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Town Planning Report Material Change of Use to establish Industrial Business Type 2 (Production, alteration, repackaging & repairing) 178 Eumundi Noosa Road, Noosaville Mogpropmanagement Pty Ltd Date: 09/10/2014 RPS Ref: PR122781-4 rpsgroup.com.au
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Page 2
Town Planning Report
Material Change of Use to establish Industrial Business Type 2 (Production, alteration,
repackaging & repairing)
178 Eumundi Noosa Road, Noosaville
Important Note
Apart from fair dealing for the purposes of private study, research, criticism, or review as permitted under the Copyright Act, no part of this
report, its attachments or appendices may be reproduced by any process without the written consent of RPS Australia East Pty Ltd. All
enquiries should be directed to RPS Australia East Pty Ltd.
We have prepared this report for the sole purposes of Mogpropmanagement Pty Ltd (“Client”) for the specific purpose of making a
Development Application (“Purpose”). This report is strictly limited to the purpose and the facts and matters stated in it and does not
apply directly or indirectly and will not be used for any other application, purpose, use or matter.
In preparing this report we have made certain assumptions. We have assumed that all information and documents provided to us by the
Client or as a result of a specific request or enquiry were complete, accurate and up-to-date. Where we have obtained information from a
government register or database, we have assumed that the information is accurate. Where an assumption has been made, we have not
made any independent investigations with respect to the matters the subject of that assumption. We are not aware of any reason why any of
the assumptions are incorrect.
This report is presented without the assumption of a duty of care to any other person (other than the Client) (“Third Party”). The report may
not contain sufficient information for the purposes of a Third Party or for other uses. Without the prior written consent of RPS Australia East
Pty Ltd:
this report may not be relied on by a Third Party; and
RPS Australia East Pty Ltd will not be liable to a Third Party for any loss, damage, liability or claim arising out of or incidental to a Third
Party publishing, using or relying on the facts, content, opinions or subject matter contained in this report.
If a Third Party uses or relies on the facts, content, opinions or subject matter contained in this report with or without the consent of RPS
Australia East Pty Ltd, RPS Australia East Pty Ltd disclaims all risk and the Third Party assumes all risk and releases and indemnifies and
agrees to keep indemnified RPS Australia East Pty Ltd from any loss, damage, claim or liability arising directly or indirectly from the use of
or reliance on this report.
In this note, a reference to loss and damage includes past and prospective economic loss, loss of profits, damage to property, injury to any
person (including death) costs and expenses incurred in taking measures to prevent, mitigate or rectify any harm, loss of opportunity, legal
costs, compensation, interest and any other direct, indirect, consequential or financial or other loss.
RPS Project Team Contact Information
RPS Australia East Pty Ltd RPS Job Name: 178 Eumundi Noosa Road,
Noosaville
ACN: 44 140 292 762 RPS Reference: PR122781-4
Office: Sunshine Coast Document Title: Material Change of Use to establish
Material Change of Use to establish
Industrial Business Type 2
(Production, alteration, repackaging
& repairing)
W www.rpsgroup.com.au Document Type: Town Planning Report
T: 07 5436 7888 RPS Contact: Sian Davis
Revision History
Version Date Purpose Author Reviewer Approval Date
A 09/10/2014 For DA Submission Sian Davis Sian Davis -
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Contents
1. SUMMARY ...............................................................................................................................................1
2. SITE DESCRIPTION ................................................................................................................................6
2.1 Site Analysis ...................................................................................................................................6
2.2 Surrounding Land Uses .................................................................................................................6
3. BACKGROUND .......................................................................................................................................7
3.1 Previous Approvals ........................................................................................................................7
3.2 Pre-lodgement Meetings ................................................................................................................7
4. DEVELOPMENT DESCRIPTION ............................................................................................................8
4.1 General Description........................................................................................................................8
4.2 Urban Design and Built Form .........................................................................................................9
4.3 Engineering and Infrastructure Provision .......................................................................................9
4.4 Transport and Accessibility ..........................................................................................................10
4.5 Infrastructure Charging ................................................................................................................10
5. PLANNING ASSESSMENT ...................................................................................................................11
5.1 State Planning Requirements ......................................................................................................11
5.2 Local Planning Requirements ......................................................................................................11
6. CONCLUSION .......................................................................................................................................15
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178 Eumundi Noosa Road, Noosaville
Figures
Figure 1 Site Location Plan........................................................................................................................... 2
Figure 2 Cadastral Plan ................................................................................................................................ 3
Figure 5 Zoning Plan .................................................................................................................................. 12
Appendices
Appendix A IDAS Forms and Owner’s Consent
Appendix B Searches
Appendix C Detail Survey
Appendix D Previous Development Approvals
Appendix E Pre-Lodgement Meeting Minutes
Appendix F Proposal Plans
Appendix G Landscape Concept Plan
Appendix H Engineering Services Report
Appendix I Stormwater Management Plan
Appendix J Traffic Impact Assessment
Appendix K Planning Scheme Codes Responses
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1. Summary
Mogpropmanagement Pty Ltd (the Applicant) has engaged RPS to seek development approval for a Material
Change of Use to establish Industrial Business Type 2 (Production, alteration, repackaging & repairing).
The subject site is located at 178 Eumundi Noosa Road, Noosaville, and is formally described as Part of Lot 101
on SP241371, as shown on Figure 1 Site Location Plan and Figure 2 Cadastral Plan.
The proposal involves:
A single building that is intended to be utilised for a proposed tyre retailer;
The built form comprises a single level building that is a maximum of 10 metres in height;
Built form setbacks that reflect the characteristics of the subject land;
Access to the site is afforded via two driveway crossovers, wherein the crossover on the eastern boundary
offers an ingress and the crossover on the western boundary offers an ingress/egress arrangement;
Generous parking is provided adjacent the northern corner of the subject site
A copy of the proposal plans prepared by Michael Carr Architect are included in Appendix F of this Planning
Report.
Development of the subject land is controlled by The Noosa Plan 2006 (‘Planning Scheme’). Under the
Planning Scheme, the subject land is included in the Noosaville Local Plan Area and the Industry Zone.
Industrial Business Type 2 (Production, alteration, repackaging and repairing) is an appropriate land use within
the Industry Zone and as such, this proposal is subject to Code Assessment.
This report provides greater detail in the nature of the proposal, describes the site characteristics and
surrounding land uses, and provides a statutory assessment against the intents and code requirements of the
Planning Scheme. Full details of the proposal, site and the relevant planning framework are set out in Table 1
Development Summary.
Approval is recommended subject to reasonable and relevant conditions.
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178 Eumundi Noosa Road, Noosaville
Figure 1 Site Location Plan
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Figure 2 Cadastral Plan
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Table 1 Development Summary
Site Details
Address 178 Eumundi Noosa Road, Noosaville Refer to Figure 1
Description Part of Lot 101 on SP241371 Refer to Figure 2
(proposed Lot 102)
Site Area 1266.6m2
Owner Bunnings Properties Pty Ltd Refer to Appendix B
Tenure Freehold Refer to Figure 2 and Appendix
B
Easements Nil Refer to Figure 2 and Appendix
B
Local Government Noosa Shire Council
Application Details
Project Description
Material Change of Use (Industrial Business Type 2 [Production, alteration, repackaging & repairing])
Applicant
Applicant Mogpropmanagement Pty Ltd
Approval Sought Aspect of Development and Description
Planning Scheme
Development Permit Material Change of Use for Industrial Business Type 2 [Production, alteration,
repackaging & repairing]
Assessment Details
Assessment Manager Noosa Shire Council
Level of Assessment Code
Public Notification None Applicable
Prelodgement Consultation
Agency Meeting Date and Contact
Council 17/07/2014 – Denis Wallace
Assessment Framework
Relevant Planning Instruments
State Planning Regulatory Adopted Charges (2 August 2013)
Provisions (SPRP)
State Planning Policy Nil
(SPP)
Regional Plan South East Queensland Regional Plan 2009
Regional Plan Land Use Urban Footprint
Planning Scheme The Noosa Plan 2006
Zoning Industry Zone
Local Plan Noosaville
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Site Details
Overlays Low Potential Acid Sulfate Area 5 – 20m AHD
(nb. a further overlay of Environmental Protection Area also applies to Lot 101 on
SP 241371, but is not applicable to the part of this lot the subject of this
application)
Other Information
Contacts
Primary Contact RPS Australia East Pty Ltd
Sian Davis
(07) 5436 7807 [email protected]
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2. Site Description
2.1 Site Analysis
The subject land has an area of 1,266.6m2 and currently forms part of the Bunnings Lot 101 on SP241371. A
reconfiguration approval has previously been issued by Noosa Shire Council to excise the subject land from Lot
101 on SP241371; please refer to Table 3. Works are currently underway to facilitate the registration of title,
and it is anticipated that this will occur imminently.
Key details of the subject site are as follows in Table 2.
Table 2 Site Analysis
Site Analysis
Description
Existing Development
Use Vacant Land
Topography The site slopes gently from the southern boundary to the northern corner of the
subject site.
Appendix C contains a detailed survey of the site, prepared by RPS.
Waterways Nil
Vegetation The site does not contain regulated remnant vegetation or regulated high value
regrowth vegetation.
Wetlands The site does not feature a wetland protection area.
Contaminated Land The site is not registered on the EMR or CLR.
Refer to Appendix B.
Notifiable Activities The site has not been used for a Notifiable Activity.
Heritage Places The site is not a Heritage Place nor does the site adjoin a Heritage Place
Infrastructure and Services
Road Frontages Gateway Drive (Council Controlled Road)
Eumundi Noosa Road (Council Controlled Road)
Services The site is or will be connected to essential services including reticulated water and
sewerage, stormwater, electricity and telecommunications.
2.2 Surrounding Land Uses
The subject land is located within an established industrial area. The immediately surrounding land uses are
industrial in nature and include Bunnings to the north of Gateway Drive.
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3. Background
3.1 Previous Approvals
As identified in Table 3, the following approvals over the site are relevant to this development application.
Table 3 Previous Approvals
Reference Approval Type Aspect Description Date
REC12/0014 Development Permit Reconfiguring a Lot 1 Lot into 2 Lots & Park 17/03/14
Copies of the relevant approvals are held in Appendix D. Works are currently underway in relation to this
reconfiguration approval, and it is anticipated that registration of title for the lots the subject of this application is
imminent.
3.2 Pre-lodgement Meetings
A pre-lodgement meeting with Council was held on 17 July 2014. The key outcomes of this meeting were:
The general layout of the proposed development was not opposed, subject to access complying with
relevant requirements and minor changes to proposed setbacks to facilitate additional landscaping;
The proposed use would comprise Industry Type 2 – Production, Alteration & Repackaging.
Minutes from the pre-lodgement meeting are held at Appendix E.
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4. Development Description
4.1 General Description
This development application seeks approval for the following aspects of development:-
Development Permit for Material Change of Use to establish Industrial Business Type 2 (Production,
alteration, repackaging & repairing).
The proposal development comprises:
A single building that is intended to be utilised for a proposed tyre retailer;
The built form comprises a single level building that is a maximum of 10 metres in height;
Built form setbacks that reflect the characteristics of the subject land;
Access to the site is afforded via two driveway crossovers, wherein the crossover on the eastern boundary
offers an ingress and the crossover on the western boundary offers an ingress/egress arrangement;
Generous parking is provided adjacent the northern corner of the subject site
A copy of the proposal plans prepared by Michael Carr Architect are included in Appendix F of this Planning
Report.
The general development statistics are set out below in Table 4.
Table 4 Project Outline
Development Statistics
Material Change of Use
GFA 578.9m2
No. of Units / Yield 1 x building
Site Cover Refer to Proposal Plans at Appendix F
Plot Ratio Refer to Proposal Plans at Appendix F
Maximum Building Height 10 metres – Refer to Proposal Plans at Appendix F
Setbacks Refer to Proposal Plans at Appendix F
Landscaped Area Refer to Landscape Concept Plan at Appendix G
Number of Car Parking
15 car spaces – Refer to Proposal Plans at Appendix F
Spaces
1 x access via Gateway Drive on the eastern property boundary and 1 x access/
Vehicle Entry Points
egress via Gateway Drive on the western property boundary
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4.2 Urban Design and Built Form
4.2.1 Height, Scale and Massing
The proposed development provides a single building a maximum of 10 metres in height. The style of building
is consistent with the industrial built form in the area, with generous glazing and articulation provided to the
northern and eastern elevations of the proposed development.
The building is approximately 595m2 in floor area and is intended to accommodate an Industrial Business Type
2 development. Setbacks to the northern and western boundaries facilitate the provision of landscaping which
will assist in providing a soft appearance to the adjacent streetscapes.
The proposed development layout is reflected on the Proposal Plans prepared by Michael Carr Architects at
Appendix F of this report.
4.2.2 Setbacks
The proposed development incorporates setbacks as follows:-
A varied setback of 0 metres to approximately 4.3 metres to the western boundary;
A varied setback of approximately 2.4metres to 29 metres to the north eastern boundary; and
Built to the southern boundary.
The proposed setback to the southern boundary direct abuts a park lot that is generously landscaped with
mature vegetation. As such the visible built form the Eumundi Noosa Road is minimal and largely softened with
this existing vegetation.
The proposed setbacks to the western and north-eastern boundaries are a reflection of the unusual
characteristics and shape of the subject land, whilst providing opportunities for the softening of the built form
through the provision of landscaping.
The proposed setbacks are reflected on the Proposal Plans prepared by Michael Carr Architect at Appendix F
of this report.
4.3 Engineering and Infrastructure Provision
4.3.1 Urban Services
Please refer to the Engineering Services Report prepared by Projex Partners included at Appendix H of this
report. This report concludes that the proposed development is in accordance with Council’s code requirements
for urban services.
4.3.2 Stormwater and Flooding
Please refer to the Stormwater Management Plan prepared by Projex Partners included at Appendix I of this
report. This report concludes that:-
Water quality management objectives will be achieved;
Appropriate erosion and sediment control measures will be required to minimise water quality impacts
during the construction phase;
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Overland flow within the network is reduced as a result of this development by the inclusion of the pipe
network on the development site;
A PCdrain analysis determined that the proposed internal stormwater network was sufficient to
accommodate 10 year ARI flows;
Further detailed design will be required as part of a future Operational Works application.
4.4 Transport and Accessibility
Please refer to the Traffic Report prepared by Projex Partners included at Appendix J of this report. This report
concludes that:-
Provision of an all movements access at the western boundary has been shown to meet required sight
distances;
A left in access from at the north-eastern boundary is able to comply with Council standards.
4.5 Infrastructure Charging
The Adopted Charges SPRP applies to all development in Queensland. The subject land lies within the Industry
Zone, and hence is within the Priority Infrastructure Area under Council’s Adopted Infrastructure Charges
Resolution. It is anticipated that the proposal should be subject to infrastructure charges calculated in
accordance with the SPRP and Council’s Adopted Charges Resolution No. 1 (2014). Any charge calculated
pursuant to this resolution should also be discounted by the credits applicable to this site, as already known to
Council.
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5. Planning Assessment
This section provides an overview of the legislative context of the application under the provisions of the SPA.
Key assessment details, such as the aspects of development, the level of assessment and referral triggers are
outlined in Table 1 Development Summary.
5.1 State Planning Requirements
A review of the current SPRPs, SPPs and the applicable Regional Plan has been undertaken. The proposed
development is considered compliant with all of the requirements and no conflicts have been ascertained.
5.1.1 State Planning Regulatory Provisions
The SPRP that are applicable to the site and/or proposal are listed in Table 1 Development Summary. The
Adopted Charges SPRP is addressed at Section 4.5 above in the context of infrastructure charging. Other than
the Adopted Charges SPRP, the only SPRP of potential relevance to this proposal is the South East
Queensland Regional Plan 2009 – 2031 SPRP. However, as this site is within the Urban Footprint and not in a
defined Development Area, the regulatory provisions are of no relevance to this proposal.
5.1.2 State Planning Policy
A review of the Interim Development Assessment Requirements of the SPP indicate that none are applicable to
this proposal.
5.1.3 Regional Plan
The site is within the area of the South East Queensland Regional Plan 2009 - 2031. It is included in the Urban
Footprint Land Use Area of the Regional Plan. The proposal is consistent with the Regional Plan.
5.1.4 Referrals and State Development Assessment Provisions
No referrals apply to this application.
5.2 Local Planning Requirements
The Noosa Plan 2006 is applicable to this application. The relevant provisions are identified and addressed
below.
5.2.1 Zone
Under the Planning Scheme, the site is in the Industry Zone, as illustrated in Figure 3. The proposal is
consistent with intent of the Industry Zone.
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Figure 3 Zoning Plan
5.2.2 Local Plan
Under the Planning Scheme, the site is also in the Noosaville Local Plan Area. The proposal is generally
consistent with the Noosaville Locality Code.
It is noted that acceptable solutions are provided for the two (2) provisions of the Noosaville Locality Code and
are included in Table 5 below.
Table 5 Applicable Planning Scheme Codes
Specific Outcome Response
Setbacks Pursuant to Schedule 1 – Minimum Boundary
O9 Setbacks of the planning scheme, setbacks in the
Buildings and other structures are appropriately Industry Zone are typically required to be:-
designed and sited to—
a) provide amenity for users of the premises as well as 6m for primary road frontages;
preserve the visual and acoustic amenity of adjoining 4.5m for secondary road frontages; and
and nearby land uses; 0 metres to other boundaries.
b) provide adequate distance from adjoining land uses;
The subject site is unusually shaped with just three
c) allow space for required vehicle parking;
boundaries. The western and north eastern
d) preserve any existing vegetation that will buffer the
boundary front Gateway Drive and the southern
proposed building;
boundary fronts a park that provides separation of
e) allow for landscaping to be provided between
the subject site from Eumundi Noosa Road.
buildings;
f) maintain the visual continuity and pattern of buildings Proposed setbacks are cognisant of the
and landscape elements within the street; topographical characteristics of the subject site and
g) avoid large areas of continuous wall planes by varying incorporates setbacks as follows:-
the building setbacks and using appropriate A varied setback of 0 metres to
techniques to provide visual relief; and approximately 4.3 metres to the western
h) help protect the natural character and visual amenity boundary;
of the Noosa River system and other watercourses A varied setback of approximately 2.4metres
Frontages to 29 metres to the north eastern boundary;
O193 and
The frontage of each site contains landscaping without
adversely screening the business or visitor carparking; Built to the southern boundary.
The proposed setback to the southern boundary
direct abuts a park lot that is generously landscaped
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Specific Outcome Response
with mature vegetation. As such the visible built
form the Eumundi Noosa Road is minimal and
largely softened with this existing vegetation.
The proposed setbacks to the western and north-
eastern boundaries are a reflection of the unusual
characteristics and shape of the subject land, whilst
providing opportunities for the softening of the built
form through the provision of landscaping.
The proposed setbacks are reflected on the
Proposal Plans prepared by Michael Carr Architect
at Appendix F of this report.
It is contended that the proposed setbacks
adequately provide for the amenity of users of the
premises as well as preserve the visual amenity of
adjoining and nearby land uses and roads. As such,
the natural character of the Noosa region is able to
be maintained by the development.
5.2.3 Applicable Codes
The Noosa Plan 2006 identifies that the following Codes are applicable to the development.
Table 6 Applicable Planning Scheme Codes
Applicable Code and Trigger Response
Noosaville Locality Code Refer Section 5.2.2 above.
Business Uses Code Refer to Appendix K
Landscaping Code Refer to Table 7.
Engineering Works Code:- Refer to Engineering Services Report at Appendix
Driveways and Carparking Code H.
Transport, Roads and Drainage Code;
Erosion and Sediment Control Code;
Existing Services Code;
Earthworks Code;
Waste Management Code;
Water Sensitive Design Code; and
Water Supply and Sewerage Reticulation Code
Biodiversity Overlay (Environmental Protection Area) Whilst this overlay applies to Lot 101 on SP241371,
it is not applicable to proposed Lot 102 the subject of
this application, and as such an assessment is not
provided against this overlay code.
Natural Hazards Overlay Code (Low Potential Acid Excavation is not anticipated as exceeding 100m3 or
Sulfate Area 5 – 20m AHD) more of material at or below 5m AHD and therefore
the development is exempt from assessment against
this overlay code.
In this report, the Business Uses Code has been addressed in detail while the remainder of the Codes have
been dealt with by exception. Please refer to Appendix K of this report.
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It is noted that acceptable solutions are provided for one provision of the Landscaping Code which is included in
Table 7.
Table 7 Acceptable Solutions
Planning Scheme Code Specific Outcome Response
Landscaping Code Streetscape and amenity The Landscape Code typically requires
O1 Sufficient landscaped areas are landscaped areas to comprise 15% of
provided to— the site area, as well as being of
a) enhance the visual amenity and natural minimum dimensions that accord with
landscape character of the area, standard setbacks. Setbacks are
streetscape and local area; anticipated as comprising alternate
b) retain natural landscape features, such solutions to the typical setback
as rock outcrops and existing large standards, as outlined in Table 5 above.
trees; Notwithstanding, the minimum area of
c) retain existing native vegetation and 15% of the site area is still achieved. It
enhance buffer areas around property is contended that sufficient landscape
boundaries; areas are provided that will ensure a
d) suit the relative size and nature of the high quality amenity outcome for the
development and its setting; proposed development. Refer to
e) reduce the visual impact of large or Landscape Concept Plan at Appendix
bulky structures and fencing along G.
watercourses; and
f) conceal service, carparking and
loading areas of developments;
g) screen incompatible land uses; and
h) provide privacy between any dwelling
units and accommodation units on and
adjoining the site to a height and
density appropriate to the scale of the
development.
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6. Conclusion
This Town Planning report supports a Development Application made by Mogpropmanagement Pty Ltd to
Noosa Shire Council for Industrial Business Type 2 (Production, alteration, repackaging & repairing).
The site is located at 178 Eumundi Noosa Road, Noosaville, and is formally described as Part of Lot 101 on
SP241371 (i.e. Proposed Lot 102).
The application seeks approval for:
Development Permit for Material Change of Use to establish Industrial Business Type 2 (Production,
alteration, repackaging & repairing).
As demonstrated in this Town Planning Report and the supporting technical appendices, the proposed
development is consistent with the intents of the Planning Scheme and other relevant instruments.
Approval is recommended subject to reasonable and relevant conditions.
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