Original source · versioned page text
Town Planning Report_Bunnings Trade Centre_v3.3
BUNNINGS BULK TRADE CENTRE Town Planning Report 102995-10 3.3 30 March 2022 rpsgroup.com
See the original
The page text is free to read. Viewing or downloading an original file needs an account.
Log in to see the originalLog in to download the original file
The download may take up to a minute.
Full text of the other 30 pages
Page 2
REPORT Document status Version Purpose of document Authored by Reviewed by Approved by Review date 3.0 Draft EG HC SKM 22/3/22 3.2 Updated draft EG HC SKM 23/3/22 3.3 Final EG HC SKM 30/3/22 Approval for issue Stephen Mason 30 March 2022 This report was prepared by RPS within the terms of RPS’ engagement with its client and in direct response to a scope of services. This report is supplied for the sole and specific purpose for use by RPS’ client. The report does not account for any changes relating the subject matter of the report, or any legislative or regulatory changes that have occurred since the report was produced and that may affect the report. RPS does not accept any responsibility or liability for loss whatsoever to any third party caused by, related to or arising out of any use or reliance on the report. Prepared by: Prepared for: RPS Bunnings Properties Pty Ltd Harry Connolly Senior Planner Level 4, HQ South 520 Wickham Street Fortitude Valley QLD 4006 T +61 7 3539 9500 E [email protected] 102995-10 | Bunnings Trade Centre | 3.3 | 30 March 2022 rpsgroup.com Page i
Page 3
REPORT
Contents
SUMMARY .........................................................................................................................................................1
1 INTRODUCTION ......................................................................................................................................2
2 SITE DETAILS .........................................................................................................................................3
2.1 Site Particulars ...............................................................................................................................3
2.2 Planning Context ............................................................................................................................5
2.3 Site Characteristics ........................................................................................................................6
2.4 Surrounding Land Uses .................................................................................................................6
2.5 Previous Approvals ........................................................................................................................6
3 PRE-LODGEMENT HISTORY .................................................................................................................8
3.1 Local Authority Pre-Lodgement Meeting ........................................................................................8
4 PROPOSAL ...........................................................................................................................................10
4.1 Overview ......................................................................................................................................10
4.2 Gross floor area............................................................................................................................10
4.3 Built form ......................................................................................................................................11
4.4 Building height ..............................................................................................................................11
4.5 Landscaping .................................................................................................................................11
4.6 Car parking ...................................................................................................................................11
4.7 Traffic impact assessment ...........................................................................................................12
4.7.1 Access ............................................................................................................................12
4.7.2 Servicing .........................................................................................................................12
4.8 Stormwater ...................................................................................................................................13
4.8.1 Quantity ...........................................................................................................................13
4.8.2 Quality .............................................................................................................................13
5 LEGISLATIVE REQUIREMENTS ..........................................................................................................14
5.1 Assessment Manager ..................................................................................................................14
5.2 Categories of Assessment ...........................................................................................................14
5.3 Referrals .......................................................................................................................................14
6 STATUTORY PLANNING ASSESSMENT ............................................................................................15
6.1 Overview ......................................................................................................................................15
6.2 State and Regional Assessment Benchmarks .............................................................................15
6.2.1 Regional Plan..................................................................................................................15
6.2.2 State Planning Policy ......................................................................................................15
6.2.3 Temporary State Planning Policy ...................................................................................15
6.2.4 Local Government Infrastructure Plan ............................................................................15
6.3 Local Authority Assessment Benchmarks ....................................................................................16
6.3.1 Local Plan .......................................................................................................................16
6.3.2 Zone ................................................................................................................................16
6.3.3 Overlays ..........................................................................................................................18
6.3.4 Codes ..............................................................................................................................18
6.4 Infrastructure Charges .................................................................................................................19
7 CONCLUSION .......................................................................................................................................20
Tables
Table 1: Summary ..............................................................................................................................................1
Table 2: Site Particulars......................................................................................................................................3
Table 3: Planning Context ..................................................................................................................................5
102995-10 | Bunnings Trade Centre | 3.3 | 30 March 2022
rpsgroup.com Page ii
Page 4
REPORT
Table 4: Site Characteristics ...............................................................................................................................6
Table 5: Surrounding Uses .................................................................................................................................6
Table 6: Relevant Approvals ..............................................................................................................................6
Table 7: Council Prelodgement Meeting Outcomes ...........................................................................................8
Table 8: Development Statistics .......................................................................................................................10
Table 9: Car Parking Statistics .........................................................................................................................12
Table 10: Categories of Assessment................................................................................................................14
Table 11: Regional Plan Response ..................................................................................................................15
Table 12: Noosaville Local Plan .......................................................................................................................16
Table 13: Medium Impact Industry Zone ..........................................................................................................16
Table 14: Overlays ............................................................................................................................................18
Figures
Figure 1 – Locality ..............................................................................................................................................3
Figure 2 – Cadastral Plan ...................................................................................................................................4
Figure 3 – Aerial Photography ............................................................................................................................4
Figure 4 – Zoning ................................................................................................................................................5
Figure 5 – Elevation of Built Form ....................................................................................................................11
Figure 6 – Proposed Access ............................................................................................................................12
Appendices
DA Form 1
Owners Consent
Searches
Architectural Plans
Traffic Impact Assessment
Site Based Stormwater Management Plan
Council Code Responses
102995-10 | Bunnings Trade Centre | 3.3 | 30 March 2022
rpsgroup.com Page iii
Page 5
REPORT
SUMMARY
Table 1: Summary
Details
Site Address: 178 Eumundi Noosa Road, Noosaville
Real Property Description: Lot 101 on SP279285
Site Area: 2.793 ha
Regional Plan Land Use
Urban Footprint
Designation:
Zone/Precinct: Medium Impact Industry
Neighbourhood Plan/Precinct: N/A
Owner(s): Bunnings Properties Pty Ltd (A.C.N. 1008 557 622)
Proposal
Brief Description/ Purpose of Establishment of a bulk trade yard catering to builders and trade customers
Proposal
Application Details
Aspect of Development Preliminary approval Development permit
Material change of use ☐ ☒
Assessment Category ☒ Code ☐ Impact
Public Notification ☒ No ☐ Yes
Superseded Planning Scheme ☐ Yes ☒ No
Application
Referral Agencies
Agency Concurrence Advice Pre-lodgement response
Not applicable ☐ ☐ ☐ Yes ☐ No
Pre-lodgement / Consultation
Entity Date Contact Name
Council DA Team ☒ Yes ☐ No 21 October 2021 Will Koschade
Other
Applicant contact person Harry Connolly Stephen Mason
Senior Planner Principal – Planning
D: +61 7 3539 9627 D: +61 407 968 115
E: [email protected] E: [email protected]
102995-10 | Bunnings Trade Centre | 3.3 | 30 March 2022
rpsgroup.com Page 1
Page 6
REPORT
1 INTRODUCTION
RPS has been engaged by Bunnings Properties Pty Ltd to seek development approval for establishment of a
bulk trade yard on land at 178 Eumundi Noosa Road, Noosaville. The subject site is more properly described
as Lot 101 on SP279285 and has an area of 2.793 hectares. The bulk trade yard is proposed over a vacant
northern portion of the allotment.
This development application seeks:
• Development Permit for Material Change of Use for Hardware and Trade Supplies
The proposal involves:
• Establishment of a bulk trade yard. The bulk trade yard will cater to builders and trades customers,
rather than being targeted to retail customers.
• Built form will comprise two levels, set into the slope of the land, and will comply with PO8 of the
Medium Industry Zone Code including that it has a two storey building height.
• Car parking will be provided at under croft level beneath the enclosed trade yard, as well as some
loading spaces within the upper level. Parking provision will exceed minimum planning scheme rates.
• A six metre setback to Gateway Drive (after verge widening) will be landscaped.
• Vehicular ingress and egress are provided via separate entry and exit driveways to and from Gateway
Drive.
• Appropriate stormwater quality and quantity measures are proposed including, to collect and discharge
flows onto the site from the property to the west, and to provide bio retention.
The proposal will be located on approved lot 103 under Noosa Council subdivision approval ref:
REC14/0005. The proposal will operate entirely independently of the existing Bunnings store on the
southern portion of the site. No changes are proposed to the existing Bunnings. It is appropriate that a
separate development approval be sought for the bulk trade yard on this basis.
Under the Noosa Plan 2020, the subject site is within the Medium Impact Industry Zone and within the
Noosaville Local Plan. In accordance with the Tables of Assessment, the proposal is subject to Code
Assessment.
This report provides greater detail on the nature of the proposal and provides an assessment of the proposal
against the intents and code requirements of relevant statutory planning documents. Technical issues
associated with the proposal are addressed in appended technical reports.
Based on these assessments approval is sought subject to reasonable and relevant conditions.
102995-10 | Bunnings Trade Centre | 3.3 | 30 March 2022
rpsgroup.com Page 2
Page 7
REPORT
2 SITE DETAILS
2.1 Site Particulars
Key details of the subject site are as follows:
Table 2: Site Particulars
Site Particulars
Site Address 178 Eumundi Noosa Road, Noosaville QLD 4566
Real Property Description Lot 101 on SP279285
Site Area 2.6635ha
Landowner(s) Bunnings Properties Pty Ltd
Certificate of title confirming site ownership details are included at Appendix C.
The site location and its extent are shown in the figures below.
Figure 1 – Locality
102995-10 | Bunnings Trade Centre | 3.3 | 30 March 2022
rpsgroup.com Page 3
Page 8
REPORT
Figure 2 – Cadastral Plan
Figure 3 – Aerial Photography
102995-10 | Bunnings Trade Centre | 3.3 | 30 March 2022
rpsgroup.com Page 4
Page 9
REPORT
Figure 4 – Zoning
2.2 Planning Context
The planning context of the site includes the following:
Table 3: Planning Context
Instrument Designation
South East Queensland Regional Plan 2017 (ShapingSEQ)
Regional Plan designation Urban Footprint
Noosa Planning Scheme 2020
Local Plan Noosaville Local Plan
Zoning Medium Impact Industry
Overlays • Acid Sulphate Soils Overlay
• Regional Infrastructure Overlay – Water Supply Pipeline
• Slide Hazard Overlay
Local Government Stormwater wetlands, bio-basins, sediment basins swales and buffers
Infrastructure Plan (LGIP)
Other relevant mapping, including overlays, regional plan and state interests is provided at Appendix C.
102995-10 | Bunnings Trade Centre | 3.3 | 30 March 2022
rpsgroup.com Page 5
Page 10
REPORT
2.3 Site Characteristics
Site inspection and searches of local and state government records indicate that key site characteristics
include:
Table 4: Site Characteristics
Road frontage The part of the site over which the bulk trade yard is proposed has frontage to
Gateway Drive (approximately 50m).
Existing vegetation The part of the site over which the bulk trade yard is proposed is vegetated. This
vegetation is not mapped under the planning scheme’s biodiversity overlay, nor
under State native vegetation or koala habitat mapping.
Services The subject site is located within an established urban area. The site has access
to reticulated water, sewer, electricity, and telecommunication services.
Existing uses The site currently contains an existing Bunnings Warehouse store and ancillary
carpark.
The part of the site over which the bulk trade yard is proposed is vacant and
unimproved by any structures.
Contaminated land searches Searches of the Contaminated Land and Environmental Management Register
indicate that the subject land is not included on either of these registers.
Refer to Appendix C – Searches.
DA mapping • SEQ Regional Plan land Use Categories
– Urban Footprint
• Water Resources
– Water resource planning area boundaries
2.4 Surrounding Land Uses
Immediately surrounding land uses comprise the following.
Table 5: Surrounding Uses
North / north east The northern boundary of the site abuts the Venture Drive Enterprise Precinct of the Medium
Impact Industry Zone. Land adjoining immediately to the north is developed consistent with this
zoning.
South The southern portion of the subject site contains an existing Bunnings store.
Beyond Eumundi Noosa Road, land is also in the Medium Industry Zone, and has been
developed for a mix of industrial and commercial uses.
East Land to the east is also in the Medium Impact Industry zone.
The eastern boundary of the site abuts a self-accessed storage facility business.
West Bushlands Park is located immediately to the west on the opposite side of Gateway Drive.
Beyond Bushlands Park is low density residential development.
To the south west beyond Gateway Drive is an Officeworks store and car a commercial car
wash facility.
2.5 Previous Approvals
The subject site contains an existing approval for the current Bunnings Warehouse the southern portion of
the site. Details of the approval are as follows.
Table 6: Relevant Approvals
Reference Approval detail Date
2007/256 Development Permit for Material Change of Use for Bunnings 04 November 2010
Warehouse Retail Business Type 4, Retail Business Type 6, and
Retail Business Type 7; and
102995-10 | Bunnings Trade Centre | 3.3 | 30 March 2022
rpsgroup.com Page 6
Page 11
REPORT
Reference Approval detail Date
Preliminary Approval to carrying out building works and operational
works
REC14/0005 Development Permit to Reconfigure a Lot (1 into 2 Lots) 24 September 2014
The proposed bulk trade yard will operate independently of the existing Bunnings store. In particular:
• It will cater to builders and trade customers (as opposed to retail customers).
• The proposed bulk trade yard will be located on approved Lot 103 under the existing reconfiguration of
a lot approval.
• It will not be physically connected in any way with the existing Bunnings store (i.e. will be a stand alone
and self-contained use).
• It will have its own undercroft car park and will not rely on the existing Bunnings store for access.
Accordingly, the proposal will operate independently of the existing Bunning store. It is not for an expansion
of the existing Bunnings store and will require its own separate development permit for material change of
use. No changes are proposed to the existing Bunnings development approval.
102995-10 | Bunnings Trade Centre | 3.3 | 30 March 2022
rpsgroup.com Page 7
Page 12
REPORT
3 PRE-LODGEMENT HISTORY
3.1 Local Authority Pre-Lodgement Meeting
A pre-lodgement meeting with Noosa Shire Council was held on 21 October 2021. A summary of the key
items discussed is outlined below.
Table 7: Council Prelodgement Meeting Outcomes
Issues discussed Outcome / response
Land Use
• The existing Bunnings approval does not nominate a As outlined in section 2.5 above, the proposed bulk trade
specific use as it was considered an integrated yard will operate entirely independently of the existing
development comprising a mix of retail uses. Bunnings Store, including:
Subsequently, an impact assessment application was • different customer base (buildings and trade vs retail)
required for the original Bunnings store proposal .
• not physically connected to the Bunnings store;
• Council suggested that the proposed development
• separate access/egress, car parking, vehicle
constituted an expansion to the existing Bunnings
manouevring;
Warehouse and that an Other Change Application
would be Impact Assessable. • subdivision approval is in place for creation of
separate lot title for the part of the site over which the
bulk trade yard is proposed.
The proposal will operate independently of the existing
Bunning store. It is not for an expansion of the existing
Bunnings store. And the subdivision approval will allow it
to be titled separately. It will require its own separate
development permit for material change of use. No
changes are proposed to the existing Bunnings
development approval.
The proposed use is consistent with the definition of
Timber and Trade Sales under the Noosa Plan 2020.
Timber and Trade Sales is code assessable in the
Medium Impact Industry Zone.
Car Parking
• The proposed use is best defined as ‘hardware and The proposal has a gross floor (excluding car parking and
Trade Supplies’ which has a parking rate of 1 space vehicle circulation area) of 1,087.53m2. This requires
per 50m2. provision of 22 car parking spaces. 57 under croft car
parking spaces are proposed, plus 9 spaces are proposed
at the upper level. This will result in a surplus of 44
spaces.
Building and Landscaped Setback
• The proposed development must demonstrate a The concept design has been modified to achieve a 6
setback of 6m to gateway Drive. metre front setback (measured from the line of road
dedication).
• The setback must be densely landscaped to the full
width of the site’s frontage to Gateway Drive. Landscaping has been integrated into the development
design.
Refer to Appendix D – Architectural Plans
Building Height
• A maximum building height of 10m applies to the site. While AO8 of the Medium Impact Industry Zone Code
A development application would need to demonstrate identifies a maximum building height of 10 metres as an
compliance with the maximum building height acceptable outcome, the performance outcome PO8 is for
provision detailed for the site/zoning. maximum building height of 2 storeys.
The proposed building satisfies the performance
outcome for a maximum building height of 2 storeys
contained in PO8 of the Medium Impact Industry Zone
Code.
Refer to the response to PO8 of the Medium Impact
Industry Zone Code.
102995-10 | Bunnings Trade Centre | 3.3 | 30 March 2022
rpsgroup.com Page 8
Page 13
REPORT
Building Design
• The assessment benchmark/s require buildings visible The proposed building has design themes similar to the
from the street to be articulated and use a mix of existing Bunnings store on the southern part of the site.
materials and appropriate design techniques to soften The upper and lower levels of the building will be
the bulk and scale. articulated and expressed through the white on green
colour scheme.
Landscaping to be provided in the front setback will further
soften the appearance of the building from the street.
Economic Need
• There may be the requirement to consider economic The proposed use is defined as Hardware and Trade
need in support of the development. Supplies under the Noosa Plan 2020. The proposal is
code assessable in the Medium Impact Industry Zone.
• This would depend on how the new floor areas are
proposed to be used and would be applicable if any The proposal does not involve Showroom or other retail
additional floor area comprises showroom/retail area. activities.
• Hardware and Trade Supplies is identified as a Accordingly, economic needs assessment is not required
consistent use in the zone and therefor an economic as the proposed use is identified as a consistent is in the
need would not be applicable. zone and triggers code assessment.
102995-10 | Bunnings Trade Centre | 3.3 | 30 March 2022
rpsgroup.com Page 9
Page 14
REPORT
4 PROPOSAL
4.1 Overview
The proposed development involves establishing a bulk trade yard for the purposes of providing timber and
trade supplies primarily to professional builders and tradesmen.
The bulk trade yard will be located on the northern part of the site which consists of approximately 4,073m2 of
vacant land. The existing Bunnings Warehouse Noosaville store occupies 2.386ha of the southern portion of
site area.
The proposal is for a two storey building, comprising under croft car parking area, and upper level bulk trade
supplies area.
Vehicular access/egress to/from the site will be provided via two driveways to Gateway Drive, consisting of
one entry driveway on the southern side of the building, and one exit driveway on the northern side of the
building.
Car parking for ‘walk in’ customers will be in the lower level budling undercroft. Customers collecting large
quantities or bulky items (e.g. timber) can drive up the ramp on the building’s southern side to circulate and
short-term park to load within the upper level of the building. Service vehicles will circulate in an anti-
clockwise direction around the outside of the building, to unload at the read (eastern) end of the building.
The bulk trade yard will operate independently from the existing Bunnings store. In particular:
• It will cater to builders and trade customers (as opposed to retail customers).
• The proposed bulk trade yard will be located on approved lot 103 under the existing reconfiguration of a
lot approval (Council ref: REC14/0005).
• It will not be physically connected in any way with the existing Bunnings store (i.e. will be a standalone
and a self-contained use).
• It will have its own undercroft car park and will not rely on the existing Bunnings store for access/egress.
Accordingly, the proposal will operate independently of the existing Bunning store. It is not for an expansion
of the existing Bunnings store, and will require its own separate development permit for material change of
use. No changes are proposed to the existing Bunnings development approval.
4.2 Gross floor area
Under the Noosa Plan 2022, gross floor area is defined as:
gross floor area for a building, means the total floor area of all storeys of the building, measured from the
outside of the external walls and the centre of any common walls of the building, other than areas used for—
1. building services, plant or equipment; or
2. access between levels; or
3. a ground floor public lobby; or
4. a mall; or
5. parking, loading or manoeuvring vehicles; or
6. unenclosed private balconies, whether roofed or not.
Based on the above, the gross floor area of the proposal is as follows:
Table 8: Development Statistics
Component Gross floor area
Existing Bunnings store: 7,592.28m2
Proposed bulk trade yard
Internal floor space: 1,860.80m2
Less internal parking, loading and manouevring area: - 773.27m2
Gross floor area: 1,087.53m2
Total (existing store and proposed bulk trade yard): 8,679.81m2
102995-10 | Bunnings Trade Centre | 3.3 | 30 March 2022
rpsgroup.com Page 10
Page 15
REPORT
4.3 Built form
The proposed building has design themes similar to the existing Bunnings store on the southern part of the
site. The concept design includes:
• The proposal will be two storeys in height, comprising under croft car park and upper level bulk trade
supplies area.
• The building will comprise concrete panels, and upper and lower levels of the building will be expressed
and distinguishable through the white on green colour scheme.
• Canopies will be provided over entrances/exits to provide protection from the weather and provide
articulation to the façade.
• A six metre front setback will be provided (measured from the new frontage line after road widening).
• Landscaping to be provided in the front setback will further soften the appearance of the building from
the street.
4.4 Building height
The proposed building height of the development is 2 storeys.
This complies with PO8 of the Medium Impact Industry Code.
The proposed building height is also consistent with the building height of the recently approved
neighbouring development at 11 Vision Court.
This is demonstrated in Figure 5 which provides a snapshot of the proposed building elevation in relation to
the approved development at 11 Vision Court.
Figure 5 – Elevation of Built Form
4.5 Landscaping
Landscaping will be provided within the six metre front setback. This area will also serve a bio-retention
function.
The proposal will result in landscaping provision across the entire site of 7,827.19m2. This equates to 14.5%
of the overall site area.
4.6 Car parking
A total of 57 spaces are proposed within the lower level car parking area with an additional 6 parallel light
vehicle loading bays within the upper level.
The proposed supply exceeds the planning scheme requirement for parking as demonstrated in the table
below.
102995-10 | Bunnings Trade Centre | 3.3 | 30 March 2022
rpsgroup.com Page 11
Page 16
REPORT
Table 9: Car Parking Statistics
Car Parking Supply Requirements
Land Use Parking Rate Proposed GFA Requirement Proposed Surplus
Hardware and 1 space per 50m2 of 1,087.53m2 22 56 + 6 = 62 40
Trade Supplies use area
A traffic impact assessment report, prepared by TTM is included at Appendix E.
4.7 Trading Hours
The proposed bulk trade yard will operate between:
Monday to Sunday: 6am – 6pm
Restocking of goods and other activities within the bulk trade yard may be undertaken outside of trading
hours in order to minimise disruption and safety hazards to customers and to ensure that the bulk trad yard
is ready for customers the following day. As restocking will occur within the building, it has very limited
potential for any amenity impacts on the surrounding area.
4.8 Traffic impact assessment
4.8.1 Access
Two vehicular site access to Gateway Drive are proposed, including an entry only access, located on the
southern side of the building and an exit only located adjacent to the northern boundary.
Figure 6 – Proposed Access
Upgrade works on Gateway Drive are necessary for the proposed entry-only access including the extension
of the existing channelised right turn lane at the existing northern Bunnings site access and extension of ‘no
stopping’ zones on both sides of the road.
Pedestrian and cyclist site access is proposed to be facilitated by way of a site access path located near the
south-western corner of the proposed building.
4.8.2 Servicing
A designated service vehicle area is proposed at the rear of the building on the upper level. All service
vehicles will circulate through the site in an anti-clockwise direction. The design layout of this area will be
adequate for the service vehicle demands of the proposed development.
A traffic impact assessment report, prepared by TTM is included at Appendix E.
102995-10 | Bunnings Trade Centre | 3.3 | 30 March 2022
rpsgroup.com Page 12
Page 17
REPORT 4.9 Stormwater There is existing underground stormwater infrastructure within Gateway Drive. The existing Bunnings site has an internal stormwater network consisting of bioretention and detention basin which discharges into the existing stormwater infrastructure within Gateway Drive. They are considered as the lawful point of discharge for the proposed development. 4.9.1 Quantity A new internal stormwater pit and pipe drainage system within a detention basin is proposed for the development area. The proposed system will discharge to the existing stormwater infrastructure within the development area and the existing Bunnings site. Piped flows from the external catchment area will be captured, and will bypass the detention basin, and discharge to the existing infrastructure. Further refinement of the detention system location, layout, sizing and outlet configuration will need to be undertaken as part of detailed design after a revised detail survey has been received. Modelling illustrating pre and post-development (mitigated) design flows, shows that after mitigation, compared to the existing condition, there is no increase in post-development design flow rates off the development area. 4.9.2 Quality A stormwater quality treatment train consisting of one conventional bioretention system is proposed for the development. The proposed bioretention system is proposed to be installed within the detention basin. Modelling for the proposed treatment train shows that it will achieve the required water quality objectives. During the construction phase of the development, an Erosion and Sediment Control Program will be implemented to minimise water quality impacts. This program will be developed by the contractor engaged to design and construct the plan and, will hence not be available until closer to the start of construction. A Site Based Stormwater Management Plan prepared by Accor is provided in Appendix F. 102995-10 | Bunnings Trade Centre | 3.3 | 30 March 2022 rpsgroup.com Page 13
Page 18
REPORT 5 LEGISLATIVE REQUIREMENTS 5.1 Assessment Manager In accordance with Schedule 8 of the Planning Regulation 2017, the assessment manager for this application is Noosa Shire Council. 5.2 Categories of Assessment The table below summarises the categorising instruments and categories of assessment applicable to this application. Table 10: Categories of Assessment Aspect of development Categorising instrument Category of assessment Development Permit for Material Noosa Plan 2020 Code Assessment Change of Use for Hardware and Trade Supplies Overlays Noosa Plan 2020 No change This application does not require public notification as it is subject to Code Assessment. 5.3 Referrals In accordance with Schedule 9 and 10 the Planning Regulation 2017, no referrals are triggered in association with this application. 102995-10 | Bunnings Trade Centre | 3.3 | 30 March 2022 rpsgroup.com Page 14
Page 19
REPORT
6 STATUTORY PLANNING ASSESSMENT
6.1 Overview
This section assesses the application against relevant assessment benchmarks.
As this application is subject to code assessment, the assessment benchmarks, and matters the assessment
manager must have regard to, are those identified in section 45(3) of the Planning Act 2016 and sections 26
and 27 of the Planning Regulation 2017.
As Noosa Shire Council is the assessment the relevant local authority categorising instrument is the Noosa
Plan 2020.
6.2 State and Regional Assessment Benchmarks
6.2.1 Regional Plan
Section 26(2)(a)(i) of the Planning Regulation 2017 requires that the code 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 being appropriately integrated into the planning
scheme.
The subject site is within the area of the South East Queensland Regional Plan 2017 (ShapingSEQ). As
detailed in Part 2 of the Noosa Plan 2020, ShapingSEQ is appropriately reflected in the planning scheme.
Table 11: Regional Plan Response
Regional Plan Response
South East Queensland Regional Plan The subject site is located within the Urban Footprint of the South East
2017 (Shaping SEQ) Queensland Regional Plan 2017 (Shaping SEQ).
The intent of areas within the Urban Footprint is to provide for the region’s
urban development need to 2041. The Urban Footprint is intended to support
urban uses such as housing, industry, business, infrastructure, community
facilities and urban open spaces.
The proposal is consistent with the intents of the regional plan.
6.2.2 State Planning Policy
Section 26(2)(a)(ii) of the Planning Regulation 2017 requires that the code assessment of this application
must be carried out against the assessment benchmarks stated in the State Planning Policy, Part E, to the
extent Part E of the State Planning Policy is not identified in the planning scheme as being appropriately
integrated into the planning scheme.
As detailed in Part 2 of the Noosa Plan 2020, all aspects of the State Planning Policy relevant to this
application have been adequately reflected in the Noosa Plan 2020. Accordingly, no further assessment
against the State Planning Policy is required.
6.2.3 Temporary State Planning Policy
Section 26(2)(a)(iii) of the Planning Regulation 2017 requires that the code assessment of this application
must be carried out against the assessment benchmarks stated in any temporary State Planning Policy
applying to the premises.
In this instance no temporary state planning policies apply.
6.2.4 Local Government Infrastructure Plan
Section 26(2)(b) of the Planning Regulation 2017 requires that if the assessment manager of this application
is an infrastructure provider the code assessment be carried out against the LGIP.
102995-10 | Bunnings Trade Centre | 3.3 | 30 March 2022
rpsgroup.com Page 15
Page 20
REPORT
6.3 Local Authority Assessment Benchmarks
This application is to be assessed against Noosa Plan 2020. The assessment benchmarks applicable under
Planning Scheme are addressed below.
6.3.1 Local Plan
The subject site is located within the Noosaville Local Plan. The proposal is considered to comply with the
Purpose and Overall Outcomes as recognised in the Noosaville Local Plan Code, specifically outcomes (o)
and (p) below. A full assessment of the code is attached in Appendix G.
Table 11: Noosaville Local Plan
Overall Outcome Comments
Complies
(o) Development in the Low impact industry zone and The application proposes development of a bulk trade yard.
the Medium impact industry zone accommodates a The use is industrial in nature, comprising bulk quantities of
broad range of industry and business uses, construction materials (e.g. timber), and requiring an
avoiding negative impacts on the amenity of nearby industrial scale and style building.
residential areas. The proposal is consistent with the intent for industrial and
business uses. It is code assessable in the zone.
Negative impacts on amenity of the residential area to the
west are not expected. The proposal will not generate
fumes, odour, or excessive noise beyond vehicle
movements and loading/unloading of goods.
The proposal is separated form the nearest residence by
Bushlands Park.
The use will predominantly occur within the building, with the
exception of deliveries and unloading which will occur at the
rear (western end) of the building. The building itself will
provide shielding of these unloading activities.
Complies
(p) Activities in industry zones provide important The proposal will directly service builders and trades,
services and products to the community and products necessary for the construction industry.
provide a range of employment types. It will enhance variety of employment opportunities available
in the vicinity.
6.3.2 Zone
The subject site is located within the Medium Impact Industry Zone. An assessment of the development
against the overall outcomes of the zone is provided in the table below. A full assessment of the code is
attached in Appendix G.
Table 12: Medium Impact Industry Zone
Overall Outcome Comments
(a) development facilitates the efficient use of land for Complies
medium impact industries and supporting ancillary The proposed development is for a bulk trade yard (code
uses; assessable in the zone) and utilises a vacant portion of the
site. The vacant portion has always been intended to future
development. The proposal will see that realised.
(b) incompatible uses, or uses which are more Complies
appropriately accommodated in other zones are The proposed development is for a bulk trade yard. This is
avoided to protect land for medium impact industry defined as Hardware and Trade Supplies, which is code
activities and to ensure the continued efficient assessable in the zone.
operation and viability of existing and future industry The use is industrial in nature, comprising bulk quantities of
uses; construction materials (e.g. timber), and requiring an
industrial scale and style building.
It will provide goods and services to the construction and
trades sectors.
102995-10 | Bunnings Trade Centre | 3.3 | 30 March 2022
rpsgroup.com Page 16
Page 21
REPORT
(c) development avoids impacts such as noise, odour, Complies
dust and other waste on the surrounding area and The proposal will not generate fumes, odour, or excessive
adverse impacts on the natural environment; noise beyond vehicle movements and loading/unloading of
goods.
The use will predominantly occur within the building, with the
exception of deliveries and unloading which will occur at the
rear (western end) of the building. The building itself will
provide shielding of these unloading activities.
(d) development does not compromise the function and Complies
viability of business centres or the Noosa Shire The proposed development will not compromise the centres
centres hierarchy; hierarchy.
(e) new uses are located, designed and managed to be Complies
compatible with surrounding uses and development; The proposed development involves a hardware and trade
supplies use on a site that contains an existing Bunnings
Warehouse. The building design reflects the Bunnings
Warehouse brand and is of a scale that is consistent with
surrounding built form at 11 Vision Court.
(f) retail sales more appropriately located in business Complies
centres, such as shops, showrooms and The proposal is for a bulk trade yard that will service
retailbased hardware supplies are avoided, except builders and trade customers, providing large quantities of
on land fronting Eumundi Noosa Road or Eenie goods such as construction materials, servicing the
Creek Service Road Noosaville where showrooms construction industry. It is not a typical retail-based
may locate; hardware supplies shop catering to retail customers.
(g) small scale retail sales and administrative uses are Complies
ancillary to, and have a direct relationship with, the The proposal is for a bulk trade yard that will service
industry activity on site; builders and trade customers, providing large quantities of
goods such as construction materials, servicing the
construction industry. It is not a typical retail-based
hardware supplies shop catering to retail customers.
(h) food and drink outlets occur where directly ancillary Not applicable
to and associated with a bonafide industry use The proposed development does not involve food and drink
onsite and are limited in scale and extent; outlets.
(i) warehouses for selfstorage facilities are avoided to Not applicable
protect industrial land from underutilisation; The proposed development does not involve a warehouse
for self-storage facilities.
(j) caretaker's accommodation: Not applicable
a. occurs only where directly associated with The proposed development does not involve caretaker’s
an industry activity on site and there is a accommodation.
demonstrated operational need for fulltime
caretaking;
b. is ancillary to the primary nonresidential use
on the site and a smallscale component of
the building or premises, subsidiary in size,
form and function to the principal
nonresidential use of the premises; and
c. is occupied by direct employees of the
principal nonresidential use of the premises.
(k) buildings are well designed, safe and visually Complies
attractive; The proposed building has been designed to remain
consistent with the existing built form on the site.
Refer to Appendix D – Architectural Plans
(l) development is low rise building and does not Complies
present bulky to the street frontages; The proposed development will have a height of 2 storeys
which is complaint with PO8 of the Medium Impact Industry
Zone Code.
Furthermore, it will be of a bulk and scale that compatible
with existing built form on the site and on neighbouring
properties.
(m) energy and water efficiency through built form are Complies
maximised; The proposed development has been appropriately
designed.
102995-10 | Bunnings Trade Centre | 3.3 | 30 March 2022
rpsgroup.com Page 17
Page 22
REPORT
(n) building setbacks incorporate attractive landscaped Complies
areas to road frontages with greater landscape The proposal will have a 6 metre setback (after road
setbacks provided to Eumundi Noosa Road; widening) which will be attractively landscaped.
No changes are proposed to existing landscaping or setback
associated with the existing Bunnings store fronting
Eumundi Noosa Road.
(o) visual amenity and character is enhanced along the Not applicable
major road network by development providing an The proposed bulk trade yard does not front Eumundi
interesting built form, landscaping and minimum Noosa Road (the major road network).
signage along frontages;
(p) building design does not detract from the Complies
established or planned character of the zone; and The proposed building has design themes similar to the
existing Bunnings store on the southern part of the site.
The upper and lower levels of the building will be articulated
and expressed through the white on green colour scheme.
(q) development is located, designed and its operations Complies
managed to protect the health and safety of the The subject site is not mapped as environmentally
community, does not harm the environment and significant land. Development will avoid adverse impacts on
avoids adverse impacts on creeks, gullies, the surrounding landscape during construction and future
waterways, wetlands, habitats and vegetation. operation.
6.3.3 Overlays
Overlays affecting the site are listed below. Due to the nature of the proposed development, commentary on
whether the overlay code responses have been provided in the table below.
Table 13: Overlays
Overlay Code Commentary
Acid Sulfate Soils The site is mapped as potentially containing acid sulfate soils. A response to this code is
provided in Appendix G.
Regional Infrastructure A Water Supply Pipeline is mapped adjacent to the southern boundary of the site,
Overlay – Water Supply abutting Eumundi Noosa Road. The subject portion of the site is at the northern most
Pipeline point of the site and is not considered to impact the pipeline. No response is provided.
Landslide Hazard Overlay The site is mapped as potentially impacted by slide hazard. A response to this code is
provided in Appendix G.
6.3.4 Codes
The planning scheme codes applicable to the proposal, and the location of the relevant appended code
response are identified below: Infrastructure charges.
Table 14: Planning Scheme Code Responses
Planning Scheme Codes Location of Response
Zone Codes and Local Plan Codes
Medium Impact Industry Zone Code Appendix G – prepared by RPS
Noosaville Local Plan Code Appendix G – prepared by RPS
Use Codes
Business Activities Code Appendix G – prepared by RPS
Development Codes
Water Quality and Drainage Code Appendix F – prepared by Accor
102995-10 | Bunnings Trade Centre | 3.3 | 30 March 2022
rpsgroup.com Page 18
Page 23
REPORT Planning Scheme Codes Location of Response Driveways and Parking Code Appendix E – prepared by TTM Transport Code Appendix E – prepared by TTM Overlay Codes Acid Sulfate Soils Overlay Code Appendix G – prepared by RPS Land Slide Hazard Overlay Code Appendix G – prepared by RPS 6.4 Infrastructure Charges Infrastructure charges will apply to the development pursuant to the Planning Regulation and Council’s Adopted Infrastructure Charges Resolution. The existing use of the site for the Bunnings Warehouse includes 7,592.28m2 GFA. We request that council apply a credit for this GFA when calculating the infrastructure charges. 102995-10 | Bunnings Trade Centre | 3.3 | 30 March 2022 rpsgroup.com Page 19
Page 24
REPORT
7 CONCLUSION
This town planning report supports a development application made on behalf of Bunnings Properties Pty
Ltd to Noosa Council for the establishment of a bulk trade yard.
The site is located at 178 Eumundi Noosa Road, Noosaville, and is formally described as Lot 101 on
SP279285.
The development application seeks:
• Development Permit for Material Change of Use for Hardware and Trade Supplies
The application is subject to code assessment.
This report has demonstrated the proposal’s consistency with the intents and code requirements of the
Noosa Plan 2020, including that:
• The proposed bulk trade yard is a separate, self-contained land use from the approved Bunnings. It is
appropriate that a separate development permit be obtained for the use.
• The proposed development is best defined as ‘hardware and trade supplies’ which is code assessable
in the Medium Impact Industry zone.
• The building height of 2 storeys is compliant with PO8 of the Medium Impact Industry Zone Code.
• The bulk and scale are appropriate to the location, and the built form has been designed to conform with
the natural gradient of the land and the existing Bunnings Warehouse building.
• Materials and colours proposed for the building are consistent with the Bunnings Warehouse that
shares the site with the development.
• Appropriate provision has been made for car parking, land dedication for road widening, and
landscaping.
• Separate vehicle access and egress points are proposed to/from Gateway Drive to ensure safe and
function access/egress.
The proposal will be located on approved lot 103 under Noosa Council subdivision approval ref:
REC14/0005. The proposal will operate entirely independently of the existing Bunnings store on the
southern portion of the site. No changes are proposed to the existing Bunnings. It is appropriate that a
separate development approval be sought for the bulk trade yard on this basis.
Based on the above, approval is sought subject to reasonable and relevant conditions.
102995-10 | Bunnings Trade Centre | 3.3 | 30 March 2022
rpsgroup.com Page 20
Page 25
REPORT Appendix A DA Form 1 102995-10 | Bunnings Trade Centre | 3.3 | 30 March 2022 rpsgroup.com
Page 26
REPORT Appendix B Owners Consent 102995-10 | Bunnings Trade Centre | 3.3 | 30 March 2022 rpsgroup.com
Page 27
REPORT Appendix C Searches 102995-10 | Bunnings Trade Centre | 3.3 | 30 March 2022 rpsgroup.com
Page 28
REPORT
Architectural Plans
102995-10 | Bunnings Trade Centre | 3.3 | 30 March 2022
rpsgroup.com
Page 29
REPORT
Traffic Impact Assessment
102995-10 | Bunnings Trade Centre | 3.3 | 30 March 2022
rpsgroup.com
Page 30
REPORT
Site Based Stormwater Management Plan
102995-10 | Bunnings Trade Centre | 3.3 | 30 March 2022
rpsgroup.com
Page 31
REPORT
Council Code Responses
102995-10 | Bunnings Trade Centre | 3.3 | 30 March 2022
rpsgroup.com