Council archive · source document
Appendix C Code Assessment Report -124 Eumundi Noosa Road, Noosaville - Noosa Pots + Plants · MCU18/0117
Attached to the e-mail Industrial Business Type 1 Warehouse & Retail Business Type 7 Garden Centre - MCU18/0117.
Appendix C – Code Assessment MATERIAL CHANGE OF USE TO ESTABLISH BUSINESS USES – INDUSTRIAL BUSINESS TYPE 1 WAREHOUSE & RETAIL BUSINESS TYPE 7 GARDEN CENTRE 124 Eumundi Noosa Road, NOOSAVILLE described as Lot 3 on RP 173877 Applicant: Fiddlewood Pty LTD ATF Fiddlewood Unit Trust TA Noosa Pots & Plants Date: 16th July 2018
See the original
The page text is free to read. Viewing or downloading an original file needs an account.
Log in to see the originalFull text of the other 20 pages
Page 2
Table of Contents
Applicable Development and Overlay Codes .................................................................... 3
Noosaville Locality Code ....................................................................................................... 3
Business Uses Code ........................................................................................................... 16
124 Eumundi Noosa Road, Noosaville 2
Page 3
Applicable Development and Overlay Codes
The proposed development has been assessed against the applicable Development Codes. A code assessment table has been completed for the following
Development Codes.
• Noosaville Locality Code;
• Business Uses Code;
Noosaville Locality Code
The proposed industrial warehouse and garden centre has been assessed against the relevant Specific Outcomes and Probable Solutions prescribed within
Tables 11.13, 11.19 and 11.20 of the Noosaville Locality Code.
Specific Outcomes Probable Solutions Proposed Development
Table 11.13 -Specific Outcomes and Probable Solutions for the Noosaville Locality
11.8 Effects of use
Amenity O1 No solution provided Complies
Uses are located, designed and operated to avoid significant adverse The proposal includes the reuse of an
changes to the light, air quality, noise, accessibility or other conditions existing insulated panel constructed
enjoyed by users of associated, adjoining or nearby uses. building. The existing building is
appropriately sited as to reduce any
perceived acoustic and visual impacts from
the street. The proposed landscaping
treatments will enhance the existing soft
landscaping and positively contribute to the
streetscape.
The proposed use is consistent and
compatible with surrounding land uses.
Major Road Network No solution provided Complies
14-16 Mary Street, Noosaville 3
Page 4
O2 Through traffic in Noosaville uses Gibson Road or Eenie Creek Road, The site fronts onto Eumundi Noosa Road
ensuring the visual amenity of Gympie Terrace is protected with a and Traders Lane. The proposal does not
consequent enhancement of visitor and recreation opportunities and present any negative impacts to Gympie
benefit to businesses along Gympie Terrace. Terrace.
Visual amenity No solution provided Complies
O3 The visual amenity and character surrounding the major road The proposal includes the reuse of an
network is protected and enhances the recognisable entrance to existing building. The new landscaping
Noosaville through— a) retaining and enhancing the visual and physical treatments including the species chosen
separation of Noosaville from other localities; and b) ensuring proposed encapsulates the Noosa
development does not encroach upon existing native vegetation along character and positively contributes to the
the road frontage other than for accessways. Eumundi Noosa Road Industrial Precinct
streetscape.
Neighbourhood identities No solution provided Not Applicable
O4 The separate identities of the various residential neighbourhoods The subject site is located within the
remain important and distinct elements of the residential character of Noosaville Industrial Precinct.
Noosaville.
Lake Entrance Boulevard No solution provided Not Applicable
O5 There is no increase in the number of lots that gain access via Lake The subject site is not accessed via Lake
Entrance Boulevard Entrance Boulevard.
Airport No solution provided Not Applicable
O6 Development and use of premises within 750m of the airport do not The subject site is not located within 750
cause an obstruction or other potential hazard to aircraft movement metres of the airport.
associated with the airport by the way of—
a) the physical intrusion of buildings or other structures into aircraft
take-off and approach flight paths;
b) attracting birds or bats to the area, which could cause or contribute
to bird-strike hazard;
c) providing very bright lighting or lighting similar to runway lighting,
which can distract or confuse aircraft pilots;
d) interfering with navigation or communication facilities;
e) emissions that may affect pilot visibility or aircraft operations; and
f) transient intrusions into the airport’s operational airspace.
11.9 Built form
Density No solution provided Not Applicable
O7 The density of development within the site area— No accommodation is provided on-site.
a) is compatible with surrounding development; and
14-16 Mary Street, Noosaville 4
Page 5
b) does not exceed—
i. for the Semi-Attached Housing Zone: A. for sites between 500m2
and 599m2 inclusive—4.8 persons; B. for sites 600m2 or more — 6.6
persons or 100 persons per hectare whichever is the higher;
ii. for the Attached Housing Zone a maximum population density of
100 persons per hectare with the exception of Lot 21 on RP815864
situated at 11- 13 William Street which has an allowable population
density of 320 persons per hectare exclusively for the purpose of a
visitor hostel;
iii. For the Visitor Mixed Use Zone— 160 persons per hectare;
iv. for the Business Centre Zone a maximum population density of
100 persons per hectare with the exception of Lots 3 & 4 on RP122928
situated at 14-16 Mary Street which have an allowable population
density of 320 persons per hectare exclusively for the purpose of a
visitor hostel;
v. for the Shire Business Centre Zone in the RES, E1 and E7 Precincts
320 persons per hectare;
vi. for the Community Services Zone maximum population density of
320 persons per hectare exclusively for the purposes of Residential
Aged Care and 160 persons per hectare for any other form of
Retirement & Special Needs Housing; and
c) has a low site impact to enhance the opportunity to maintain natural
site characteristics, including native vegetation and natural landforms.
Height O8 S8.1 Buildings and other structures have a Complies
Buildings and other structures— maximum building height of— The proposal includes the reuse of an
a) are low rise and have a visual bulk and an architectural scale a) if in the Attached Housing Zone – 8m, with existing building and the proposal does not
consistent with structures on adjoining or nearby land; the exception of those properties with include any alteration to the external built
b) do not exceed a building height of — frontage to the following streets: - Russell St, form.
i. for the Attached Housing Zone 2 storeys unless located on property William St and Howard St, or Weyba Rd,
with frontage to the following streets: - Russell St, William St and James St and Albert St north of their
14-16 Mary Street, Noosaville 5
Page 6
Howard St, or Weyba Rd, James St and Albert St north of their intersections with Elizabeth St (as well as
intersections with Elizabeth St (as well as properties fronting Gympie properties fronting Gympie Terrace or Noosa
Terrace or Noosa Parade between Weyba Road and Russell Street), Parade between Weyba Road and Russell
where they are not to exceed a maximum building height of 3 storeys; Street) where they have a maximum building
height of 12m;
ii. for the Visitor Mixed Use Zone– 3 storeys, although present only b) if in the Visitor Mixed Use Zone – 12m;
1-2 storey façades to Gympie Terrace; c) if in the Business Centre or Industry Zones
— 10m;
iii. for the Shire Business Centre Zone– 2 storeys, except in Precinct d) if in the Shire Business Centre Zone – 8m,
E1 and E2 where 3 storeys and Precinct REC/MU where 1 storey; or except in Precinct E1 or E2 where 12m,
Precincts E3, E4 and E5 where 10m or in
iv. for all other zones— 2 storeys; Precinct REC/MU where 6m; or
e) in all other zones—8m.
c) do not visually dominate the street or surrounding spaces;
d) preserve the amenity of surrounding land;
e) ensure that development responds to the site topography; and
f) are well articulated with strong horizontal and vertical design
elements to provide an interesting streetscape and to complement
landform changes and landscapes.
Setbacks S9.1 Buildings and structures comply with the Complies
O9 Buildings and other structures are appropriately designed and sited setbacks identified in Schedule 1 - Minimum The proposal includes the reuse of an
to— Boundary Setbacks. existing building. No alteration to the
a) provide amenity for users of the premises as well as preserve the external built form is proposed.
visual and acoustic amenity of adjoining and nearby properties; Landscaping is proposed at the front and
b) provide adequate distance from adjoining land uses; rear of the site to enhance the streetscape.
c) allow space for required vehicle parking;
d) preserve any existing vegetation that will buffer the proposed
building;
e) allow for landscaping to be provided between buildings;
f) maintain the visual continuity and pattern of buildings and landscape
elements within the street; g) avoid large areas of continuous wall
planes by varying the building setbacks and using appropriate
techniques to provide visual relief; and
h) help protect the natural character and visual amenity of the Noosa
River system and other watercourses.
Site cover, gross floor area and plot ratio No solution provided Complies
14-16 Mary Street, Noosaville 6
Page 7
O10 The site cover, gross floor area and plot ratio of buildings and other The proposal includes the reuse of an
roofed structures— existing building. The building scale and
a) results in a building scale that is compatible with surrounding form is compatible with surrounding land
development; uses and is suitable outcome for the
b) does not present an appearance of bulk to adjacent properties, roads Noosaville Industrial Precinct.
or other areas in the vicinity of the site;
c) maximises the retention of existing vegetation and allows for soft No alteration to the external built form is
landscaping between buildings; proposed.
d) allows for adequate area at ground level for outdoor recreation,
entertainment, clothes drying and other site facilities; and
e) facilitates onsite stormwater management and vehicular access.
O11 No solution provided Not Applicable
Site cover— The subject site is located in the Industrial
a) for a class 1 or class 10a building within the Detached Housing Zone, Zone.
does not exceed—
i for a single storey building - 50%; or
ii for a building of 2 or more storeys - 50% on the ground floor and
30% for the upper storey(s), or 40% for all storeys for a building of 2 or
more storeys;
b) for other classes with the Detached Housing Zone, does not exceed—
40%;
c) for the Semi-Attached Housing Zone does not exceed 40%;
d) for the Attached Housing Zone does not exceed 40%;
e) for the Visitor Mixed Use Zone does not exceed 40%; or
f) for the Shire Business Centre Zone in Precincts E1, E2, E6 and E7 does
not exceed 50%
O12 For the Semi-Attached Housing Zone buildings do not exceed a plot No solution provided Not Applicable
ratio of 0.45:1 The subject site is located in the Industrial
Zone.
O13 For the Attached Housing Zone the maximum gross floor area is No solution provided Not Applicable
equivalent to the maximum allowable population in persons multiplied The subject site is located in the Industrial
by 40m2 Zone.
O14 For the Visitor Mixed Use Zone, the maximum gross floor area No solution provided Not Applicable
equals the allowable population in persons multiplied by 40m2 , The subject site is located in the Industrial
14-16 Mary Street, Noosaville 7
Page 8
provided that the gross floor area does not exceed 13,600m2 . Zone.
O15 For the Business Centre Zone, outside of the Mary Street/Thomas No solution provided Not Applicable
Street Precinct the maximum plot ratio is — The subject site is located in the Industrial
a) 0.8:1 for site areas up to and including 2,000m2 ; plus Zone.
b) 0.3:1 for the balance portion of the site area in excess of 2000m2.
O16 For the Shire Business Centre Zone, the maximum plot ratio for No solution provided Not Applicable
development within the following precincts is — The subject site is located in the Industrial
a) Precincts B1 and B2 combined- 0.5:1; Zone.
b) Precinct B3- 0.8;
c) Precinct E1- 0.6;
d) Precinct E2- 0.6;
e) Precinct E3- 0.6, except for Industrial business uses;
f) Precinct E4- 0.6; except for Industrial business uses;
g) Precinct E5- 0.6, except for Industrial business uses;
h) Precinct E6- 0.6;
i) Precinct E7- 0.6;
j) Precinct RES- 0.6; and
k) Precinct REC/MU- 0.1.
Flooding and drainage S17.1 For new buildings or structures or Not Applicable
O17 Buildings and other works are designed and sited to— additions of more than 50m2 gross floor area The proposal includes the reuse of an
a) provide flood free access to premises and flood free habitable areas; to an existing building or structure, floor existing building and does not include the
b) allow only minor, short term and infrequent flooding of non- levels for habitable rooms are not less than addition of more than 50m2.
habitable areas; the specified minimum floor levels; AND
c) ensure carparking areas can be adequately drained; S17.2 Where Council infrastructure is Complies
d) ensure drainage does not adversely impact upon other premises; and available— The existing building is connected to
e) ensure filling or excavation does not adversely impact upon other a) any drainage (including buildings and Council’s existing infrastructure.
premises by— yards) flows to that infrastructure; and
i. causing ponding on the site or nearby land; b) the infrastructure has the capacity to
accept any additional loading; AND
ii. increasing flooding, which adversely affects the safety or use of S17.3 For Residential Uses— Not Applicable
any land upstream and downstream; and a) where slab on ground construction is used, The proposal is for an industrial and retail
filling does not extend more than 1m beyond use within the Noosaville Industrial
iii. adversely affecting the flow of water in any overland flow path. the building footprint and access to car Precinct. The proposal includes the reuse of
parking areas, measured from the outer walls an existing building.
of the building; or
b) the design consists of a suspended floor
14-16 Mary Street, Noosaville 8
Page 9
construction; AND
S17.4 Car parking and maneuvering areas are Complies
constructed at a level that permits the The existing carparking arrangements
parking area to drain from the site by gravity allows for the site to be appropriately
means, without the need for mechanical drained via gravity into Council’s
pumping; AND stormwater infrastructure.
Additionally, landscaped front and rear
setbacks will be planted appropriately to
assist with the capture and treatment of
stormwater.
S17.5 Basements for residential uses have Not Applicable
flood immunity above the 1%AEP defined The proposal is for an industrial and retail
flood event where alternative means to use within the Noosaville Industrial
mechanical pumping are used to achieve Precinct. No basement carparking is
such immunity; or proposed.
S17.6 Basements for non-residential uses Not Applicable
have flood immunity above the 1%AEP No basement carparking is proposed.
defined flood event that may be achieved by
means of mechanical pumping where the
mechanical feature is installed with adequate
holding tanks and an alternative back up
power source.
Sloping sites S18.1 Buildings and associated accessways Not Applicable
O18 Development on sloping sites— are not constructed on land with a slope The proposal includes the reuse of an
a) is responsive to the natural topography of the site and minimises cut greater than 1 in 4 (25%); AND existing building. No alteration to the
and fill; external built form is proposed.
b) does not visually dominate the hill slope or interrupt the skyline; The existing building and carparking
c) is integrated with the natural site characteristics including arrangement does not result in a built form
vegetation; and that visually dominates the street.
d) for Multiple housing, takes the form of small separate buildings; AND S18.2 Buildings are of split level design that Not Applicable
step down the slope or have a suspended The proposal includes the reuse of an
floor construction; AND existing building. No alteration to the
external built form is proposed.
The existing building and carparking
arrangement does not result in a built form
that visually dominates the street.
14-16 Mary Street, Noosaville 9
Page 10
S18.3 Cut or fill is less than 2m in depth; AND Not Applicable
The proposal includes the reuse of an
existing building. No alteration to the
external built form is proposed.
S18.4 The distance between the ground and Complies
the lowest part of the floor of the building A small undercroft area is located at the
does not exceed 3m to avoid large under rear of the site. Staff carparking is located
building areas; AND under the undercroft.
The proposal includes the reuse of an
existing building and no alteration to the
external built form is proposed.
S18.5 Buildings present no more than 3 Complies
storeys at any one point. The existing building incorporates a two-
storey split level design.
O19 On sites which are visible from the major road network, areas of S19.1 No solution provided Not Applicable
public open space, the Noosa River or the beaches new buildings and The proposal is for an industrial and retail
structures including outbuildings, are designed so as not to dominate or use within the Noosaville Industrial
detract from the scenic and environmental qualities of the site and its Precinct.
setting.
Roof form O20 S20.1 With the exception of buildings within Complies
Rooflines— the Industry Zone, the main roof of the The proposal includes the reuse of an
a) contribute positively to the local skyline; building has a roof pitch no less than 5 existing building located within the
b) complement the character of the locality; degrees and has minimum 600mm eaves to Noosaville Industrial Precinct.
c) are articulated, pitched or skillion; at least 75% of the perimeter of the building;
d) avoid low pitched (eg. less than 5 degrees) or box roof AND
profiles/parapets; and S20.2 Buildings and structures do not include Complies
e) do not create opportunities for residents to overlook the private roof top terraces. The existing building does not include a
open space areas of neighbouring properties roof top terrace.
Materials and finishes O21 S21.1 With the exception of buildings within Complies
Buildings and other structures use materials and finishes that the Industry Zone, buildings The proposal includes the reuse of an
complement the Noosaville character and integrate with the a) use a mix of lightweight and textured existing building located within the
surrounding natural and built environment. external building materials, including timber Noosaville Industrial Precinct.
finishes; or
b) use masonry construction where variation
is provided in texture, detailing and the like;
c) use open or transparent balustrades; and
14-16 Mary Street, Noosaville 10
Page 11
d) incorporate open balconies.
11.10 Environment, conservation and recreation
Environment and cultural heritage values No solution provided Complies
O22 There are no significant adverse effects on biodiversity, native The subject site is clear of any vegetation of
vegetation, native fauna habitat, landscaped quality, water quality or environmental significance.
cultural heritage values, including those related to—
a) changes to natural drainage; Plantings will be in accordance with
b) management of fire risk; Council’s guidelines and have been
c) erosion and the transport of sediments off site; designed to capture run-off from the site.
d) unmanaged public access;
e) effluent disposal71; Waste will be appropriately managed and
f) changes to fauna habitat and behaviour; and treated on site.
g) disturbance of buildings and features, including natural features of
cultural heritage significance.
Open space network S23.1 Open space corridors and existing Not Applicable
O23 An integrated open space network is established throughout the native vegetation in areas indicated in The subject site is located within the
locality and— Schedule 5 – Map 3 are protected from Noosaville Industrial Precinct.
a) allows for both passive and active recreational pursuits; fragmentation and encroachment by
b) provides safe and convenient connectivity for pedestrians and development.
cyclists to neighbourhood centres, community services and other key
destinations such as public open space, the Noosa River and Wallace
Estate;
c) provides habitat connectivity for wildlife;
d) protects watercourses and drainage lines in the lowlands; and
e) forms a scenic backdrop for the locality’s residential neighbourhoods.
AND
O24 Physical and visual links between public open space areas and S24.1 No solution provided Not Applicable
watercourses are retained. No public open spaces or watercourses are
located on the subject site.
Pedestrian and bicycle pathways S25.1 Pedestrian and bicycle pathways are Complies
O25 Safe and convenient pedestrian and bicycle pathways are provided provided and retained where indicated in the No alterations to the existing pedestrian
and retained between and around key destinations including— Priority Infrastructure Plan in Part 15; AND and bicycle pathways are proposed.
a) an east-west link between the Tewantin & Doonan Locality and the S25.2 Contributions toward pedestrian and Not Applicable
Noosa Heads Locality along the Noosa River foreshore; bicycle pathways are provided in accordance The subject site is serviced by the existing
b) a north-south link between the Shire Business Centre and Wallace with the Priority Infrastructure Plan in Part active transport infrastructures along
Park to the Noosa River foreshore; 15. Eumundi Noosa Road.
14-16 Mary Street, Noosaville 11
Page 12
c) recreation areas off Shorehaven Drive and Seacove Court;
d) scouting facilities at Gympie Terrace and Gibson Road;
e) the Australian Rules field at Weyba Road; and
f) camping and caravanning facilities at Munna Point.
Foreshore character No solution provided. Not Applicable
O26 The natural landscape character and vegetation along the The subject site is not located along the
foreshore areas of the Noosa River, Lakes Doonella and Weyba and Noosa River foreshore.
Eenie Creek, Noosa National Park, Keyser Island and Weyba Creek
Conservation Parks is protected.
Noosa River S27.1 No solution provided Not Applicable
O27 Commercial development on and adjacent to the Noosa River is The subject site is not located along the
designed to – Noosa River foreshore.
a) provide for uses for marine facility purposes only; b) be compatible
with the scenic values of the waterway;
c) provide a high level of amenity, including ensuring low ambient noise
levels;
d) not increase the overall scale and intensity of commercial
operations;
e) ensure no additional commercial leases on the Noosa River;
f) ensure no net increase in the gross floor area of buildings or
structures;
g) use materials, natural finishes and colours that blend with the
surrounding natural landscape; and h) reflect the character and setting
of the locality (such as timber and tin construction with a traditional
pitched roof design).
O28 Commercial development does not extend beyond existing S28.1 Development does not increase the Not Applicable
commercial lease areas. overall footprint of commercial jetties and The subject site is not located along the
structures. Noosa River foreshore.
O29 The loading and unloading of passengers is confined to the S29.1 No probable solution Not Applicable
commercial lease areas of the respective commercial operation. The subject site is not located along the
Noosa River foreshore or involve loading
and unloading of passengers.
Table 11.23 Specific Outcomes and Probable Solutions for the Industry Zone
11.52 Effects of use
Amenity No solution provided. Complies
14-16 Mary Street, Noosaville 12
Page 13
O190 Uses are predominantly of an industrial nature ordinarily The proposed primary use is an industrial
expected in an industrial estate with ancillary uses compatible with landscape warehouse (Industrial Business -
industrial businesses Type 1 Warehouse). The proposed
secondary ancillary use is a garden centre
(Retail Business - Type 7 Garden Centre).
The proposal does not comprise a use with
large components of retail areas. The Retail
Business - Type 7 Garden Centre use is
associated with the Industrial Business -
Type 1 Warehouse component and relates
to a small component (189m2) of total GFA.
O191 Industry business uses are located, designed and operated to No solution provided. Complies
avoid significantly changing the amenity enjoyed by users of The existing building is appropriately sited
surrounding premises. as to reduce any perceived acoustic and
visual impacts from the street. The
proposed landscaping treatments will
enhance the existing soft landscaping and
positively contribute to the streetscape.
Storage of materials No solution provided. Complies
O192 Materials stored outside of buildings do not exceed half the Storage of materials are located internally
height of the on-site buildings; OR where practical. All stock will be moved
inside at the close of business hours.
O193 If there are no on-site buildings, the stored materials do not No solution provided. Not Applicable
exceed 5m; AND The proposal includes the reuse of an
existing building.
O194 Storage areas are screened from the street and adjoining No solution provided. Not Applicable
properties by buildings, landscaping or fencing. Stock will not be permanently stored
outside.
Frontages S195.1 A landscaped building setback of 10m Partially Complies
is to be provided to Walter Hay Drive, The subject site currently has an existing
O195 The frontage of each site contains landscaping without adversely
Eumundi-Noosa Road and Eenie Creek Road, landscaped frontage on to Eumundi Noosa
screening the business or visitor carparking; AND
unless this is the only frontage to the site, in Road. The proposal incorporates an
which case it can be reduced to 6m; AND enhanced landscape frontage onto
Eumundi Noosa and Traders Lane and
features statement plantings reflective of
14-16 Mary Street, Noosaville 13
Page 14
the Noosaville character.
The proposed landscaping is an improved
outcome over the existing landscaping on-
site.
A total of 110m2 of soft landscaping is
proposed.
S195.2 This setback area is to include a Partially Complies
minimum of 2m of soft landscaping behind A total of 110m2 of soft landscaping is
which uncovered visitor carparking may be proposed. The proposed landscaped
located; AND outcome greatly enhances the streetscape
of Eumundi Noosa Road.
The subject site results in a superior visual
experience in comparison to the
surrounding land uses fronting Eumundi
Noosa Road.
O196 Vehicle display is focussed on and orientated towards Lionel S196.1 There is no display of motor vehicle Complies
Donovan Drive rather than Walter Hay Drive, Eumundi-Noosa Road or for sale or hire on Walter Hay Drive, The proposed primary use is an industrial
Eenie Creek Drive; AND Eumundi-Noosa Road or Eenie Creek Road landscape warehouse (Industrial Business -
frontages; AND Type 1 Warehouse). The proposed
secondary ancillary use is a garden centre
(Retail Business - Type 7 Garden Centre).
O197 Development fronting Walter Hay Drive, Eumundi-Noosa Road S197.1 No direct vehicular access is taken off Complies
and Eenie Creek Road is sympathetic to the character of the area and Eenie Creek Road or Walter Hay Drive where The subject site is accessed via Eumundi
suitable for its position along the entry roads to the coastal urban part the property has access to any other road Noosa Road and Traders Lane.
of Noosa.
Environmental Protection No solution provided. Complies
O198 Industrial development is conducted in an environmentally The proposal includes the reuse of an
responsible manner, operating without deleterious impacts on existing building. The nature of the
immediate, surrounding or downstream communities, environments proposed warehouse and garden centre
and environmental processes use will not result in any adverse impacts
upon the surrounding uses or environment.
Waste will be appropriately managed and
treated on site.
11.53 Built form
Visual amenity and character No solution provided. Complies
O199 Buildings are designed and sited to provide visual interest and The proposal includes the reuse of an
14-16 Mary Street, Noosaville 14
Page 15
amenity by— existing insulated panel constructed
a) providing well articulated buildings with strong horizontal and building. The building scale and form is
vertical design elements and features; compatible with surrounding land uses and
b) using a variety of external building materials within external walls is suitable outcome for the Noosaville
where such walls are visible from the street; and Industrial Precinct.
c) providing for interesting and varied site layouts and roof designs;
AND The existing building is appropriately sited
as to reduce any perceived acoustic and
visual impacts from the street. The
proposed landscaping treatments will
enhance the existing soft landscaping and
positively contribute to the streetscape.
O200 Buildings are designed to provide for a range of potential users by No solution provided. Complies
allowing for adaptable floor plans and adequate floor to ceiling heights. The existing building is designed to provide
for a range of users as demonstrated by the
previous uses including Ice Works, Sam’s
Seafood and Resene Paint.
14-16 Mary Street, Noosaville 15
Page 16
Business Uses Code
The proposed hostel development has been assessed against the relevant Specific Outcomes and Probable Solutions prescribed within Table 14.8 of the
Business Uses Code.
Specific Outcomes Probable Solutions Proposed Development
14.16 Effects of use
Electricity infrastructure S18.1 No solution provided Complies
O18 The development does not adversely impact on existing or The proposal will not negatively impact
future electricity supply infrastructure; AND upon Council’s existing infrastructure. The
proposal includes the reuse of an existing
industrial building.
O19 All uses and works maintain an adequate safe distance from S19.1 Development for uses adjacent to or within Not Applicable
electrical infrastructure including substations, overhead powerlines, 50m of an existing electricity substation No external alteration is proposed to the
power poles and transformers. incorporates noise attenuation measures to built form.
mitigate noise impacts; AND
S19.2 Buildings and structures (including Not Applicable
swimming pools, sheds, tennis courts and No external alteration is proposed to the
outbuildings) are not constructed under built form.
overhead electricity transmission lines, or within
electricity easements
Noise No solution provided. Complies
O20 Development is designed and sited to avoid noise emissions The proposed industrial warehouse and
that unreasonably diminish the amenity of the area or surrounding garden centre is located on a site that is
uses appropriate for the use and is consistent
with surrounding uses. The proposed use is
unlikely to have any adverse impacts on the
adjoining uses and natural environment,
and is compatible with the existing
surrounding uses.
Mechanical plant and equipment and storage areas S21.1 Mechanical plant and equipment are— Complies
O21 Mechanical plant and equipment (including air conditioning a) located more than 2m from any property No additional mechanical plant or
equipment) and storage areas are designed and located to— boundary; b) where located at ground level, equipment is proposed. All stock will be
14-16 Mary Street, Noosaville 16
Page 17
a) avoid adverse visual impacts when viewed from the street and screened by fencing 1.5m in height or dense stored inside where practical at the close of
adjoining properties; and vegetation of at least 1.5m in width incorporating business hours.
b) visually integrate with the building design. grouped trees and shrubs with maximum
separation distance of 1m measured from the
centre of the tree or scrub; and
c) are visually integrated into the line and plane
of the building and roof design and do not project
beyond the height or width of the building when
viewed from the street and adjoining properties;
AND
S21.2 For Industrial business and Retail business Complies
Type 3, materials stored outside of a building do Bulky stock will be stored inside the
not exceed 4m in height or half the height of the existing building.
on-site buildings whichever is the greater.
Safety and security S22.1 Boundaries are identified by such means Complies
O22 All property boundaries are clearly identifiable with public and as— No alteration to the existing fencing is
private spaces clearly defined. a) fencing; or proposed.
b) changes in surface materials or levels; or
c) landscape treatments; AND
S22.2 Loading and storage areas are well lit or Complies
can be locked after hours The loading and storage area to the rear of
the site is well lit and secured.
O23 All premises and access routes are clearly identifiable to all S23.1 All premises are identified by the provision Complies
persons, particularly emergency services personnel. of the street number in a prominent location, The existing building is oriented to address
preferably near the site entry, (i.e. on the kerb or the street (Eumundi Noosa Road) – refer to
letterbox or by signage on the building or site). Site Plan in Appendix A.
Statement landscaping treatments have
been incorporated at the entry of the
development to create a positive
streetscape appeal and visual interest.
O24 All building entries are designed to be obvious and easily S24.1 The number of entrances and exits are Complies
identifiable. limited and main building entrances/exits are The site is accessed via a vehicle crossover
located at the front of the site, in view of the on Eumundi Noosa Road. Deliveries will
street. Where this is not possible, due to site or access the site via Traders Lane.
existing building constraints, a well defined path
is provided to the entrance/exit; AND
14-16 Mary Street, Noosaville 17
Page 18
S24.2 All entrances/exits to buildings, are well lit Complies
and signed, and signage includes hours of All appropriate locations will be well lit with
operation; AND sufficient signage to direct clients and trade
traffic.
S24.3 Entrances/exits are located to provide a Complies
direct link to driveways and carparking areas; The existing building provides direct access
AND to the front car parking area adjacent
Eumundi Noosa Road.
S24.4 Recessed doorways are avoided where the Complies
recess is of sufficient size to conceal a person. No recessed doorways are proposed.
Where recessed doorways are unavoidable,
measures are used to enhance safety, as
follows—
a) good lighting installed;
b) strategically placed mirrors installed;
c) angled approaches provided; or
d) gates which restrict access provided.
O25 Uses are arranged within buildings and on sites to enable S25.1 Windows and main entrances are Complies
external areas to be monitored. positioned to allow for casual surveillance. Large windows and glass doors as depicted
in Photograph 9 create opportunities for
casual surveillance by staff and clients.
O26 Communal open space, including congregation and seating S26.1 Communal open spaces, including Not Applicable
areas, is located where it can be monitored. congregation and seating areas are situated No communal open spaces are proposed.
where they are in the line of sight of windows,
doors and/or balconies of buildings, or can be
seen from a street or other public space.
O27 Buildings and structures are designed to minimise S27.1 Buildings or structures that are visible from Complies
opportunities for vandalism. a public street or laneway— The proposal does not include a fence
a) avoid the use of solid fences and blank walls along the Eumundi Noosa Road boundary
which attract graffiti. Where solid blank surfaces and includes the reuse of an existing
are unavoidable, measures in the form of building.
landscaping, creepers, murals, vandal resistant
paint, etc are used; b) use toughened glass,
security screens and other measures (but not
including security shutters that obscure the view
of shopfronts) are used in windows which are
14-16 Mary Street, Noosaville 18
Page 19
provided at ground level, to deter break and
enters; and
c) use hardy vandal proof materials and
antigraffiti paint are used in the construction of
buildings.
O28 Lighting of appropriate intensities is provided to maximise S28.1 Lighting of appropriate intensities is Complies
safety. provided which satisfies the requirements of Appropriate lighting is proposed.
Australian Standard AS1158: Public Lighting Code,
unless otherwise specified in this Code; AND
S28.2 External lighting of a graduated intensity is Complies
provided which starts at a lower level of Appropriate lighting is proposed.
brightness at the perimeter of the site and rises
to a higher level at the entrance to buildings or at
the centre of the site; AND
S28.3 Lighting is directed onto the site and away Complies
from neighbouring properties; AND No change to the external built form is
proposed that would alter or increase any
perceived light pollution.
S28.4 Vandal-resistant lighting is used in public Complies
and publicly accessible areas. Appropriate lighting will be provided.
O29 Public toilets are designed and constructed to— a) ensure the S29.1 Public toilets are located in high traffic Complies
safety of all people using them; and b) take advantage of informal areas; AND No public toilets are provided. Facilities are
surveillance from adjoining uses and activities, discouraging non- to be used by clients and staff and have
legitimate uses. been appropriately sited.
S29.2 Features that may legitimise loitering, such Not Applicable
as seating or public telephones are not located The proposal does not include any areas
within 20m of toilet entrances; AND that would promote loitering.
S29.3 Entrances to public toilets are visible from Not Applicable
the street, footpath and other activity areas on No public toilets are provided.
the site or adjoining sites.
O30 Premises have accessibility to public transport. S30.1 Safe and convenient pathway access is Complies
provided from the site to link to existing pathway The site is serviced by Council’s existing
networks that services public transport facilities; pedestrian pathway network and no
OR alteration is proposed.
S30.2 Direct pathway access is provided to the Not Applicable
public transport facility if the facility is contained There are no transport facilities within 50
14-16 Mary Street, Noosaville 19
Page 20
on site or within 50m from the property metres of the subject site. A bus shelter is
boundary. located 350 metres from the site. Existing
pedestrian infrastructure connects the site
to this shelter.
O31 Business Uses are designed and constructed to encourage S31.1 Safe and convenient cycle access to and Complies
users of the development to access the site by means of foot or from the site from the existing road and bicycle The subject site is services by active
bicycle through provision of appropriate end of-trip facilities network, and safe pathway movement within the transport infrastructure (pedestrian
including bicycle parking and shower/change rooms. site is provided; AND pathways and bicycles lane along Eumundi
Noosa Street).
S31.2 Secure and convenient parking space for Complies
bicycles is provided on site in accordance with The front carparking area provides
AS2890.3 Bicycle Parking Facilities and Figure 14- adequate space for the storage of bicycles.
1 Minimum Requirements for Bicycle Parking; Typically, one staff member works within
AND the warehouse whilst two staff members
are off-site undertaking landscape projects
and design consultations.
S31.3 Where at least 5 bicycle parking spaces are Not Applicable
required in accordance with Figure 14-1 As prescribed within Figure 14-1, the
Minimum Requirements for Bicycle Parking, end- proposal is required to provide 3 bicycle
of-trip cycle facilities are provided at the parking spaces. The front carparking area
following rate: provides adequate space for the storage of
a) 1 locker per 2 bicycle parking spaces; and bicycles.
b) 1 shower cubicle with ancillary change rooms
per 10 bicycle spaces or part thereof; AND
S31.4 Bicycle parking spaces and cyclist facilities Complies
are designed in accordance with AUSTROADS Sufficient and adequate bicycle facilities are
Guide to Traffic Engineering Practice, Part 14 – provided on site.
Bicycles, Section 10; AND
S31.5 On-site pedestrian facilities such as seating Complies
and shade structures are provided in No on-site pedestrian spaces are provided
developments for the convenience of persons or applicable to the proposed use.
walking to the site.
Site facilities 32.1 Waste storage areas, external storage areas Complies
O32 Waste storage areas, external storage areas and loading docks and loading docks are situated to the rear of the Waste and storage areas are located at the
do not detract from the visual amenity of the streetscape or cause building or under the ground; OR rear of the site and are accessed via
nuisance to adjoining properties. Traders Lane.
14-16 Mary Street, Noosaville 20
Page 21
S32.2 With the exception of the access way, Complies
waste storage areas, external storage areas and Statement landscaping treatments have
loading docks are visually screened by been incorporated at the rear of the site to
landscaping or fencing. create a positive streetscape appeal and
visual interest.
Environment & heritage values No solution provided. Complies
O33 There are no significant adverse effects on the biodiversity, The proposed use does not pose adverse
natural vegetation, native wildlife, habitats, landscape quality, impacts upon the ecological or cultural
water quality or heritage values, including those related to— values of Noosaville.
a) changes to natural drainage; The proposed industrial warehouse and
b) disturbance to any of the wetland systems; garden centre is located on a site that is
c) management of landslide and fire risk; appropriate for the use and is consistent
d) erosion and the transport of sediments offsite; with surrounding uses.
e) unmanaged public access; The proposed use is unlikely to have any
f) effluent disposal; adverse impacts on the adjoining uses and
g) changes to fauna habitat and behaviour; and natural environment, and is compatible
h) disturbance of buildings and features, including natural features, with the existing surrounding uses.
of heritage significance.
14-16 Mary Street, Noosaville 21
Used in these records
Appendix C Code Assessment Report -124 Eumundi Noosa Road, Noosaville - Noosa Pots + Plants.pdfRelated documentApplication case desk ↗
About this file
- File size
- 480 KB (small file)
- File type
No other editions are linked here.