Planning Report

Planning Report

Material Change of use to obtain Entertainment & Dining Business – Type 2 Recreation, Amusement & Gym

33 Rene Street, Noosaville
Lot 52 RP187152 – no reconfiguration of lots is required

Applicant: Pegasus PT c/o Roxanne Smith

9th July 2018

Summary

This report has been prepared individually by Roxanne Smith, employee and family member of the family owned business, Pegasus PT as part of the application for a Material Change of Use for the aforementioned site, seeking approval for Entertainment & Dining Business – Type 2 Recreation, Amusement & Fitness (gymnasium).
According to the Noosa Plan 2018 this application is considered impact assessable as so will be assessed accordingly.
This planning report outlines details of the site, site location, surrounding areas, proposed development, assessment against the Noosa Plan 2018 and summary including any relevant images, figures or tables.  Please find attached DA form 1, owners consent and CLR search results.

1.1	Development application details
Proposed development:	Injury prevention personal training strength and conditioning facility – Usable floor space 340m2
Type of approval sought:	Development Permit for Material Change of Use impact assessable Entertainment Dining and business, Type 2 - Gym
Site address:	33 Rene Street Noosaville, QLD, 4566
Real property description:	Lot 52 RP187152
Site area:	1054m2
Assessment manager:	Noosa Shire Council
Owner details:	Bruce Leonard Whittaker
Applicant details:	Pegasus PT c/o Roxanne Smith

1.2	Planning instrument details
State planning policy:	Chapter 2, Part 2, section 10 of the Planning act – up to date as of 9th May 2018
Regional plan: Designation:	SEQ Regional Plan 2017 (version commenced 11 August 2017) Noosa Shire Council
Planning scheme:	The Noosa Plan 2018 (amended 8 June 2018)
Applicable preliminary approval:	N/A
Zone:	Industry Zone
Local plan:	The Noosa Plan 2018
Level of assessment:	Impact Assessable
Applicable overlays:	Natural hazards overlay
Applicable codes:	Part 11: 11.1.3 (i) Division 11: Noosaville Locality Division 3: Business uses Division 13: Driveways and carparking, Division 19: Waste Management

Applicable Codes:
Noosaville Locality states “11.3.3 For impact assessment development, the development is assessed against the whole planning scheme”  Therefore this application will be assessed against the whole planning scheme.  No external works, building works or reconfiguration of lots are to be done to the building.

Division 3, Business uses: Under the planning Scheme, Division 3, 14.11 Overall outcomes for business uses code, Pegasus PT is compliant
Minimal environmental disturbances due to the proposed use as a small group personal training facility generating little odour, dust or waste. Minimal noise will be emitted due to the small class sizes and small speaker, coaches are not amplified.  All standard utilities are already in place as it is an existing building.  All accessibility is convenient and close, with bus stops close by which already service the nearby Noosa Civic and bike paths and pedestrian access.

Division 13: Driveways and Carparking: Under the planning Scheme, Division 13, 14.110 Overall outcomes for the driveways and carparking code, the private carpark ensures that Pegasus PT is compliant.
As per the minimum vehicle carparking requirements 14.114, table 14-51, we are required to have 1 space per 20m2 of use area or 1 space per 3 persons capable of being entertained at any one time, whichever is the greater.
As our maximum members for any class is 8 and our usable area is 340m2 we are required to have 17 vehicle parking spaces.  As outlined in this report we have 20 with an additional 5 scooter or motorcycle parking available inside.  Therefore, Pegasus PT complies.

Divison 19: Waste management: Under the planning Scheme, Division 19, 14.153 Overall outcomes for business uses code, Pegasus PT is compliant.
Due to the nature of the business there is no more than household food waste with easy access to the wheelie bins by council on collection day at the curb side.  In the meantime there is ample storage for recyclable and non-recyclable waste on-site.

1.3	Referral agencies
Referral requirement	Referral agency and role
N/A	N/A
	
Site details

Site description
Table 1: Site description
Site characteristic	Description
Existing land use	Industrial zone warehouse
Existing structures	Large Trimdeck Industrial Building (car repairs).
Frontage and access	9m frontage up a steep driveway to Rene Street
Topography and views	2m fall from road to building entry see Figures 1 (Aerial view),Figure 2 (Satellite view) & Figure 3 (Road frontage view).
Existing vegetation	Small grouping of shrubs and palms either side of the driveway (North and South). Some Agave lining the outside of the fence to the South of the driveway on road frontage, Yukka, Cordyline and Bottlebrush inside the gate to the north in a small garden, with shrubbery on either side of the gate (Figure 3).
Existing waterways	N/A
The site includes a large warehouse (612m2) on land area of 1055m2 , warehouse bay area 540m2, useable floor space of 340m2.  Reception area and mezzanine level office and storage space (both 52m2 directly above one another)

Figure 1: Aerial view and site identification
Source: DA Mapping System

Figure 2: Satellite view and site identification
Source: Google Maps

Figure 3: Frontage View
Source: Google Maps
Surrounding land uses
Table 2: Surrounding land uses
Surrounding land uses	Photos
North	Industrial sheds for car repairs, Noosa Batteries	Please refer to Figure 4: Council Zone Map, Figure 5: Surrounding Use & Figure 6.
South	Tour Company	Please refer to Figure 4: Council Zone Map, Figure 5: Surrounding Use & Figure 7.
East	Trade Tools commercial outlet and industrial timber	Please refer to Figure 4: Council Zone Map, Figure 5: Surrounding Use & Figure 8.
West	Gamlin Roofing (Action Street)	Please refer to Figure 4: Council Zone Map and Figure 5: Surrounding Use

Figure 4 : Council Zone Map
Source: Noosa Council

Figure 5: Surrounding use
Source: Google Maps

Figure 6: North Side of Property
Source: Google Maps

Figure 7: South Side of Property
Source: Google Maps

Figure 8: West side street view
Source: Google Maps

Proposed development details

This report is to demonstrate the purpose of the proposed development and Material Change of Use for a small group personal training, injury prevention and prehabilitation gym and studio (Entertainment, Dining and Business – Type 2 Recreation, amusement and fitness) and to demonstrate the hours of operation to show it is predominantly outside of normal business hours.

The proposed use of the site is not in line with what would be considered a traditional gym.  There is no open gym time, all members must attend classes set at specific times with 1 or 2 trainers present at each class.  Class sizes range from one on one personal training to maximum 8 per strength and conditioning group session at a time.

All members are required to book in advance, therefore eliminating any potential additional impact on neighbouring businesses outside of class times.  As seen from class times (table 2 below) the majority of trading occurs outside of normal trading hours and therefore will have a minimal impact on parking needs of neighbouring business, with the busiest classes (max 8 pax) being finished by 7.15am.  In addition to this, it should be noted that the parking is on-site and can privately occupy 20 cars, without the need for curb side parking.  The staff are all family and live together (aside from 1) and so travel to work together, therefore needing only 1 space.  As per Division 13, Table 14-51 Minimum Carparking requirements, and part 1.2 of this report the proposed business is required to supply 17 car parking spaces, with which we comply.

Council has previously recognised the peak hours of gym operations in the Noosaville industrial estate to not pose any potential loading threat on existing car parking, this site is well equipped with private parking onsite.

Table 3: Summary of development aspects
Material change of use
Building height	Ceiling height 5.77m, building height approximately 6m
Gross floor area (GFA)	GFA 612m2
Non GFA site use area	Non-GFA site useable area 340m2
Site coverage	612m2 covered = 58%
Car parking	All noted car parks are onsite and private, therefore not encroaching on any other business. 2 car parks are available at the front of the building, 5 Scooter/motorcycle parks are available at the front of the building, undercover.  2 additional parks are located immediately inside the shared driveway to the South. With 11 more spaces to the rear, and 5 down the side (as per lease agreement, 1-hour parallel parking is permitted to the south side of the building, on-site).
Site access	The site is accessible from the driveway to the front of the property from Rene street and from the second driveway to the south to the back entrance from the private car park.
Proposed lots	One – no reconfiguration of lots is required
Proposed servicing arrangements	N/A
Building height	6m
Gross floor area (GFA)	612m2

Table 1: Current and proposed operating hours
Day	Class times (maximum 8 per class)
Monday	5.15am, 6.15am, 7.15am, 9am 10am – 3pm CLOSED (potentially staff only on site – max 2) 4.15pm, 5.30pm
Tuesday	5.15am, 6.15am, 7.15am, 9am 10am – 3pm CLOSED (potentially staff only on site – max 2) 4.15pm, 5.30pm
Wednesday	5.15am, 5.45am, 6.15am, 9am 10am – 3pm CLOSED (potentially staff only on site – max 2) 4.15pm, 5.30pm
Thursday	5.15am, 6.15am, 7.15am, 9am 10am – 3pm CLOSED (potentially staff only on site – max 2) 4.15pm, 5.30pm
Friday	5.15am, 6.15am, 7.15am, 9am 10am – 3pm CLOSED (potentially staff only on site – max 2) 4.15pm, 5.30pm
Saturday	6.30am, 8.30am 9am - CLOSED
Sunday	CLOSED

Planning assessment

4.1	Pre-lodgement

No pre-lodgement meeting was undertaken as part of this development application.

4.2	Key issues

4.2.1 Amenity, Urban Design, Setbacks, Landscaping, Heritage, Views, Infrastructure, Regional Plan Considerations
N/A – the proposed business is to be conducted in an existing building therefore these issues are not applicable as no building works or changes will occur.
4.2.2 Flooding
No risk of flood as per flood overlay (Figure 9)
4.2.3 Traffic
Contribution to existing traffic will be minimal with the maximum capacity of classes set at 8,

4.2.4 Acoustics
Acoustics will be minimal as we are a personal training facility, music is not loud as the coach’s voices need to be heard over the top, the speaker is a small portable Bluetooth speaker, not very powerful.  In addition to this the flooring is all rubber and so will absorb some sound and additional internal walls help reduce sound further.  Instructors voices are not amplified.

4.2.5 Odour
No odour will occur due to the nature of the small group personal training business.

4.2.6 Heritage
Building is not heritage listed

4.2.7 Stormwater management
Stormwater pipe lies to the rear of the property with a man hole at the rear northern corner (Figure 10)

4.2.8 Waste management
Curbside collection will occur on every Tuesday with recycling on week 2.  Ample on-site storage in the meantime

4.2.9 Health
Health to the community will be enhanced as an injury prevention facility aimed at reducing the burden on the health care system

4.2.10 Vegetation removal and Environment
N/A No changes will occur under these issues

Figure 9. Flooding overlay
Source: Council zone map

Figure 10: Stormwater Overlay
Source: Council Zone Map

4.3	Variations to planning provisions

Table 5: Proposed variations to the planning scheme
Nil

5.0	State assessment and other matters

5.1	State interests
5.1.1 Matters established in the Planning Regulation
A review of the Planning Regulation 2017 under Schedule 10, relating to Development Assessment, with relation to the state assessment and referral agency (SARA), no SARA triggers were found.  The site lies in an Urban Footprint area.

5.1.2 State Planning Policy

The Noosa Plan adequately reflects the SPP

The following assessment benchmarks are applicable and have been appropriately considered in preparing this development application:

State interest	Assessment against assessment benchmark
Liveable Communities	N/A
Mining and Extractive Resources	N/A
Water Quality	N/A
Natural Hazards, risk and resilience	N/A
Strategic airports and aviation facilities	N/A

5.2	Pre-lodgement meeting

No pre-lodgement meeting was undertaken with this application

5.4 	Assessment of referral requirements

5.4.1 Referral requirement
No referral requirement to the State Assessment Referral Agency (SARA) has been noted.  State Development Assessment Provisions (SDAP) is not required in this impact assessable application.

6.0	Summary of supporting information

No Specialist Reports are required for this small-scale business development.

7.0	 Conclusion

This planning reports supports the Development Assessment Form 1 as application for a Material Change of Use for zoning for Entertainment & Business Type 2 – Recreation, Amusement & Fitness, with proposed location 33 Rene Street, Noosaville.  This application is impact assessable under the Noosa Plan 2018 which is in line with the State Planning Policy 2018 (SPP).  This application is permitted under the Planning Act 2016 and the Noosa Plan 2018.

This report demonstrates that the proposed site and business is compliant with all appropriate planning provisions and framework.  With sufficient private on-site parking, inconsequential effect to current traffic due to small class sizes, low noise levels due to the nature of the training provided, no building works or reconfigurations of lots, the site is well connected to current public transport routes and cycles paths, this development is consistent with the hierarchy of centres within the Noosaville locality and in general, this development complies with the vision of the Noosa Plan 2018.

It is recommended, on the grounds laid out in this report, that this application be approved for a Material Change of Use for Entertainment & Business Type 2 – Recreation, Amusement & Fitness, with proposed location 33 Rene Street, Noosaville.

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[word/header1.xml]
Pegasus PT
MCU to obtain Entertainment & Dining Business – Type 2 (fitness)
33 Rene Street, Noosaville

[word/header2.xml]
Pegasus PT
MCU to obtain Entertainment & Dining Business – Type 2 (fitness)
33 Rene Street, Noosaville

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