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Planning Report 2293 - Venture Dr
Attached to the e-mail MCU17/0560 & OPW17/17/0595 - Application for development at 23 Venture Drive, Noosaville.
proposal report
development
application
Development Permit for Material Change of Use
(Industrial Business Type 2 & Ancillary Dwelling Units)
&
Development Permit for Operational Works
(Earthworks, Stormwater, Landscaping, Driveway & Access)
Lot 10 on SP216079 located at 23 Venture Dr, Noosaville
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proposal report
Prepared For: Billy Lids Australia Pty Ltd
Prepared: 7 December 2017
Contents
1.0 Summary ......................................................................................................................... 3
1.1 Development application details ............................................................................................. 3
1.2 Planning instrument details ..................................................................................................... 3
1.3 Referral agencies ..................................................................................................................... 3
2.0 Site details ....................................................................................................................... 3
2.1 Site description ....................................................................................................................... 4
2.2 Surrounding land uses ............................................................................................................. 5
3.0 Proposed development details ......................................................................................... 6
4.0 Planning assessment ........................................................................................................ 8
4.1 Pre-lodgement ........................................................................................................................ 8
4.2 Key issues ............................................................................................................................... 8
5.0 State assessment and other matters ................................................................................ 9
5.1 State interests ......................................................................................................................... 9
5.1.1 Matters established in the Planning Regulation .............................................................................. 9
5.1.2 State Planning Policy ...................................................................................................................... 10
6.0 Summary of supporting information ..................................... Error! Bookmark not defined.
7.0 Conclusion .................................................................................................................... 10
Prepared by:
Jack Lewis – Senior Planner B.Sc Hons UNSW, M.Plan Otago
Martoo Consulting Pty Ltd
13/6 Bottlebrush Ave, Noosa Heads Q 4567 PO Box 1684, Noosa Heads Q 4567
T +61 7 5447 2550
38 Nash Street, Gympie Q 4570 PO Box 391, Gympie Q 4570
T +61 7 5482 7440
Date: 7 December 2017 – Version 1
© Martoo Consulting Pty Ltd 2017
The information contained in this document produced by Martoo Consulting Pty Ltd is solely for the use of the Client identified on the
cover sheet for the purpose for which it has been prepared and Martoo Consulting Pty Ltd undertakes no duty to, or accepts any
responsibility to, any third party who may rely upon this document.
All rights reserved. No section or element of this document may be removed from this document, reproduced, electronically stored or
transmitted in any form without the written permission of Martoo Consulting Pty Ltd.
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1.0 Summary
1.1 Development application details
Proposed development: Material Change of Use – Industrial Business Type 2 (8 factory
units) & Ancillary Dwelling Unit (4 units); and
Operational Works (Earthworks, Stormwater, Landscaping,
Driveway & Access)
Type of approval sought: Development Permit
Site address: 23 Venture Dr, Noosaville 4565
Real property description: Lot 10 SP216079
Site area: 1,899m2
Assessment manager: Noosa Shire Council
Owner details: Billy Lids Australia Pty Ltd
Applicant details: Jack Lewis C/- Martoo Consulting Pty Ltd
1.2 Planning instrument details
State planning policy: State Interest Policy (July 17)
Regional plan: South East Queensland Regional Plan 2017
Designation: - Urban Footprint
Planning scheme: The Noosa Plan (3 July 2017)
Locality: Noosaville Locality
Zone: Industry Zone
Level of assessment: Code
Applicable overlays: Nil – No earthworks below 5m AHD and/or removal of
vegetation.
Relevant codes: Noosaville Locality Code
Business Uses Code
Detached House Code
Landscaping Code
Engineering Works Codes
1.3 Referral agencies
Nil
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2.0 Site details
2.1 Site description
Site Description
characteristic
Existing land use Vacant
Frontage and 30m to Venture Drive
access
Topography and The site is relatively flat and drains to Venture Drive. A 3m high retaining wall
drainage. is located along the rear of the site, and a 9m2 stormwater easement is located
in the north eastern corner of the site, which extends through the adjoining lot
to the east.
Existing vegetation The site is grassed. There are 3 x 2m high banksia trees within the north
eastern Venture Drive frontage, which were planted as part of the subdivision
of the estate.
Existing Approvals 07/1626 – 1 into 19 lot industrial subdivision connecting Gateway Dr to Venture
Dr and construction of Vision Ct, including the associated Operational Works
Approvals.
There are no existing MCU or Building approvals over the site.
Figure 1: Aerial view and site identification
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Figure 2: Photo of site looking south from Venture Drive.
2.2 Surrounding land uses
Surrounding land uses
North Across Venture Dr to the north is 58 Gateway Dr and 24 Venture Dr. Both sites have
recently been developed for Industrial Uses (MCU16/0087 & MCU160102).
South The site adjoins 6 Vision Ct, which is 1,867m2 and located above the retaining wall with
the property. A sewerage easement is located along the property boundary within the lot.
There are no planning approvals for this site and access is provided from Vision Ct.
East Directly adjoining the site to the east is 21 Venture Dr, which has an approval for a
chocolate factory (MCU16/0098), with development yet to commence on the site. Across
Vision Ct to the east of the site at 19 Venture Dr is the Land and Sea Brewery
(MCU16/0133) currently being constructed.
West Directly adjoining the site to the west is 50 Gateway Dr including 6 industrial factory units
(MCU16/0067).
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Figure 3: Map of surrounding approved developments.
3.0 Proposed development details
Material Change of Use
Building Height 10m
Building Materials Rendered walls with aluminium horizontal battening, awnings and high-level
windows for solar access.
Gross Floor Area Industrial Uses = 795m2
Ancillary Dwelling unit (4) = 418m2
Parking 19 spaces including 1 x Accessible Bay, and 1 x SRV (6.6m x 3.5m) Loading
Bay. All cars are able to enter and leave the site in a forward gear.
8 bicycle bays are capable of being provided in front of the northern unit.
Site Access Venture Drive.
Landscaping 299m2 (16%)
Waste 4.2m x 3.8m = 16m2
Servicing Water, sewerage, stormwater, electricity and telecommunication services
are all available within the Venture Dr frontage.
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Figure 4: Proposed use plan and elevations
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4.0 Planning assessment
4.1 Pre-lodgement
An informal pre-lodgement was undertaken with Council’s Senior Engineering Officer (Mark Lewis)
to discuss engineering requirements and key issues applicable to this development application.
Summary of key issues
Issue Council response Applicant response
Service The application will need to consider the The proposal includes a 6.6m x 3.5m
Vehicle surrounding service vehicle parking for service loading bay for the 8 factory units.
Loading similar sized industrial developments. The design is similar to the approvals given
at 50 Gateway Dr and 24 Venture Dr.
4.2 Key issues
The proposal has been assessed against the relevant codes and generally complies with all
corresponding Specific Outcomes and Probable Solutions. Further discussion with regard to
assessment against the Specific and Overall Outcomes regarding amenity, parking & loading and
ancillary dwelling unit requirements is provided below.
Design and Amenity
The proposed industrial factory units and caretakers accommodation are consistent uses within the
Industry zone, with the proposed size, layout and design in keeping with the surrounding
development. The proposed buildings are designed and sited to provide visual interest and amenity
by providing well-articulated buildings with strong horizontal and vertical design elements and
features.
The design uses a mix of tilt panel walls, axon wall cladding and awning over entry doors to the front
facade and provides visibility and interest when viewed from the street and internal to the
development. The proposed ancillary dwelling units include high level windows to allow for natural
light and will be used by the resident owner or employees of the downstairs factory unit. These will
not be separately tenanted with access to them from inside the ground floor factory unit.
Landscaping
The design sets the building back more than 6m from Venture Dive, with no parking areas within 2m
of this frontage. A minimum of 15% landscaping (permeable area) is provided across the site with
mass plantings along the Venture Drive frontage comprising a mix of dense shrubs which do not
require hedging, however still allow for casual surveillance into the site. A permeable walkway
access and awning addressing the street allows for pedestrian access to the site (similar to
surrounding developments), while a commercial crossover is located a further 5m to the west. The
existing Banksia integifolia within the road reserve has been assessed as being in poor form and is
to be replaced as part of the landscaping proposal.
The Industry zone allows for a nil building setback to all side and rear boundaries. The building has
been designed along the eastern boundary with associated carparking along the western side of the
driveway entrance. Large screening shrubs and canopy trees are included within a 2m wide
landscaping bed to soften the appearance of the existing 6m high wall on the neighbouring site to
the west.
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The refuse storage area is setback more than 10m from the frontage and screened from the street
and adjoining properties by landscaping, with a bin wash area within the refuse enclosure.
Mechanical plant and equipment will also be integrated into the roof design so as not to impact on
the visual amenity of the area.
Parking and Loading
The design provides for the minimum number of carparking spaces and bicycle parking spaces as
outlined in the table below:
Minimum Parking Rate Parking Provided Complies
Industrial Business Type 2 19 Spaces Yes
1 per 30m2 up to 150m2 (5 spaces) +
1 per 50m2 between 150m2 & 500m2 (7 spaces) +
1 per 100m2 >500m2 (3 spaces - 293m2)
Ancillary Dwelling Units
1 per unit (4 spaces)
Total = 19 Spaces
Loading Bay for Single Unit Truck (12m x 3.6m) SRV Loading Bay (6.6m x 3.5m) Alternative Solution
1 bicycle space per 100m2 8 bicycle parking bays (4 hoops) Yes
Eight (8) bicycle parking spaces are proposed at the front of the site near the pathway entrance, with
toilets and change rooms within each of the factory units. Carparking is designed and sited infornt of
each factory unit, with temporary parking and access also available via a roller door in front of each
factory unit.
Although the site does not propose a loading bay for a single unit truck 12m x 3.6m in size,
considering the relatively small size of the factory units it is anticipated only smaller delivery vehicles
would visit the site using a small SRV. Council has allowed for similar access for other small factory
units on the adjoining site to the west and across the road to the north.
The proposed layout allows for servicing by small trucks at the front of the site without having to drive
down the entire site for quick deliveries, while also allowing for these vehicles to manoeuvre and
leave the site in a forward gear. This is consistent with the associated Specific Outcomes of the
Driveways and Carparking Code with associated manoeuvring areas designed to be safe and
functional and meet the reasonable requirements of the particular land use and the surrounding area.
Ancillary Dwelling Unit
The proposed ancillary dwelling units are intended to be used by caretakers or employees
associated with the corresponding factory unit on the same premises. The gross floor area of each
unit does not exceed 150m2, is subordinate to the non-residential use, accessed through the non-
residential use; and will be occupied by the owner of the non-residential use or somebody employed
in the non-residential use.
5.0 State assessment and other matters
5.1 State interests
5.1.1 Matters established in the Planning Regulation
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Nil
5.1.2 State Planning Policy
The SPP includes assessment benchmarks that may be applicable where a local government
planning scheme does not adequately reflect the SPP. The following assessment benchmarks are
applicable and have been appropriately considered in preparing this development application:
State interest Assessment against assessment benchmark
Water Quality The State Planning Policy requires any material change of use
application involving premises 2,500m2 of greater to meet the stormwater
management design objectives in Appendix 2. The site is 1,899m2 and is
not required to treat stormwater on the site. An stormwater layout plan is
included as part of the design.
7.0 Conclusion
This application seeks a Development Permit for Material Change of Use for 8 industrial factory units
and 4 ancillary dwelling units within the Industry zone at 23 Venture Drive, Noosaville. The proposal
is code assessable development under The Noosa Plan. The assessment finds the development
meets the relevant Specific and Overall Outcomes of the Noosa Plan subject to the following grounds
of approval:
- The proposed industrial use is located, designed and will be managed so as to avoid
significant adverse impacts on the amenity enjoyed by users of other premises, including
acoustic and visual qualities;
- Ancillary dwelling units are located, designed and operated to avoid significant adverse
changes to the light, air quality, noise, accessibility or other conditions enjoyed by users of
associated, adjoining or nearby premises; and
- The business use contributes positively to the Shire’s economy, housing type and
employment.
The Assessment Manager’s favourable consideration of the above development application is
therefore recommended.
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