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260615 Operational Works Planning Report Dowling Neylan
Attached to the e-mail OPW15/0118 Operational Works Application - Advertising Devices.
MCU to establish Entertainment and Dining Business (Type 1 Food and Beverage)
Operational Works Assessment – Advertising Devices Code
2/18 Duke St Sunshine Beach
Lot 1 Lot 1 Tingirana – 25 Hastings St Noosa Heads
Town Planning Report
OPERATIONAL WORKS
ASSESSMENT – ADVERTISING DEVICES CODE
LOT 1 TINGIRANA, 25 HASTINGS ST NOOSA HEADS, described
as L ot 0 o n SP 1 33 5 0 3
Applicant: DOWLING NEYLAN
Date: June 2015
PT010115 VER DRAFT 060215 1
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Page 2
MCU to establish Entertainment and Dining Business (Type 1 Food and Beverage)
Operational Works Assessment – Advertising Devices Code
2/18 Duke St Sunshine Beach
Lot 1 Lot 1 Tingirana – 25 Hastings St Noosa Heads
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 RG Strategic. All enquiries should be directed to RG
Strategic.
We have prepared this report for the sole purposes of Dowling Neylan (“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 RG Strategic;
this report may not be relied on by a Third Party; and
RG Strategic will not be liable to a Third Party for any loss, damage, liability or claim arising out of
or incidental to a Third Party; and
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 RG Strategic, RG Strategic disclaims all risk and the Third Party assumes
all risk and releases and indemnifies and agrees to keep indemnified RG Strategic 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.
Page 2 of 8
DNS 230615 / VER 1
Page 3
MCU to establish Entertainment and Dining Business (Type 1 Food and Beverage)
Operational Works Assessment – Advertising Devices Code
2/18 Duke St Sunshine Beach
Lot 1 Lot 1 Tingirana – 25 Hastings St Noosa Heads
Supporting Planning Information
Dowling Neylan Real Estate (the applicant) has engaged RG Strategic to seek approval for an
application for Operational Works – Advertising Device for a General Sign – Integrated building sign –
Wall sign.
The subject site is located at Lot 1 Tingirana 25 Hastings St Noosa Heads and is formally described as
Part of Lot 0 on SP133503.
The Noosa Plan defines the sign class for this application a,
General sign;
Integrated building sign – a sign integrated with the design elements of a building. The term
includes;
Wall sign – a sign painted or affixed to the front, side or rear wall of a building. The
term includes Hamper sign and Stallboard sign but does not include a Home – business
sign.
The signage proposed has been defined as such, even though in a “traditional” signage sense, one
would consider it a mounted display case around an external wall of the tenancy, displaying product
information.
It is an extension of what may be considered window or shop front promotion of wares that all shops
be them clothing, tourist products or real estate premises are able to undertake and not have
considered or measured against the Advertising Devices Code.
Page 3 of 8
DNS 230615 / VER 1
Page 4
MCU to establish Entertainment and Dining Business (Type 1 Food and Beverage)
Operational Works Assessment – Advertising Devices Code
2/18 Duke St Sunshine Beach
Lot 1 Lot 1 Tingirana – 25 Hastings St Noosa Heads
The signage is contained within a wall mounted display case which is affixed to an external wall of the
adjacent fire stairs adjoining and sharing a common wall with the tenancy known as Lot 1. Within the
display case the “advertising” is 24 x Promotional material of the products (real estate properties).
This information is displayed on individual sheets measuring 300mm x 210mm = 0.063m2, within the
display case there is 24 of these information sheets providing for a total sign face measurement of
1.512m2.
The displayed case should not be considered as incorporating measurements towards total sign face
as it is merely the structure within which the signage is affixed. It does not contain any decorative
lines, stripes, borders and architectural trims, it is as previously described a display case.
As the proposed works to be undertaken are not of the norm and as such need to be considered
contextually as the Noosa Plan Specific Outcome O2 for advertising devices describes,
O2 Advertising devices—
a) are compatible with the human-scale and character of the locality in which they are situated;
b) are compatible with the scale, proportion, bulk and other characteristics of buildings, structures and
landscaping; and
c) are designed, sited and integrated so as not to contribute to the proliferation of visual clutter.
The details of the application and compliance with Specific Outcomes and or Probable Solutions are
further detailed with the Code Assessment Report following this supporting planning information.
Further information has been included within;
Appendix A contains Architectural Plans of the proposed display case for which the signage
will be mounted into internally.
Appendix B provides an artist’s impression of the existing blank rendered wall, and two artist
impressions of how the display will be presented in being compatible with the character and
the locality in which it is situated.
Appendix C shows existing real estate officers adjoining and located in Hastings St with shop
front displays which presently not considered an Advertising Device.
Page 4 of 8
DNS 230615 / VER 1
Page 5
MCU to establish Entertainment and Dining Business (Type 1 Food and Beverage)
Operational Works Assessment – Advertising Devices Code
2/18 Duke St Sunshine Beach
Lot 1 Lot 1 Tingirana – 25 Hastings St Noosa Heads
Code Assessment
14.74 Overall outcomes for the Advertising Devices Code
14.74.1 The overall outcomes are the purpose of the code.
14.74.2 The overall outcomes sought for the Advertising Devices Code are the following—
a) advertising devices complement and do not detract from the desirable
characteristics of the natural and built environment in which the advertising
devices are exhibited;
b) advertising devices are designed and integrated so as to minimise visual clutter;
c) advertising devices do not detract from the visual amenity of the major road
network nor from the rural or residential amenity enjoyed by residents of and
visitors to Noosa; and
d) advertising devices are safely constructed and secured and do not create a
hazard.
Comment: The proposed advertising device meets the overall outcomes sought by the
advertising devices code. The design and presentation improves on and compliments
the surrounding development to a greater extent than the existing rendered block
wall. It presents similar to the adjoining real estate tenancy and others that are
located with Hastings St (refer Appendix D).
The sign is visually attractive and the applicant has endeavored to use a range of
materials and textures for which to encase the advertising material which are
designed and integrated to minimise visual clutter.
14.75 Specific outcomes, probable solutions and acceptable solutions for the Advertising
Devices Code
The specific outcomes sought for the Advertising Devices Code are included in
column 1 of Table 14-41. Acceptable solutions for self-assessable development and
probable solutions for code assessable development are included in column 2 of
Table 14-41.
Page 5 of 8
DNS 230615 / VER 1
Page 6
MCU to establish Entertainment and Dining Business (Type 1 Food and Beverage)
Operational Works Assessment – Advertising Devices Code
2/18 Duke St Sunshine Beach
Lot 1 Lot 1 Tingirana – 25 Hastings St Noosa Heads
Table 14.41 – All Advertising Devices
Specific Outcomes Probable solutions (if Response
code assessable) to Criteria
14.76 Inconsistent advertising devices
O1 The following advertising devices are No solution provided (no Complies - The proposed
inconsistent with the overall outcomes sought requirement for self- advertising device is
by this Code and are not located in the former assessable development) consistent with the
Noosa Shire— overall outcomes of this
a) Balloons or other gas filled advertising Code. It falls within the
devices; following sign class and
definition;
b) Blind signs;
Class: General sign –
c) Attached Flagpole signs; Integrated building sign
d) Moving signs; – A sign integrated with
e) Roof signs; the design elements of a
building. Includes - Wall
f) Signs illuminated by, or incorporating, neon sign – a sign painted or
lighting; affixed to the front, side
g) Signs with a sign face area exceeding 4m2; or rear wall of a building.
h) Sky signs; The total sign face area
i) 3-Dimensional sign; does not exceed 4m².
j) any combination of signs on one premise
with a combined sign face area of more than
10m2.
14.77 General design and amenity
O2 Advertising devices— Complies –The proposed
S2.5 Integrated building signs
f) are compatible with the human-scale and design integrates with the
are aligned with and do not
character of the locality in which they are surrounding streetscape
obscure architectural
situated; and is in keeping with the
features of the
g) are compatible with the scale, proportion, ‘look and feel’ of other
bulk and other characteristics of buildings, building including cornices, advertising on Hastings
structures and landscaping; and parapets, window heads or Street shop fronts. The
h) are designed, sited and integrated so as not sills and pediments; proposed natural merbau
to contribute to the proliferation of visual timber cladding and copper
clutter. edged glass front wall sign
AND
is in keeping with the
S2.6 The maximum sign face character of the street and
area of a single sign does not will enhance the visual
exceed 4m2 on any face, amenity by reducing the
unless otherwise appearance of bulk of the
specified in S6.1, S6.2, S6.4 existing rendered concrete
and S6.5 below; stair well wall at the front
AND of the lot.
Page 6 of 8
DNS 230615 / VER 1
Page 7
MCU to establish Entertainment and Dining Business (Type 1 Food and Beverage)
Operational Works Assessment – Advertising Devices Code
2/18 Duke St Sunshine Beach
Lot 1 Lot 1 Tingirana – 25 Hastings St Noosa Heads
Specific Outcomes Probable solutions (if Response
code assessable) to Criteria
S2.7 The maximum combined The signage constitutes an
sign face area of all signs on 1.512m2 integrated
the premises is 10m2 building sign being less
than the maximum
specified within the
probable solution.
14.78 Safety
O3 Advertising devices— S3.1 Signs incorporate Complies – The proposed
a) are of safe and durable construction; internal support and do advertising device will be
b) do not pose a risk to pedestrians, not rely on external stays built to the required
cyclists or motorists, by obstructing the or wires. Australian building and
passage or safety standards. The device
sightlines of pedestrians, cyclists or will be clearly visible and
vehicles; and integrated into the wall of
c) do not interfere with the visibility and the existing building. It will
effectiveness of traffic signals or hazard not pose a risk to
warnings. pedestrians or obstruct
sightlines and it is not
located near any traffic
signals or hazard warnings.
Electricity supply infrastructure
O4 All uses and works maintain an adequate No solution provided. N/A
safe distance from electrical infrastructure
including substations, overhead power lines,
power poles and transformers; AND
O5 Structures are not constructed under
overhead electricity transmission lines, within
electricity transmission line easements.
Conclusion
Page 7 of 8
DNS 230615 / VER 1
Page 8
MCU to establish Entertainment and Dining Business (Type 1 Food and Beverage)
Operational Works Assessment – Advertising Devices Code
2/18 Duke St Sunshine Beach
Lot 1 Lot 1 Tingirana – 25 Hastings St Noosa Heads
The above development application has been submitted to the Noosa Shire Council as the Assessment
Manager of the application under the Sustainable Planning Act 2009. This application seeks a
Development Permit for Operational Works for an Advertising Device, located at Tingirana, 25
Hastings St Noosa Heads.
The planning report, attachments and appendices demonstrate the unique circumstances surrounding
the application and it compliance with the Specific Outcomes within Table 14-41 of the Noosa Plan.
This application can be supported on a number of grounds which include:
The proposed display case contains advertising material of 1.512m2 sign face in total;
The application could be considered self assessable as defined with Division 12 Table 9.10 of
the Noosa Plan – Noosa Heads Locality as the sign is a General sign and can demonstrate that
it meets the Probable solutions of Column 2 of Table 14-41 of the Advertising Devices Code;
The proposed wall sign is compatible with the human scale and character of the locality in
which they are situated;
The proposed wall sign is compatible with the scale, proportion and bulk window front
advertising of other agents in Hastings Street which do not require development approval;
The proposed wall sign is compatible with the scale, proportion, bulk, structures and
landscaping;
The proposed wall sign has been designed, sited, and integrated so as not to contribute to the
proliferation of visual clutter;
The presence of a large structural member at the front of the tenancy dictates the need for a
wall sign;
The advertising device is less obtrusive, and with greater architectural character than the
adjoining businesses with total proliferation of signage material;
The proposed wall sign is affixed to exclusive use area and directly adjoins the tenancy for
which advertising is proposed; and
The proposed wall sign is directly linked in the product advertised to the tenancy adjoining.
Approval of the Operational works application for an Advertising Device is recommended.
Page 8 of 8
DNS 230615 / VER 1
Page 9
MCU to establish Entertainment and Dining Business (Type 1 Food and Beverage)
MCU to establish Entertainment and Dining Business (Type 1 Food and Beverage)
2/18 Duke St Sunshine Beach
2/18 Duke St Sunshine Beach
APPENDIX A
PROPOSAL PLANS
LOT 1 TINGIRANA, 25 HASTINGS ST NOOSA HEADS,
described as Lot 0 on SP133503
Applicant: DOWLING NEYLAN
Date: JUNE 2015
PT010115 VER DRAFT 060215 1
Page 10
lot 1 Tingirana Noosa 25 hastings street, noosa heads
NOTES:
1. ALL CONSTRUCTION TO BE IN ACCORDANCE WITH THE AUSTRALIAN
DOMESTIC BUILDING CODE.
2. ALL TIMBER FRAMING TO BE IN ACCORDANCE WITH AS 1684.2 2010
RESIDENTIAL TIMBER FRAMING MANUAL.
3. PINE FRAMING TO BE MINIUMUM STRESS GRADE MGP 10/MGP12
4.HARDWOOD FRAMING TO BE MINIMUM STRESS GRADE F14 & MINIMUM
JOINT GROUP J2.
5. TIMBER FOR TRUSSES TO BE MINIMUM JOINT GROUP JD4.
6. TRUSSES TO BE FIXED IN ACCORDANCE WITH MANUF.
SPECIFICATIONS ALL OTHER FIXINGS TO BE IN ACCORDANCE WITH
TIMBER MERBAU CLADDING AS 1684.2 2010
EXISING BALCONY TO EXTENT SHOWN 7.LAMINATED BEAM SIZES BASED ON HYNEBEAM SPAN TABLES WHERE
OTHER BRANDS ARE USED, SIZES TO BE CONFIRMED WITH
MANUFACTURERS SPECIFICATIONS.
HEIGHTS APPROXIMATE ONLY
8. ALL DIMENSIONS TAKE PRECEDENCE OVER SCALES
9. BUILDER AND TRADES ARE TO CONFIRM ALL MEASUREMENTS, DETAILS
AND SPECIFICATIONS PRIOR TO SETOUT AND ORDERING OF MATERIALS
10. ANY ERRORS ARE TO BE ADDRESSED TO THE DESIGNER AS NO
TO BE CONFIRMED
RESPONSIBILITY WILL BE TAKEN AFTER CONSTRUCTION HAS COMMENCED
3000
11. ALL TRADES ARE TO CONFORM WITH THE CURRENT AUSTRALIAN
2400
2100
STANDARDS RELATING TO HIS OR HER OWN WORK
12. TERMITE PROTECTION TO BE PROVIDED AS PER AS 3660.1.2000
planter
TO BEACH TO HASTINGS STREET
GLASS FRONT DISPLAY UNIT TO EXTERNAL
OF COMMON AREA STAIRWELL WALL
elevation D
fc finish + copper over to flash
and lip over merbau cladding
35mm timber battens fixed to existing
block rendered common area wall
+ 20mm vertical merbau cladding over
callout refer to detail
heights to be confirmed on site
1000
2400
shelving
2100
fc finish + feature copper
required as flashing over
(cabinet including glass protruding 25mm)
Section 1
elevations/sections
tasmanian oak timber shelving unit fixed to
existing block rendered wall + glass doors over
max 200 finished depth
glass doors over, size to be confirmed though
inclusive of overall finish
Callout of Section 1
scale 1:20
PROPOSED: SHOP FRONT FINISH CLIENT: BUILDER: MANDY'S DESIGN & DRAFTING SHEET: 2 of 2 DATE: ISSUE NO:
+ INTERNAL FITOUT DOWLING & NEYLAN ADRIAN BATISTA PH: 0403 481 474 SCALE: 1:100 JULY 15 I
NOTE: THESE DRAWINGS TO BE READ IN CONJUNCTION NOTE: BUILDER TO CONFIRM SITING AND DIMENSIONS BEFORE CONSTRUCTION
WITH ENGINEERS DRAWINGS RESPONSIBILITY LIES THERE WITH
Page 11
lot 1 Tingirana Noosa 25 hastings street, noosa heads
NOTES:
4315 1. ALL CONSTRUCTION TO BE IN ACCORDANCE WITH THE AUSTRALIAN
90 DOMESTIC BUILDING CODE.
90 3225 1000 90 2. ALL TIMBER FRAMING TO BE IN ACCORDANCE WITH AS 1684.2 2010
office 90 RESIDENTIAL TIMBER FRAMING MANUAL.
90 2505 1720 90 3. PINE FRAMING TO BE MINIUMUM STRESS GRADE MGP 10/MGP12
office 4.HARDWOOD FRAMING TO BE MINIMUM STRESS GRADE F14 & MINIMUM
1220 500
JOINT GROUP J2.
5. TIMBER FOR TRUSSES TO BE MINIMUM JOINT GROUP JD4.
820 900 6. TRUSSES TO BE FIXED IN ACCORDANCE WITH MANUF.
hall SPECIFICATIONS ALL OTHER FIXINGS TO BE IN ACCORDANCE WITH
AS 1684.2 2010
7.LAMINATED BEAM SIZES BASED ON HYNEBEAM SPAN TABLES WHERE
395
kitchen OTHER BRANDS ARE USED, SIZES TO BE CONFIRMED WITH
existing MANUFACTURERS SPECIFICATIONS.
1010
planter 8. ALL DIMENSIONS TAKE PRECEDENCE OVER SCALES
store
2460
9. BUILDER AND TRADES ARE TO CONFIRM ALL MEASUREMENTS, DETAILS
2065
AND SPECIFICATIONS PRIOR TO SETOUT AND ORDERING OF MATERIALS
LINE OF MERBAU 10. ANY ERRORS ARE TO BE ADDRESSED TO THE DESIGNER AS NO
TIMBER CLADDING COPIER RESPONSIBILITY WILL BE TAKEN AFTER CONSTRUCTION HAS COMMENCED
190
11. ALL TRADES ARE TO CONFORM WITH THE CURRENT AUSTRALIAN
190
office step
STANDARDS RELATING TO HIS OR HER OWN WORK
12. TERMITE PROTECTION TO BE PROVIDED AS PER AS 3660.1.2000
230
2100
820csd
office
double doors to be removed and filled in
elevation D
BUSINESS NAME AND LOGO
line of wall over
5053 admin
02 of 02 AS PER ARTIST IMPRESSION
16
existing glass nibs
16mm office partition walls
820
90mm stud walls where
office
820csd
office
1994
sliders exist
admin
timber flooring where
2347
shown, carpet to
desk
16
office areas
office
shelving unit
office
1993
16
2100
16
820csd
820
820
glass walls to extent
hatched, with pull down
16
(glass slider)
shelves
feature blind to reception
walkway to beach
820csd
1581
office
TASMANIAN OAK TIMBER
1975
FEATURE DOOR
meeting elevation A
500
90
step
keys
UP
full height portion of
reception
solid wall for signage
reception
UP
2870
2870
LINE OF MERBAU
TIMBER CLADDING
70
shelving
EXISTING
PROPOSED
COMMON AREA FEATURE TASMANIAN
DEPTH
1850
2040
SHOP 1
STAIRWELL OAK ENTRY DOOR
DEPTH
MAX 200 DEEP DISPLAY UNIT
1200 TO RENDERED CURVE WALL
door TASMANIAN OAK SHELVING
2 + GLASS DOORS OVER
elevation A meeting 90
2010 820 90
elevation B
reception MAX 200 DEEP DISPLAY UNIT
01 of 02
200 200
700 700 1520 90
01 of 02
elevation B TO RENDERED CURVE WALL
TASMANIAN OAK SHELVING
1000 2765 2720 + GLASS DOORS OVER
plan/elevations
3165
overall
PROPOSED: SHOP FRONT FINISH CLIENT: BUILDER: MANDY'S DESIGN & DRAFTING SHEET: 1 of 2 DATE: ISSUE NO:
+ INTERNAL FITOUT DOWLING & NEYLAN ADRIAN BATISTA PH: 0403 481 474 SCALE: 1:100 JULY 15 I
NOTE: THESE DRAWINGS TO BE READ IN CONJUNCTION NOTE: BUILDER TO CONFIRM SITING AND DIMENSIONS BEFORE CONSTRUCTION
WITH ENGINEERS DRAWINGS RESPONSIBILITY LIES THERE WITH
Page 12
MCU to establish Entertainment and Dining Business (Type 1 Food and Beverage)
MCU to establish Entertainment and Dining Business (Type 1 Food and Beverage)
2/18 Duke St Sunshine Beach
2/18 Duke St Sunshine Beach
APPENDIX B
ARTIST IMPRESSIONS
LOT 1 TINGIRANA, 25 HASTINGS ST NOOSA HEADS,
described as Lot 0 on SP133503
Applicant: DOWLING NEYLAN
Date: JUNE 2015
PT010115 VER DRAFT 060215 1
Page 13
Page 14
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Page 15
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Page 16
MCU to establish Entertainment and Dining Business (Type 1 Food and Beverage)
MCU to establish Entertainment and Dining Business (Type 1 Food and Beverage)
2/18 Duke St Sunshine Beach
2/18 Duke St Sunshine Beach
APPENDIX C
REAL ESTATE DISPLAYS HASTINGS ST
LOT 1 TINGIRANA, 25 HASTINGS ST NOOSA HEADS,
described as Lot 0 on SP133503
Applicant: DOWLING NEYLAN
Date: JUNE 2015
PT010115 VER DRAFT 060215 1
Page 17
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