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Cover Letter + OPW Signage Report - Bay Village · OPW20/0107
Attached to the e-mail Operational Works Application OPW20/0107 - Bay Village 18 Hastings St Noosa Heads.
Operational Works Application- Signage Development Permit for Operational Works – Placing and Advertising Device on Premises ‘Bay Village on Hastings’ 18 Hastings Street, NOOSA HEADS QLD 4567 Lot 0 SP140844 Bay Village 30th June 2020
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Page 2
Our Ref: 002105
30th June 2020
The Chief Executive Officer
Noosa Council
PO Box 141
Tewantin QLD 4565
Via email: [email protected]
Attention : Development Assessment
Dear Sir,
Request for Development Permit for Operational Works to Display Signage
18 Hastings Street, Noosa Heads QLD 4567
Lot 0 on SP140844
In relation to the abovementioned property RG Strategic, on behalf of Bay Village on Hastings
hereby request approval of a Development Permit for Operational Work to place advertising
signage on the premises of the existing shopping complex.
This Operational Works Application is made in accordance with section 51 of the Planning Act 2016.
Please find enclosed the following documentation to facilitate Council’s assessment of the request:
• Planning Act Form 1,
• Proposed Signage Plan (Appendix A);
• Arborist Review (Appendix B),
We look forward to Council processing the application at its earliest convenience. Do not hesitate
to contact myself personally if you have any questions.
Kind Regards,
Russell Green APIA MQELA
Managing Director
RG Strategic
RG Strategic Operational Works Application – Placing an Advertising Device on a Premises 1
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1. Background Bay Village on Hastings (“Bay Village”) is an approved shopping complex located at 18 Hastings Street, Noosa Heads. The complex is strata titled with each shop owner responsible for the signage on each tenancy. The body corporate has oversight of the complex and is responsible for directional signage for the complex as a whole. The complex has 2 street frontages – Hastings Street and Noosa Parade. The proposed sign replaces 2 smaller freestanding pylon signs and the directory board on the Hastings Street frontage in a similar location. The pylon sign has been proposed with the intention of removing the agglomeration of multiple signs in addition to the 2 existing signboards located at the western entrance to Bay Village on Hastings Street. The multiple signs in this location are considered by the body corporate to create an unsightly clutter of signage and they are therefore seeking an alternative solution to tidy this aspect of the entrance to the complex. The applicant seeks Council’s approval of the submitted Operational Works application for Advertising Devices. RG Strategic Operational Works Application – Placing an Advertising Device on a Premises 2
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2. Proposal
The applicant proposes to remove 2 existing freestanding signs on the premises and replace it with
one, double sided freestanding pylon sign in a similar location. The proposed sign will form part of
a seating structure surrounding the existing leopard tree in the immediate vicinity of the existing
signs. The operational works application constitutes the following:
• Removal of the two existing free-standing signs forward of the existing leopard tree;
• New concrete freestanding sign overall dimensions 3.0 x 1.2m;
• New concrete and timber seating around base of tree integrated with the base of sign;
• Sign- face area on both sides of the sign totalling 4.1 m2;
Appendix A - Proposed Signage Plan illustrates the proposed signage location and extent. The
proposed development has been designed to integrate the various existing pylon signs and a-
frame signs that are located near the western entry to the Bay Village complex into one freestanding
sign. The setback takes into account the existing mature tree which is to be retained as part of the
proposal and allows for clear identification of the business within Bay Village. The incorporated
seating proposed to surround the tree, is designed to create minimal impact on the tree and will aid
in protecting the rootzone from unnecessary compaction by foot traffic.
An arborist review has been prepared which considers the existing health of the tree and potential
for damage to the rootzone by construction of the proposed sign and seating structure. The arborist
has concluded that the existing Leopard Tree condition is fair with reduced vigour likely caused by
the coastal location, suppression by the adjacent street tree (Weeping Fig) and lack of available
suitable rooting medium with pavement tiles preventing moisture penetration.
The proposed seating design will not require footings and the structure placed on top of the
concrete slab surrounding the tree. The arborist review considers this harm minimisation technique
utilised in the footing construction will help minimise root damage. A 2 metre diameter opening
inside the seating structure will increase the porous surface area around the tree. A layer of sandy
loam will be placed on the existing surface to provide moisture retention and growing medium for
low growing ground cover plants in accordance with the arborist recommendations. The arborist
review is included at Appendix B.
The sign results in an improvement to the visual aesthetic of the locations, reducing visual clutter
resulting from various signs of differing styles and sizes. The proposed freestanding sign provides a
cleaner, more coordinated signage solution. Each face of the proposed sign has no more than 2.05
m2 of sign face area with the remaining surface being kept free of advertising.
Figure 1 below, demonstrates the proposed integrated signage and seating structure proposed for
the site.
RG Strategic Operational Works Application – Placing an Advertising Device on a Premises 3
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Figure 1: Proposed freestanding pylon sign and integrated seating structure Source: Zest Design Figure 2: Existing freestanding signs at western entrance to premises as at September 2019 Source: Google Streetview Imagery September 2019 RG Strategic Operational Works Application – Placing an Advertising Device on a Premises 4
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Existing Freestanding Signs The site currently accommodates 2 existing freestanding sign at the western entrance to the premises in addition to a freestanding directory board as illustrated in Figure 2 above. Tenants of the Bay Village Complex are also known to site their own a-frame or sandwich board style signs near the entrance to the complex resulting in a clutter of signs and potential hazard to pedestrians and cyclists. It is proposed to remove the existing signs and directory boards to be replaced with the proposed freestanding sign and seating arrangement around the existing tree. Directional signage for internal tenancies within the complex will alleviate the need for individual a-frame signs to be placed at the entrance. An additional existing freestanding pylon sign is located at the Noosa Parade entrance to the carpark (Figure 3). There is no line of sigh between the two signs. In total, the pylon signs will number 2 once the current proposal is approved and constructed which is an improvement to the current situation. Figure 3: Existing freestanding signs at Noosa Parade entrance to carpark Source: RG Strategic RG Strategic Operational Works Application – Placing an Advertising Device on a Premises 5
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3. Planning Assessment
Advertising Devices Code
The development is subject to Code assessment against the Advertising devices Code. The
proposal supports the achievement of the Purpose and Overall Outcomes of the Code. Table 4
outlines the relevant clauses and the development response.
Table 4: Overall Outcomes
Overall Outcomes Comment
(a) advertising devices complement and do not The proposed signage does not detract from the natural
detract from the desirable characteristics of and built environment. The colours and materials used in
the natural and built environment in which the the freestanding pylon sign is complementary to the
advertising devices are exhibited. surrounding built form and the materials and style of
existing Council owned street furniture in Hastings Street.
(b) advertising devices are designed and The proposed freestanding pylon sign is integrated into
integrated into the built form so as to minimise the landscape setting, incorporating much needed
visual clutter. seating and accommodating the existing gum tree in the
open paved entrance of the complex.
The sign is proposed to replace the 2 existing freestanding
signs and directory board which each have different
styles, construction methods, materials and colours.
The proposed form of the freestanding pylon sign will
combine the 3 existing structures and apply a uniform
standard to the business identification with name plates
forming an arrow which subliminally directs customers to
the location of businesses within the complex using the
arrow as the visual cue.
Combining the existing signs into one improves the visual
aesthetic of the entrance to the premises and minimises
visual clutter.
(c) advertising devices do not adversely impact The proposed signage is not located on a scenic route or
on the visual amenity of scenic routes, high heritage character area. The site is not likely to impact
scenic areas, heritage or character areas, adversely on the major road network or public open
public open space or the major road network space.
nor from the rural or residential amenity enjoyed
by residents of and visitors to Noosa.
(d) advertising devices do not adversely impact The proposed signage is not located in a rural, rural
on the amenity of rural, rural residential or residential or residential area.
residential areas and visitors to Noosa.
(e) advertising devices do not pose a hazard The proposed signage has been integrated into the
for pedestrians, cyclists or drivers of motor seating structure around the existing tree. The projection
vehicles. of the sign is located within the property boundary and is
designed to minimise trip hazards.
Circulation space around the sign will enable pedestrians
to move freely around the sign without being inhibited.
The seating will attract visitors to the shade of the tree
without damage or unnecessary compaction of the root
zone. The clear message and improvement in the visual
aesthetic of the signage will enable drivers to identify the
Bay Village Complex without unnecessary distraction.
(f) advertising devices accommodates the The proposed advertising devices are designed to
legitimate need to provide directions and minimise hazards and provide sufficient identification and
business identification in a manner that is fore warning to visitors and customers of the location of
RG Strategic Operational Works Application – Placing an Advertising Device on a Premises 6
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consistent with achieving overall outcomes (a) each business within Bay Village.. The colours, materials
to (e) above; and design solution minimises visual clutter and
complements existing landscape elements, built form and
street furniture in the vicinity of the sign location. The
proposal achieves the outcomes sought in outcomes
above.
(g) the following advertising devices are not The proposed sign is not listed as an undesirable sign type
located in Noosa Shire- in I to xii.
i. balloons or other gas filled advertising
devices;
ii. blind signs;
iii. moving signs;
iv. all roof signs;
v. signs illuminated by, or incorporating
neon lighting;
vi. signs with a signface area exceeding
the Acceptable Solutions of this Code or
4m2, whichever is the lesser;
vii. 3 dimensional signs;
viii. any combination of signs on one
premises with a combined signface
area exceeding the acceptable
solutions of this code or 10m2 whichever
is the lesser;
ix. bunting/ banners;
x. portable trailer signs;
xi. projected wall signs;
xii. third party signs.
Performance Outcomes and Acceptable Outcomes
The table below extracted from the Advertising Devices Code illustrates how the development
responds the relevant performance outcomes that apply to the proposed signage. Where a
performance outcome is not shown, the outcome is not relevant to the proposal.
Specific Outcomes Acceptable Solutions Development Response
General design and amenity
O2 S2.1
An advertising device:- Freestanding signs –
(a) is compatible with the Complies with the requirements Assessable Development
existing and future planned specified in Column 2 of Table 14-
character of the locality in 47 Specific requirements for types Complies in part.
which they are situated; of advertising devices. The proposed freestanding sign
(b) are compatible with the is less than the 5m maximum
scale, proportion, bulk and height with an overall height of 3
other characteristics of metres.
buildings, structures,
landscapes and other The proposed freestanding sign
advertising devices on the has a total sign face area of
site; 4m2.
(c) are of a scale, proportion
and form that is appropriate The proposed freestanding sign
to the streetscape or other will replace the 2 existing
setting in which it is located; freestanding signs on the site.
(d) are designed, sited and
integrated to: The proposed pylon sign is
• Not contribute to the integrated into the landscape
RG Strategic Operational Works Application – Placing an Advertising Device on a Premises 7
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proliferation of visual design incorporating a seating
clutter; structure at the bottom of the
• Not unduly dominate the pylon which surrounds the
visual landscape;; nearby existing gum tree. The
• maintain views or vistas seating element beneath the
of public value; and tree will provide a shaded spot
• protect the visual for visitors to rest.
amenity of scenic routes;
and The placement of the sign
(f) are designed to achieve a reflects the current location of
high standard of the 2 existing freestanding signs
architectural, urban and which are forward of the existing
landscape design or at least mature gum tree in the
not detract from the landscape. The sign location is
architectural, urban or similar to that of the nearby
landscape design standards Sofitel pylon sign which is also
of a locality (including any close to the street front
streetscape improvement boundary (refer Figure 4 below).
programs implemented by
the Council). The proposed freestanding
pylon sign is integrated into the
landscape and in order to retain
the existing tree has been
moved forward slightly to
accommodate the seating
structure and minimise adverse
effects on the tree root zone.
The design of the sign structure
and seating arrangement uses
clean lines and a modern,
minimalist style with uniform
business name plates and form
to result in a neat, and visually
attractive signage solution that
minimises visual clutter and
maintains a high standard of
urban and architectural design.
As such, the propose signage
structure has no external
supporting framework and there
is essentially, no “back of sign”
which may detract from the
visual surrounds.
The thickness of the sign is
200mm which is consistent with
the maximum 75mm per metre of
height required by the Specific
Requirements of Column 2 of
Table 4.47 of the code.
Safety
O3 S3.1
Advertising devices— The advertising device does not Complies.
a) are designed so as to not physically obstruct the passage of The signage does not obstruct
create a traffic, pedestrian or pedestrians or vehicles. vehicles pedestrians or cyclists.
cyclists safety hazard; The proposed signage is located
b) are constructed to an S3.2 within the boundaries of the site
appropriate standard to ensure The advertising device does not and allows adequate passage of
public safety; and restrict sight lines at intersections pedestrians and cyclists around
c) utilising electricity are and site access points. and past the signage structure.
safe and electrical componentry
RG Strategic Operational Works Application – Placing an Advertising Device on a Premises 8
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is integrated into the device. S3.3 There are no intersections or
No support, fixing or other systemimportant sight lines nearby
required for the proper installation
which will be adversely affected
of the advertising device is or restricted. Site access in this
exposed. location is pedestrian only and
the area is of sufficient size and
S3.4 with clear sightlines to minimise
All conduits, wiring, switches or pedestrian or cyclist conflict.
other electrical apparatus installed
on the advertising device are The proposed signage is self-
concealed from view. supporting and does not require
any additional support system.
S3.5 Any wiring, conduit or structural
No electrical equipment is mounted support will be contained within
on exposed surfaces of the the structure of the sign itself if
advertising device. such systems are required.
Conduits, wiring and electrical
equipment will not be mounted
on or visible on the external
surfaces or surroundings of the
sign.
Electricity and supply infrastructure
O4 AO6 Complies.
All uses and works maintain an No support, fixing or other system
The proposed signage is
adequate safe distance from required for the proper installation
electrical infrastructure including of the advertising device is constructed so as to be safe and
self-supporting with foundations
substations, overhead proposed.
powerlines, power poles and and supports fully within the
transformers; AND structure.
O5 The proposed signage will be well
Structures are not constructed clear of substations and
under overhead electricity transformers. No overhead
transmission lines, within power lines exist within the
electricity transmission line vicinity of the proposed
easements freestanding sign.
Maximum total signface area for all signs on a site
O6 S6.1 Complies.
The maximum signface area of all The total signface area of all The total active street facing
advertising devices on a site - advertising devices on a site does building on Hastings Street is 32.3
(a) does not unduly detract not exceed 0.75m² of signface area lineal metres. The total common
from a building, site or local area, per linear metre of active street property street frontage along
(b) does not visually facing building or 10m2 whichever is Hastings Street is 15 metres with
dominate the appearance of a the lesser. a further 62.8 metres facing
building; or Noosa Parade.
(c) is not visually intrusive in
the streetscape or other setting The existing signage on the
in which it is located; common property active
(d) is compatible with the frontage includes two existing
scale and extent of active street freestanding signs and a
facing building; and freestanding directory board on
(e) does not exceed 10m2 Hastings Street, and 1 existing
per premises. freestanding sign on Noosa
Parade identifying the entrance
to the undercover carpark of Bay
Village.
The proposed sign face area is
4.1m2 . The existing sign face
area on the Noosa Parade
freestanding sign is
approximately 2.5m.2. The total
RG Strategic Operational Works Application – Placing an Advertising Device on a Premises 9
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signface area is therefore within
the 10m2 maximum sought by the
code.
The size and scale of the
proposed freestanding sign is
compatible with slow moving,
pedestrian traffic and is not
over-bearing in size. The finish of
the proposed sign will
incorporate polished concrete,
timber and muted/ natural
colouring that complements the
streetscape, while clearly
identifying the businesses
located within the complex.
The proposed signage is not
dominant or visually intrusive and
presents a clean, coordinated
approach to business
identification.
Illumination, Lighting and Movement
O7 S7.1
An advertising device only Illuminated signs are not located in Complies.
incorporates illumination and a Residential Zone, Rural Zone or The proposed signage is not
lighting where it:- Open Space Conservation Zone. located in a residential zone, rural
(a) is appropriate to its setting zone or open space conservation
and is compatible with the S7.2 zone.
amenity of the surrounding area; Where the advertising device is
(b) does not cause an illuminated, it:- The proposed freestanding sign
environmental nuisance or (a) it has a maximum luminance of incorporates and internally lit
distraction; 350 candelas per m²; menu board which will have
(c) does not create glare, (b) does not incorporate flashing paper-based, menus and
reflecting or flaring of colours; lights; and specials which are inserted into
and (c) is switched off between 11.00pm the sign by traders within the
(d) will not create a potential and sunset the following day; and complex. The low level LED
safety hazard, including a traffic (d) is limited to 1 sign per tenancy. lighting will be only sufficient to
safety hazard. allow clear reading of the written
material and will not flash, move
or create distraction to drivers or
cyclists.
O8 AO4
An advertising device does not The advertising device does not Complies. The proposed
move or incorporate elements move, display moving messages or signage has no moving parts
that give the impression of incorporate elements that give the LED displays on the menu board
movement. impression of movement. will not be programmed to
incorporate moving or flashing
images. The applicant is happy
to have a condition to this effect
on the development approval
RG Strategic Operational Works Application – Placing an Advertising Device on a Premises 10
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Approximate location
of proposed Bay Village
freestanding sign
Figure 4: Adjacent Sofitel freestanding sign close to frontage boundary with subject Leopard
Tree behind.
Source: RG Strategic
RG Strategic Operational Works Application – Placing an Advertising Device on a Premises 11
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4. Conclusion
In summary, the above request for a Development Permit for Operational Works – Placing an
Advertising Device on Premises is compatible with, and does not unduly detract from the existing
buildings and surrounding streetscape on the Hastings Street frontage of Bay Village on Hastings.
The proposed freestanding sign will incorporate seating in this location and be designed to protect
the rootzone of the nearby leopard tree. The proposed sign is a sleek, minimalist design and will
replace 2 existing freestanding signs, the directory board and several a-frame signs which
contribute to visual and physical clutter at the western entrance of the Bay Village complex.
The proposed freestanding signage improves visual amenity of aging and composite signs existing
on site and meets the code requirements of the Advertising Devices Code. The assessment of the
proposal against the planning scheme demonstrates that the proposed signage is consistent with
the expectations and overall outcomes of the code, and the visual amenity expectations of the
area.
This application for a Development Permit for Operational Works – Placing an Advertising Device
on a Premises can be supported on a number of grounds which include:
• The proposal replaces existing lawful signage on the premises;
• The proposed freestanding pylon sign is of a compatible scale and size that provides
directional information to pedestrians and cyclists.
• The proposed signage will not have a negative impact on existing visual amenity and
does not incorporate flashing or moving parts,
• The proposed signage improves visual amenity of the location by removing multiple
signs which create visual clutter;
• The proposed signage will not result in significant impacts on the nearby gum tree and
the proposed seating will assist in protection of the tree root zone; and
• The proposed signage will not inhibit the ability for pedestrians, cyclists and motor
vehicles to travel along the adjacent pathway or roadway and does not obscure views
or access.
The application for a freestanding pylon sign is recommended to Council for approval.
RG Strategic Operational Works Application – Placing an Advertising Device on a Premises 12
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rgstrategic.com.au RG Strategic Operational Works Application – Placing an Advertising Device on a Premises 13
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