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210037 - Town Planning Report
TOWN PLANNING REPORT Warehouse (Extensions) 8/11 Bartlett Road, Noosaville QLD 4566 Lot 13 on SP290687 March 2021 Urban Planning | Development Advisory | Project Coordination
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Page 2
CONTACT INFORMATION
Viva Property Group Pty Ltd
ACN 161 458 822
Level M1, 88 Creek Street
Brisbane QLD 4000
T: 07 3831 5577
E: [email protected]
W: www.vivapropertygroup.com.au
PROJECT INFORMATION
Prepared for: Charles Miller Pty Ltd (TTE)
Viva Reference: 210037
Viva Job Name: 8/11 Bartlett Road, Noosaville QLD 4566
Document Type: Town Planning Report
Document Title: Warehouse (Extensions)
REVISION HISTORY
VERSION PURPOSE AUTHOR REVIEWER ISSUE DATE
DRAFT Draft JK JS March 2021
FINAL DA JK JS March 2021
IMPORTANT NOTE
This document is and shall remain the property of Viva Property Group Pty Ltd. We have prepared this report for the sole purposes
of Charles Miller Pty Ltd (TTE) (“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 should not be used for any other application,
purpose, use or matter. The document may only be used for the purposes for which it was commissioned and in accordance with
the agreed Terms of Engagement. Unauthorised use of this document in any form whatsoever is prohibited.
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CONTENTS
CONTENTS ................................................................................................................................................... II
EXECUTIVE SUMMARY ................................................................................................................................ IV
1. INTRODUCTION ................................................................................................................................... 1
2. SITE DESCRIPTION ................................................................................................................................ 2
2.1 SITE LOCATION .......................................................................................................................................... 2
2.2 SITE DETAILS ............................................................................................................................................. 3
2.3 SURROUNDING LAND USES .......................................................................................................................... 4
2.4 OWNER’S CONSENT .................................................................................................................................... 4
3. BACKGROUND ..................................................................................................................................... 5
3.1 PREVIOUS APPROVALS ................................................................................................................................ 5
3.2 PRELODGEMENT MEETINGS ......................................................................................................................... 5
3.3 DEVELOPMENT OFFENCE ............................................................................................................................. 5
4. PROPOSAL DESCRIPTION...................................................................................................................... 6
4.1 GENERAL DESCRIPTION ............................................................................................................................... 6
4.2 DESIGN AND BUILT FORM ............................................................................................................................ 7
4.3 ENGINEERING AND SERVICES ........................................................................................................................ 8
4.4 TRANSPORT, ACCESS, PARKING AND SERVICING ............................................................................................... 8
4.5 STAGING .................................................................................................................................................. 9
5. STATUTORY REQUIREMENTS AND ASSESSMENT................................................................................. 10
5.1 STATUTORY PROVISIONS ............................................................................................................................ 10
5.2 STATE PLANNING REQUIREMENTS AND ASSESSMENT ...................................................................................... 10
5.3 LOCAL PLANNING REQUIREMENTS AND ASSESSMENT ...................................................................................... 11
6. PLANNING CONSIDERATIONS ............................................................................................................. 15
6.1 CAR PARKING.......................................................................................................................................... 15
6.2 ANCILLARY ADMINISTRATION AREAS ............................................................................................................ 16
6. CONCLUSION ..................................................................................................................................... 17
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APPENDICES
APPENDIX A SEARCHES
APPENDIX B PROPOSAL PLANS
APPENDIX C CODE RESPONSES
FIGURES
Figure 1 Site Location Plan ...................................................................................................................... 2
Figure 2 Cadastral Plan ........................................................................................................................... 4
Figure 3 Aerial Photograph ..................................................................................................................... 4
Figure 4 Proposed Development – Mezzanine ....................................................................................... 6
Figure 5 Zoning Plan .............................................................................................................................. 13
TABLES
Table 1 Supporting Information .............................................................................................................. 1
Table 2 Site Details .................................................................................................................................. 3
Table 3 Proposal Outline ......................................................................................................................... 7
Table 4 Summary of Statutory Provisions ............................................................................................. 10
Table 5 Assessment of State Planning Policy ........................................................................................ 11
Table 6 Level of Assessment ................................................................................................................. 12
Table 7 Overlay Maps ........................................................................................................................... 13
Table 8 Applicable Planning Scheme Codes.......................................................................................... 14
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EXECUTIVE SUMMARY
SITE DETAILS
Site Address 8/11 Bartlett Road, Noosaville QLD 4566
Real Property Description Lot 13 on SP290687
Landowner Charles Miller Pty Ltd (TTE)
Site Area 190.98m2
Application Details
Proposal Description Warehouse (extensions)
Approval Sought Development Permit for Material Change of Use - Warehouse
Level of Assessment Code
Public Notification None
Referrals None identified
Assessment Framework
Regional Plan South East Queensland Regional Plan 2017
Regional Plan Land Use Urban Footprint
Local Government Noosa Council
Planning Scheme Noosa Plan 2020
Area Classification/Zoning Low Impact Industry zone
Local Plan Noosaville Local Plan
Precinct Not applicable
Overlays Land Subject to Acid Sulfate Soils Overlay (OM-ASS)
Overlays Sub-Categories Area 1 – Above 5 metres AHD to 20 metres AHD
Applicant Details
Applicant Charles Miller Pty Ltd (TTE) c/o- Viva Property Group
Contact Details James Stott / Jason King
T: 07 3831 5577
E: [email protected]
Our Reference 210037
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1. INTRODUCTION
Charles Miller Pty Ltd (TTE) (the Applicant) has engaged Viva Property Group to seek development
approval over land located at 8/11 Bartlett Road, Noosaville QLD 4566, formally described as Lot 13 on
SP290687 for:
Development Permit for Material Change of Use – Warehouse.
The proposed development is subject to Code assessment.
This development application seeks approval for an already constructed mezzanine floor within the
existing building, and is in response to an Advisory Notice and Infringement Notice issued by Noosa
Council on 2 March 2021 (Council reference: COM21/0146).
An application for a Development Permit for Building Works will be lodged by the applicant via a private
certifier once planning approval has been granted.
This report addresses the merits of the proposal against the relevant provisions of the Noosa Plan 2020
(the Planning Scheme), the Planning Act 2016 (the Act) and other relevant legislation. Detailed analysis
of the proposal against the local and state planning framework is included within this report and its
attachments.
Accompanying this Town Planning Report is the supporting information identified in Table 1 below.
TABLE 1 SUPPORTING INFORMATION
DOCUMENT AUTHOR DATE
Proposal Plans Brad Miller March 2021
Approval is recommended subject to reasonable and relevant conditions.
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2. SITE DESCRIPTION
2.1 SITE LOCATION
The subject site is located at 8/11 Bartlett Road, Noosaville QLD 4566, and is formally described as Lot
13 on SP290687.
Figure 1 below provides an overview of the location of the subject site.
FIGURE 1 SITE LOCATION PLAN
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2.2 SITE DETAILS
Key details of the subject site are outlined in Table 2 below and detailed property searches are provided
in Appendix A. A Cadastral Plan of the subject site is provided in Figure 2, and Aerial Photography is
provided in Figure 3.
TABLE 2 SITE DETAILS
SITE ANALYSIS
Existing Development
Built Form The subject site contains an existing industrial building
Storeys 2 (including new mezzanine)
Vehicle Entry Points 1 x double vehicle crossover to Bartlett Road
Site Characteristics
Topography The subject site is generally level
Vegetation The subject site does not contain remnant vegetation
The subject site does not contain regrowth vegetation
Waterways The subject site does not contain a waterway
Wetlands The subject site does not feature wetlands
Contaminated Land The subject site is not listed on the EMR or the CLR
Heritage Places The site is not listed on the Local or State Heritage Registers
Infrastructure and Services
Road Frontages Not applicable - The subject site is within an existing industrial complex
Water Supply The site has an existing water supply which will be able to service the
proposed development
Sewerage The site has an existing sewer connection which will be able to service the
proposed development
Stormwater Not applicable – The proposed development is within an existing building
Electricity and The site has existing electricity and telecommunications connections which
Telecommunications will be able to service the proposed development
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FIGURE 2 CADASTRAL PLAN
FIGURE 3 AERIAL PHOTOGRAPH
2.3 SURROUNDING LAND USES
Development surrounding the subject site primarily consists of low impact industry development and
low density residential development in the form of detached housing.
2.4 OWNER’S CONSENT
The subject site is owned in Fee Simple by Charles Miller Pty Ltd (TTE). A Certificate of Title is provided
within Appendix A. In accordance with Section 51 of the Act, owner’s consent is not required for this
development application.
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3. BACKGROUND
3.1 PREVIOUS APPROVALS
A development approval for indoor entertainment (bowling centre) was issued by order of the Court on
26 February 2001.
Subsequent to the approval issued by order of the Court, Noosa Council agreed to a Generally in
Accordance Request (131999.983083.2) to decrease the bowling centre floor area and create 4 x new
industrial tenancies (one tenancy of which is the subject of this application).
It is noted that development approval has also been issued by Noosa Council to convert the balance of
the bowling centre floor area into 2 x new warehouse tenancies with mezzanines (MCU20/0130). It is
acknowledged that development approval MCU20/0130 is not directly related to this application;
however, it is considered that the approval sets the precedent for the allocation of the car parking across
the entire site.
3.2 PRELODGEMENT MEETINGS
No prelodgement meetings have been held in relation to this application.
3.3 DEVELOPMENT OFFENCE
This development application seeks approval for an already constructed mezzanine floor within the
existing building, and is in response to an Advisory Notice and Infringement Notice issued by Noosa
Council on 2 March 2021 (Council reference: COM21/0146).
An application for a Development Permit for Building Works will be lodged by the applicant via a private
certifier once planning approval has been granted.
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4. PROPOSAL DESCRIPTION
4.1 GENERAL DESCRIPTION
The proposed development is for the construction of a mezzanine floor within the existing building on
site.
The proposed mezzanine will include administration areas that are an ancillary component to the main
Warehouse use and that do not exceed 30% of the total GFA of the site.
Specifically, the proposed administration areas on the mezzanine level (comprising an office, office
store, and amenities) will have a GFA of 70.37m2 which is 24% of the total GFA of the site (293.10m2).
As such, the ancillary administration component of the proposed development complies with PO1 of
the Low Impact Industry zone code.
The mezzanine will also include additional warehouse space (29.73m2) that will feature access doors to
enable goods to be forklifted between the ground and mezzanine levels.
The proposed development is depicted in Figure 4 below.
FIGURE 4 PROPOSED DEVELOPMENT – MEZZANINE
The general development statistics are set out below in Table 3. Detailed proposal plans are provided
in Appendix B and Appendix C.
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TABLE 3 PROPOSAL OUTLINE
DEVELOPMENT STATISTICS
Material Change of Use (Victoria Street)
Proposed Use Warehouse
Site Cover As per existing
Number of Storeys 2 storeys (mezzanine)
Front Setback As per existing
Rear Setback As per existing
Side Setbacks As per existing
Deep Planting Not applicable
Car Parking Sufficient parking has been provided for the type and intensity of uses on site
and will accommodate the number and type of vehicles and motorcycles likely to
be generated by the development.
Please refer to Section 6 for further details.
Bicycle Parking Not applicable
Vehicle Entry Points As per existing
Service Vehicle As per existing
Refuse Storage and As per existing
Collection
4.2 DESIGN AND BUILT FORM
The proposed development is for the construction of a mezzanine floor within the existing building on
site.
The proposed mezzanine will include administration areas that are an ancillary component to the main
Warehouse use and that do not exceed 30% of the total GFA of the site. Specifically, the proposed
administration areas on the mezzanine level (comprising an office, office store, and amenities) will have
a GFA of 70.37m2 which is 24% of the total GFA of the site (293.10m2). As such, the ancillary
administration component of the proposed development complies with PO1 of the Low Impact Industry
zone code.
The mezzanine will also include additional warehouse space (29.73m2) that will feature access doors to
enable goods to be forklifted between the ground and mezzanine levels.
The mezzanine will also include staff amenity areas and additional warehouse space that will feature
doors to enable goods to be forklifted between the ground and mezzanine levels.
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4.3 ENGINEERING AND SERVICES
4.3.1 SEWER
The subject site has an existing sewer connection which will be able to service the proposed
development.
4.3.2 WATER
The subject site has an existing water connection which will be able to service the proposed
development.
4.3.3 ELECTRICITY
The subject site has an existing electricity connection which will be able to service the proposed
development.
4.3.4 TELECOMMUNICATIONS
The subject site has existing telecommunications connections which will be able to service the proposed
development.
4.3.5 STORMWATER
The proposed development is for internal additions only. As such, no changes to existing stormwater
discharge arrangements are proposed.
The development on site will continue to discharge stormwater to a lawful point of discharge as per
existing site conditions.
4.4 TRANSPORT, ACCESS, PARKING AND SERVICING
4.4.1 PARKING PROVISION
The proposed development will provide sufficient parking to cater for the type and intensity of uses on
site and will accommodate the number and type of vehicles and motorcycles likely to be generated by
the development.
Please refer to Section 6 for further details.
4.4.2 ACCESS
Access to the site will be as per existing site conditions.
4.4.3 SERVICING AND REFUSE COLLECTION
Refuse will be stored and collected as per existing site conditions.
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4.5 STAGING
The proposed development will be undertaken over a single stage.
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5. STATUTORY REQUIREMENTS AND ASSESSMENT
This section provides an overview of the legislative context of the application under the provisions of
the Planning Act 2016.
5.1 STATUTORY PROVISIONS
Table 4 below provides an overview of the State and local statutory provisions relevant to this proposal.
TABLE 4 SUMMARY OF STATUTORY PROVISIONS
SUMMARY OF STATUTORY PROVISIONS
Type of Approval Development Permit for Material Change of Use -
Warehouse
Defined Use Warehouse
Level of Assessment Code
Public Notification None
Referrals None identified
Relevant sections of State Planning Hazards and Safety
Policy
5.2 STATE PLANNING REQUIREMENTS AND ASSESSMENT
A review of the current State planning regulatory requirements has been undertaken. It is considered
that the proposed development is generally compliant with all requirements. No conflicts have been
identified.
5.2.1 REGIONAL PLAN
The subject site is located within the area that is covered by the South East Queensland Regional Plan
2017. As prescribed in Section 26 of the Planning Regulation, the assessment of the proposed
development must be carried out against certain assessment benchmarks.
It is noted that the subject site is mapped within the Urban Footprint Land Use Area of the Regional
Plan. The Urban Footprint is intended to accommodate urban development to support the region’s
ongoing growth and, as such, it is considered that no further assessment against the Regional Plan is
required.
It is considered that the proposed development is consistent with the intent of the Regional Plan.
5.2.2 STATE PLANNING POLICY
The State Planning Policy was released on 3 July 2017. Under Section 26 of the Planning Regulation, the
State Planning Policy is an assessment benchmark that the Assessment Manager must have regard to if
not appropriately integrated into the Planning Scheme.
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In accordance with Part 2 of the Planning Scheme, the Planning Minister is satisfied that the State
Planning Policy (SPP) dated July 2017 is appropriately integrated in the Planning Scheme.
It is noted that Natural hazards, risk and resilience (Coastal hazards) is only partly integrated into the
Planning Scheme; however, this section of the SPP is not relevant to the proposed development.
Therefore, no further assessment against the SPP is required. This is demonstrated in Table 5 below.
TABLE 5 ASSESSMENT OF STATE PLANNING POLICY
STATE PLANNING POLICY TRIGGER ASSESSMENT
State Planning Policy Section Represented in Planning Scheme Relevant
Liveable communities and housing Yes No
Economic growth Yes No
Environment and heritage Yes No
Safety and resilience to hazards Yes (in part) Yes
Infrastructure Yes No
5.2.3 REFERRALS AND STATE DEVELOPMENT ASSESSMENT PROVISIONS
Referral matters for this proposal have been assessed against the Planning Regulation 2017 (the
Regulation).
No referrals have been identified as being applicable to this application.
5.3 LOCAL PLANNING REQUIREMENTS AND ASSESSMENT
The Noosa Plan 2020 (Planning Scheme) is applicable to this application. The relevant provisions of the
Planning Scheme are identified and addressed below.
5.3.1 DEFINED USE
The proposed development involves the development of extensions to a Warehouse on the site. The
Planning Scheme definition for Warehouse is outlined below.
Warehouse means the use of premises for-
a. storing or distributing goods, whether or not carried out in a building; or
b. the wholesale of goods, if the use is ancillary to the use in paragraph (a).
5.3.2 LEVEL OF ASSESSMENT
The proposed development is subject to Code assessment in accordance with Part 5 of the Planning
Scheme, and as outlined in Table 6 below.
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TABLE 6 LEVEL OF ASSESSMENT
ASSESSMENT TRIGGER TABLE LEVEL OF ASSESSMENT
Warehouse
Low Impact Industry zone 5.5.9 Code
All aspects of development
Land Subject to Acid Sulfate Soils Overlay (OM-ASS) 5.9.1 Not Applicable
5.3.3 LOCAL PLAN
The subject site is mapped as being within the Noosaville Local Plan area.
In accordance with Table 5.5.9, the proposed development triggers assessment against the Noosaville
Local Plan Code.
It is considered that the proposed development generally complies with relevant assessment
benchmarks of the Noosaville Local Plan Code.
A full assessment of the proposed development against the Noosaville Local Plan Code is provided
within Appendix C.
5.3.4 ZONE
Under the Planning Scheme, the subject site is mapped as being within the Low Impact Industry zone.
The subject site adjoins other Low Impact Industry zoned land as well as Low Density Residential zoned
land.
It is noted that the adjoining residential lots include a 20m ‘environmental’ easement that was
conditioned to ensure that adequate screening vegetation was located between the residential uses
and the industrial uses.
Local zoning around the site is illustrated in Figure 5 below.
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FIGURE 5 ZONING PLAN
In accordance with Table 5.5.9, the proposed development is Code Assessable development within the
zone as the development will involve the expansion of use area.
It is considered that the proposed development generally complies with relevant assessment
benchmarks of the Low Impact Industry Zone Code.
A full assessment of the proposed development against the Low Impact Industry Zone Code and the
Industry activities code is provided within Appendix C.
5.3.5 OVERLAYS
The subject site is mapped as being affected by a single overlay. Overlay maps over the site and their
applicability to the proposed development are identified in Table 7 below and then further discussed
following.
TABLE 7 OVERLAY MAPS
OVERLAY RELEVANT SUB-CATEGORY APPLICABLE
Land Subject to Acid Sulfate Area 1 – Above 5 metres AHD to 20 No
Soils Overlay (OM-ASS) metres AHD
5.3.5.1 LAND SUBJECT TO ACID SULFATE SOILS OVERLAY
The subject site is mapped within the Land Subject to Acid Sulfate Soils Overlay (OM-ASS).
The purpose of the Acid Sulfate Soils overlay code is to ensure that the generation or release of acid
and metal contaminants from acid sulfate soils (ASS) does not have adverse effects on the natural
environment, built environment, infrastructure, or human health.
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In accordance with Table 5.9.1, the proposed development does not trigger assessment against the Acid
Sulfate Soils overlay code as the proposal will not involve any filling or excavation.
No further assessment is required.
5.3.6 WORKS CODES
In accordance with Table 5.5.9, the proposed development triggers assessment against the Works Codes
of the Planning Scheme.
The proposal has been reviewed against the Works Codes and is generally considered to comply with
the specific outcomes. As the extension is located within the existing building, will not impact the
external appearance of the building or site, and will not involve stormwater runoff or landscaping, it is
considered that the Works Codes are not generally applicable to the proposal.
Works Codes that are considered to be applicable to the proposed development are outlined below:
Driveways and Parking Code.
An assessment of the proposed development against the Driveways and Parking Code is provided within
Appendix C.
5.3.7 APPLICABLE ASPECTS OF PLANNING SCHEME
Based on the assessment outlined above, the sections and codes of the Planning Scheme that are
identified as being applicable to the proposed development are outlined in Table 8 below.
TABLE 8 APPLICABLE PLANNING SCHEME CODES
APPLICABLE CODE/SECTION LOCATION OF RESPONSE
Primary Codes
Noosaville Local Plan Code Appendix C
Low Impact Industry Zone Code Appendix C
Industry Activities Code Appendix C
Works Codes
Driveways and Parking Code Appendix C
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6. PLANNING CONSIDERATIONS
6.1 CAR PARKING
AO43/PO43 of the Low Impact Industry zone code, and AO11/PO11 of the Industry activities code require
that the proposed development provide car parking in accordance with Table 9.4.1.4 of the Driveways
and Parking code, or provide car parking that is sufficient to accommodate the number and type of
vehicles likely to be generated by the use on site.
It is noted that Table 9.4.1.4 of the Driveways and Parking code prescribes a car parking rate for a
Warehouse of one car parking space per 50m² of GFA (up to 500m²) and one motorcycle parking space
per 100m² or part thereof of use area.
The proposed development will have a total GFA of 293.10m2 and, therefore, is required to provide a
total of 5.86 carparking spaces and 2.93 motorcycle parking spaces on site.
However, it is noted that the subject site is an individual tenancy contained within an existing industrial
complex. The individual tenancies within the industrial complex are serviced by a central (common
property) car parking area.
Due to the piecemeal development of the site since the original approval issued by order of the Court
in 2001, it is noted that car parking provision across the entire site is no longer specifically allocated to
each of the individual tenancies.
Importantly, however, it is considered that there is sufficient car parking provided across the entire site
to accommodate for the number and type of vehicles likely to be generated by the proposed
development, as well as for the other previously approved development on site.
Specifically, it is noted that the original Court Order detailed the following car parking rates on site
which equated to a requirement for 78 car parking spaces on site:
1667m2 existing industrial premises - 1 space per 50m2 = 33.34 spaces;
198.6m2 additional industrial premises – 1 space per 50m2 = 4 spaces; and
1269m2 bowling alley = 40.6 spaces.
The subject site maintains the required 78 car parking spaces on site.
Under the GIA (131999.983083.2) issued by Council in 2019 for the conversion of the western portion
of the bowling alley tenancy from Lazer Tag to 4 x new industrial tenancies, Council noted that the
changes to the site would result in a 44.3% reduction of bowling alley use area.
The GIA resulted in the 4 x new industrial tenancies maintaining 18 car spaces (e.g. 4.5 spaces for the
tenancy the subject of this application), with the remaining bowling alley maintaining a minimum of
22.6 car spaces. As such, a Performance outcome is sought for this application as the proposed
development requires 5.86 car parking spaces and 2.93 motorcycle parking spaces.
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However, it is noted that the site as a whole (with all currently approved uses) would require 58.1
carparking spaces and 8 motorbike spaces to be provided on site, based on the following uses and
requirements under the Driveways and Parking Code:
3362m2 industrial premises = 38.6 spaces required;
370m2 indoor sport and recreation = 18.5 spaces required; and
50m2 Ancillary dwelling = 1 space required.
Importantly, and as stated above, there are currently 78 car parking spaces across the entire site, leaving
a clear surplus of 11.9 spaces based on the existing approved development across the site. As such, it is
considered that there is clearly sufficient car parking provided across the entire site to cater for the
additional 1.36 car parking spaces and 2.93 motorcycle parking spaces required for the proposed
development.
Based on the above, it is considered that a Performance outcome for car parking is justified in this
instance, as there is sufficient car parking to accommodate the number and type of vehicles likely to be
generated by the use on site.
6.2 ANCILLARY ADMINISTRATION AREAS
As discussed in Section 4 of this Report, the proposed mezzanine will include administration areas that
are an ancillary component to the main Warehouse use and that do not exceed 30% of the total GFA of
the site.
Specifically, the proposed administration areas on the mezzanine level (comprising an office, office
store, and amenities) will have a GFA of 70.37m2 which is 24% of the total GFA of the site (293.10m2).
As such, the ancillary administration component of the proposed development complies with PO1 of
the Low Impact Industry zone code.
The mezzanine will also include additional warehouse space (29.73m2) that will feature access doors to
enable goods to be forklifted between the ground and mezzanine levels.
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6. CONCLUSION
This Town Planning Report supports a Development Application made by Charles Miller Pty Ltd (TTE) to
Noosa Council for extensions to the existing Warehouse on site.
The site is located at 8/11 Bartlett Road, Noosaville QLD 4566, and is formally described as Lot 13 on
SP290687.
The application seeks approval for:
Development Permit for Material Change of Use – Warehouse.
As demonstrated in this Town Planning Report and the supporting technical appendices, the proposed
development is generally consistent with the intent of the Planning Scheme and other relevant
instruments.
Approval is recommended subject to reasonable and relevant conditions.
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