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Town Planning Assessment Report
Mur
Town Planning
Assessment Report
62 Gateway Drive, Noosaville
Development Permit for Material Change of Use of Premises to
establish a Warehouse
May 2022
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Page 2
Table of Contents
1. SITE AND APPLICATION SUMMARY................................................................................................................. 3
2. PROPOSAL ..............................................................................................................................................................................4
3. BACKGROUND ..................................................................................................................................................................6
4. SITE DETAILS ........................................................................................................................................................................6
4.1. SITE DESCRIPTION .......................................................................................................................................................6
4.2. SURROUNDING USES .................................................................................................................................................. 7
5. ASSESSMENT REQUIREMENTS ............................................................................................................................... 7
5.1. FRAMEWORK FOR ASSESSMENT............................................................................................................................... 7
5.2. ASSESSMENT BENCHMARKS RELATED TO THE PLANNING REGULATION 2017................................... 8
5.3. ASSESSMENT BENCHMARKS RELATING TO THE PLANNING SCHEME .................................................... 8
5.3.1. DEFINITION ............................................................................................................................................................... 8
5.3.2. LEVEL OF ASSESSMENT AND ASSESSMENT REQUIREMENTS ...................................................................9
5.3.3. ASSESSMENT BENCHMARKS ................................................................................................................................9
6. CONCLUSION ................................................................................................................................................................ 28
Appendices
Appendix A Architectural Plans
Appendix B Civil Engineering Plans
Appendix C Stormwater Management Report
Appendix D Site Photographs
Disclaimer: While every care has been taken in preparing this report, Brennan Planning 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. Site and Application Summary
Applicant
Applicant: Klinge Family Trust
C/- Brennan Planning Pty Ltd
Contact Details: Marcus Brennan
Mob: 0423 952 928
Email: [email protected]
Registered Landowner(s): Klinge Family Trust
Application
Development Permit for Material Change of Use of
Development Application:
Premises to establish a Warehouse
Level of Assessment: Code Assessable
Referral Agencies: Nil
Assessment Manager Noosa Council
Subject Site
Address: 62 Gateway Drive, Noosaville
Lot Description: Lot 12 on SP216079
Area: 2,446.97m2
Nil
Easement(s):
SEQ Regional Plan Urban Footprint
Planning Scheme Noosa Plan 2020 (25 September 2020)
Zone: Medium Impact Industry (Venture Drive Enterprise
Precinct)
Overlays: + Acid Sulfate Soils (Area 2)
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2. Proposal
This application seeks an approval for a Development Permit for Material Change of Use of premises
to establish a Warehouse development at the premises.
The proposed development will involve constructing a large linear building along the southern side of
the side that will be divided into 9 warehouse tenancies. The warehouse tenancies range in size
between 122m2 and 273m2 and the building would have a total Gross Floor Area (GFA) of 1,464m2 for
warehouse purposes. Tenancies 1 - 8 include mezzanine levels that range in size between 32m2 and
82m2 that will be used for warehouse purposes. Tenancy 9 contains a single bedroom caretaker
residence on the mezzanine level. The building is proposed to be a concrete tilt-panel design and
would have a maximum height of approximately 8.15m above the natural ground level. The design
would incorporate aluminium batten feature screening, FC timber look wall panels, sun hoods, large
‘shopfront’ windows and pitched metal roofs.
Figure 1 - Site Plan
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Page 5
Figure 2 - Perspective view
A summary of the development details is provided in Table 2.1 below:
Table 2.1 - Summary of development details
Criteria Proposal
Site Area 2,446.97m2
Landscaped open space 368m2 (15%)
Building height
• Storeys 2 storeys
• Metres 8.15m
Boundary setbacks
• Frontage 6m
• Side (north) 1.65m - 4.5m
• Side (south) 0m-1m
• Rear 0m-1m
Carparking 21 spaces
Motorbike Spaces 8 spaces
Bicycle Spaces 7 spaces
Access and Carparking
Access to the development would be achieved via a 6.2m wide Type B crossover to Gateway Drive to
the west. A total of 21 car spaces have been provided to service the development, including a PWD
space and a dedicated space for the caretaker unit. Parking for 8 motorcycles and 7 bicycles have also
been provided for within the within the site. Occasional access is available for a Heavy Rigid Vehicle
(HRV), which is the largest design vehicle needing to access the premises.
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Utility Connections
The proposed development will be connected to standard urban infrastructure including reticulated
water, sewer, telecommunications.
Waste
A screened bin enclosure is provided in the northwest corner of the site, adjacent to its frontage
with Gateway Drive. Refuse bins can be wheeled onto the driveway for servicing by a refuse
collection vehicle.
Stormwater
Stormwater quality treatment has been accounted for in the master stormwater management
strategy prepared for the subdivision that created the subject lot. Run-off from the site is to be
conveyed through piped drainage to Lot 100 SP 216079, where a large bioretention basin and
detention area will provide the required treatment and attenuation of site run-off.
Landscaping
The site will be provided with sufficient areas and dimensions to achieve an appropriate landscaped
setting with a mixture of groundcovers, shrubs and trees. Landscaping provisions will include a 5m
width of soft landscaping across the full frontage of the site and a minimum width of 1.65m with larger
pockets for shade trees along the site’s northern boundary. A detailed landscape design will be
provided with a subsequent application for operational works.
3. Background
Noosa Council’s online application system reveals that there are no history of approvals relating to
the site.
4. Site Details
4.1. Site Description
Site Description
Characteristic
Existing land use Vacant
Frontage and access The site has a 31.4m frontage to Gateway Drive to the west. A
2m wide concrete footpath exists along the full frontage of the
site.
Topography The site has been levelled as part of the subdivision which
created the allotment.
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Figure 3 – Aerial Photograph of Subject Site
4.2. Surrounding Uses
The site is located within the Noosaville Industrial Estate and the Venture Drive Enterprise Precinct.
The site is surrounding by land and buildings that have been developed or intended to be developed
for industrial purposes.
5. Assessment Requirements
5.1. Framework for Assessment
Categorising Instruments for Statutory Assessment
In accordance with Section 43 of the Planning Act 2016, the following categorising instruments may
contain assessment benchmarks applicable to development applications:
+ the Planning Regulation 2017
+ the Planning Scheme for the local government area
+ any temporary local planning instrument
+ any variation approval
Of these, the planning instruments relevant to this application are discussed below:
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5.2. Assessment Benchmarks Related to the Planning Regulation 2017
The Planning Regulation 2017 (the Regulation) prescribes assessment benchmarks that the
application must be carried out against, which are additional or alternative to the assessment
benchmarks contained in council’s Planning Scheme. These assessment benchmarks may be contained
within:
• the Regional Plan;
• Part E of the State Planning Policy, to the extent they are not appropriately integrated into the
Planning Scheme; and
• Schedule 10 of the Regulation.
An assessment against the applicable benchmarks contained within the Planning Regulation is
provided below:
SEQ Regional Plan
The subject site is located within the Urban Footprint under the SEQ Regional Plan (SEQRP). The
proposed warehouse development is consistent with the goals, elements and strategies for the
Urban Footprint designation.
Part E of the State Planning Policy
The current State Planning Policy (SPP) commenced on 3 July 2017. The applicable State interests
relating to development assessment are set out in Part E of the document and are under five broad
themes. The assessment benchmarks of the SPP Part E that are relevant to the development
proposal are consistent with the current provisions of the planning scheme and would not warrant
further assessment.
Schedule 10 of the Regulation
The proposal does not trigger referral to any agencies or assessment against any of the benchmarks
contained with Schedule 10 of the regulation.
5.3. Assessment Benchmarks Relating to the Planning Scheme
5.3.1. Definition
The Noosa Plan 2020 defines a Warehouse as follows:
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).
The proposal meets the definition of a Warehouse as the tenancies are intended to be used by
businesses that involve storing and distributing goods.
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5.3.2. Level of Assessment and Assessment Requirements
The site is a located within the Medium Impact Industry Zone and Venture Drive Enterprise Precinct
under the Noosa Plan 2020. Pursuant to Table 5.5.10.1 of the Planning Scheme, the proposed
Warehouse use is ‘code assessable’.
In accordance with Section 45(3) of the Planning Act 2016 a code assessment is an assessment that
must be carried out only—
(a) against the assessment benchmarks in a categorising instrument for the development; and
(b) having regard to any matters prescribed by regulation for this paragraph.
5.3.3. Assessment Benchmarks
Pursuant to Table 5.5.10.1 of the Planning Scheme, the application is assessable against the following
codes:
+ Noosaville Local Plan Code
+ Medium Impact Industry Zone Code
+ Industry Activities Code
+ Works codes
An assessment against the abovementioned applicable codes has revealed that the development is
compliant with, or can be conditioned to comply with, each. The pertinent issues arising out of an
assessment against each of the codes are discussed below.
Noosaville Local Plan Code
Performance Outcomes Acceptable Outcomes Compliance
PO7 AO7.1 PO7.1 - Complies
Buildings, structures and Development takes the form of The proposed development
landscaping are integrated small separate buildings rather presents as a narrow building
with the natural landscape than large single bulky buildings to the street frontage and
and reflect the riverside and does not visually dominate incorporates a range of
character and setting of the the street, riverfront, adjacent design features including
local plan area in terms of properties, surrounding spaces large windows, batten
form, composition and or the existing skyline. screens, timber look cladding
protection of neighbourhood and wrapping roof that
amenity. provide visual interest and
ensure the development does
not dominate the street
frontage, which is of an
industrial nature.
AO7.2 AO7.2 - Complies
Buildings and structures have a the proposed building is
scale and building consistent with the scale and
height consistent with height of the buildings on the
development on adjoining and adjoining land and
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surrounding land. throughout the Noosaville
industrial estate.
AO7.3 AO7.3 - Complies
Buildings and structures The proposed building will
preserve the amenity of not impact on the amenity of
adjoining land including sunlight the adjoining industrial uses,
to neighbouring properties. including by way of light. The
adjoining buildings to the
north and south provide built
to boundary tilt panel walls to
the common boundary.
AO7.4 AO7.4 - Complies
Development respects the scale The subject site is clear of
of surrounding vegetation and vegetation and the adjoining
maximises the opportunity for land contains industrial uses.
retention of The proposed development
existing vegetation and provides appropriate soft
incorporates soft landscaping throughout the
landscaping between buildings. site including a 5m wide strip
along the full frontage and a
minimum 1.65m wide strip
along the northern side
boundary.
AO7.5 PO7 - Performance outcome
Buildings and structures: The building incorporates roof
a) incorporate articulated roof pitches of 3 degrees and
forms which are visible from consequently does not meet
the street and have a pitch the acceptable outcome.
of no less than 5 degrees; Despite this non-compliance,
b) incorporate a mix of it is considered that the
lightweight and textured development meets PO7 of
external building materials the code for the following
or materials that reflect the reasons:
natural environment such as • landscaping has been well
timber and rock face; integrated into the design,
c) provide variation through including a large 5m strip
articulation, texture and of soft landscaping along
detailing; the frontage and deep
d) incorporate verandahs, open pocket and along the
balconies or shaded patios northern side boundary
for outdoor living, with that will support shade
open, transparent or semi- trees; and
open balustrades; • the design is compatible
e) use understated colour with the character and
schemes and low-reflective setting of the Noosaville
roofing and cladding industrial estate and
materials. provides a well-designed
building that incorporates
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design features such as
sunhoods, batten screens,
wrapping roof line, large
windows facing the street,
and timer look feature
cladding that
complements the riverside
local plan area;
PO15 No acceptable outcome PO15 - Complies
Development in the Low provided The proposed development
Impact Industry zone and incorporates 9 small industrial
the Medium Impact Industry tenancies that will provide for
zone: a range of small enterprises
a) provides a range of that contribute to
enterprises that contribute employment options and
to the economic diversity economic diversity within the
of the Shire and local shire.
employment options;
a) provides important
industries and service-
related functions to the
whole of Noosa Shire but
particularly the coastal
area;
b) offers a range and diversity
of employment types;
c) does not accommodate
uses better located in a
centre zone
d) does not detract from the
safe function or amenity of
Eumundi Noosa Road,
Walter Hay Drive or Eenie
Creek Road; and
e) does not accommodate
uses that would harm the
environment, including
Eenie Creek, Lake Doonella
and Lake Weyba, through
excessive pollutants.
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Medium Impact Industry Zone Code
Performance Outcomes Acceptable Outcomes Compliance
Caretaker’s accommodation No acceptable outcome PO5 - Complies
PO5 provided The proposal provides a single
Development for caretaker’s caretaker accommodation
accommodation: unit for the site within
a) is directly associated with Tenancy 9. The unit single
and subordinate to bedroom has a gross floor
the industry activity area of 64m2. The caretaker
on site; unit will allow for 24hr
b) demonstrates a demand surveillance of the building,
for 24 hour care of which will assist with crime
buildings, operations, plant prevention and management
or equipment; of the building.
c) is not separately let for
other accommodation
activities;
d) includes no more than
one caretaker’s
accommodation per site;
e) is on a site with an area of
at least 2,000m2;
f) has a maximum gross floor
area of 65m2 and
g) is occupied by at least one
person who is employed
by the primary non-
residential use on-site.
Height AO8.1 AO8.1 - Complies
PO8 Buildings and structures are no The proposed development
Buildings and other more than 10 metres in building has a maximum height of
structures— height. approximately 8.15m.
a) are low rise and have a AO8.2 AO8.2 - Complies
visual bulk and Where excavation is required, The proposed development
architectural scale the maximum portion of the will not involve excavation.
consistent with structures exposed external façade of
on adjoining and nearby the building cannot exceed 10
land; metres in building height.
b) have a maximum building
height of two storeys;
c) do not visually dominate
the street or surrounding
spaces;
d) preserve the amenity of
surrounding residential
development including
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privacy, views
and access to sunlight; and
e) respond to the topography
of the site and minimise
cut and fill where on a
sloping site; and
f) are well articulated with
strong horizontal and
vertical elements to
provide interest to the
street.
Site cover and Gross floor No acceptable outcome PO9 - Complies
area provided. The proposed building is of a
PO9 scale that is compatible with
Buildings and other roofed the surrounding industrial
structures— area, provides a large
a) are of a scale that is landscaped frontage and
compatible with appropriately addresses
surrounding development; stormwater drainage and
b) do not present an access requirements.
appearance of bulk to
roads or other areas in the
vicinity of the site;
c) maximise the retention of
existing vegetation;
d) allow for soft
landscaping between
buildings and within
frontages;
e) allow for adequate area
at ground level for staff
amenity;
f) facilitates onsite
stormwater management
and vehicular access; and
g) are in keeping with
surrounding development.
Setbacks AO10 PO10 - Complies
PO10 Buildings and roofed structures The front wall of the building
Buildings and other structures are set back at least— is setback 6m from the street
are appropriately designed frontage. The design includes
and sited to— Road frontage— a curved feature roof and
a) provide amenity for users a) 6 metres to the primary batten screen that protrudes
of the premises as well as road frontage; to 5m from the road frontage
preserve the visual and b) 4.5 metres to the secondary and consequently does not
acoustic amenity of road frontage (where the comply with A10. While not
adjoining and nearby premises has frontage to complying with the
properties more than one road); and acceptable outcome, it is
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b) preserve the visual and c) 10 metres to boundaries considered that the
acoustic amenity of that adjoin Eumundi Noosa development will meet PO10
adjoining and nearby Road. of the code as these devices
properties will
c) maintain access to views Other boundaries— • add visual interest to the
and sunlight; design;
d) provide adequate distance a) 0.0 metres to boundaries • shade the walls of the
from adjoining land uses; that adjoin land in an building;
e) allow space for required industry zone or the Venture • maintain privacy and
vehicle parking; Drive Enterprise precinct; amenity for the users and
f) preserve any and adjoining properties;
existing vegetation that b) 3 metres to any other • not interfere with
will buffer the building; boundary. landscaping provisions at
g) allow for landscaping the ground level;
between buildings and • provide visual relief to the
within frontages to soften building design; and
buildings, car parking, • a provide a visually
infrastructure and attractive outcome that
services; will not dominate the
h) maintain the visual street or surrounding
continuity and pattern of area.
buildings and landscape
elements within the street;
i) avoid large areas of
continuous wall planes by
varying
the building setbacks and
using appropriate
techniques to provide
visual relief;
j) not visually dominate the
street or surrounding
spaces.
Articulation, materials and AO11.1 AO11.1 - Complies
finishes Development provides interest The building provides for a
PO11 to the street with a well- well-articulated façade that
Buildings are designed and articulated facade, a mix of includes mix of building
sited to provide visual interest external building materials and materials including sunhoods,
and amenity by— a varied roof form. batten screens, wrapping
curved roof line, large
a) providing well-articulated windows facing the street,
buildings with strong and timer look feature
horizontal and vertical cladding that soften and
design; elements to provide relief to the bulk and
provide interest to the scale of the building.
street;
b) using a variety of AO11.2 AO11.2. - Complies
external building materials Buildings visible from the street the building includes a mix of
for external walls where are articulated and use a mix of materials appropriate to its
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such walls are visible from materials and appropriate industrial setting including
the street; and design techniques to soften the concrete, timber look feature
c) providing an interesting bulk and scale of the building. cladding, metal battens and
and varied site layout and screens and a pitched metal
roof design; roof that soften the bulk and
d) articulating the roof with scale of the building.
a, pitched or skillion design
and complements the low AO11.3 AO11.3 - Complies
rise character of the area Buildings are finished in colours The building will be finished in
and surrounding of muted environmental tones. colours of muted
development; and Broad expanses of a single environmental tones
e) incorporate materials, colour are avoided with walls including greys, browns,
finishes and colours that broken up by natural tones or charcoals and stone.
complement the natural by design elements.
environment.
Adaptability No acceptable outcome PO12 - Complies
PO12 provided. The building provides open
Buildings are designed to planned tenancies that can be
provide for a range of adapted for a range of
potential users by allowing for industrial type uses.
adaptable floor designs and
adequate floor to ceiling
heights.
Mechanical plant, equipment AO13.1 AO13.1 - Complies
and storage Mechanical plant, refuse and Mechanical plant equipment
PO13 recycling area, vents and and refused areas are
Mechanical plant and exhausts are not visible from a screened from view at the
equipment (including air street, public space or adjoining street frontage.
conditioning equipment) and residential use and is
storage areas are designed acoustically screen from
and located to— adjoining sensitive land use.
a) avoid adverse visual AO13.2 AO13.2 - Complies
impacts when viewed from Mechanical plant and Mechanical plant and
the street and adjoining equipment are: equipment has been
properties; and a) located more than 2 metres integrated into the design and
b) visually integrate with from any property is not visible from the street.
the building design. boundary;
b) where located at ground
level, screened by fencing
1.5 metres in height or
dense vegetation of at least
1.5 metres in width
incorporating grouped trees
and shrubs with a maximum
separation distance of 1
metre measured from the
centre of the tree or shrub;
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c) visually integrated into the
line and plane of
the building and roof design
and do not project beyond
the height or width of
the building when viewed
from the street and
adjoining properties; and
d) fully enclosed or screened
where above ground
level such that they are not
visible from the street
frontages nor adjoining
properties.
Streetscape No acceptable outcome PO14 - Not Applicable
PO14 provided The development will not be
Visual amenity and character visible from the major road
surrounding the major road network.
network is protected and
enhanced by providing an
interesting built form,
appropriate landscaping, safe
and efficient pedestrian
movement and minimal
advertising signage.
Landscaping PO15.1 PO15.1 - Complies
PO15 Landscaping is provided to a 15% of the site area will be
Landscaping is designed, minimum of 15% of the site, of landscaped.
planted and maintained in which, a minimum of 60% is
accordance with Councils forward of the building line and
Planning Scheme Policy PSP2 is visible from the street.
Landscaping and—
PO15.2 PO15.2 - Complies
a) provides planting in Landscaping is provided along Landscaping will be provided
mulched areas at boundaries at the following to the boundaries at the
entrances, along street minimum widths— following widths:
frontages, around car • 6m to the road frontage;
parking and site facilities Road frontages— • Minimum of 1.65m to the
to provide screening and a) 6 metres; northern side boundary;
shading; b) 10 metres to boundaries • 0-1m to the southern side
b) reduces the impact that adjoin Eumundi Noosa boundary; and
of building bulk through Road; and • 0 - 1m to the rear
the planting c) where there is uncovered boundary.
of vegetation that is in visitor car parking a
scale with the building, minimum of 2 metres of soft
and by using mounding landscaping is provided
where appropriate; along the road boundary.
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c) enhances the visual
amenity of the existing Other boundaries—
streetscape;
d) enhances the view from a) 6 metres to boundaries that
the major road network; adjoin a residential zone;
e) suits the relative size and b) 0 metres to any industry
nature of the zone; and
development; c) 3 metres to boundaries that
f) screens incompatible land adjoin any other zone.
uses; and
g) reduces the visual impact
of stormwater
infrastructure on site.
Amenity AO16.1 AO16.1 - Complies
PO16 Development contains odour, The future uses on the
Development ensures that any dust air pollutants within the premises will be warehouse
emissions of odour, dust, air boundaries of the site. related and contain odour,
pollutants, noise, light or dust air pollutants within the
vibration do not spread boundaries of the site.
beyond the site boundaries.
AO16.2 AO16.2 - Complies
Development achieves the Development will not result in
environmental values for the impacts to environmental
acoustic environment and values of sensitive receiving
acoustic quality objectives for environments.
sensitive receiving
environments set out in the
Environment Protection (Noise)
Policy.
PO17 No acceptable outcome PO17 - Complies
Uses are located, designed provided The proposed warehouse use
and operated to avoid will not result in significant
significant adverse changes to adverse the light, air quality,
the light, air quality, noise, noise, accessibility or other
accessibility or other conditions enjoyed by nearby
conditions enjoyed by users of uses.
associated, adjoining or
nearby uses.
Hours of operation AO18 AO18 - Not Applicable
PO18 Where the site adjoins a the site does not adjoin a
Development is operated in a residential zone, the use does residential zone.
manner to avoid noise not operate outside of the
emissions that unreasonable hours of 7.00am to 6.00pm,
diminish the amenity of the Monday to Saturday.
area or surrounding uses.
Safety PO19 - Complies
PO19 the development creates a
Development creates a safe safe environment by
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environment by incorporating No acceptable outcome incorporating key elements of
key elements of crime provided crime prevention through
prevention through environmental design
environmental design in its including large windows
layout. facing the street and parking
areas, open/low fencing,
provision of a caretaker
residence that will provide 24
hr surveillance, ensuring
external areas remain well lit
and avoiding spaces for
entrapment.
PO20 AO20.1 AO20.1 - Complies
All property boundaries are Boundaries are identified by Boundaries are well identified
clearly identifiable with public such means as: by fencing and landscaped
and private spaces clearly a) fencing; elements such as walls, paths
defined. b) changes in surface materials and soft landscaping.
or levels; or
c) landscape treatments.
AO20.2 AO20.2 - Complies
Loading and storage areas are Loading areas are provided
well lit or can be locked after for within each tenancy which
hours. can be locked. The driveway
area will be sufficiently lit at
night.
Security PO21 - Complies
PO21 The development facilitates
Development facilitates the No acceptable outcomes appropriate the security of
security of people and provided people and property by
property having regard to: including large windows that
face the street and public
a) opportunities for casual areas, and pathways, signage
surveillance and sight and clear entrances for way
lines; finding purposes.
b) exterior building design
that promotes safety;
c) appropriate signage and
wayfinding;
d) building entrances, loading
and storage areas that are
well lit and lockable after
hours.
Editor’s Note—Applicants
may find useful guidance to
the Queensland Government’s
Crime Prevention through
Environmental Design
Guidelines for Queensland.
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Waste Storage
PO22 AO22 AO22 - Complies
Waste storage areas are Waste storage areas are visually The waste storage area is
screened from the street and screened by landscaping or screened from the street by
adjoining properties by fencing. landscaping and fencing.
buildings, landscaping or
fencing and do not detract
from the visual amenity of the
streetscape or cause nuisance
to adjoining properties.
External storage and display AO23 AO23 - Not Applicable
of goods Materials stored outside The proposal does not involve
PO23 buildings do not exceed half the outdoor storage areas.
Storage areas are screened height of the on-site buildings
from the street and adjoining or if there are no on-
properties by buildings, site buildings, the stored
landscaping or fencing. materials do not exceed 4
metres.
Vandalism AO24 AO24 - Complies
PO24 Buildings or structures that are The building:
Buildings and structures are visible from and accessible from • avoids large solid walls
designed to minimise a public street or laneway: and fences and provides
opportunities for vandalism. open landscapes facing
a) avoid the use of solid fences the street;
and blank walls which • includes large windows
attract graffiti or where solid at ground level facing
blank surfaces are the street and public
unavoidable, employ areas; and
measures in the form of • is constructed with
landscaping, creepers, vandal and graffiti proof
murals, vandal resistant measures.
paint;
b) with windows at ground
level use measures that
deter break and enters; and
c) are constructed to be vandal
and graffiti proof.
Staff amenity AO26 AO26 - Complies
PO26 An on-site recreation area is Each tenancy is provided with
The use includes on- provided in a private location, a kitchenette at the ground
site amenities for employees removed from any noisy or level and a space that will
in an attractive odorous activities, and provide protection from the
setting protected from the incorporates— weather a table and chairs for
weather. a) protection from the eating and a rubbish bin.
weather;
b) safe access for all staff
eating; and
c) tables and rubbish bins
Security fencing AO27 - Complies
PO27 AO27 Any security fencing to the
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All property boundaries are Security fencing no less than 1.8 rear boundary will not exceed
clearly identifiable and metres in height encloses the 1.8m in height, which can be
suitable day and night safety rear and side boundaries of a condition of approval.
and security measures are the site and prevents
provided to protect people unauthorised access to all
and property. outdoor parts of
the site involved in the use.
PO28 AO28 AO28 - Complies
Security fencing is in keeping Fencing on Front fencing is setback 4m
with the surrounding area and any frontage is setback an from the front property
does not have an adverse average of 2 metres provided boundary.
impact upon the appearance that no part of the fencing is
of the streetscape. within 1 metres of the property
boundary.
PO29 AO29 AO29 - Complies
Filling, excavation and Filling and excavation works are The proposal will involve
retaining structures do not designed and constructed to minor filling works and not
directly, indirectly or ensure overland flow and/or flooding or stormwater
cumulatively cause adverse flooding is not worsened, conditions.
impacts external to the impeded, or otherwise diverted
development site by: to adversely affect other
a) causing ponding of water properties or downstream
on the site or nearby land; environments.
b) increasing flooding, which
adversely affects the
safety or use of any land
upstream;
c) and downstream; or
adversely affecting the
flow of water in any
overland flow path.
PO30 AO30.1 AO29 - Complies
Development: Development does not result in The development will not
a) has minimal impact on the sediment or other material result in sediment or other
natural landform of including building materials or materials being deposited
the site; waste products being deposited into adjacent properties.
b) does not lead to erosion or or released into the road
the transport of sediments reserve, stormwater drain or
off-site; and adjacent properties.
c) does not lead to the
disturbance of natural AO30.2 AO30.2 - Not Applicable
features, buildings or Development on a site adjoining
structures of cultural a local heritage place respects
heritage significance. the cultural heritage
significance of the place by
mitigating any adverse impacts
on the setting or integrity of the
heritage values.
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PO31 PO31 - Complies
Industry and business No acceptable outcome The proposed warehouse use
activities are conducted in an provided will not cause deleterious
environmentally responsible impacts to the surrounding
manner, operating without environment or community.
deleterious impacts on
immediate, surrounding or
downstream communities,
environments or
environmental processes.
PO32 PO32 - Complies
The storage of materials on- No acceptable outcome Materials stored at the
site does not cause a public provided. premises will not be of a
health hazard or nature that would cause a
environmental nuisance. public health hazard or
environmental nuisance.
PO33 AO33 AO33 - Complies
Development is supported by Development is connected to The development will be
adequate infrastructure and reticulated water supply, connected to reticulated
urban services including sewerage and electricity water supply, sewerage and
reticulated water, sewerage, infrastructure networks. electricity infrastructure
stormwater drainage, sealed networks.
roads, pathways, electricity
and telecommunication
infrastructure.
PO34 PO34 - Complies
Development does not No acceptable outcome The development will not
adversely impact on the provided adversely impact on
continued operation, viability infrastructure provisions in
and maintenance of existing the surrounding area.
infrastructure or compromise
the future provision of
planned infrastructure.
PO35 AO35 AO35 - Complies
Sufficient car parking is Parking is provided in Table 9.4.1.4 of the Driveways
available to accommodate the accordance with Table 9.4.1.4 and Parking Code requires
number and type of vehicles of the Driveways and Parking that a parking rate as follows
likely to be generated by the Code. for a warehouse use:
use on site. • 1 space per 50m2 up to
500m2;
• 1 space per 100m2 in
excess of 500m2;
The development provides a
total of 1464m2 of GFA for
warehouse purposes which
requires 20 spaces. A further
single space is required for
the caretaker residence. The
development is also required
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to provide 8 motorcycle
spaces and 7 bicycle spaces.
The proposed provides the
following car parking
provisions in compliance with
Table 9.4.1.4:
• 21 car spaces, including a
PWD space and dedicated
caretaker space;
• 8 motorcycle spaces; and
• 7 bicycle spaces.
Additional provisions for the Venture Drive Enterprise Precinct
PO36 PO36 - Complies
Development is for industry No acceptable outcome The proposed development
and other small scale provided. will provide for warehouse
compatible uses to encourage tenancies that will be cable of
opportunities for co-location being adaptively used for a
including creative industries wide range of create
and small scale enterprise. industries and small-scale
enterprise.
PO37 PO37 - Complies
Development is consistent No acceptable outcome The proposed warehouse
with and not negatively provided. development is consistent
impact on the industrial with the intent for the
nature of the area including precinct and will not
those uses listed as Medium negatively impact on the
Impact Industry in Table industrial nature of the area.
SC1.1.2 - Industry thresholds.
PO38 PO38 - Complies
The Venture Drive Enterprise No acceptable outcome Any ancillary or
precinct accommodates provided. complementary uses to the
medium impact industries, industry activity will not
businesses and exceed the listed thresholds.
supporting ancillary and small
complementary uses.
For ancillary and
complementary uses the gross
floor area of any food and
drink outlet, retail or
administration component
does not exceed a
combined gross floor area of
no more than 40% of the
total gross floor area of
the site with:
a) any ancillary retail sales or
administration component
having an individual gross
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floor area no greater than
30% of the total gross floor
area of the site; and
b) any ancillary food and
drink outlet component
having an individual gross
floor area no greater than
30% of the total gross floor
area of the site or
60m2 whichever is the
lesser; and
c) any complementary
use has a gross floor
area of no greater than
10% of the total gross floor
area of the site or
30m2 whichever the
lesser.
Industry Activities Code
Performance Outcomes Acceptable Outcomes Compliance
PO1 PO1
Industry activities are located No acceptable outcome Industry activities are located
on a site suitable for their provided on a site suitable for their
intended purpose and are intended purpose and are
supported by adequate supported by adequate
infrastructure and services. infrastructure and services.
PO2 PO2
Industry activities are of a No acceptable outcome Industry activities are of a
type, scale and intensity that provided type, scale and intensity that
is consistent with the zone, is consistent with the zone,
locality and character of the locality and character of the
area in which it is located. area in which it is located.
PO3 PO3
Industry activities contribute No acceptable outcome Industry activities contribute
to the local economy and provided to the local economy and
employment in the area in employment in the area in
which it is located. which it is located.
Hours of Operation AO4 AO4 - Not Applicable
PO4 Where the site adjoins a The site does not adjoin a
Industry activities are residential zone or the Rural residential zone
operated in a manner to avoid Residential zone, the use does
noise emissions that not operate outside of the
unreasonably diminish the hours of 7:00am to 6:00pm,
amenity of the area or Monday to Saturday.
surrounding uses.
Screening AO5 AO5 - Not Applicable
PO5 Fencing, landscaping or The site does not adjoin
Buildings and structures screening is erected to mitigate residential uses.
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adjacent to a residential impacts on adjoining residential
zone provides fencing, uses.
landscaping and screening to
mitigate impacts on adjoining
residential uses.
Emissions AO6.1 AO6.1 - Complies
PO6 Development contains any Any odour, dust air pollutants
Development ensures odour, dust air pollutants within will be contained within the
emissions of odour, dust, air the boundaries of the site. boundaries of the site.
pollutants, noise, light or
vibration do not spread AO6.2
beyond the site boundaries. Development achieves the AO6.2 - Complies
environmental values for the The development will
Editor’s note— in addition to acoustic environment and maintain environmental
complying with the acoustic quality objectives for values of adjoining land uses.
corresponding Acceptable sensitive receiving
Outcome, development will environments set out in the
need to comply with relevant Environment Protection (Noise)
environmental legislation Policy.
including the Environmental
Protection Act 1994 and AO6.3 AO6.3 - Complies
subordinate legislation. Lighting of appropriate Lighting will be designed to
intensities is provided which comply with AS1158.
satisfies the requirements of
Australian Standard AS1158:
Public Lighting Code,unless
otherwise specified in this Code.
Waste storage
PO7 AO7 AO7 - Complies
Waste management areas are Waste storage areas are visually The waste area is screened by
screened from the street and screened by landscaping or landscaping and fencing.
adjoining properties by fencing.
buildings, landscaping or
fencing and do not detract
from the visual amenity of the
streetscape or cause nuisance
to adjoining properties.
External storage and display
of goods AO8 AO8 - Complies
PO8 Materials stored outside The proposal does not involve
Storage areas are screened buildings do not exceed half the outdoor storage.
from the street and adjoining height of the on-site buildings
properties by buildings, or if there are no on-
landscaping or fencing. site buildings, the stored
materials do not exceed 4
metres in height.
PO9 PO9 - Complies
The storage and use of No acceptable outcome The uses will not involve
materials on site does not provided storage and use of dangerous
products in a manner that
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cause a public health hazard may present a public health
or environmental nuisance. hazard or environmental
nuisance.
PO10 PO10 - Complies
Industry activities are No acceptable outcome The proposed warehouse use
conducted in an provided will not cause deleterious
environmentally responsible impacts to the surrounding
manner, operating without environment or community.
deleterious impacts on
immediate, surrounding or
downstream communities,
environments or
environmental processes.
PO11 AO11 AO11 - Complies
Sufficient car parking is Parking is provided in Parking is compliant with
available to accommodate the accordance with Table 9.4.2.4 Table 9.4.2.4 as detailed
number and type of vehicles of the Driveways and Parking under the Medium Impact
likely to be generated by the Code. Industry Zone Code.
use on site.
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Landscaping Code
The proposed development complies with the Performance/Acceptable Outcomes of the
Landscaping Code in that:
- 15% of the site area will comprise of soft landscaping;
- A 6m width of landscaping will be provided along the site’s full frontage to Gateway Drive
- A minimum width of 1.65m will be provided along the site’s northern side boundary with
dispersed 4.5m x 2.45m pockets that will support advanced canopy tree every 4 car
parking spaces;
- runoff from the carparking areas will be directed to the landscape area and then a
downstream bioretention basin provided for the land as detailed in the stormwater
management plan; and
- Future planting can be designed to comply with PSP2 - Landscaping in accordance with a
subsequent operational works application.
Driveways and Parking Code
The proposed development complies with the Performance/Acceptable Outcomes of the
Driveways and Parking Code in that:
• It provides the following parking provisions in compliance with Table 9.4.1.4:
o 21 car spaces, including a PWD space and dedicated caretaker space;
o 8 motorcycle spaces; and
o 7 bicycle spaces.
• It will provide occasional access for a HRV, which is the largest design vehicle needing
to access the site; and
• It will provide for driveways, parking and manoeuvring areas compliant with Australian
Standards for off-street carparking.
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Other Works Codes
The development will be serviced by standard urban infrastructure provisions including
reticulated water, sewer, electricity, telecommunications, and stormwater.
Stormwater quality treatment has been accounted for in the master stormwater management
strategy prepared for the subdivision that created the subject lot. Run-off from the site is to be
conveyed through piped drainage to Lot 100 SP 216079, where a large bioretention basin and
detention area will provide the required treatment and attenuation of site run-off.
The development will also provide an industrial building design that appropriately responds to
Noosa’s subtropical climate through:
• ensuring that each tenancy has access to good quality natural light through large
windows;
• providing sun hoods and batten screens the around the perimeter of the building to shade
the external walls; and
• incorporating large floor to ceiling roof heights which improves ventilation.
Overlays
Bushfire Hazard Overlay
The subject site is mapped as being within an Acid
Sulfate Solis (Area 2) on the Acid Sulfate Soils
Overlay Map. However, the proposed development
will not involve excavation of 100m³ or more of
material at or below 5 metres AHD and consequently
it does not trigger assessment against the code.
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6. Conclusion
This report has identified that the proposed development complies with the relevant benchmarks
contained within the Noosa Plan 2020 and does not raise any significant issues that cannot be
addressed by reasonable and relevant conditions on the following basis:
+ the proposal provides a well-designed warehouse development that incorporates an
articulated façade comprising a mix of building materials including sunhoods, batten screens,
wrapping curved roof line, large windows facing the street, and timer look feature cladding
that softens and provide relief to the bulk and scale of the building.
+ vehicular access, car parking and service areas have been designed to be safe and efficient
and are complemented by landscaping and shade trees that will maintain and enhance the
streetscape of the surrounding area;
+ the development can be appropriately connected to and services by all necessary urban
infrastructure including reticulated water, sewer, electricity, telecommunications, and
stormwater; and
+ the development does not result in any offsite impacts including by way of noise, light, glare,
dust or odour emissions or stormwater runoff, traffic or environmental impacts.
This office trusts that the information supplied comprehensively addresses all of the issues that are to
be considered by the Noosa Plan 2020. Should you have any questions in relation to the proposal, or
any aspect of the development, please do not hesitate to contact the undersigned on 0423 952 928
or via email [email protected]
Yours sincerely,
Marcus Brennan
B. Urb. Reg. Plan.
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