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Planning Report - Minor Changes Only - Gateway Drive
Attached to the e-mail Change to DA (additional unit, increase in height, use area & site cover) - 132007.738.04.
Development Application
Planning Report
Minor Change to Existing Approval (132007.738.02)
For Industrial Business Types 1 & 2
situated at 64 Gateway Drive, Noosaville
(Lot 13/SP170295)
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Contents
1.0 Summary ........................................................................................................................... 3
1.1 Development application details ................................................................................................3
1.2 Planning instrument details .......................................................................................................3
1.3 Referral agencies........................................................................................................................3
2.0 Site details ......................................................................................................................... 4
2.1 Site description ..........................................................................................................................4
2.2 Background ................................................................................................................................5
2.3 Surrounding land uses ................................................................................................................5
3.0 Proposed development details .......................................................................................... 5
4.0 Planning assessment .......................................................................................................... 7
4.1 Pre-lodgement ...........................................................................................................................7
4.2 Minor Change Assessment .........................................................................................................7
4.3 Key issues ..................................................................................................................................9
4.3.1 Development Parameters ................................................................................................................ 9
4.3.2 Proposed changes to the existing approval conditions for Industrial uses. ..................................... 9
5.0 State assessment and other matters ................................................................................ 10
5.1 State interests .......................................................................................................................... 10
5.1.1 Matters established in the Planning Regulation ............................................................................ 10
5.1.2 State Planning Policy ...................................................................................................................... 10
6.0 Conclusion ...................................................................................................................... 10
Client Name: Sunshine Beach Construction
Prepared by: Jack Lewis B.Sc Hons UNSW, M.Plan OTAGO
Version: 1
Date: 18 September 2018
This report is based on the QLD Government’s planning report template (Department of Infrastructure, Local Government
and Planning), which adopts a ‘report-by-exception’ approach. The planning report only discusses the key issues and
matters where a proposed development does not exactly meet the requirements of, or conflicts with, a planning scheme
or other planning instrument.
Disclaimer: While every care has been taken in preparing this report, Pivotal Perspective Pty Ltd accepts no responsibility
for decisions or actions taken as a result of any data, information, statement or advice, expressed or implied, contained
within. To the best of our knowledge, the content was correct at the time of publishing.
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1.0 Summary
1.1 Development application details
Proposed development: Minor Change to Existing Approval (132007.738.02) for
Industrial Business Types 1 & 2
Type of approval sought: Minor Change to Existing Development Permit
(132007.738.02)
Site address: 64 Gateway Drive, Noosaville
Real property description: Lot 13/SP170295
Site area: 12,337m2
Assessment manager: Noosa Council
Owner details: Steven and Mary Mihos
Applicant details: Sunshine Beach Construction c/- Pivotal Perspective Pty Ltd
1.2 Planning instrument details
State planning policy: State Planning Policy (July 2017)
Regional plan: SEQ Regional Plan 2009–2031 (version commenced 2 May
Designation: 2014), urban footprint designation.
Planning scheme: The Noosa Plan
Zone: Industry zone
Level of assessment: Code
Applicable overlays: No new overlays relevant
Applicable codes: Minor Change Application
- Noosaville Locality Code
- Business Uses Code
- Landscaping Code
- Engineering Works Codes
1.3 Referral agencies
Nil
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2.0 Site details
2.1 Site description
Table 1: Site description
Site Description
characteristic
Existing land use Vacant – Application currently lodged for Operational Works for clearing and
earthworks (OPW18/0139).
Frontage and Adjoins the existing Gateway Drive cul-de-sac head with 78m of direct road
access frontage.
Topography The site slopes to towards Lake Doonella to the north at approximately 2-5%.
Existing vegetation The site is proposed to be cleared as part of OPW18/0139.
Figure 1: Aerial view with zoning overlay
Source: Noosa Council Mapping System
Figure 2: Aerial view and site identification
Source: QLD Globe
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2.2 Background
On the 2 July 2008, Council issued a development permit for Material Change of Use – Industrial
Business Types 1 & 2.
On the 7 June 2012, Council approved a change to condition 22 extending the relevant period until
20 July 2016 (132007.738.01).
On the 14 June 2016. Council approved a change to condition 22 extending the relevant period
until 20 July 2020 (132007.738.02).
2.3 Surrounding land uses
Table 2: Surrounding land uses
Surrounding land uses
North and Adjoining the site to the north and east is the Lake Doonella Park Council
East reserve.
South Adjoining the site to the south are the following industrial premises:
- 61 Gateway Drive, includes 5 service industry tenancies ranging in size
from 50m2 to 157m2.
- 62 Gateway Drive, currently vacant 2,446m2 industrial lot.
- 18 Venture Drive, currently vacant 2,505m2 industrial lot.
West Adjoining the site to the west is the 22 unit ‘Bushlands Manor’ residential
complex with 130m2 attached units with common facilities. The closest units
are less than 6m away from the site’s property boundary.
3.0 Proposed development details
The application proposes to change the existing approval to allow for the revised industrial building
layout. A summary of the minor changes is included within Table 3 and 4, with the proposed site
plans attached.
Table 3: Summary of development aspects
Minor Change to existing approval
Parameter Existing Approval Proposed Changes
No. of factory units 42 43
Building Height 6.3m 7.5m
Use Area 3,840m2 3,854m2
Site Cover 31% 32%
Car Parking 104 102 (with the ability to provide for 12
motorcycle bays, equivalent to 3
carspaces)
Bicycle Parking 41 parks 50 parks
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Proposed servicing 12.5m long truck 12.5m long truck
arrangements
Landscaping/environmental 10m 10m
buffer
Figure 3: Existing Approval Plan
Figure 3: Proposed Ground Floor Plans (Industry)
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4.0 Planning assessment
4.1 Pre-lodgement
An informal meeting was undertaken with Council’s development planner in September to discuss
the application requirements for a proposed change to the existing approval.
4.2 Minor Change Assessment
An assessment against the meaning of minor change and a response about the proposed application
provided thereafter underlined. The Planning Act 2016 defines a minor change as a change to the
approval that:
i. would not result in a substantially different development*;
(*In determining whether the proposed change would result in substantially different
development, the assessment manager or referral agency must consider the
individual circumstances of the development, in the context of the change proposed.)
A change may be considered to result in a substantially different development if the
proposed change:
- Involves a new use; or
Response: A new application will be lodged concurrently for the ancillary dwelling units to be
located within the buildings and both applications shall be considered separately in
accordance with the planning scheme’s bounded assessment.
- Results in the application applying to a new parcel of land; or
Response: No new parcels of land are applicable.
- Dramatically changes the built form in terms of scale, bulk and appearance; or
Response: The design is proposed within generally the same building footprint, bulk and
carparking layout to that previously approved.
- Changes the ability of the proposed development to operate as intended; or
Response: The industrial uses can continue to operate in accordance with the Industry zone
Outcomes.
- Removes a component that is integral to the operation of the development; or
Response: There are no components being removed from the development integral to the
operation of the development.
- Significantly impacts on traffic flow and the transport network, such as
increasing traffic to the site; or
Response: Sufficient carparkingand traffic flow is maintained to the site in accordance with
The Noosa Plan requirements.
- Introduces new impacts or increases the severity of known impacts; or
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Response: No new impacts are introduced because of the revised layout of the industrial
uses.
- Removes an incentive or offset component that would have balanced the
negative impact of the development; or
Response: The proposal does not remove an incentive or offset.
- Impacts on infrastructure provisions.
Response: The development is situated in a well-established locality with good access to
existing infrastructure and services. The proposed change will result in the efficient use of
existing infrastructure.
ii. if a development application for the development, including the change, were made
when the change application is made would not cause—
A. the inclusion of prohibited development in the application; or
Response: The change does not include any prohibited development.
B. referral to a referral agency, other than to the chief executive, if there were no
referral agencies for the development application; or
Response: The original application was referred to the Chief Executive as an Advice Agency
for Acid Sulfate Soils. No referral agencies are applicable to the current development.
C. referral to extra referral agencies, other than to the chief executive; or
Response: The original application was referred to the Chief Executive as an Advice Agency
for Acid Sulfate Soils. No referral agencies are applicable to the current development.
D. a referral agency to assess the application against, or have regard to, matters
prescribed by regulation under section 55(2), other than matters the referral
agency must have assessed the application against, or have had regard to, when
the application was made; or
Response: The proposed change would not result in the chief executive having to consider
matters additional to those considered when the application was made.
E. public notification if public notification was not required for the development
application.
Response: The change does not require the application to be publicly notified.
Given the above, the proposed change to the existing approval is a minor change in accordance with
Schedule 2 of the Planning Act 2016 and Schedule 1 of the Development Assessment Rules.
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4.3 Key issues
4.3.1 Development Parameters
The following table demonstrates compliance of the application against the key development
parameters of The Noosa Plan, with further discussion provided thereafter.
Table 3: Summary of Key Development Parameters
Parameter Proposal The Noosa Plan requirements Complies
Building Height 7.5m 10m Y
Setbacks 10m 6m frontage and no setback to Y
other boundaries
Car Parking 102 Industry Type 2 (46) Y
Use area = 3,854m2 12 up to 500m use area + 1 per
2
100m2 thereafter
Industry Type 1 (77)
1 per 50m2 of use area
Bicycle Parking 45 50 Y
Proposed servicing 12m long truck 15m x 3.6m semitrailer loading Specific
arrangements and onsite manoeuvring Outcome
Landscaping 10m buffer to north, east 15% of site Y
and west boundaries. 6m frontage
No setback to adjoining 6m to residential zones
Industrial development
No requirement for Industry zone
to the south.
3m to other
Although the proposal does not meet the proposed servicing arrangements, each premises is
expected to only require servicing by a truck no greater in size than a single unit truck 12m long.
This is the same impacts to what was provided as part of the existing approval and meets the relevant
Specific Outcomes of the Driveways and Carparking Code for the likely users and intensity of the
land use.
4.3.2 Proposed changes to the existing approval conditions for Industrial uses.
An assessment against each of the conditions is provided in Appendix A, with further discussion
regarding each of the relevant changes provided below.
Condition 1 – Approved plans updated to reflect new building footprint of industrial use areas
Condition 10 – Updated Bicycle parking rate
Condition 24 – Updated plan reflecting vehicle access
Condition 31 – Updated plan reflecting carparking layout
Condition 32 – Updated condition reflecting approved industrial carparking numbers related
to industrial uses.
Conditions 45-53 – Update to remove reference to water and sewerage requirements and replace
with Unitywater standard conditions.
Condition 68 – Delete contribution condition and insert advice not relating to infrastructure
charges.
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5.0 State assessment and other matters
5.1 State interests
5.1.1 Matters established in the Planning Regulation
Nil
5.1.2 State Planning Policy
The proposal meets the relevant matters of State Interest within the State Planning Policy.
6.0 Conclusion
The proposed change to 132007.738.02 complies with the definition of a minor change under
Schedule 2 of the Planning Act 2016 and is not substantially different development in accordance
with Schedule 1 of the DA Rules 2017.
The Assessment Manager’s favourable consideration of the above development applications is
therefore recommended. Please contact me if you require any further information and/or clarification
with respect to the above application.
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