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Planning Report - Boiling Pot brewery
Attached to the e-mail Industrial Bus Type 2 (Brewery) & Entertainment & Dining Bus Type 1 (Brewery Tasting Area) - MCU18/0157.
Development Application
Planning Report
Material Change of Use for Entertainment & Dining
Business Type 1 (Brewery Tasting Area) within an existing
building situated at 130 Eumundi Noosa Road, Noosaville
(Lot 6/RP173876)
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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 Surrounding land uses ............................................................................................................. 5
3.0 Proposed development details ......................................................................................... 6
4.0 Planning assessment ........................................................................................................ 8
4.1 Pre-lodgement ........................................................................................................................ 8
4.2 Key issues ............................................................................................................................... 8
4.2.1 Industrial / Entertainment & Dining Business Use Split ................................................................... 8
4.2.2 Parking .............................................................................................................................................. 8
5.0 State assessment and other matters ................................................................................ 9
5.1 State interests ......................................................................................................................... 9
5.1.1 Matters established in the Planning Regulation .............................................................................. 9
5.1.2 State Planning Policy ........................................................................................................................ 9
7.0 Conclusion ...................................................................................................................... 9
Client Name: Boiling Pot Brewery
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: Entertainment & Dining Business Type 1 (Brewery Tasting
Area) associated with an Industrial Business Type 2 (Brewery)
within an existing industrial building.
Type of approval sought: Development Permit for Material Change of Use
Site address: 130 Eumundi Noosa Rd, Noosaville
Real property description: 6/RP173876
Site area: Total lot area = 2,276m2
Relevant lease area = 1,120m2
Assessment manager: Noosa Council
Owner details: HarrisonHunter Pty Ltd (TTE)
Applicant details: Boiling Pot Brewery c/- Pivotal Perspective Pty Ltd
1.2 Planning instrument details
State planning policy: Nil
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: Impact
Applicable overlays: Nil
Applicable codes: 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 Industrial Shed (Previously Haymans electrical and data supplies)
Existing structures 16.12m x 24.85m industrial shed (400m2 area with mezzanine storage and
approximately 6m high).
8 formed carparking spaces with access from Venture Drive.
Frontage and 20m street frontage to Venture Drive.
access 35m street frontage to Project Avenue.
Topography The concrete access driveway, manoeuvring area and building are all
constructed at a Finished Level of 13.5m. The site then drops down to the
Project Avenue road level at a rate of approximately 1 in 4.
Existing vegetation There are existing established trees and shrubs surrounding the driveway and
manoeuvring areas.
Figure 1: Aerial view with zoning overlay
Source: Noosa Council Mapping System
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Figure 2: Aerial view and site identification
Source: Noosa Council Mapping System
2.2 Surrounding land uses
Table 2: Surrounding land uses
Surrounding land uses
North Across Venture Drive to the north are existing industrial buildings including AutoPro
and Venture Cycles businesses.
South Adjoining the site to the south is the rear entrance to 134 Eumundi Noosa Rd, which
includes two industrial business uses fronting Eumundi Noosa Rd (Pit Stop
Automotive and Rug Shop).
East Directly to the east of the building is the Bridgestone tyre and mechanical business
fronting Eumundi Noosa Drive and Venture Drive roundabout.
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West Across Project Avenue to the west is the Thomas Surfboards manufacturing
business.
3.0 Proposed development details
The application proposes a building fitout within the existing industrial shed including new roller doors
along the western and northern facades. The brewery will produce, bottle, keg and package beer for
sale on site and distributed offsite in bulk. The Industrial Business definition includes the sale of
goods, resulting from such operations, provided sales space does not exceed 20% of the use area.
In this regard, the application proposes a small entertainment and dining component related to the
bar and dining facility within the western portion of the building.
The retail area component will be separated from the industrial use by the bar and wall returns to
create a more ‘intimate’ retail bar experience during the day (weekdays 9am – 4pm). During the
weekends and after 4pm during the week when staff for the industrial business use are not on site –
the applicant proposes to use the upstairs boardroom for retail sales and tasting. Light meals will
also be prepared in accordance with the Responsible Service of Alcohol requirements.
The carparking area is proposed to be line marked to accommodate 14 equivalent carparking spaces
during the daytime, and 17 equivalent bays during the night time (after 4pm) when the Industrial Use
and associated staff are not onsite. The site is to be serviced by a 6.0m long Pantech vehicle, which
will include manoeuvring and loading areas within the northeastern part of the building. One tree is
required to be removed near the Ventrue Drive frontage to accommodate new parking and line
marking on the site, with supplementary planting adjacent the entrance.
Two (2) staff are required for the production component and two (2) staff for the retail sales
component (4 total). A summary of the changes is included within Table 3 and the proposed site
plans attached.
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Table 3: Summary of development aspects
Material change of use
Building height No Change
Gross floor area (GFA) Existing building includes 400m2 Gross Floor Area and mezzanine
storage. Proposed fitout includes a total gross floor area of 454m2.
Parking Existing Parking = 8 spaces (1 per 50m2).
Proposed Parking = 14 equivalent spaces (including 4 scooter bays)
and capable of servicing up to 17 equivalent spaces.
Bicycle Parking = 5 racks (to be provided adjacent to waste storage
area)
Proposed servicing Servicing and deliveries using a Pantech design vehicle (6m x 2.4m)
arrangements between 7am – 4pm, which can be parked internally after 4pm.
A waste storage and screened bunded wash down area is located
adjacent the loading dock entrance.
The site is connected to all relevant electrical, telecommunications,
sewerage and water services.
Trading Hours Industrial Business Activities – 7am to 4pm (when staff required for
the brewing process).
Entertainment & Dining – 9am to midnight (staff only onsite for the
entertainment and dining facility).
Landscaping Over 20% of the site is to be landscaped, with parking areas setback
(on average) more than 2m from the property boundaries.
Figure 3: Proposed Site Plan
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4.0 Planning assessment
4.1 Pre-lodgement
An informal pre-design meeting was undertaken with Council’s Development Planner in June and
September to discuss planning requirements and key issues applicable to this development
application.
Table 4: Summary of key issues
Issue Council response Applicant response
Brewery Use and Retail Ensure the ancillary retail tasting The design includes a retail
Tasting Areas areas are no more than 20% of the tasting area in the western portion
total gross floor area of the of the building which is no more
building. than 20% of the total gross floor
area during daytime hours.
Carparking Ensure adequate parking is Additional carparking spaces are
provided for the retail tasting area provided on the site for the retail
at a rate of 1 per 10m2 of use area. area at this parking rate.
4.2 Key issues
4.2.1 Industrial / Entertainment & Dining Business Use Split
Although Specific Outcome O187 of the Business Uses Code makes all Entertainment & Dining
Businesses within the Industry Zone inconsistent, Council has recently approved two other Industrial
breweries within the zone, citing that the food and beverage use is ancillary and complementary to
the primary industrial use on-site, and will not cause any reverse amenity issues.
Rather than build a new development on a green field site, this application seeks to use an existing
industrial building and is currently being fitout with industrial brewing equipment. The site is located
on a corner site at the entrance to the ‘service’ industrial areas of Venture Drive/Project Avenue. The
associated retail sales area for brewery tasting is generally compatible with the surrounding business
uses and takes up less than 20% for retail sales during production hours.
The proposed design demonstrates the existing building site has sufficient dimensions to
accommodate the use, associated parking areas, service vehicle provision, storage areas,
landscaping, vehicle access and on-site movement in accordance with recent approvals for
breweries in the area.
4.2.2 Parking
The application proposes to limit the tasting and sales area during the daytime to the 70m2 area in
front of the bar. This is when production staff will be onsite and the back loading areas are being
used for brewing. The applicant will then manager the use of the mezzanine boardroom and from
4pm to midnight to allow for additional use when no staff are onsite for the industrial use.
Fourteen (14) equivalent parking spaces are provided onsite during daytime trading hours (7am-
4pm), and allows for a pantech truck to service the site for deliveries. After 4pm when the production
activities do not require onsite staff or deliveries, the loading area can accommodate another 3 cars
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to be parked on the site (17 equivalent parking spaces). All carparking spaces are demonstrated to
comply with the Australian Standard to leave in a forward gear. The plans of the relevant use areas
associated with the required parking rates for the day-time and night-time use areas are included
below.
Figure 4: Day-time use areas Figure 5: Night-time use areas
Sufficient onsite carparking is provided to accommodate the number and type of vehicles likely to be
generated by the development having regard to the hours of operation and likely number of
users/servicing. The number of onsite parking bays and loading areas are consistent with the
relevant Probable Solutions of the Driveways and Carparking Code.
Existing landscaping is to be supplemented around the carparking area and designed to ensure the
retention of large trees. Owing to the existing kink in the property boundary near the driveway
entrance - carparking space 12 is within 2m of the front boundary, however there is enough
opportunity on the site for landscaping to conceal parking areas relative to the size and nature of the
development and its setting. The development is consistent with the relevant Specific Outcomes of
the Landscaping Code.
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
Consistent with the relevant Policy considerations.
7.0 Conclusion
The brewing components of the business is a consistent use within the zone and is currently being
fitout with equipment, however the food and beverage use is inconsistent. Although the Planning
Scheme does not provide any real support for the food and beverage use in the zone – the tasting
area is small scale and considered ancillary to the primary industrial use on site, with sufficient
separation from other nearby uses so as not to raise any adverse impacts, or reverse amenity issues.
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Two other breweries have been recently approved and constructed within the Industry zone, and
this proposal within an existing building is considered low intensity and compatible with the
surrounding and nearby land uses. The food and beverage use is ancillary and complementary to
the primary industrial use on-site and will not cause any reverse amenity issues. The associated
retail sales area is ancillary to the production component and there is no requirement for a needs
assessment to justify the additional industrial business locating within the industry zone. Therefore,
there are sufficient grounds to justify the decision despite the conflict with the Planning Scheme.
The proposal does not raise any other significant planning concerns and is recommended for
approval, subject to conditions
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