 7
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SITE AREA: 661 sqm -
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ZONE: INDUSTRIAL BUSINESS
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PROPOSED USE: INDUSTRIAL BUSINESS TYPE 2
TOTAL USE AREA: 292.6 sqm
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TOTAL CARPARKING REQUIREMENT: 6 car spaces (1:50) 3637
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5 car spaces provided
4 scooter spaces (equiv. 1 car)
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LANDSCAPING: 66.1sqm req’d(10%); 150sqm provided carspaCj3 0)
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commerce court
site plan
Client location Drawing Drawn Scale
SCHEMATIC
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NOOSA MARINE
10 COMMERCE COURT
SITE PLAN AM 1:100@A2
1:200@A4
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Project NOOSAVILLE Drawing no. Oat.
62 hllton terrace
noosaville (07)5449 9066
OSSA reg. 65073 ADDITIONS TO EXISTING 26.0213.1.1 FEB 2013 1.1
[email protected] INDUSTRIAL BUILDING
Page 8
BUILDING PLAN
FRONT VIEW REAR VIEW
NOTES: Foundations and slab:
All topsoil containing organic material together with any
loose foundation material shall be removed from the
building pad area
Slab Constructed First
17670
_3an 14670
Constructed by Customer
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Building description:
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Bsli"gSa:t Wind Rating W: 41 N (N3)Kit Type: INSTALLED
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Building size 8.00 x 10.90 x 4.5
i--l Roof Material: Shale Grey Custom Orb
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Wall Material: Shale Grey Trimwall
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Gutters & Cap: Shale Grey Trimline
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I I 1---1 Main Doors: 2x 4300 x 4500 W Industrial RIDls
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1()!m Downpipes: Connected from gutter to top of floor
100mm PVC height only. Drainage away from site is
customers responsibily.
Services: Power: Water:
Comments:
FLOOR PLAN
Note! The Plan above is not necessarily drawn to scale refer to production drawings for exact construction details.
DATE:
MARLKEN PTY LTO PROPOSED: BTS Industrial
8, Mar 2013
FOR: Jullan Gritffiths
DIGGING
FOREST GLEN 4556 SITE ADDRESS: LOT: RP:
OBSTRUCTIONS
(07)5445 5611 10 Commerce Court
(07)5445 5668 Noosaville
STORMWATER
HOME: 0402079394 WORK: SITE CLEANUP
APPROVAL BY:
AUTHORITY: JOB NUMBER 4157
Page 9
Page 6 ATTACHMENT 2 Noosaville Locality Code
Page 10
Noosaville Locality
Division 1-Specific Outcomes and Probable Solutions for the Noosaville Locality
Column 1 Column 2 Column 3
Specific Outcomes Probable Solutions (if code assessable) Compliance
Effects of use
.. - ~ ~.~
Amenity
01 Uses are located, designed and operated No solution provided Complies -
building consistent with industrial uses in the
to avoid significant adverse changes to the light, area.
air quality, noise, accessibility or other
conditions enjoyed by users of associated,
adjoining or nearby uses.
Major Road Network
02 No solution provided Not applicable
Visual amenity
03The visual amenity and character No solution provided Not applicable not on a major road network.
surrounding the major road network is protected
and enhances the recognisable entrance to
Noosaville through-
a) retaining and enhancing the visual and
physical separation of Noosaville from other
localities; and
b) ensuring development does not encroach
upon existing native vegetation along the
road frontage other than for accessways.
Neighbourhood identities
04 The separate identities of the various No solution provided The proposed design in consistent with the urban fabric
residential neighbourhoods remain important of the area which includes industry, warehouse and
and distinct elements of the residential showrooms.
character of Noosaville.
Lake Entrance Boulevard Not Applicable
Airport Not Applicable
~
Built form ..~ .~
,
Density
06 The density of development within the site No solution provided Complies -
density consistent with surrounding
area- development.
a) is compatible with surrounding development;
and
c) has a low site impact to enhance the
opportunity to maintain natural site
Noosaville locality 1419 Noosa Marine Page 1
Page 11
Noosaville Locality
Column 1 Column 2 Column 3
Specific Outcomes Probable Solutions (if code assessable) Compliance
characteristics, including native vegetation and
natural landforms.
Height
07Buildings and other structures- S7.1 Buildings and other structures have a Complies
a) are low rise and present a building height maximum building height of-
consistent with structures on adjoining and a)-10m,
surrounding premises; ...
b) have a maximum building height of-
-
2 Storeys.
c) do not visually dominate the street,
surrounding spaces or the existing skyline;
d) preserve the amenity of surrounding land;
e) ensure that development responds to the site
topography; and
f) are well articulated with strong horizontal and
vertical design elements to provide an
interesting streetscape and to complement
landform changes and landscapes
Setbacks
08 Buildings and other structures are S8.1 Buildings and structures comply with the
appropriately designed and sited to- setbacks identified in Schedule 1 -
Minimum
a) provide amenity for users of the premises as Boundary Setbacks. Requirement Scheme Proposal
well as preserve the visual and acoustic amenity
of adjoining and nearby land uses;
frontage 6.0 metres 6.8 metres
b) provide adequate distance from adjoining
land uses;
Side 0.0 metres 0.0 metres
c) allow space for required vehicle parking;
d) preserve any existing vegetation that will
buffer the proposed building;
Rear 0.0 metres 3.0metres
e) allow for landscaping to be provided between
buildings;
f) maintain the visual continuity and pattern of
buildings and landscape elements within the
street;
g) avoid large areas of continuous wall planes
by varying the building setbacks and using
appropriate techniques to provide visual
relief; and
h) help protect the natural character and visual
Noosaville locality 1419 Noosa Marine Page 2
Page 12
Noosaville Locality
Column 1 Column 2 Column 3
Specific Outcomes Probable Solutions (if code assessable) Compliance
amenity of the Noosa River system and other
watercou rses.
5ite cover, gross floor area and plot ratio
010 The site cover, gross floor area and plot No solution provided Complies -
building consistent with surrounding built
ratio of buildings and other roofed structures- form.
a) results in a building scale that is compatible
with surrounding development;
b) does not present an appearance of bulk to
adjacent properties, roads or other areas in the
vicinity of the site;
c) maximises the retention of existing vegetation
and allows for additional soft landscaping
between buildings;
d) allows for adequate area at ground level for
outdoor recreation, entertainment, clothes
drying and other site facilities; and
e) facilitates onsite stormwater management
and vehicular access.
Flooding and drainage
017 Buildings and other works are designed 517.1 For new buildings or structures or Complies -
site not subject to flooding
and sited to- additions of more than 50m2 gross floor area
a) provide flood free access to premises and to an existing building or structure, floor levels
flood free habitable areas; for habitable rooms are not less than the
b) allow only minor, short term and infrequent specified minimum floor levels AND
flooding of non-habitable areas; 517.2 Where Council infrastructure is Applicant will comply with relevant requirements.
c) ensure drainage does not adversely impact available-
upon other premises; and a) any drainage (including buildings and yards)
d) ensure filling or excavation does not flows to that infrastructure; and b) the
adversely impact upon other premises by- infrastructure has the capacity to accept any
i. causing ponding on the site or nearby land; additional loading; AND
ii. increasing flooding, which adversely affects 517.3 For Residential Uses Not applicable
the safety or use of any land upstream and a) where slab on ground construction is used,
downstream; and filling does not extend more than 1 m beyond
iii. adversely affecting the flow of water in any the building footprint, measured from the outer
overland flow path.. walls of the building; or
b) the design consists of a suspended floor
construction;
AND
1
Council has mapping of minimum floor levels and flood levels for some parts of the Shire. Contact the Land Development Section of Noosa Shire Council.
Noosaville locality 1419 Noosa Marine Page 3
Page 13
Noosaville Locality
Column 1 Column 2 Column 3
Specific Outcomes Probable Solutions (if code assessable) Compliance
S17.4 Car parking and maneuvering areas Not applicable
are constructed at a level thatpermits the
parking area to drain from the site by gravity
means, without the need for mechanical
pumping.
Sloping sites & ridgelines Not applicable
Roof form
020 Rooflines- S20.1 With the exception of buildings within Complies
a) contribute positively to the local skyline; the I ndustry Zone, the main roof of the
b) complement the character of the locality; building has a roof pitch no less than 5
c) are articulated, pitched or skillion; degrees and has minimum 600mm eaves to No roof top terraces provided.
d) avoid low pitched (eg. less than 5 degrees) or at least 75% of the perimeter of the building;
box roof profiles/parapets; and AND
e) do not create opportunities for residents to S20.2 Buildings and structures do not
overlook the private open space areas of include roof top terraces.
neighbouring properties
Materials and finishes
021 Buildings and other structures use S21.1 With the exception of buildings within Complies -
building utilises materials that are common in
materials and finishes that complement the the Industry Zone, buildings urban fabric of the Noosaville locality.
Noosaville character and integrate with the a) use a mix of lightweight and textured
surrounding natural and built environment. external building materials, including timber
finishes; or
b) use masonry construction where variation is
provided in texture, detailing and the like;
c) use open or transparent balustrades;
and
d) incorporate open balconies.
Environment, conservation and recreation
Environment and cultural heritage values
022 Not applicable
Open space network
023 S23.1 Not applicable
024 S24.1
Pedestrian and bicycle pathways
Noosaville locality 1419 Noosa Marine Page 4
Page 14
Noosaville Locality
Column 1 Column 2 Column 3
Specific Outcomes Probable Solutions (if code assessable) Compliance
025 Safe and convenient pedestrian and S25.1 Pedestrian and bicycle pathways are Not applicable
bicycle pathways are provided and retained provided and retained where indicated in
between and around key destinations Schedule 5 Map 2;
-
including- AND
a) an east-west link between the Tewantin & S25.2 Contributions toward a Pathways Conditions may be imposed if reasonable.
Doonan Locality and the Noosa Heads Network are provided in accordance with
Locality along the Noosa River foreshore; PSP20.
b) a north-south link between the Shire
Business Centre and Wallace Park to the Noosa
River foreshore
c) recreation areas off Shorehaven Drive and
Seacove Court;
d) scouting facilities at Gympie Terrace and
Gibson Road;
e) the Australian Rules field at Weyba Road;
and
f) camping and caravanning facilities at Munna
Point..
Foreshore character No solution provided. Not applicable
Watercourses No solution provided Not applicable.
Division 26--Specific Outcomes and Probable Solutions for the Industrial Zone
Column 1 Column 2 Column 3
Specific Outcomes Probable Solutions (if code assessable) Compliance
Amenity
0188 Uses are predominantly of an industrial No solution provided Complies site located in Noosaville industrial estate.
-
nature ordinarily expected in an industrial estate Proposed use of an industrial nature.
with ancillary uses compatible with industrial
businesses.
0189 Industry business uses are located, Complies -
building consistent with form of development
designed and operated to avoid significantly in the area.
changing the amenity enjoyed by users of
surrounding premises.
Storage of materials
0190 Materials stored outside of buildings do No solution provided Complies -
Materials to be stored within building.
Noosaville locality 1419 Noosa Marine Page 5
Page 15
Noosaville Locality
not exceed half the height of the on-site
buildings; OR
0191 If there are no on-site buildings, the
stored materials do not exceed 5m;
AND
0192 Storage areas are screened from the
street and adjoining properties by buildings,
landscaping or fencing
Frontages
0193 The frontage of each site contains S193.1 A landscaped building setback of Not applicable.
landscaping without adversely screening the 10m is to be provided to Walter Hay Drive,
business or visitor carparking; Eumundi-Noosa Road and Eenie Creek
AND Road, unless this is the only frontage to the
0194 Vehicle display is focussed on and site, in which case it can be reduced to 6m;
orientated towards Lionel Donovan Drive rather AND
than Walter Hay Drive, Eumundi-Noosa Road or S193.2 This setback area is to include a
Eenie Creek Drive; minimum of 2m of soft landscaping behind
AND which uncovered visitor carparking may be
0195 Development fronting Walter Hay Drive, located;
Eumundi-Noosa Road and Eenie Creek Road is AND
sympathetic to the character of the area and S194.1 There is no display of motor vehicle
suitable for its position along the entry roads to for sale or hire on Walter Hay Drive,
the coastal urban part of Noosa. Eumundi-Noosa Road or Eenie Creek Road
frontages;
AND
S195.1 No direct vehicular access is taken
off Eenie Creek Road or Walter Hay Drive
where the property has access to any other
road.
Environmental Protection
0196 Industrial development is conducted in an No solution provided. Development able to comply with relevant requirements
environmentally responsible manner, operating
without deleterious impacts on immediate,
surrounding or downstream communities,
environments and environmental processes.
Visual amenity and character
0197 Buildings are designed and sited to Complies -
Extension to building will be provide
provide visual interest and amenity by- variation to front fa ade of building.
a) providing well articulated buildings with
strong horizontal and vertical design elements
and features;
b) usinQ a variety of external building materials
Noosaville locality 1419 Noosa Marine Page 6
Page 16
Noosaville Locality
within external walls where such walls are
visible from the street; and
c) providing for interesting and varied site
layouts and roof designs;
AND
0198 Buildings are designed to provide for a
range of potential users by allowing for
adaptable floor
plans and adequate floor to ceiling heights.
.
Noosaville locality 1419 Noosa Marine Page 7
Used in these records
Development Application part 2 of 2 Town Planning ReportRelated documentApplication case desk ↗
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