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3702PlanningReport
Attached to the e-mail MCU14/0091 Application for Shops & Offices.
MAX WATTERSON+ASSOCIATES CONSULTING SURVEYORS & PLANNERS REPORT TO ACCOMPANY DEVELOPMENT APPLICATION FORA DEVELOPMENT PERMIT FOR A MATERIAL CHANGE OF USE FOR RETAIL — TYPE 2 SHOP & SALON and COMMERCIAL — TYPE 1 OFFICE ADDRESS: PROPERTY: APPLICANTS: PLAN OF DEVELOPMENT: 2 EMERALD ST, COOROY LOT 47 ON C5602 B.H. & A.T. DURRINGTON and K.S. SMITH PROJECT 1505 (prepared by Tulip Designs) DATE: 7 NOVEMBER, 2014 PRINCIPAL 12 Maple Street (PO Box 639) Cooroy Q 4563 ABN 59 847 644 252 Max L. Watterson PH 07 5442 6121 Cadastral Surveyor (Qid) FAX 07 5442 5125 B.Surv(UNSW). M.S.S.S.I EMAIL [email protected]
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Page 2
2
1. PROPERTY
Lot 47 on C5602
Locality: Cooroy & Lake MacDonald
Zoning: Business Centre
Overlays: Nil
S.E. Queensland Regional Plan: Urban Footprint
2. SITE DESCRIPTION
The subject land is located on the southern side of Emerald Street approximately 50
metres west of Maple Street at Cooroy. The property contains a total area of
1,012m2.
Upon the land stands a high-set weatherboard Queenslander house; together with a
weatherboard garage at the rear. The house has been used for residential purposes
only.
The property is located centrally within the business centre of Cooroy, with the
adjoining properties used as shops and offices.
The property fronts Emerald Street; which is a bitumen road with kerb and channel in
place and a concrete footpath traversing the frontage. Seven front-in car parking
spaces are provided across the Emerald Street frontage.
The rear of the property fronts Wimmers Lane, which is a sealed roadway which
provides access to the garage.
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Water, sewerage, stormwater, electricity and telephone services are available and
connected to the property.
The land slopes down to the front at approximately 4% and there are no significant
trees on the site.
A Detail and Contour Plan of the property is contained in Appendix A of this Report.
3. PROPOSAL
It is intended that the existing dwelling house is removed and a 2- storey commercial
building is constructed. The proposed building comprises 3 shops on the ground
floor with a use area of 210m2 and 3 offices on the first floor with a use area 220m2.
The maximum height of the building is 117.3 (AHD); which is a maximum of 7.95m
above the natural ground surface.
The proposed building will be constructed at the northern end of the property; with
access to the shops directly off the Emerald Street footpath and access to the offices
located at the rear of the building. A lift is located at the south-west corner of the
building for access to the first floor.
All carparking will be provided at the rear of the property with vehicular access
directly from Wimmers Lane. It is intended to provide 23 car spaces, including a
person with disability space, bicycle spaces and a loading bay. Ingress and egress
from the car parking area is possible in a forward direction. A bin area and wash bay
are located adjacent to the loading area.
It is proposed that 10% of the site be landscaped; in particular with buffer strips along
the sides of the car parking area.
The Proposal Plans of the Development are contained within Appendix B of this
Report.
4. PLANNING SCHEME CODES
A Shop is contained within the definition of “Retail Business - Type 2 Shop & Salon”
in The Noosa Plan Scheme as:
The use of premises for an activity that is generally found in a shopping
complex, strip or centre. The use includes shop, hairdressing salon,
appliance repairs, alterations, dry cleaning and a café with dining facilities for
up to 10 people.
An Office is contained within the definition of “Commercial Business – Type 1 Office”
in the Noosa Plan Scheme as:
The use of premises for a commercial business conducted in an office
environment. The use includes a bank, professional office, travel agent,
and estate sales office.
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The proposed uses comply with the above definitions and are considered to be
consistent with the Business Centre Zone. The proposal will be code assessable
because alternate solutions will be adopted instead of the prescribed acceptable
solutions.
COOROY & LAKE MACDONALD LOCALITY CODE
Specific Outcomes Proposed solutions
Amenity
O1 Uses are located, designed and operated The proposal has little or no impact upon
to avoid significant adverse changes to the light, the amenity of the adjoining or nearby
air quality, noise, accessibility or other properties and is of a similar use.
conditions enjoyed by users of associated,
adjoining or nearby uses.
Scenic amenity
O2 Important scenic vistas including those to The proposal does not impact upon the
and from Mt Cooroy, Mt Tinbeerwah and Black local scenic vistas
Mountain are protected and uninterrupted to
maintain aesthetic and cultural values of the
natural landscape.
Major road network
O3 The function of, and visual amenity and The function, visual amenity and
character surrounding the, major road network, character of the major road network are
including Diamond St, Cooroy–Noosa Road, protected by the proposal. This proposal
Belli Creek Road and Lake Macdonald Drive is will have minimal impact upon the traffic
protected and enhanced. usage of Emerald Street and Maple
Street.
Laneways
O4 Uses do not diminish the ability of Wimmers Lane is of a sufficient quality
laneways to— and is able to accommodate all
a) relieve traffic on streets; anticipated levels of traffic from this
b) provide convenient and safe rear access to development.
premises; and
c) add to the heritage character of Cooroy; This development will not reduce the
AND ability for Wimmers Lane to provide
O5 Access for new uses is only taken off a convenient and safe access and to relieve
laneway where upgrading works are carried out traffic in the local area.
to the laneway to enable the laneway to
accommodate the anticipated levels of traffic.
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Built form
Density
2
O6 The density of development within the site The site area is 1,012m and with the
area— proposed shop & office building the site
2
a) is compatible with surrounding will have a total use area of 430m and
development; and site coverage of 34%.
b) does not exceed—
i. For the Semi-attached Housing The density of the proposed development
2
Zone–1 dwelling unit per 400m of is considered to be compatible with that of
site area with a maximum population the surrounding area.
density of 100 persons per hectare;
ii. For the Attached Housing Zone–
maximum population density of 100
persons per hectare; and
iii. For the Business Centre Zone–
A. for sites less than
2
1000m –1 dwelling unit per
non-residential use; or
2
B. for sites of 1000m or
more—maximum population
density of 160 persons per
hectare; and
c) has a low site impact to enhance the
opportunity to maintain natural site
characteristics such as native vegetation
and natural landforms.
Height
O7 Buildings and other structures— The proposed office building is two
a) are low rise and present a building height storeys high and will be less than 8m
consistent with structures on adjoining and above the natural ground surface of the
surrounding premises; property.
b) have a maximum building height of 2
storeys; The roof will slope down from the Emerald
c) do not visually dominate the street, Street frontage at 2°.
surrounding spaces or the existing skyline;
d) preserve the amenity of surrounding land The form and scale of the building is
uses; designed to provide a visually unobtrusive
e) respect the scale of existing vegetation; skyline particularly when viewed from the
and street.
f) respond to the topography of the site by
avoiding extensive excavation and filling.
Setbacks
O8 Buildings and other structures are The proposal includes a landscaped strip
appropriately designed and sited to— along the Emerald Street frontage that will
a) provide amenity for users of the premises act as a setback.
as well as preserve the visual and acoustic
privacy of adjoining and nearby properties; The side boundaries of the site will
b) preserve any existing vegetation that will include a 1.5m strip of row of vegetation.
buffer the proposed building from adjoining
uses;
c) allow for landscaping to be provided
between buildings; and
d) maintain the visual continuity and pattern
of buildings and landscape elements within
the street.
Site cover, gross floor area and plot ratio
O9 The site cover, gross floor area and plot The total gross floor area of the proposed
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2
ratio of buildings and other roofed structures— development is 657m and is considered
a) results in a building scale that is to be compatible with the scale and
compatible with surrounding development; character of the proposed buildings in the
b) does not present an appearance of bulk to estate.
adjacent properties, roads or other areas in
the vicinity of the site; The plot ratio of the proposed
c) maximises the retention of existing development is 0.65:1and is well below
vegetation and allows for additional soft the maximum plot ratio of 0.80:1 that is
landscaping between buildings; allowed for the business centre zone.
d) allows for adequate area at ground level
for outdoor recreation, entertainment, This ensures that all required amenities
clothes drying and other site facilities; and and services can easily be provided on
e) facilitates onsite stormwater management site.
and vehicular access.
O10 Site cover does not exceed—
a) for the Detached Housing Zone—50% for a
single storey building and 40% for a double
storey building;
b) for the Semi-attached Housing Zone—40%;
or
c) for the Attached Housing Zone—40%
O11 For Multiple Housing Type 2 buildings
have a maximum plot ratio of 0.45:1.
O12 For Multiple housing Type 3 or 4, Visitor
accommodation Type 4, or the
accommodation unit component of an
Entertainment and dining business Type 3—
maximum gross floor area is equivalent to the
maximum allowable population in persons
2
multiplied by 40m .
O13 For the Business Centre Zone plot ratio
does not exceed—
a) 0.8:1 for site areas up to and including
2
2,000m ; and
2
b) 0.3:1 for the balance of a site over 2,000m .
Flooding and drainage
O14 Buildings and other works are designed The property is not located in a flooding
and sited to— area and the proposed development
a) provide flood free access to premises and includes extensive drainage to safely
flood free habitable areas; remove water from the site.
b) allow only minor, short term and infrequent
flooding of non-habitable areas;
c) ensure drainage does not adversely impact
upon other premises; and
d) ensure filling or excavation does not
adversely impact upon other premises
by—
i. causing ponding of water on the site
or nearby land;
ii. increasing flooding, which adversely
affects the safety or use of any land
upstream and downstream; and
1. adversely affecting the flow of water in
any overland flow path.
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Sloping sites
O15 On sloping sites, buildings and structures The site is relatively flat with a slope of
are designed to maximise the use of natural approximately 4%.
slope and minimise the need for cut and fill.
THE BUSINESS USE CODE
Specific Outcomes Proposed solutions
Effects of use
Electricity infrastructure
O1 The development does not adversely The proposed development does not
impact on existing or future electricity supply adversely impact upon the electricity
infrastructure; supply infrastructure.
AND
O2 All uses and works maintain an adequate
safe distance from electrical infrastructure
including substations, overhead powerlines,
power poles and transformers.
Amenity
Noise
O3 Development is designed and sited to The proposed development does not
avoid noise emissions that unreasonably create any excessive noise emissions.
diminish the amenity of the area or surrounding
uses.
Mechanical plant and equipment and storage
areas The only equipment that is included in this
O4 Mechanical plant and equipment (including development is air conditioning equipment
air conditioning equipment) and storage areas which has been located out of sight.
are designed and located to—
a) avoid adverse visual impacts when viewed The bon area is located behind a screen
from the street and adjoining properties; that is integrated into the building design
and
b) visually integrate with the building design.
Safety and security
O5 All property boundaries are clearly Boundaries are identified by fencing and
identifiable with public and private spaces clearly landscape treatments.
defined.
The access routes will be clearly
O6 All premises and access routes are clearly identified.
identifiable to all persons, particularly emergency
services personnel. The design of the building entry will be
easily identifiable from the adjoining
07 All building entries are designed to be buildings.
obvious and easily identifiable.
The building design permits casual
O8 Uses are arranged within buildings and on surveillance from the windows facing the
sites to enable external areas to be monitored. street.
O9 Communal open space, including The proposal includes an outside seating
congregation and seating areas, is located area.
where it can be monitored.
The proposal allows for lighting to be
O10 Buildings and structures are designed to directed towards open spaces to promote
minimise opportunities for vandalism. surveillance at night time.
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Specific Outcomes Proposed solutions
O11 Lighting of appropriate intensities is
provided to maximise safety.
Shower and storage facilities
O12 For Commercial business or Retail business Not applicable.
premises with a gross floor area exceeding
500m2, shower and storage facilities are
provided to meet the needs of owners and staff.
Site facilities
O13 Waste storage areas, external storage The bins and storage areas is located
areas and loading docks do not detract from the behind the building and is screened.
visual amenity of the streetscape or cause
nuisance to adjoining properties.
Environment & heritage values
O14 There are no significant adverse effects on There is no significant impact upon the
the biodiversity, natural vegetation, native environment and heritage values of the
wildlife, habitats, landscape quality, water quality site.
or heritage values, including those related to—
a) changes to natural drainage;
b) disturbance to any of the wetland systems;
c) management of landslide and fire risk;
d) erosion and the transport of sediments off-
site;
e) unmanaged public access;
f) effluent disposal;
g) changes to fauna habitat and behaviour;
and
h) disturbance of buildings and features,
including natural features, of heritage
significance.
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DRIVEWAYS AND CARPARKING CODE
Specific Outcomes Proposed solutions
Carpark design and layout
Sufficient carparking is provided to The Noosa Plan prescribes the following
accommodate the number and type of vehicles number of car parks to be provided for the
likely proposed uses:
to be generated by the development having
regard Shop (up to 100m² of use area) = 5.0
to the specifics of the use including— Shop (in excess of 100m² of use area = 7.3
a) the type and intensity of land use; Office =11.0
b) any existing parking available on the site;
c) hours of operation; Total =23.3
d) likely numbers of users; Provided =23
e) the peak parking demand periods of uses on
the site; and As the development includes 7 car spaces
f) the availability of alternative carparking. across the frontage it is proposed that the
O8 provision of 23 car spaces provides all of the
The layout of the development provides required on-site car parking spaces.
ade
quate, clearly defined and easily accessible— The office space that is proposed for the site
a) will have a low turnover of customers and the
on-site vehicle parking and manoeuvring surrounding streets have a low demand for on-
areas; and street parking. It is deemed that this level of
b) carparking is sufficient to accommodate the
loading and manoeuvring areas for delivery expected level of traffic that will be using the
and service vehicles site.
Parking areas are located where they will not The car parking area provides sufficient space
undu for the manoeuvring of vehicles. A loading bay
ly conflict with pedestrians and will not has been provided. All carparks are accessible
dom from rear laneways and are hidden from
inate the streetscape. Emerald Street.
Provision is made for a reasonable number of One carparking space is provided for people
on-site carparking spaces identified and reserved with disabilities as required.
for people with disabilities. All vehicles are able to enter and leave the site
Access and egress points do not impact on the in a forward gear.
safety and operations of the road system.
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Parking areas are designed to - The location of the carparking spaces allows
a) provide a progressive reduction in speed for a reduction in speed when entering from
between the external road and internal parking the Wimmers Lane.
spaces;
b) ensure lower speeds near areas of high The carparking area is an open design with not
pedestrian activity through the use of structures or vegetation obstructing the views
appropriate road geometry or devices to allow for maximum visibility between
designed to limit speed; and vehicles and pedestrians using that space.
c) maintain sight distances which are appropriate
for the likely operating speeds in all areas of Stairs and a ramp are located close to the car
potential pedestrian/vehicle and vehicle/vehicle park for pedestrians to use.
conflict;
A clearly defined pedestrian network is The carpark is able to be easily lit with lighting
provided that – placed on the ceiling.
a) is located in areas where people will choose to
walk;
b) ensures that pedestrian movement through car
parking areas or structures are along aisles
rather than across them;
Provision is made for pedestrian and vehicular
queues at conflict points;
O15 Parking areas are lit to provide security for
night-time users.
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In mixed use areas of Business centres No residential parking is required for this
residents do not compete with customers for development.
carparking spaces. The carparking area is surrounded by
landscaped area to collect stormwater runoff
Car parking areas are landscaped to— and to reduce visibility from the streetscape.
a) No significant traffic will be generated from this
provide shade; proposed development.
b)
maximise infiltration of stormwater run-off;
c)
define parking areas;
d)
reduce direct visibility of car parking areas
from external viewpoints;
e)
soften views of hardstand areas
Development with the potential to generate
significant traffic and parking impacts gives
appropriate consideration to transport and land
use issues23 .
Six car parks are provided for bicycles and
motorcycles to use.
Motor Cycles & Motor Scooters
Designated Motor cycle or motor scooter
parking spaces reduce the reliance on cars.
Carparks are designed to ensure run-off is Landscaping is able to trap and collect run-off
treated to remove pollutants prior to leaving the before it leaves the site.
premises.
Pipes and natural drainage is provided to
Carparking areas are designed to ensure collect water without the use of pumps.
drainage without the use of pumps or other
electrical apparatus.
Site layout and building design provides for The car park is contained mainly within the
soft landscaping to be established. footprint of the building with soft landscaping
provided around the car park and building.
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12 Overall Outcomes for the Landscaping Code The proposal includes 101m? area as landscaped area which meets the requirement for 10% of the site area. The Landscape Plan is included in Proposal Plans of the Development in Appendix B of this report; which contains details of the variety of species that will be used. The types of vegetation that will be used have been chosen to integrate into a similar landscaped area that exists on the adjoining property to the west. All of the chosen species are low maintenance and are drought tolerant. All landscaping is designed to not obstruct the views of pedestrians or vehicles using the area and are kept at a low height where necessary. Landscaping that is situated next to impervious surfaces is designed to collect any storm-water runoff before it leaves the site. This landscaping plan is considered to be compliant with the overall outcomes for the landscaping code. 5. SOUTH EAST QUEENSLAND REGIONAL PLAN: This proposal is situated within the Urban Footprint and the proposed land use is considered compliant with the South East Queensland Regional Plan. 6. CONCLUSION This application seeks a Development Permit for a Material Change of Use of Premises for a Commercial Business — Type 1 Office and an Entertainment and Dining Business- Type 1 Food & Beverages. The subject property is located in a Business Centre and the proposal intends to re- establish the use of this property as a business use that will benefit the community. This proposal is deemed to be generally compliant with The Noosa Plan and we request that it be approved with suitable Conditions of approval. Mihi Max Watterson 12
Page 13
13 APPENDIX A Detail & Contour Plan of Lot of Lot 47 on C5602 13
Page 14
EMERALD Z STREET » 2 S & oot +" SwP k:t07q7 al e \ LL: 108.55 300 Diam o © ow ao RCP Le 107,57 @ Po, Ors os 107,67 «SS sweits'S SP = A ‘- Z “e SF / we ~~ oe oe o 300 Diam © wr Sewer M/H thee 70 LL: 109.83 Ts 05 @—— S 1s ML: 106.82 ¢p s s s s S . s s PP & v 2 E ae 22", * E - -—£ E E E E ——— aS =—— >a prema BM: Screw in Kerb 2 A oy ) RL: 109.65 © e > & RS pT & RS PON ex QL Cia s m Sf 3s 90°0' =. 20.117 Oo. OF a | & +t x % b = | oO & oo & & | — e RSS \ + & Qv | Single Storey 2 o oa S =z Block Building RP170689 = | Ot; a L N $ wi | I) se High Set iS Timber House olN Single Storey a2 Timber Building | ne Q|m Loin — 0 | 2 . be 46 FFL: 112.47 we RP43490 S St | C5602 \N s [[steos- | I. we 8 & w xe & ; 47 & 2 ot 1012m Noo O00 e LOIN re’ STORMWATER GRATE oO] S + WV q Lo STORMWATER MANHOLE oO £ RP44101 (© SEWER MANHOLE . EJ) ELECTRICITY JUNCTION BOX TELSTRA PIT GM) WATER METER [HYDRANT D4 STOP VALVE @ POWER POLE ~ | LIGHT POLE Single Storey 2 @ BENCH MARK Block & Iron Building yz | & LINETYPE LEGEND \ \ \ | 2 —— Bank Borrow =x | RP44101 BANK TOP” ~ BATTER —— = E | GUTTER | -—-—---—- GRAVEL == arse tk KERB Ty ~ x ° t w YT e ememee | senor cen R ~~ __269 "S940 8 Sewer Mi W waren bad oN? Sewer WH ~ a LL: 112.51 DAM/POOL DENOTES CONCRETE \ Lh: 111.45 S & S an Ss Ss S IL: 140.14 @) a WIMMERS *""""""" $ SS LANE muavee | | [| omoresanone 5 ~772 GARDEN — Nia & 3a + ROCK OUTCROP I 4 DENOTES BITUMEN New aw NN BUILDING ee — PAVING naa DENOTES PAVING RETANING WALL KA GUARDRAIL DENOTES DAM/POOL . u“ FENCE Scale 1:250 - Lengths are in Metres MAJOR CONTOUR enoTes TREE busts | | | | | | | | | | MINOR CONTOUR 25 0 2.5 5 75 10 12.5 15 17.5 20 22.5 25 27.5 Client: Project: Plan 1 of 1 NOTE: This plan has been prepared for building B.H. DURRINGTON PLAN SHOWING Date: 26-08-14 design purposes only. SUPERFUND CONTOURS & DETAIL Underground services not located except MAX WATTERSON ON LOT 47 ON C5602. Scale: 1:250 where evident on surface. Di i fi 1$216292. ASSOCIATES Datum: AHD imensions trom Origin: PM 24980 PARISH: TEWANTIN RL 117.567 See Cont.Int: 0.5m aple Stree . PO Box 639 COUNTY: MARCH Cooroy Qlid 4563 LOCAL GOVT: NOOSA SHIRE COUNCIL Ref: Ph. (07) 54426121 er: eno Wey ies de) LOCALITY: COOROY - Email. [email protected] 14 3 702AA
Page 15
14 APPENDIX B Proposal Plans of the Development (Project 1505 prepared by Tulip Designs) 14
Page 16
Tuul
DESIGN Iaio
Tulip Design Queensland, 39 Tulip Street, Cooroy QLD 4563
W: www.tdg.com.au T: 0426 439 395 E:[email protected]
Proposed development at 2 Emerald St , Cooroy
meee <8
a conan
Address: 2 Emerald Street, Cooroy
Property Details: Lot 47 on C5602
Locality Cooroy and Lake Macdonald
Noosa Shire Council
Site area 1012 sqm
Drawing list;
\
I
N
Ih
lu
A0.00 Cover Sheet and Drawing List
A1.00 Site Plan
A1.01 Proposed Floor Plans
A2.01 Proposed Elevations - Sheet 1
A2.02 Proposed Elevations - Sheet 2
A3.01 Section
A9.01 3D Impressions
L1.01 Landscape proposal
31/10/2014 1:38:56 PM
Rev
Description
Date
DA submission
31.10.14
2 Emerald Street, Cooroy
B + A Durrington
COPYRIGHT: This design and drawing remains the intellectual property of Tulip
Design Queensland and cannot be used, copied or modified for any purpose
without express written permission.
Cover Sheet
Project number 1505 | Drawing number Rev
Date October 2014 AO 00 A
Drawn by Rel .
Checked by Rel | Scale @ A3
Page 17
House to be removed from site Emerald St Emerald St
Awning set back from Existing street parking, nose in
kerb approx 500mm
setback
Site Existing access on
adjoining property
Wimmers Lane
Bike
Shed to be demolished parking
Bins and
loading
Clear 12
Location NORTH 11
13
1 1 : 1000 10 14
Parking and
service area for
adjacent properties
Development Parameters 9
15
New building use area: Retail 210sqm (Ground Floor) 8 16
Commercial/ Office 220sqm (First Floor)
Total use area (excludes balcony area) 430sqm Landscape border
7 17
Landscape border
6 18
Parking
Shop = 22.3 spaces 5 19
Office = 11 spaces 4
Total Required = 23.3 spaces 20
3 21
Provided = 23 spaces
2 22
Bicycles 1 23
1 space per 100sqm Use Area required = spaces
Provided = 5 spaces Bitumen run into Wimmers Lane
Wimmers Lane
as precedent set at other
properties along Emerald St/
Height of proposed building max 8m above natural ground Wimmers Lane
Highest RL of building element = RL 117,850
10/11/2014 10:40:12 AM
Plot Ratio 0.65:1
Site coverage proposed (346sqm) 34% Site Plan
2 1 : 350
Landscape area as % of site 10%
Rev Description Date
A DA submission 10.11.14 2 Emerald Street, Cooroy Site Plan
B + A Durrington Project number 1505 Drawing number Rev
Date October 2014
COPYRIGHT: This design and drawing remains the intellectual property of Tulip
Drawn by Rcl
A1.00 A
Design Queensland and cannot be used, copied or modified for any purpose
Tulip Design Queensland, 39 Tulip Street, Cooroy QLD 4563 without express written permission.
W: www.tdq.com.au T: 0426 439 395 E:[email protected] Checked by Rcl Scale @ A3 As indicated
Page 18
A B C D A B C D
block face to boundary line
1110 6275 6275 6425 36 block face to
boundary line
18972
6082 6275 6235
A2.01 1500 1500
3000 from boundary
Power pole 2 metal roof sheeting; Klip lok or similar
Comms
109544
Battens (aluminium or 1100
2°
Hyd
Existing footpath 0
610
composite timber) pot planter
Water
Level (feathered)
1 Boundary line
1260
access
Screen wall
Steps Existing
110015
2960
2960
2400
sewer i.o. Balcony
Screen wall
condenser
1500
A/C
A/C condenser
109960
2 3000 shopfront (entry doors not shown) 2526
Blockwork
5
setback from 310
pedestrian walkway
front boundary
2
R1 R2 R3 C1 C2 C3
A2.02
16860
11500
70 sqm 70 sqm 70 sqm 1 A2.01 80 sqm 70 sqm 70 sqm
division of lettable space is division of lettable space is
indicative and may vary 36 block face to
boundary line indicative and may vary
16860
Exit distance Exit distance
1640 line = 19.5m line = 19m
110050
1600
2400 internal
1544
condenser
A/C
3
1202
Lift
AS1428 compliant
layout not shown Lift access M
2400
PWD
F
4
turning head
Batten screen Cleaner sink
2500
1
Bins
Loading bay line of roof over 1200
Potential grease trap in-ground location
12
3295
No parking A2.02 3295
adjacent PWD
11
13
PWD
parking
10 14
5400 6200 5400
9
15
2.6m x 5.4m car spaces
31/10/2014 1:39:24 PM
8 16
Ground Floor 7 17 Level 1
1 1 : 200
2 1 : 200
6
18
Rev Description Date
A DA submission 31.10.14 2 Emerald Street, Cooroy Floor Plans
B + A Durrington Project number 1505 Drawing number Rev
Date October 2014
COPYRIGHT: This design and drawing remains the intellectual property of Tulip
Drawn by Rcl
A1.01 A
Design Queensland and cannot be used, copied or modified for any purpose
Tulip Design Queensland, 39 Tulip Street, Cooroy QLD 4563 without express written permission.
W: www.tdq.com.au T: 0426 439 395 E:[email protected] Checked by Rcl Scale @ A3 1 : 200
Page 19
Lift shaft beyond Metal Klip-Lok or similar roof
2°
Rendered and painted blockwork wall
Signage panels
East Pot planter box
1 1 : 100 Footpath awning
2°
Bin area screening
Rendered block retaining wall
and planter
Metal Klip-Lok or similar roof Signage panels Footpath awning Rendered and painted blockwork wall
117300 top of wall
North Sign Signage zone - Commercial
L1 Ceiling
2 1 : 100 Sign
116350
2700
Sign
Pot planter box
Level 1
7250
7950
6300
113650
300
Signage - Retail
GF Ceiling
Boundary
1100
Building facade
3600
112750
3000
(block face)
2700
Boundary
35mm inside
boundary
1000
Ground Floor
1081
10/11/2014 10:41:50 AM
Rendered block retaining 110050
wall and planter
Driveway to adjacent
properties
Rev Description Date
A DA submission 10.11.14 2 Emerald Street, Cooroy Elevations - Sheet 1
B + A Durrington Project number 1505 Drawing number Rev
Date October 2014
COPYRIGHT: This design and drawing remains the intellectual property of Tulip
Drawn by Rcl
A2.01 A
Design Queensland and cannot be used, copied or modified for any purpose
Tulip Design Queensland, 39 Tulip Street, Cooroy QLD 4563 without express written permission.
W: www.tdq.com.au T: 0426 439 395 E:[email protected] Checked by Rcl Scale @ A3 1 : 100
Page 20
A B C D
117850
Metal Klip-Lok or similar roof
Lift shaft
Signage zone - Commercial
Batten
screening
South
Bin area screening
1 1 : 100
West
2 1 : 100
1 2 3 4
117850
117300 Metal Klip-Lok or similar roof Lift shaft,
Rendered block
Rendered and
painted
blockwork wall L1 Ceiling
116350
7950 top of shaft wall
2700
Footpath awning Batten screen
Pot planter box
Level 1
7991
113650
GF Ceiling
Bin area beyond 112750
Rendered block Painted fc panel system or similar fire rated wall at first floor
retaining wall
Rendered and painted
10/11/2014 10:48:44 AM
blockwork wall
Footpath Ground Floor
110050
Rev Description Date
A DA submission 10.11.14 2 Emerald Street, Cooroy Elevations - Sheet 2
B + A Durrington Project number 1505 Drawing number Rev
Date October 2014
COPYRIGHT: This design and drawing remains the intellectual property of Tulip
Drawn by Rcl
A2.02 A
Design Queensland and cannot be used, copied or modified for any purpose
Tulip Design Queensland, 39 Tulip Street, Cooroy QLD 4563 without express written permission.
W: www.tdq.com.au T: 0426 439 395 E:[email protected] Checked by Rcl Scale @ A3 1 : 100
Page 21
1 2 3 4
Signage panels Metal Klip-Lok or similar roof
2°
Pot planter box
L1 Ceiling
ceiling line
116350
550 approx set back from kerb Roof structure in depth of roof and
above ceiling not shown
2700
2700
Guardrail to
Footpath awning
access deck Level 1
2° 113650
300
900
Painted block bin area
GF Ceiling
600
ceiling line
Walls to be lined as 112750
3600
3300
part of tenancy fit out
3000
2700
Kerb line
Ground Floor
900
Existing
footpath
110050
Footings to engineer's
details not shown
Longitudinal section
31/10/2014 1:40:20 PM
1 1 : 100
Rev Description Date
A DA submission 31.10.14 2 Emerald Street, Cooroy Section
B + A Durrington Project number 1505 Drawing number Rev
Date October 2014
COPYRIGHT: This design and drawing remains the intellectual property of Tulip
Drawn by Rcl
A3.01 A
Design Queensland and cannot be used, copied or modified for any purpose
Tulip Design Queensland, 39 Tulip Street, Cooroy QLD 4563 without express written permission.
W: www.tdq.com.au T: 0426 439 395 E:[email protected] Checked by Rcl Scale @ A3 1 : 100
Page 22
Front looking west Front (North)
1 3
Rear (South)
2
Building colours are to be finalised but the
theme is taupe, greys and whites to walls and
cladding (refer coloured cover sheet image
indicative).
Battens will be either powder coated aluminium
or composite timber (low maintenance)
31/10/2014 1:40:40 PM
Shopfronts will be coated aluminium framing.
Roof sheeting will be light coloured (shale grey
or surfmist)
Rev Description Date
A DA submission 31.10.14 2 Emerald Street, Cooroy 3D impressions
B + A Durrington Project number 1505 Drawing number Rev
Date October 2014
COPYRIGHT: This design and drawing remains the intellectual property of Tulip
Drawn by Rcl
A9.01 A
Design Queensland and cannot be used, copied or modified for any purpose
Tulip Design Queensland, 39 Tulip Street, Cooroy QLD 4563 without express written permission.
W: www.tdq.com.au T: 0426 439 395 E:[email protected] Checked by Rcl Scale @ A3
Page 23
PLANTING SCHEDULE
20 Viola betonicifolia (Betony leaved violet)
14 Lomandra histrix (Narrow leaf mat rush) 150mm pot
10 Cordyline nigra (Black cordyline) 150 - 200mm pot
10 Cordyline rubra (Red cordyline) 150 - 200mm pot
3 Cyathea cooperii (Tree fern) 250mm pot
2 Archontophoenix cunninghamiana (Bangalow palm) 300-400mm pot
2 Leptospermum polygalifolium (Wild May) 300mm pot
1 Backhousia myrtifolia (Grey myrtle) 200mm pot
Emerald Street
3 Stenocarpus sinuatus (Wheel of fire tree) 200mm pot
10 Callistemon salignus (Weeping white bottle brush) 200mm pot
Garden beds to be mulched with forest blend or bush mulch
Install root guard to the perimeter of the beds adjacent the loading bay (grease trap)
Total landscape area = 104sqm (includes bike park)
10% of site equates to 101sqm
Callistemon salignus x 4 Stenocarpus sinuatus x 3 Cyathea cooperii x 1
Cordyline nigra x 5 Backhousia myrtifolia x 1
Cordyline rubra x 5 5sqm
Lomandra histrix x 4
Viola betonicifolia x 10 Lomandra histrix x 10 Exisitng grass area outside of
site boundary.
block face to boundary line
pedestrian walkway Power pole
Lift
47.5sqm
PWD
bay
Wattle Lane
1
2
3
4
5
6
7
8
9
10
11
Exisitng grass area outside of
site boundary - fairly steep
crossfall.
Leptospermum polygalifolium x 1
Archontophoenix cunninghamiana x 2
Cordyline nigra x 3
Cordyline rubra x 2
3.5sqm
23
22
21
20
19
18
17
16
15
14
13
12
48sqm Loading Cordyline nigra x 2
Water
bay Cordyline rubra x 3
Bins
31/10/2014 1:41:00 PM
Callistemon salignus x 6 Leptospermum polygalifolium x 1 Bin wash area and external anti Access easment to
Cyathea cooperii x 2 tamper hosecock with backflow adjoining parking area
Viola betonicifolia x 10 prevention
Existing
footpath
Rev Description Date
A DA submission 31.10.14 2 Emerald Street, Cooroy Landscape Plan
B + A Durrington Project number 1505 Drawing number Rev
Date October 2014
COPYRIGHT: This design and drawing remains the intellectual property of Tulip
Drawn by Author
L1.01 A
Design Queensland and cannot be used, copied or modified for any purpose
Tulip Design Queensland, 39 Tulip Street, Cooroy QLD 4563 without express written permission.
W: www.tdq.com.au T: 0426 439 395 E:[email protected] Checked by Checker Scale @ A3 1 : 200