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Planning Report
Attached to the e-mail MCU Ent & dining - MCU17/0530.
proposal report
development
evelopment application
Development Permit for
Material Change of Use for Entertainment
Entertainment and Dining Business Type 1
Food & Beverages
over Lot 2 on RP1866
RP located at 34 Maple Street, Cooroy
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proposal report
Prepared by:
Nadine Gorton
Martoo Consulting Pty Ltd
13/6 Bottlebrush Ave, Noosa Heads Q 4567 PO Box 1684, Noosa Heads Q 4567
T +61 7 5447 2550
38 Nash Street, Gympie Q 4570 PO Box 391, Gympie Q 4570
T +61 7 5482 7440
© Martoo Consulting Pty Ltd 2017
The information contained in this document produced by Martoo Consulting Pty Ltd is solely for the use of the Client identified on the
cover sheet for the purpose for which it has been prepared and Martoo Consulting Pty Ltd undertakes no duty to, or accepts any
responsibility to, any third party who may rely upon this document.
All rights reserved. No section or element of this document may be removed from this document, reproduced, electronically stored or
transmitted in any form without the written permission of Martoo Consulting Pty Ltd.
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Contents
1.0 Summary ......................................................................................................................... 4
1.1 Development application details ............................................................................................. 4
1.2 Planning instrument details ..................................................................................................... 4
1.3 Referral agencies ..................................................................................................................... 4
2.0 Site details ....................................................................................................................... 5
2.1 Site description ....................................................................................................................... 5
2.2 Surrounding land uses ............................................................................................................. 7
3.0 Proposed development details ......................................................................................... 8
4.0 Planning assessment ........................................................................................................ 9
4.1 Pre-lodgement ........................................................................................................................ 9
4.2 Noosa Plan Requirements........................................................................................................ 9
5.0 State assessment and other matters .............................................................................. 10
5.1 State interests ....................................................................................................................... 10
5.1.1 Matters established in the Planning Regulation ............................................................................ 10
5.1.2 State Planning Policy ...................................................................................................................... 10
6.0 Conclusion .................................................................................................................... 11
7.0 Appendices ................................................................................................................... 12
Appendix A Proposal Plans ............................................................................................................... 12
Appendix B Cooroy and Lake Macdonald Locality Code ..................................................................... 12
Appendix B Heritage Overlay ............................................................................................................ 12
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1.0 Summary
1.1 Development application details
Proposed development: Entertainment and Dining Business -Type 1 Food &
Beverages
Type of approval sought: Development Permit for Material Change of Use
Site address: 34 Maple Street,
Cooroy Qld 4563
Real property description: Lot 2 on RP1866
Site area: 884.95 m2
Assessment manager: Noosa Council
Owner details: Madill Motors Pty Ltd
Applicant details: Noosa Hot Bread Shop c/ Martoo Consulting
1.2 Planning instrument details
State planning policy: Nil
Regional plan: SEQ Regional Plan 2009–2031 (version commenced 2 May
Designation: 2014), urban footprint designation.
Planning scheme: Noosa Plan 2006
Zone: Business Centre
Local plan: Cooroy & Lake Macdonald Locality Plan
Level of assessment: Code
Applicable overlays: Heritage
Applicable codes: Cooroy & Lake Macdonald Locality Code
Business Uses Code
Landscaping Code
Engineering Works Code
1.3 Referral agencies
Nil referral agencies
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2.0 Site details
2.1 Site description
The site is a rectangular shaped lot located at 34 Maple Street, Cooroy and described as Lot 2 on RP1866.
The site has an area of 884.95m2 and currently contains a single storey building historically used for a
service station and garage and more recently for a showroom for power equipment sales and repairs at the
front of the site known as Madill Garage Cooroy.
The single storied building extends across the full extent of the Maple Street frontage and includes a vehicle
access driveway that crosses the footpath. An awning and parapet also extend across the frontage typical of
the country town character of the Cooroy main street. The building extends across two thirds of the site with
a rear service area including three service bays and manoeuvring area accessed from Wimmers Lane.
Table 1: Site description
Site characteristic Description
Existing land use Vacant showroom for power equipment – sales and repair
Existing structures Single storey building
Frontage and access 17 meters to Maple Street and 4.6 metres to Wimmers Lane
Topography and Site modified by past commercial activities. Gently slopes downwards from southern
views boundary.
Existing vegetation No vegetation on site
Figure 1: Location of site Source: DA Mapping System
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Figure 2: Satellite view of site Source: Noosa Council Mapping
Figure 4: Photograph of existing Maple Figure 5: Photograph of rear of site.
Street facade
Figure 6: Photograph of rear service bays
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2.2 Surrounding land uses
The site is located in the commercial centre of the Cooroy township. Surrounding land uses are identified in
the table 2 below.
Table 2: Surrounding land uses
Surrounding land uses
North Commonweath Bank
South Wythes Real Esate
East Opposite the site – Post office and carpark
West Existing industrial premises previously used by Wimmers Soft Drink
Figure 3: Photograph of Maple Street frontage and adjoining sites
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3.0 Proposed development details
The applicant currently owns and operates the Noosa Hot Bread shop in Noosa Junction which is a
bakery/cafe that specialises in artisan breads and classical French pastries. The applicant now proposes to
convert the existing building in Cooroy into a bakery and restaurant selling a large range of artisan breads,
French pastries, coffee (roasted on site) and other baked goods.
The front portion of the building facing Maple Street is to be utilised as a front of house area with servery and
display counters as well as a viewing area into the bakery and waiting area for the cafe/ restaurant. A
passageway leads from the front entrance area to a dining area and toilets at the rear of the existing
building. The remainder of the existing building is to be utilised for a bakery, commercial kitchen, storage
areas, cool rooms, office, cellar and toilets. A staff toilet area is proposed within an existing garage at the
rear of the site.
As part of the proposal, the existing vehicle access onto Maple Street is to be removed and three additional
parking bays provided in the Maple Street road reserve. The applicant indicates that only small vans are
needed to service the proposed use with around one to two deliveries a day and they will be able to utilise
the existing carparking bays at the front of the site.
The existing garages at the rear of the site are to be retained and utilized by staff for carparking. The
proposed use is intended to be operated 6 to 7 days a week.
The existing fuel tanks and petrol bowsers located on Council land are not to be altered.
Table 3: Summary of development aspects
Material change of use
Building height Existing building to be retained and no alteration to
roof line proposed. Approximately 7 metres.
Gross floor area (GFA) Main building 560m2 plus staff toilets of 10m2
Site coverage Existing building to be utilised and no additional site
cover proposed.
Car parking Two existing vehicular service bays to rear of site to
be utilised for staff parking.
Removal of the existing vehicular access across the
Maple Street frontage will also allow the provision of
3 new parking bays along the Maple Street.
Site access Pedestrian access is to be obtained from Maple
Street. Existing vehicular access and loading areas
off Wimmers Lane to rear of site to be utilised.
Proposed servicing arrangements Existing service area to the rear of the site to be
utilised. Deliveries from conventional vehicles to be
taken from Maple Street.
Existing vehicular access from Maple Street to be
removed.
Appendix A includes proposal plans of the development.
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4.0 Planning assessment
4.1 Pre-lodgement
th
A pre-lodgement meeting was undertaken with Noosa Council’s Patrick Murphy on 14 August 2017 to
discuss planning requirements and key issues applicable to a development application to utilise the site for a
bakery, cafe and market place including extensions to the existing premises. Advice from Council indicated
that a code assessable application was required to be submitted.
Council raised several concerns with the scale of development and increased floor area with regard to a
shortfall in the provision of carparking on site, access and plot ratio. In response to the issues raised by
Council, the applicant modified the proposal and now proposes to locate all works within the existing building
and utilise the building only for a restaurant/cafe and bakery.
4.2 Noosa Plan Requirements
The Noosa Plan 2006 defines a cafe or shop which has seating greater than 10 people as an Entertainment
and dining business Type 1 Food & Beverages use which is defined below:
The use of premises involving the sale of food and beverages for consumption on the premises. The
use class includes a function room or restaurant or café with dining facilities for 10 or more people
The site is included in the Business Centre zone and in the Cooroy & Lake Macdonald Locality area in which
a Type 1 Food & Beverages use is a Code Assessable use. The Noosa Plan details that the development
is to be assessed against the following codes:
a) Cooroy & Lake Macdonald Locality Code;
b) Business Uses Code;
c) Landscaping Code; and
d) Engineering Works Codes
A review of the proposal against the Cooroy & Lake Macdonald Locality Code and Business Uses Code is
detailed in Appendix B. The proposal has been reviewed against the provisions of the Landscaping and
Engineering Works codes and is considered to meet the relevant requirements.
The site has previously been used for a service station, vehicle workshop and showroom. Based on the
current use of the site as showroom, a rate of 1 space/50m2 of use area provides the site with a credit of
10.68 spaces which rounds up to 11 spaces.
Under the Noosa Plan 2006, Council has normally assessed carparking requirements for Type 1 Food &
Beverages in the Business Centre zone in accordance with the following rate:
1 space per 10m2, or part thereof, of use area and outdoor dining area (excluding kitchen and food
storage areas) on the property.
Use area is defined as:
use area means the sum of the area of the premises (exclusive of all walls and columns), including
all storeys, used or intended for use for a particular purpose. The term excludes—
a) the areas (inclusive of all walls and columns) of any lift rooms, motor rooms, air conditioning or
other mechanical or electrical plant or equipment rooms located at any topmost storey;
b) The areas of any staircases or liftwells;
c) The areas of any common foyer or arcade;
d) The areas of any public toilets; and
e) The areas used for the access, parking and associated manoeuvring of motor vehicles.
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The proposal plans detail an internal use area of 575m2 including the main building, lunch room and staff
toilets. Of this area, only 150m2 is to be used for seating associated with the bakery and kitchen uses on
the site with the remainder used for kitchen, associated food storage areas, amenities for guests and staff
and foyer areas. Therefore a total of 150m2 is applicable for carparking assessment which equates to 15
spaces.
Carparking for the proposed use has been assessed as:
Existing use credit 11 spaces
Carparking on site 2 spaces
New bays in Maple Street 3 spaces
16 spaces
The proposal therefore complies with carparking requirements as detailed by the Noosa Plan.
The site is also mapped as being located in a Character Area under the Noosa Plan and an assessment of
the proposal is included in Appendix C. The reuse of the existing building is considered to comply with the
relevant requirements of the Code.
5.0 State assessment and other matters
5.1 State interests
5.1.1 Matters established in the Planning Regulation
Nil
5.1.2 State Planning Policy
The proposal has been reviewed against the State Planning Policy and due to the use of the existing building
and infrastructure the proposal is consistent with the relevant requirements.
5.1.3 Contaminated Land
The site is included on the Environmental Management Register (EMR site id – 10234) due to the sites
previous use as a Service Station. The proposal however does not trigger assessment or referral under the
Planning Regulations 2017 as it is not a sensitive land use and does not involve underground works.
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6.0 Conclusion
The above development application has been submitted to the Noosa Council as the Assessment
Manager of the application under the Planning Act 2017. This application seeks a Development
Permit for a Material Change of Use of Premises for the conversion of an existing showroom and
vehicle workshop to an Entertainment and Dining Business Type 1 for a café/ restaurant.
This application can be supported on a number of grounds as provided in detail in the above report.
These grounds include:
The proposal is consistent with the intent of the Business Centre zoning of the site.
The proposed reuse of the existing building further enhances the existing character of the
Cooroy town centre.
The proposed use contributes positively to the Cooroy township.
The removal of a vehicular access driveway across the Maple Street footpath improves
pedestrian safety, increases on street carparking and is a desirable outcome.
The proposed extension is consistent with provisions of the Noosa Plan.
The Assessment Manager’s favourable consideration of the above development application is
therefore recommended.
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7.0 Appendices
Appendix A – Proposal Plans
Appendix B – Cooroy & Lake Macdonald Locality Code
Appendix C – Heritage Overlay
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