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2 137996_Planning Report Final_14.12.17
Attached to the e-mail Retail Bus Type 5 & Type 2 & Op Works Cover Letter, Planning Report, Owners consent & Forms -MCU17/0572 & OPW17/0611.
TOWN PLANNING REPORT
Development Permit for Material Change of Use for Service Station, Shop and associated
Operational Works for an advertising device
TOWN PLANNING REPORT
Development Permit for Material Change of Use for Service Station,
Shop and associated Operational Works for an advertising device
175 Eumundi Noosa Road, Noosaville
14 DECEMBER 2017
PR137996-1 | FINAL | 14/12/2017 i
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Page 2
TOWN PLANNING REPORT
Development Permit for Material Change of Use for Service Station, Shop and associated
Operational Works for an advertising device
Prepared by: Prepared for:
RPS AUSTRALIA EAST PTY LTD NKS CORPORATION PTY LTD
1 Innovation Parkway Level 19/ 123 Eagle Street
Birtinya, Qld, 4575 Brisbane, Qld, 4000
T: +61 7 5436 7888
E: [email protected] T: +61 7 3230 0505
E: [email protected]
Client Manager: Sophie Williams
Report Number: PR137996-1
Version / Date: FINAL | 14/12/2017
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Development Permit for Material Change of Use for Service Station, Shop and associated
Operational Works for an advertising device
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
RPS Australia East Pty Ltd. All enquiries should be directed to RPS Australia East Pty Ltd.
We have prepared this report for NKS Corporation Pty Ltd (“Client”) for the specific purpose for which it is supplied
(“Purpose”). This report is strictly limited to the purpose including the facts and matters stated within it and is not to be
used, directly or indirectly, for any other application, purpose, use or matter.
In preparing this report RPS 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. As such we would not be aware of any reason if any of the assumptions were 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 RPS Australia East Pty Ltd:
(a) this report may not be relied on by a Third Party; and
(b) RPS Australia East Pty Ltd will not be liable to a Third Party for any loss, damage, liability or claim arising out of or
incidental to a Third-Party 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 RPS Australia East Pty Ltd, RPS Australia East Pty Ltd disclaims all risk from any loss, damage, claim or liability
arising directly or indirectly, and incurred by any third party, 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.
Document Status
Version Purpose of Document Original Review Review Date
Draft A Draft for client review Sophie Williams Brad Williams 14/12/2017
Approval for Issue
Name Signature Date
Brad Williams 14/12/2017
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Development Permit for Material Change of Use for Service Station, Shop and associated
Operational Works for an advertising device
Contents
SUMMARY ......................................................................................................................................................... 1
1.0 INTRODUCTION ...................................................................................................................................... 2
2.0 SITE DETAILS ......................................................................................................................................... 3
2.1 Site Particulars ............................................................................................................................. 3
2.2 Planning Context .......................................................................................................................... 4
2.3 Site characteristics ...................................................................................................................... 5
2.4 Search results .............................................................................................................................. 5
2.5 Surrounding land uses ................................................................................................................ 6
3.0 PRE-LODGEMENT HISTORY ................................................................................................................. 8
3.1 Local Authority Pre-Lodgement Meeting................................................................................... 8
3.2 Previous approvals ...................................................................................................................... 8
4.0 PROPOSAL ............................................................................................................................................. 9
4.1 Overview ....................................................................................................................................... 9
4.2 Yield / gross floor area .............................................................................................................. 10
4.3 Built form .................................................................................................................................... 10
4.4 Car parking ................................................................................................................................. 10
4.5 Access, egress and traffic impact assessment ...................................................................... 11
4.6 Landscaping / open space ........................................................................................................ 11
4.7 Civil services .............................................................................................................................. 12
4.8 Stormwater management .......................................................................................................... 12
5.0 KEY PERFORMANCE OUTCOMES ..................................................................................................... 13
5.1 Use ............................................................................................................................................... 13
5.1.1 Suitability of ‘Shop’ use: ..................................................................................................... 13
5.1.2 Replacement of existing shop:........................................................................................... 14
5.1.3 Precedent of ‘Shop’ within Industry Zone: ......................................................................... 14
5.2 Needs Assessment & Community Benefit .............................................................................. 15
5.3 Traffic Impact .............................................................................................................................. 15
5.3.1 Car Parking ........................................................................................................................ 15
6.0 LEGISLATIVE REQUIREMENTS .......................................................................................................... 17
6.1 Assessment manager ................................................................................................................ 17
6.2 Categories of assessment......................................................................................................... 17
6.3 Public notification ...................................................................................................................... 17
7.0 STATUTORY PLANNING ASSESSMENT ............................................................................................ 18
7.1 Overview ..................................................................................................................................... 18
7.2 State and regional assessment benchmarks .......................................................................... 18
7.2.1 Regional Plan..................................................................................................................... 18
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Development Permit for Material Change of Use for Service Station, Shop and associated
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7.2.2 State Planning Policy ......................................................................................................... 18
7.2.3 Temporary State planning policy ....................................................................................... 19
7.2.4 LGIP ................................................................................................................................... 19
7.2.5 State Development Assessment Provisions ...................................................................... 19
8.0 LOCAL PLANNING ASSESSMENT ..................................................................................................... 20
8.1 Local authority assessment benchmarks ............................................................................... 20
8.2 Definition ..................................................................................................................................... 20
8.3 Strategic Framework.................................................................................................................. 20
8.4 Desired Environmental Outcomes ........................................................................................... 22
8.5 Locality Plan and Zone .............................................................................................................. 23
8.6 Overlays ...................................................................................................................................... 24
8.7 Codes .......................................................................................................................................... 24
8.8 Infrastructure Charges .............................................................................................................. 25
9.0 CONCLUSION ....................................................................................................................................... 26
Appendices
Appendix A Owner’s Consent & Certificate of Title
Appendix B Application Forms, Searches & Pre-lodgement Meeting Minutes
Appendix C Architectural Proposal Plans
Appendix D Traffic Impact Assessment Report
Appendix E Landscape Concept Plan
Appendix F Civil Engineering Report (including Site Based Stormwater Management Plan)
Appendix G Economic Needs Assessment
Appendix H Planning Scheme Code Responses
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Development Permit for Material Change of Use for Service Station, Shop and associated
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Summary
Site Details
Site Address: 175 Eumundi Noosaville Rd, Noosaville
Real Property Description: Lot 1 on RP131576
Site Area: 1,973m2
Regional Plan Land Use Designation: Urban Footprint
Zoning: Industry Zone
Local Area Plan: Noosaville Locality Plan
Precinct: Not applicable
Name of Owner: James Robert Douris
Type of Application
Aspect of Development Preliminary Approval Development Permit
Material change of use
Prelodgement/Consultation
Entity Yes/No Date Contact Name
Council DA Team: 28/09/2017 Patrick Murphy
Local Councillor:
Community Consultation
Proposal
Brief Description/ Purpose of Development Permit for Material Change of Use for:
Proposal: Business Use Type 5 Retail (Service Station); and
Business Use Type 2 Retail (Shop).
Development Permit for Operational Works for:
Advertising device (pylon sign).
Proposed Development Area: 223m2 GFA
Referral Agencies
Agency Concurrence Advice Pre-lodgement
Agency Agency Referral Agency Response
Not applicable Yes No
Other
Level of Assessment: Code Impact
Public Notification No Yes (15 b.d.) Yes (30
b.d.)
Superseded Planning Scheme Application: Yes No
Council Officer/s Previously Involved: Not applicable
Applicant Contact Person: Sophie Williams
Senior Planner
T: (07) 5436 7837
E: [email protected]
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Development Permit for Material Change of Use for Service Station, Shop and associated
Operational Works for an advertising device
1.0 Introduction
RPS has been engaged by NKS Corporation Pty Ltd to seek development approval for the establishment of a
new service station which encompasses a retail component on land at 175 Eumundi Noosa Road, Noosaville.
The subject site is formally described as Lot 1 on RP131576, and has total area of 1,973m2.
The proposal seeks a Development Permit for a Material Change of Use to a Service Station with an ancillary
shop and associated Operational Works for advertising device (pylon sign).
Formally, this development application seeks approval for the following aspects of development:
Development Permit for a Material Change of Use for Business Use Type 5 Retail (Service Station)
and Business Use Type 2 Retail (shop): and
Development Permit for Operational Works for an advertising device (pylon sign).
The proposal involves:
The construction of a Service Station with an associated retail component;
The associated ‘Service Station’ retail component will encompass a GFA of approximately 100m2;
The ‘Shop’ area will encompass a GFA of approximately 123m2;
Four (4) double sided fuelling positions, as well as an air and water unit;
Free standing pylon sign for pricing display; and
A provision of 10 car parks in total on-site.
Under the Noosa Plan 2006, the subject site is situated within the Industrial Zone and is designated within the
Noosaville Locality Plan.
The proposal is subject to Impact Assessment.
This report provides assessment against statutory planning provisions and concludes that the development is
consistent with the surrounding sites in terms of building height, scale and character. The two current buildings
on-site have existing use rights for a shop, which will be replaced by the proposed service station. The
proposed development has been determined to be generally consistent with existing planning controls and
intent for the area, and is not anticipated to impact adversely upon the amenity of the locality. This is supported
by Economic Impact Assessment which has been carried out to consider the proposal’s economic effect to the
surrounding catchment.
This report provides greater detail on the nature of the proposal, and provides an assessment of the proposal
against the intents and code requirements and addresses the merits of the development with regard to the
provisions of the Noosa Plan and relevant sections of the Planning Act 2016. Technical issues associated with
the proposal are addressed in appended technical reports. Based on these assessments the proposal is
recommended for approval subject to reasonable and relevant conditions.
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Development Permit for Material Change of Use for Service Station, Shop and associated
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2.0 Site Details
2.1 Site Particulars
Key details of the subject site include:
Address 175 Eumundi Noosa Rd, Noosaville
Real Property Description Lot 1 on RP131576
Site Area 1,973m2
Land Owner James Robert Douris
Site location and extent is shown in Figure 1 below.
Certificate/s of title confirming site ownership details are included at Appendix B.
Figure 1 Site Location
Figure 2 Subject Site as viewed from Eumundi Noosa Rd
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Property boundary
Figure 3 Subject Site, existing verge and hardstand arrangement
2.2 Planning Context
The planning context of the site includes:
South East Queensland Regional Plan
Regional Plan designation Urban Footprint
Noosa Plan 2006
Strategic Plan designation Priority Living Area
Zoning Industry Zone
Neighbourhood Plan and Noosaville Locality
Precinct
Overlays Acid Sulfate Soils – 5 to 20m AHD
Zoning of the subject site and surrounding lands is shown on Figure 5.
Figure 4 Cadastral Plan Figure 5 Zoning Plan
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Development Permit for Material Change of Use for Service Station, Shop and associated
Operational Works for an advertising device
2.3 Site characteristics
Site inspection and searches of local and state government records indicate that key site characteristics
include:
Existing use of site There are two, single storey buildings located on-site, which are currently
utilised by Maluka Produce and Captain Sip Sops Barber Shop and
Outfitters.
Existing gross floor area The Subject Site currently accommodates 728m2 of Gross Floor Area
within four building. The largest building (Building A) is located on the
west of the site and includes 423m2 GFA. This building includes “Manuka
Produce” – a grocer, fruit and vegetable shop and juice bar. It is estimated
that the total trading area of Maluka Produce is approximately 250m2.
Building B, which accommodates 256m2 GFA also houses a barber shop
and outfitters which includes the sales of coffee and clothing. It is
estimated that the total trading floor area of this building is 100m2.
Buildings C & D are smaller and located towards the rear of the site. They
have a GFA of 35m2 and 14m2 respectively.
Topography The site generally slopes from the north to the south at a grade of
approximately 5%.
Vegetation The site is void of any mapped vegetation and is predominately
hardstand as shown in Figure 3.
Road Frontages and Length Eumundi Noosa Road (major road) – circa 48.0m
Services The site is able to connect to electricity infrastructure and the reticulated
water and sewerage network.
Waterways Nil
Acid Sulfate Soils The site is identified as land below 20m AHD is classified by Council as
having a low potential for acid sulfate contamination. The site survey in
Appendix A confirms that the majority of the site is between 18.90-
20.72m AHD. The proposed site will not require extensive excavation and
it is expected that the potential to encounter acid sulfate soils is low.
Heritage Values Nil
Easements A stormwater drainage easement
exists on land to the sites south-
west boundary.
EMT B on RP154227 is located
adjacent to the site (within the
adjoining land BUP101093). This
easement contains a 900mm
RCP stormwater main including
associated stormwater pits
conveying flows south.
2.4 Search results
The following searches of local and state records have been undertaken:
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SARA mapping
The subject site is within the Water
Resource Planning Area
Boundaries; however, it does not
trigger state referral.
It is important to note that the
subject site is not located within a
Coastal Management District.
SPP mapping
The subject site is designated within
the local government flood
mapping, Flood Hazard Area.
The site however is not identified as
a flood prone area within the Noosa
Plan 2006 Overlay Maps.
Please refer to the Civil Engineering
Report by ADG (within Appendix F),
to see a full assessment for the
Water Quality SPP Code.
Contaminated land register The site is not included on the Contaminated Land Register - Refer
Appendix B.
Regional ecosystems Not Applicable
Floodwise property report The site is not subject to flooding.
Copies of search results are included at Appendix B.
2.5 Surrounding land uses
Immediately surrounding land uses comprise:
North The northern boundary of the site forms part of Eumundi Noosa Road
beyond which is characterised by large format retail commercial and
industrial tenancies, including Bunnings Warehouse, Noosaville.
East East of the subject site also comprises various commercial and industrial
tenancies that front onto Eumundi Noosa Road. Further east includes
vehicle showrooms that address Lionel Donovan Driver, Good Shepard
Lutheran College and traditional detached housing.
South To the south of the site comprises the Noosaville Industrial Estate beyond
which is characterised by detached housing and the Eenie Creek
Bushland Reserve.
West West of the site includes Eumundi Noosa Rd providing access to Cooroy
and large bushland areas identified as the Tewantin National Park.
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Development Permit for Material Change of Use for Service Station, Shop and associated
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Figure 6 Site Location
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3.0 Pre-lodgement history
3.1 Local Authority Pre-Lodgement Meeting
A pre-lodgement meeting regarding the project with Noosa Shire Council was held on 28 September 2017 to
discuss the proposed development. A copy of the pre-lodgement minutes is provided within Appendix B.
The outcomes of the pre-lodgement discussions are summarised as follows:
It was confirmed during the meeting that the whilst the proposed service station use is impact
assessable development, it is a consistent use within Noosaville’s Industry zone;
Council acknowledge that any service station development will include a retail component for the sale
of goods associated with the service station. This retail use usually encompasses approximately
100m2 GFA. Any additional area (over 100m2 GFA), is to be considered a Business Use Type 2 Retail
(shop) use in its own right, which is listed as an inconsistent use within the Industry Zone;
It was specified that the existing shop use on site provides context for the reinstatement of a similar
use with the new development. It was further acknowledged that shops are common components of
the modern-day service station development;
Council commented that the site should achieve the landscaping requirements under the Landscaping
Code (i.e. 15% of the total site area), and justification for a relaxation in landscape areas could be
supported where landscaping or verge treatment is provided within the existing large 11m wide verge
to the sites front boundary;
Access to the site is to consider impacts to pedestrians along Eumundi Noosa Road and the proposed
crossovers are to be designed to their minimum required standard;
Council acknowledged the existing bus stop located to the site front boundary is required to be
relocated as a result of the proposal. This is to be the responsibility of the Applicant and will be carried
out as part of any new development;
Council advised that car parking is to be calculated relative to each of the proposed use areas. Parking
is to be provided at the rate of 4 spaces per service bay, with a minimum of 5 spaces provided for the
service station, and 1 per 20m2 of use area for the shop. Additionally, loading/refuse areas may be
located towards the sites frontage if required;
The Noosa Plan’s provisions for advertising devices are to be complied with, allowing one pylon sign
with a maximum height of 5 metres, and a maximum of 10m2 of advertising signage is permitted per
to site with no sign being greater than 4m2; and
Council detailed that specialist reports should be submitted to address traffic management, stormwater
management and economic need.
The pre-lodgement indicated Councils support for the land use subject to the demonstration of an economic
needs (for the service station) report, a traffic management report and a water quality report.
3.2 Previous approvals
The following existing approval over the site is shown below:
Reference Approval detail Date
Building Private Certification-Tenancy Fitout (Maluka Produce & JDS
PC11/0725 25/02/2011
Golf Factory)
The subject site currently comprises two shops which are utilised by Maluka Produce and Captain Sip Sops
Barber Shop and Outfitters.
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Development Permit for Material Change of Use for Service Station, Shop and associated
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4.0 Proposal
4.1 Overview
The proposed development involves the construction of a service station which encompasses a shop
component and an associated advertising device (freestanding pylon sign). Specifically, the service station will
have a total GFA of 223m2, which includes the shop component. The shop component consists of 123m2 GFA
which supports the operation of the service station. The proposal includes four (4) double sided fuel refuelling
stations which are located in the middle of the site and are covered by a canopy for the dispensing area. It is
proposed that the development will operate up to 24 hours a day and 7 days a week.
The vehicle access points are gained via Eumundi-Noosa Road, with separate entry and exit driveways
provided. The proposal provides a total of 10 car spaces (including 1 PWD bay, and 1 staff bay) which is
located in front of the service station building and internally, toward the rear boundary of the site so to minimise
their visual appearance from the street.
Extensive landscaped areas are provided throughout the proposal, with planting concentrations proposed to
the front boundary of the site, either side of the crossovers, as well as along the full extent of the rear boundary.
Landscaping includes low shrubs and groundcover only at street frontage to maintain sightlines for passenger
and vehicle safety. Dense screen planting is provided along the rear boundary so to supplement the existing
vegetation at this location toward the rear of the site, and to shade four of the parking bays, including the staff
car park. Refuse is located within a screened service yard, positioned behind the service station so it is not
visible from the street.
Architectural Proposed Plans have been prepared by Nettleton Tribe Architects and are included within
Appendix C.
The detail of the proposal is discussed further below.
Figure 7 Site Plan
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Development Permit for Material Change of Use for Service Station, Shop and associated
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4.2 Yield / gross floor area
The proposal comprises:
Aspect GFA
Type 5 Retail (Service Station) 100m2
Type 2 Retail (Shop) 123m2
Total 223m2
4.3 Built form
Key development statistics (compared with key City Plan acceptable outcomes) include:
Aspect Requirement Proposal
Building height
Overall height 10m 5.45m max.
Setbacks
Front 6m 8.4m
Side 0m 0m
Rear 0m 0m
4.4 Car parking
Car parking provision is proposed substantially in compliance with the Noosa Plan 2006 rates, as follows:
Retail Business Use Rate Requirement Proposal
Car Spaces
Type 5 Vehicle uses 4 spaces per service bay, with a
(Service Station) minimum of 5 spaces provided” 5 5
Type 2 Shop and 1 space per 20m2, or part thereof,
salon (Shop) of use area for areas up to 100m2
(excluding outdoor dining area);
Note: 123m2 GFA of and
shop use
1 space per 15m2 or part thereof
of use area for areas in excess of 7 5 x
100m2 (excluding outdoor dining
area);
and 1 space per 10m2 or part
thereof of any outdoor dining area
on the property”
Total Car Spaces 12 10 A/S
Bicycle Spaces
Retail Business Use
Type 5 Vehicle uses Not specified N/A N/A N/A
(Service Station)
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Development Permit for Material Change of Use for Service Station, Shop and associated
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Retail Business Use Rate Requirement Proposal
Retail Business Use 1 bicycle parking space per
Type 2 Shop and salon 100m2 or part thereof of gross
(Shop) floor area”
2 2
Note: 123m2 GFA of
shop use
Total Bike Spaces 2 2
Bicycle parking spaces can be accommodated on site, between car park space 1 and the egress driveway.
Bicycle parking can be conveniently located to the front of the site, it is visible from the street, encouraging
persons to use alternative modes of transport to access the site.
4.5 Access, egress and traffic impact assessment
The service station will have two vehicular crossovers on Eumundi Noosa Road (one left-in ingress and one
left-out egress). All drivers would enter the site via the western ingress (left-in), circulate clockwise through the
site and leave the site via the eastern egress (left-out). There are two existing crossovers which enables a left-
in, left-out access/egress. These existing driveways will be altered slightly so to accommodate heavy ridged
vehicle requirements. As a result of adjusting the existing crossovers, the Council bus stop, located directly in
front of the site, is required to be relocated slightly west.
A Traffic Impact Assessment prepared by MRCagney is provided in Appendix D, detailing the developments
proposed access, egress and traffic impact assessment. The potential impact of the proposed development
on the external road network has been assessed in this report.
The traffic impact assessment determines that heavy vehicles will be able to enter and exit the site without
adversely impacting the functionality of Eumundi Noosa Road. The proposal is to primarily be serviced by a
19m articulated vehicle (AV) for fuel deliveries and serviced by 9.9m front-loading refuse collection vehicle for
the service station delivery and refuse collection. The loading bay has been provided to the southern side of
the building for the service station to accommodate delivery vehicles and refuse collection vehicles.
MRCagney have undertaken swept path analysis to demonstrate the manoeuvrability of a 19m AV entering
the site from Eumundi-Noosa Road, stopping to access the refuelling points, and then exit the site in a forward
gear via Eumundi-Noosa Road. Reversing movements are kept to an absolute minimum. The AV is anticipated
to service the site infrequently; therefore, is expected to have minimal impact on the operation of the service
station.
Traffic Impact Assessment Report has also addressed Council’s concern regarding the separation distance
between the site’s access/ egress locations and the intersection that is within proximity of the site.
Overall, the traffic assessment demonstrates that the relatively low volume of development generated traffic
should have negligible impact on the operation of the surrounding road network.
Please refer to the Traffic Impact Assessment prepared by MRCagney at Appendix D for further details.
4.6 Landscaping / open space
Extensive high quality landscape spaces have been incorporated in the proposed development, comprising
three main areas:
1. Within the sites boundaries: 296m2
2. Between the Northern boundary and footpath (turf): 163m2
3. Between Footpath and back of kerb (turf): 92m2
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Development Permit for Material Change of Use for Service Station, Shop and associated
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The subject site itself has a landscape area which comprises a total area of 296m2, representing approximately
15% of the site area as required by the Landscaping Code for development within the Industry Zone.
Landscaping on site is concentrated to either side of the front crossovers, whilst also provided along the full
extent of the rear boundary. To make the most of the extensive verge width afforded to the site, the proposed
landscaping also extends to the verge area, with new turf proposed. Low maintenance native vegetation has
been utilised in the landscaping on-site. The proposed landscaping compliments the existing environment and
is compliant with the Landscape Design Policy.
A Concept Landscape Plan has been prepared by Element Design Landscape Architecture and is included
within Appendix E.
4.7 Civil services
The site is currently adequately serviced by reticulated water, sewerage, stormwater infrastructure,
telecommunications and electricity. The proposed development will able to connect to electricity,
telecommunications and to the reticulated water and sewerage network as required.
Please refer to the Civil Engineering Report which has been prepared by ADG Engineers, provided in
Appendix F.
4.8 Stormwater management
Please refer to the Stormwater Quality Assessment within Civil Engineering Report in Appendix F to see that
the stormwater runoff from the buildings and hardstand areas will be collected, treated and discharged in
accordance with the Noosa Plan 2006 planning codes and policies.
The report details the subject site will be able to discharge stormwater to the existing legal point of discharge
within EMT B on RP154227 adjacent to the subject site.
For the stormwater quantity assessment, ADG has determined that the increase to impervious area is
negligible due to the existing site development and as well as the increase to discharged peak flow rates. As
such, no on-site detention measures will be required for this development.
The quality assessment includes a summary of the Water Sensitive Urban Design features included in the
design. Due to the greater probability of oil and petroleum spillage within the site special precautions will be
taken to ensure integrity of the surrounding environment and downstream stormwater catchment. The site has
been divided into two (2) catchments, a high-risk area and a low-risk area. A Gross Pollutant Trap (GPT)
(SPEL Ecoceptor or approved equivalent) will be installed prior to the site’s discharge to remove oils and grits
commonly encountered on surfaces trafficked by motor vehicles.
A SPEL Puraceptor unit or approved equivalent is proposed to treat runoff from the high-risk area before
returning filtered run-off to the low risk drainage system for further treatment.
Please refer to the Civil Engineering Report prepared by ADG in Appendix F for further details.
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5.0 Key Performance Outcomes
5.1 Use
The Noosa Plan defines Retail Business Type 5 (Vehicle Uses) as the use of premises for the retail sale of
petrol, diesel or any derivatives products or the use of premises for the hiring of motor cars, trucks, motorcycles,
mopeds, boats or other registered vehicles. The term includes a service station and a vehicle hire premises.
However, the definition does not necessarily contemplate retail sale of convenience items to the extent sought
by this proposal. Therefore, it is acknowledged that a new Material Change of application is required for the
Retail Business Type 5 (Vehicle Uses) and Retail Business Type 2 (Shop and Salon), as proposed by this
application.
To this effect, the proposal seeks approval for a service station with an ancillary shop and associated
advertising device (pylon sign). Whilst we acknowledge that the proposed service station is considered a
consistent use within the Industry Zone, the nature of the ‘shop’ component is deemed to be inconsistent
pursuant to Specific Outcome O189 of the Noosaville Locality Code. While this reference is acknowledged, it
should also be recognised that this shop proposal is intrinsically associated with the service station and is
therefore a food outlet that does not compromise its compliance with the subsequent Specific Outcomes O190
and O191 of the Noosaville Locality Code, insofar as the proposed shop component is a strictly ancillary use
that is compatible with the service station use and is designed and operated to avoid significantly changing the
amenity enjoyed by users of surrounding premises.
As acknowledged within the pre-lodgement meeting held with Council officers, it is noted that the modern-day
service station incorporates a retail component that is ancillary to the development and often takes the form of
a small store for the sale of convenience goods to the customers that are there for the primary purpose of
refuelling their vehicles.
5.1.1 Suitability of ‘Shop’ use:
The proposed shop use is wholly contained within the single service station building, with no separate
tenancies proposed. The trigger for the Retail Business Type 2 use only results from the size (m2) of the shop
use. Given the sale of goods will occur in an area of approximate 123m2, this is larger than the typical service
station shop expected within Noosa Shire Council. It is not however, any larger than service stations approved
within other LGAs and reflects a standard service station operation.
Probable Solutions S83.1 of the Noosaville Locality Code – Specific Outcomes and Probable Solutions for
the Industry Zone states:
S83.1 The gross floor area used for the associated retail sale of goods is limited to 15% of the gross
floor area
The primary use of the site is for the sale and delivery of fuel. The service station and the associated shop
tenancy contain a total 223m2 of GFA. The shop component of the proposal comprises more than 15% of the
GFA of the service station (but not total use area) and therefore does not strictly comply with S83.1. The
proposal does however demonstrate compliance with the relevant Specific Outcome which states:
O83 The associated sale of goods, including foodstuffs, is ancillary to the service station use.
The scale of the proposed shop is intended to provide a desirable level of convenience for existing fuel patrons,
rather than creating a standalone store which is designed to independently service the surrounding residents
and businesses. The ancillary shop only supports the function and operation of the service station and is not
considered as the primary use of the site.
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5.1.2 Replacement of existing shop:
It is important to note that the existing use on-site is for a retail type use which has an approximate gross floor
area of 728m2. By comparison, the proposed development will include only 123m2 of shop retail floor space,
being a net reduction in shop area. The existing shop, whilst informal, provides food, goods and services
for employees in the area and also provides shopping options for the community within the Noosaville
catchment. The proposed ancillary shop component is not significantly different from the existing use on site,
and is in fact a smaller ‘shop’ in terms on net leasable area. This is evident in the area comparison images
below.
The operation of the current Maluka Produce store within Building A demonstrates that a shop is already
servicing the surrounding areas and has overcome the conflicts of the development scheme as it is operating
successfully on site.
The proposed shop, which is a typically sized ancillary component of a modern service station, will therefore
provide a significantly reduced scale of retail on the site.
Figure 8 Existing retail area Figure 9 Proposed retail area
5.1.3 Precedent of ‘Shop’ within Industry Zone:
There are multiple examples of Noosa Shire Council deeming an ‘inconsistent use’ appropriate within the
Industry Area. Whilst we do not believe these earlier approvals are reason enough to consider the
appropriateness of this application, it is appropriate that due recognition be given to the fact that these
operations can be considered to not adversely impact the surrounding area. Examples of such previous
approvals include:
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MCU14/0102
- 139 Eumundi Noosa Rd, Noosaville
- Approval included the uses Entertainment and Dining Business Type 1 Food and Beverage and
the Retail Business – Type 2 Shop and Salon. These uses were approved in this application
despite the uses being inconsistent with the zone.
MCU16/0084
- 140-142 Eumundi Noosa Rd, Noosaville
- Approval was for a Night Owl convenience store which approved Entertainment & Dining Business
Type 1 Food & Beverage, Retail Business - Type 2 Shop & Salon, Retail Business - Type 5 Vehicle
Uses
5.2 Needs Assessment & Community Benefit
A Needs Analysis has been prepared by RPS and is attached to this report as Appendix G.
This Needs Analysis demonstrates that there is sufficient demand for an additional Service Station of this
nature and scale of operation, in this location. The subject site is strategically located in the existing cluster of
employment and economic activity and centrally positioned on Eumundi-Noosa Road, which is reasonably
expected to aid in the convenience by which it services residential and non-residential demand, within the
identified area.
Furthermore, the associated convenience retail floor space will represent a net reduction of retail expenditure
captured by the Subject Site. As discussed in Section 5.1 above, there will be a reduction in the informal retail
floor space on the subject site, reducing the locally retained retail expenditure from 2.71% to 1.73% of
expenditure in the Noosaville SA2.
As such, this Proposed Development will have no impact on the sustainability of existing retailers within the
Noosaville SA2 and will in fact see an increase in the amount of expenditure available to these retailers in the
short term.
The Service Station and Convenience Retail Assessment provided further demonstrates the fuel need and
convenience retail need for the development. Please refer to Appendix G for further explanation.
In summary, the proposed development will draw less retail expenditure away from existing centres than the
current informal retail on the site. Therefore, the Proposed Development will have less impact on existing
centres than current retail offering and will result in some expenditure flowing back to other Centres.
5.3 Traffic Impact
As detailed within the Traffic Impact Assessment prepared by MRCagney, the traffic likely to be generated by
the proposed service station would have negligible impact on the operational performance of the external road
network and surveyed roundabouts during the weekday AM and PM peak hour periods, as the additional traffic
generated would be significantly less than 5% of base traffic volumes travelling westbound along Eumundi
Noosa Road in 2019 (the proposed opening year of the site operation).
Provided the recommendations of this report are adopted, there is no traffic engineering reason to preclude
the proposed development from proceeding.
5.3.1 Car Parking
As illustrated on the proposed site plan provided in Appendix D, the proposed service station will provide a
total of 10 car parking spaces. This outcome seeks a relaxation of 2 parking spaces less than the car parking
requirements of the Noosa Shire Council Planning Scheme.
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This level of on-site carparking reduction is considered acceptable, given the Council policy does not account
for linked trips (customers who will be buying fuel and using the shop). The Queensland Department of
Transport and Main Roads design guide states that up to 30% of patrons to service stations with convenience
stores stop only to shop and up to 20% stop for refuelling and goods.
Temporal demand analysis carried out within the Traffic Impact Assessment Report suggests the requirement
of 12 car parking spaces is excessive for the actual demand, considering the times at which the two land uses
(service station and shop) experience their peak demand.
The assessment also considers the three spaces located against the loading zone. While two of the spaces
would be used by staff, noting that up to 30% of patrons are stopping just to shop, suggests the demand for 7
spaces for the ‘shop’ land use, as stated in Council’s policy, is conservative (high side) for a convenience store
which is part of the service station. On this basis, provision of only 3 spaces for the shop use is expected to
satisfy the demand of patrons who may only use the shop. This would reduce the Council policy requirement
to 8 spaces, meaning adequate parking is provided without consideration of the car park spaces located within
the vicinity of the loading zone.
A conservative allowance of 15% has been made to the total parking demand, to account for customers who
will be parked at a fuel pump. When accounting for customers parking at fuel pumps (spaces not counted
towards the provision) and based on the justification outlined above, RPEQ certified Traffic Engineer Gerard
Reardon (RPEQ #17765) has endorsed a supply of 10 car parking spaces as being sufficient for the
development.
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6.0 Legislative requirements
6.1 Assessment manager
In accordance with Schedule 8 of the Planning Regulation 2017, the assessment manager for this application
is Noosa Shire Council.
6.2 Categories of assessment
The Planning Scheme determines the level of assessment for the application. Where a locality plan specifies
the level of assessment for a use, these levels of assessment prevail over the zone level of assessment. The
Noosaville Locality Plan (Part 11, Division 11 of the Planning Scheme) establishes the level of assessment for
the sites within the industrial zone. The following table demonstrates the level of assessment for each use.
The table below summarises the categorising instruments and categories of assessment applicable to this
application.
Category of
Aspect of development Categorising instrument
assessment
Development Permits for Material Noosa Plan 2006
Change of Use for:
Retail Business Type 5 Vehicle Uses Impact
Retail Business Type 2 Shop and Salon Impact
(Shop)
Advertising Device (pylon sign) Code
The application is therefore subject to Impact Assessment.
6.3 Public notification
This application does require public notification as it is subject to impact assessment.
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7.0 Statutory planning assessment
7.1 Overview
This section assesses the application against relevant assessment benchmarks.
As the application is subject to impact assessment, the assessment benchmarks, and the matters the
assessment manager must have regard to, are those identified in section 45(5) of the Planning Act 2016 and
sections 30 and 31 of the Planning Regulation 2017.
As Noosa Shire Council is the assessment the relevant local authority categorising instrument is the Noosa
Plan 2006.
7.2 State and regional assessment benchmarks
Please note that the subject site and the proposed uses does not trigger state referral.
7.2.1 Regional Plan
Section 30(2)(a)(i) of the Planning Regulation 2017 requires that the impact assessment of this application
must be carried out against the assessment benchmarks stated in the regional plan, to the extent the regional
plan is not identified in the planning scheme as having been appropriately integrated.
The subject site is within the Urban Footprint designation area of the ShapingSEQ South East Queensland
Regional Plan 2017. The proposed development supports the ShapingSEQ South East Queensland Regional
Plan 2017 by providing supportive services and generating jobs in an area that has been identified for future
growth. The proposed development does not undermine the Urban Footprint Designation.
Regional Plan Response
ShapingSEQ South East The subject site is located within the Urban Footprint of the
Queensland Regional Plan 2017 ShapingSEQ South East Queensland Regional Plan 2017.
The Urban Footprint is intended to support urban uses such as
housing, industry, business, infrastructure, community facilities and
urban open spaces.
The Urban Footprint identifies land within which the region’s urban
development needs to 2041 can be accommodated in a way
consistent with the goals, elements and strategies of ShapingSEQ.
The proposal is consistent with the intents of the regional plan.
The subject site is also identified to be designated within the Priority Living Area (PLA) Overlay of the Other
State Planning Matters Mapping. The proposal supports the intent of the Shaping SEQ 2017 document for this
overlay since the proposal supports population growth within this area by providing services and the creation
of new jobs.
7.2.2 State Planning Policy
Section 30(2)(a)(ii) of the Planning Regulation 2017 requires that the impact assessment of this application
must be carried out against the State Planning Policy, part E, to the extent part E is not identified in the planning
scheme as having been appropriately integrated.
The proposed development supports the State Planning Policy Part E “Planning for Economic Growth” strategy
by creating additional jobs and services within an area which has been identified for future population growth.
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The proposal does not negatively impact the other identified state interests.
The subject site is identified in the SPP Assessment Benchmark Mapping to be within the Flood Hazard Area-
Local Government Flood Mapping Area.
The State Planning Policy 2017 states, “The state’s interest in natural hazards, risk and resilience seeks to
ensure natural hazards are properly considered in all levels of the planning system. This includes avoiding or
mitigating the risks associated with natural hazards to an acceptable or tolerable level, increasing community
resilience, and decreasing the burden for emergency management.”
Please note that the subject site is not subject to flood inundation. People and structures will not be harmed
by flooding. There is no increased burden for emergency management as a result of this proposal.
All aspects of the State Planning Policy have been adequately reflected in the Noosa Plan 2006. Accordingly,
no further assessment against the State Planning Policy is required.
7.2.3 Temporary State planning policy
Section 30(2)(a)(iii) of the Planning Regulation 2017 requires that the impact assessment of this application
must be carried out against any temporary State planning policy applying to the premises. In this instance, no
temporary State planning policies apply.
7.2.4 LGIP
Section 30(2)(c) of the Planning Regulation 2017 requires that that if the assessment manager of this
application is an infrastructure provided the impact assessment be carried out against the LGIP. Please note
that the proposal does not impede the function of Eumundi Noosa Road. Any additional traffic generated from
the proposed development is within the capacity of the road. The proposal will not undermine or negatively
impact the function of the Local Government Infrastructure Plan.
7.2.5 State Development Assessment Provisions
Section 30(2)(a)(iii) of the Planning Regulation 2017 requires that the impact assessment of this application
must be carried out against any temporary State planning policy applying to the premises.
The State Development Assessment Provisions (SDAP) nominate applicable modules based on the referral
triggers. Please note that the proposal does not trigger state referral. No SDAP modules have been identified
to be applicable to the proposal.
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8.0 Local planning assessment
8.1 Local authority assessment benchmarks
The Noosa Plan 2006 (‘the Planning Scheme’) will be the planning instrument used to assess the proposed
development.
The assessment benchmarks applicable under the Noosa Plan 2006 are addressed in detail below.
8.2 Definition
The use proposed within this application is defined under the Planning Scheme as Retail Business – Type 5
Vehicle Uses (Service Station) and Retail Business – Type 2 Shop and Salon (Shop):
The uses are defined as follows:
Retail Business Type 5 Vehicle Uses: The use of premises for the retail sale of petrol, diesel or
any derivatives products or the use of premises for the hiring of motor cars, trucks, motorcycles,
mopeds, boats or other registered vehicles. The term includes a service station and a vehicle hire
premises.
Retail Business Type 2 Shop and Salon (Shop): The use of premises for an activity that is
generally found in a shopping complex, strip or centre. The use includes a shop, hairdressing
salon, appliance repairs, alterations, dry cleaning and a café with dining facilities for up to 10
people.
8.3 Strategic Framework
Given the proposed development is identified as being subject to Impact Assessment, the application is
required to be assessed against the entire planning scheme, including the Strategic Framework.
The Strategic Framework sets the policy direction for the planning scheme and forms the basis for ensuring
appropriate development occurs in the planning scheme area for the life of the planning scheme.
Planning Scheme Strategy Map (Map SM), as provided within Figure 10 below, illustrates the preferred land
use patterns, centres, the major transport network, water supply catchments, centres hierarchy, extractive and
mining resources and conservation corridors. The site is located within the industry area.
Subject site
Figure 10 Strategic Map (Map SM)
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The Strategic Framework section of the Planning Scheme (Part 1.7) includes intended strategic outcomes
which relates to the proposal, being:
“1.7.1 The majority of urban residential, business, community, industrial and recreational development
is consolidated in the southern coastal part of Noosa within the localities of Eastern Beaches, Noosa
Heads, Noosaville and Tewantin. These localities account for roughly three quarters of Noosa’s
resident population and are the ones most affected by visitor influx in peak period.”
The proposal involves a service station, inclusive of a shop component within an industry zoned area of
Noosaville which will support the daily function of the area and visitors exploring southern coastal part of
Noosa, and wider localities. It is noted that the site is afforded extremely good access to these areas given its
access is provided from a major road being Eumundi Noosa Road.
The strategic direction of the planning scheme goes on to further detail:
1.7.4 The Noosa Shire community respects and appreciates its environment and has goals of
environmental excellence, quality lifestyle and economic well-being. As a consequence, the Noosa
community seeks —
a) built environments which fit into and do not dominate the natural environment; and
b) confidence that population growth and associated change does not adversely impact upon the
character, lifestyle and environment enjoyed by its residents.
The proposed built form very respectful of the natural environment considering the maximum building height
of 5.45m is well below the expected 10m height limited within the industry area. Significant high-quality
landscape spaces are provided to the site front and rear boundaries so to soften the visual appearance of the
building and not dominate the surrounding industrial environment. It is noted that the site currently is
predominately hardstand and does not contain areas of significant natural environments.
The proposal is designed in a manner that is appropriate in terms of the context of the surrounding industrial
business type uses provided along this portion of Eumundi Noosa Road.
The Strategic Framework also goes on to provide a strategy with respect to specific uses. The proposal
involves a retail business uses and therefore the relevant Commercial and Retail Uses have been assessed
against the proposal in the following table:
Strategy Response
a) Noosa Shire’s centre hierarchy is shown on Complies
Map SM. The site is included within the Industry Zone as
shown on Map SM. The proposal involves a service
station with shop within in area that is not located
within a centre. The proposal does however supports
the function of nearby business centres and the
surrounding industrial land uses given the service
provides a community needs service in terms of
providing fuel and convenience option. The proposal
allows the surrounding community to make ‘drop-in’
purchases whilst refuelling.
b) With the exception of the emerging Shire Complies
Business Centre, additional commercial The proposal will not compromise the existing
development is confined to existing centres given the application is for a relatively small
business centres, neighbourhood centres, scale retail business use consisting of a total
village centres and mixed-use areas in the proposed GFA of only 223m2. This is less than the
visitor precincts of Hastings Street, Gympie current retail operation provided on site.
Terrace and Sunshine Beach.
c) The scheme allows for a substantial Shire Not applicable
Business Centre off Eenie Creek Road,
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Strategy Response
Noosaville. This centre will be the business The proposal is located on Eumundi Noosa Road
and employment focus of Noosa Shire and and involves service station with shop only. The
amongst industrial, commercial and proposal supports the daily function of existing
community facilities will include a shopping commercial, retail and industrial uses in the area.
centre anchored by a discount department
store.
d) The existing business centres of Noosa Complies
Junction, Noosaville, Tewantin and Cooroy The proposal is situated in an established industrial
will include some commercial and retail infill area of Noosaville. The proposal facilitates infill
within the Business Zone to service the development by replacing the existing retail use on
surrounding population. Cooroy particularly site to support the surrounding population.
has scope for expansion to cater for the rural
hinterland and passing visitors.
8.4 Desired Environmental Outcomes
The Planning Scheme for Noosa outlines 12 Desired Environmental Outcomes which sets the policy direction
in the strategic framework.
The desired environmental outcomes of the strategic framework have been reviewed in regards to the
Community Uses and Facilities theme. The DEO’s relevant to the proposed development have been outlined
below, with responses provided to demonstrate the consistency of the proposal to the strategic framework of
the Noosa Plan.
DEO:
(1) A hierarchy of centres with a range of Commercial and Retail business uses provide suitable levels
of amenity, service and access to the community, consistent with the community’s location and needs
and is based on—
iii protecting the long term viability of the Shire Business Centre as the principle business, retail and
administrative centre; by setting aside short term needs to ensure the long term implementation of the
centre
Response (iii): The proposal protects the long-term viability of the Shire business centre as the development
sought provides lower order retail options to support the daily function of the area. The proposal replaces the
gross floor area of the existing produce shop on site and in fact, reduced the net leasable area component of
development.
v centres serving different roles that strive to find a market edge to strengthen their market position
and reinforce their individual identities within the established retail hierarchy;
Response (v): The proposal protects the existing retail hierarchy within the Shire and provides a use that
supports the daily needs of residents and visitor to Noosa alike.
vi recognising that it may be necessary to increase floor space in existing centres to meet changing
needs, provided any increased floor space does not impact on the successful operation and
development of the Shire Business Centre;
Response (vi): The proposal involves a total of 223m2 of GFA. Whilst we acknowledge this area is actually
less than the current use of the site (by approximately 505m2), the proposal does not prejudice the need to
increase floor space to support the changing needs of the community.
x commercial and retail facilities recognising and reflecting the natural character and environmental
values of Noosa Shire to assist in achieving sustainable economic and employment growth across a
range of industry sectors;
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Response (x): The proposed building structure has been setback within the site so to allow substantial planting
to be provided to the sites frontage so to create a green edge to the development, reflecting the natural
character of the area and surrounding industrial/business uses.
xi uses that comprise a large component of Commercial and Retail business uses or other non-
industrial uses not locating on land that is otherwise intended for industrial business uses;
Response (xi): The proposal involves a service station with an ancillary shop, which is a lower order retail
uses, as opposed to a large format retail development. The proposal supports the function of the surrounding
industrial and commercial uses and does not prejudice the site from being developed for industrial uses in the
future if required.
xiii new development having a high level of streetscape character and building design that is at a
human scale, integrated with the surrounding built form and landscape features, has visual
relationships between indoor and outdoor spaces and contributes to an informal atmosphere and low
speed traffic environment;
Response (xiii): The proposal is a single storey so to maintain human scale and interaction to the street. The
proposed built form is reflective of the surrounding commercial/industrial style development. The glazing of
the service station building allows for interaction between indoor and outdoor spaces.
The proposal has been assessed against the Strategic Framework and Desired Environmental Outcomes, in
particular the relevant outcomes of the Commercial and Retail Uses. The proposal complies with the relevant
Desired Environmental Outcomes as the development is consolidated within identified urban area and
facilitates infill development. The proposed development provides a service to the community for which
demand has been demonstrated (refer to Appendix G). The proposal is also consistent with the surrounding
commercial and retails uses and particularly supports motorist driving from the Noosa Shire Business Centre
heading northeast along Eumundi Noosa Road.
8.5 Locality Plan and Zone
The subject site is located within the Noosaville Locality Plan. Under the Noosaville Locality the subject site is
designated within the Industry Zone.
The proposed development demonstrates a high level of accordance with the intent of the Industry Zone as
outlined in the Noosaville Locality Plan. To this effect it is advocated that, in accordance with the relevant
overall outcomes for the Noosaville Locality as listed in Division 16 of The Noosa Plan, the proposed
development;
is compatible with the surrounding development in terms of character and building scale, while not
compromising key industrial functions;
has high accessibility to arterial roads and the Bruce Highway;
does not accommodate uses that would harm the environment through excessive noise, odour, dust,
or other waste;
is developed in a fashion that does not detract from the character of its locality or impact on the major
road network;
does not compromise the provision of important industries and service-related businesses to not only
the whole of Noosa, but more particularly the coastal area and the north-east area of the former
Maroochy Shire; and
Will not adversely impact the quality of water runoff to Eenie Creek and Lake Doonella.
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8.6 Overlays
The subject site is does not comprise land impacted by the Heritage Noosaville Overlay, the Natural Hazard
Flood Landslide Noosaville Overlay or the Natural Resources Noosaville Overlay. The proposal does comprise
land impacted by the Natural Hazard Bushfire and Acid Sulfate Soil Noosaville Overlay due to the site being
considered as a Low Potential Acid Sulfate Area 5-20m AHD. The site survey, located within Appendix A of
the Civil Engineering Report prepared by ADG confirms that the existing ground level for the majority of the
site is between 18.90-20.72m AHD. The proposed development will not require extensive excavation and it is
expected that the potential to encounter acid sulfate soils is low.
Figure 11 Acid Sulfate Soils Figure 12 Extent of Potential Acid Sulfate Soils on-site
8.7 Codes
The Noosa Plan 2006 codes applicable to the proposal, and the location of the relevant appended code
response are identified below:
Primary Codes Location of response
Noosaville Locality Code Appendix H – prepared by RPS
Industry Code Appendix H – prepared by RPS
Secondary Codes Location of response
Business Uses Code Appendix H - prepared by RPS
Landscaping Code Appendix H - prepared by RPS
Transport, Roads and Drainage Code Appendix F - prepared by ADG
Secondary Codes Location of response
Driveways and Carparking Code Appendix F - prepared by ADG
Erosion and Sediment Control Code Appendix F – prepared by ADG
Existing Services Code Appendix F - prepared by ADG
Earthworks Code Appendix F - prepared by ADG
Building Works Code Appendix F - prepared by ADG
SPP Code: Water Quality Appendix F - prepared by ADG
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8.8 Infrastructure Charges
The Adopted Charges SPRP applies to all development in Queensland. It is anticipated that the proposal will
be subject to infrastructure charges calculated in accordance with the SPRP and Council’s Adopted Charges.
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9.0 Conclusion
This town planning report supports a development application made on behalf of NKS Corporation Pty Ltd to
Noosa Shire Council to seek development approval for the establishment of a new service station which
encompasses a retail component on land at 175 Eumundi Noosa Road, Noosaville. The subject site is formally
described as Lot 1 RP 131576, and has a total area of 1973m2.
The application seeks:
Development Permit for a Material Change of Use for Business Use Type 5 Retail (Service Station)
and Business Use Type 2 Retail (Shop & Salon): and
Development Permit for Operational Works for an advertising device (pylon sign).
The application is subject to impact assessment.
This report has demonstrated the proposal’s consistency with the intents and code requirements of the Noosa
Plan 2006. It is important to note that:
the height and bulk of the proposed development is consistent with the intent for the area;
the development does not compromise the intent for the Noosaville Locality;
The landscaping provision adheres to the minimum specification of 15% landscaped area, which
equates to 296m2. The applicant has provided additional landscaping on the verge (council owned) to
soften the appearance of the development from the frontage of the site;
Proposed driveway widths have been minimised to the extent required to facilitate heavy rigid vehicles
accessing the site, enabling heavy vehicles to safely enter and exit the site in a forward motion;
The Economic Needs Assessment demonstrates that there is sufficient demand for an additional
24hour, full-line Service Station in Noosaville to support demand generated from the Noosaville local
area. The Subject Site is strategically located in the existing cluster of employment and economic
activity and centrally positioned on Eumundi-Noosa Road. This will aid in the convenience by which it
services residential and non-residential demand in the Area;
The proposal is consistent with the character of the surrounding development;
The proposal provides a reduction to the existing gross floor area of the site from 728m2 to 223m2;
The proposal is compliant with all requirements for Stormwater Management Plans as described in
QUDM 2013 standards, as well as a pollutant load reductoswion as required by the SPP 2017 and
Noosa Shire Council standard;
The proposed development will have a high level of streetscape character and an aesthetically
pleasing building design. The proposed development will integrate well with the surrounding
development. The proposal will not diminish the amenity of surrounding properties. The development
will be consistent with the surrounding development in terms of building scale, the height and the
building materials used for construction; and
the development generally meets the Probable Solutions or associated Specific Outcomes of the
relevant Codes.
Approval is sought subject to reasonable and relevant conditions.
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