OPW17/0555 – Representations To Conditions – Development Permit For Operational Works For Signage, Located At 4-24 Gibson Road, Noosaville

OPW17/0555 – representations to conditions – DEVELOPMENT PERMIT FOR operational works for signage, located at 4-24 Gibson road, noosaville

Document information

Author	Development Planner, Lisa Pienaar
Environment and Sustainable Development Department

Index	ECM/ Application/ OPW17/0555

Attachments	Nil

APPLICATION DETAILS
Applicant	The Trust Company (Australia) Limited
Proposal	Operational Works - Signage
Properly Made Date	4 October 2017

PROPERTY DETAILS
Property Address	4-24 Gibson Rd Noosaville Qld 4566
RP Description	Lot 1 SP 115778
Land Area	15800 m²
Existing Use of Land	Noosa Village Shopping Centre

STATUTORY DETAILS
SEQRP Designation	Urban Footprint
Locality	Noosaville
Zone	Business Centre zone
Assessment Type	Code

RECOMMENDATION
That Council note the report by the Development Planner to the Planning & Environment Committee Meeting dated 10 July 2018 regarding Application No. OPW17/0555 for a Development Permit for Operational Works - Signage situated at 4-24 Gibson Rd, Noosaville and refuse to change Conditions 1, 2, 8 & 9 for the following reasons:
1.	The proposed changes will result in additional signage and illumination of signage contrary to the Noosa Plan’s Advertising Devices Code.
2.	The proposed changes will detract from the amenity and desired character of the area and contribute to visual clutter.
3.	The proposed changes are not legitimately necessary to provide directions and/or identify the businesses location to residents and visitors to the area.

REPORT
PROPOSAL
The applicant seeks representations to a Development Permit for Operational Works - Signage.  The representations seek to amend Conditions 1, 2, 8 and 9 to allow more signage and additional illumination on site than currently approved.
The applicant requests the following changes:
Three illuminated pylon signs in the locations where the current pylons have been for the last + ten years (identified as S01, S02 & S03). The existing triangular pylons will be replaced with blade pylons as per the conditions. All 3 signs have been conditioned and approved, however the current approval only supports the illumination of 2 of the 3 pylon signs (S01 & S03).  The applicant wishes for the pylon sign identified as S02 on the plan to be illuminated.
Condition 8 supported only 1 wall (Woolworths) sign. The applicant wishes to have 2 wall signs - 1 tenancy wall sign on the western wall AND 1 on the tenancy wall sign on the southern wall. The applicant also wishes the southern wall sign to be illuminated. Refer to Figure 1 – proposed changes to signage.

The application is before Council as the Development Permit was originally approved by Council.

Figure 1 – proposed changes to signage

site details
Background
Noosa Village Shopping complex was originally approved 28 September 1995 through a rezoning approval.  Extensions to the shopping centre were approved by the Planning and Environment Court on 8 August 2001. Since that time there have been numerous changes to the approval which have included new toilets, additional landscaping and shade structures, with the most recent change approved 15 March 2018.
The Noosa Village site has many existing signs. A recent audit of the site concluded that there is 124m2 of existing sign face area.  Of that total, 56m2 of that sign face area is illuminated. The current approval supported a total of 80m2 sign face area, with 34m2 of this area to be illuminated.
Site Description
The site known as Noosa Village shopping complex was developed in the 1990’s and is located between Mary Street and Gibson Road.  The complex comprises a Woolworths supermarket and numerous smaller tenancies, with associated car parking. In addition to on-site parking, the site has an arrangement with the Villa Noosa/Dan Murphy’s site to utilise 31 of their car spaces. The two sites are under the one ownership.
Surrounding Land Uses
The site is centrally located in the Noosaville Business Centre zone. Villa Noosa Hotel and Dan Murphy’s adjoin the site to the west, while the Gibson Road retail shopping precinct is located to the south-east of the site and residences to the south-west. Medical type uses are located to the north of the site.
assessment
Under the provisions of the Planning Act 2016 the applicant suspended its appeal period and submitted representations to conditions of the approval. The Act requires Council to consider the representations within 20 business days (unless the timeframe is extended) and give a new decision notice (a negotiated decision notice) to all relevant parties, where the representations are agreed with. The 20 day business day period has been extended by agreement to allow this report to be considered by Council. The representations seek to amend Conditions 1, 2, 8 & 9 to allow more signage and associated illumination on site than what was previously approved.
Representations to Conditions
Condition 1
This approval authorises the following signs as defined by the planning scheme and shown on the Approved Plans:
Three freestanding pylon signs (advertising tenancies within centre), identified as S1, S2 & S3 on the Signage Plan;
The 3 freestanding pylon signs must be of a standard 2 face design only and not ‘V’ shaped.
Two centre logo signs at the southern and western pedestrian entry points, identified as S6 & S8 on the Signage Plan;
One entry sign (Gibson Road entry), identified as S10 on the approved plans;
Upgrade to 1 wall tenancy sign for Woolworths and BWS (identified as S5 on the Signage Plan), but have a sign face area of no greater than 10m2 and be no more than 300mm thick;
Provide for a greater surface feature paint area on the western wall to ‘break up’ or articulate the façade;
Signage shown as S11, S12 & S13 on the approved plans. Any replacement of existing signage must not be any greater in size than what currently exists.
Condition 2
This condition lists the currently approved plans which would require amendment to incorporate new plans, if the proposal were to be supported.
Condition 8
8. 	A maximum of 1 wall sign is permitted which may be S5 or S9 on the Signage Plan.
Condition 9
9.	The approved signs must not be illuminated in any way, with the exception of:
a. 	Two freestanding pylon signs located on the Gibson Road and the Mary Street entry to the site, identified as S1 & S3 on the approved plan;
b.	One Woolworths wall sign and one BWS sign.

Applicant’s Request
The applicant wishes to retain the existing Woolworths/Reject Shop illuminated sign which is located on the southern wall of the centre, by amending conditions 1 & 8 to allow for 2 tenancy wall signs, as opposed to only 1 which is currently approved. The applicant proposes an additional point for condition 1 as follows:
1.	This approval authorises the following signs as defined by the planning scheme and shown on the Approved Plans:
h. 	Retain existing Woolworths and Reject Shop illuminated sign identified as S9 on the Signage Plan.
And amend Condition 8 as follows:
8.	A maximum of 2 wall signs are permitted which may be S5 and S9 on the Signage Plan.
The applicant seeks each of the pylon signs (identified as S01, S02 & S03 on Figure 1 - proposed changes to signage) to be illuminated. Currently condition 9 does not support the illumination of S02. The applicant also proposes that the Woolworths sign and Reject Shop sign on the southern wall) to remain and be illuminated (identified as S09 on Figure 1 - proposed changes to signage.
The applicant proposes the following changes to condition 9:
9.	The approved signs must not be illuminated in any way, with the exception of:
a. 	Two Three freestanding pylon signs located on the Gibson Road and the Mary Street entry to the site, identified as S1, S2 & S3 on the approved plan;
b. 	One Woolworths wall sign and one BWS sign identified as S5 on the approved plan;
c. 	One Woolworths wall sign and one Reject Shop sign identified as S9 on the approved plan.

Assessment of changes to Conditions
The applicant considers these requests reasonable ‘having regard to (a) the size of the site and shopping centre, (b) the longstanding tenure of existing signage having been on the site for over a decade without complaint and (c) the signage rights inherent in existing commercial leases.’
The Noosa Village site has many existing signs. A recent audit of the site concluded that there is 124m2 of existing sign face area.  Of that total, 56m2 of sign face area is illuminated. Until this recent approval, none of these signs were approved and had existed for a number of years.

The existing approval supports 80m2 of sign face area, acknowledging the applicant’s proposal to upgrade the centre and declutter and consolidate signage.  That assessment concluded the following:
Given some existing signage will be removed and updated signage will be consolidated, this will result in less visual clutter;
The site is large with 2 road frontages and some signage is partly screened by vegetation when viewed externally;
The proposed signage (as recommended) is compatible and is designed and integrated into the built form;
The proposed signage (as recommended) does not adversely impact (or detract) on the amenity of the area;
The recommended signage contributes to the overall ‘refresh’ of the centre.
It is acknowledged that the site is large and the signs have been on site for some time.  However, it is considered that the approved signage is appropriate for a site of this size and consistent with The Noosa Plan provisions for advertising devices.  Further additional signage and illumination to provide directional information for residents and visitors to the site is not considered warranted and will impact on the amenity and character of the area.

cONSULTATION
Referral Agencies
Not applicable
Other Referrals
Not applicable
Public Notification
Not applicable.

conclusion & REASONS FOR DECISION
The site has 80m2 of approved sign face area which significantly exceeds the allowable 10m2 per site allowed under the Noosa Plan.  Acknowledgement of the size of the site was considered in the original assessment and it was determined that the currently approved signage is appropriate for its use, size and location.  Allowing additional sign face area and additional illumination than what is currently approved is not appropriate.
For these reasons, the applicant’s request is not supported.
Departments/Sections Consulted:
	Chief Executive Officer		Community Services		Corporate Services
	Executive Officer		Community Development		Financial Services
	Executive Support		Community Facilities		ICT
			Libraries & Galleries		Procurement & Fleet
			Local Laws		Property
			Waste & Environmental Health		Revenue Services
					
	Executive Services	X	Environment & Sustainable Development		Infrastructure Services
	Community Engagement		Building & Plumbing Services		Asset Management
	Customer Service	X	Development Assessment		Buildings and Facilities
	Governance		Economic Development		Civil Operations
	People and Culture		Environmental Services		Disaster Management
			Strategic Land Use Planning		Infrastructure Planning, Design and Delivery
					

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PLANNING & ENVIRONMENT COMMITTEE MEETING REPORT	10 JULY 2018

[Attachment: image1.png (image text)]
 

Proposed to retain
(and illuminate) 1

‘Woolworths sign

supported by

current approval Proposed to

Noosa couNeR
Noosa couch illuminate (not
approved)

       
  

 

 

 

 

Proposed to
retain and
illuminate both
signs (only 1
Woolworth’s
sign approved)