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Development Application part 2 of 3 Report - MCU13/0095
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Page 2
’"
f
martoo
consulting _
PROPOSAL REPORT pty Itd
town planners +
urban designers
+ surveyors
Development Application ABN: 62 287 949 725
seeking a
Application for Material Change of Use -
Retail Business Type 7 Garden Centre
at
37 Gibson Road, Noosaville described as Lot 1 on
RP802167
Applicant:
Ralph Rogers
De"er.ep’ar, d:, ~a_y 2Q1~ r R01513 -
A
z 0 MAY 2013
.
oSUNSHINE ToAST OFFICE ~ 0GYM PIE OFFICE
_
1/199 GYM~iEJEaBAC_E_NPOS~YILLE-=-e..O_B_PX 684 NOOSA HEADS Q 4567 38 NASH STREET GYMPIE -
PO BOX 391 GYMPIE Q 4570
__JELEEI:lOOE._()7 54555425--=--FACSJMILE._07 545 5725 TELEPHONE 0754827440 -
FACSIMILE 0754824952
[email protected] [email protected]
Page 3
.,
Application for Material Change of Use Retail Business -
Type 7 Garden & Lifestyle Centre over land at 37 Gibson
Road, Noosaville described as Lot 1 on RP802167
Prepared for
Ralph Rogers
Prepared by
Martoo Consulting Pty Ltd
13/6 Bottlebrush Ave, Noosa Heads Q 4567 PO Box 1684 Noosa Heads Q 4567
T +61 7 5455 5425 F +61 7 5455 5725
@ Martoo Consulting Pty Ltd 2010
The information contained in this document produced by Martoo Consulting Pty LId 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 LId 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 LId.
01513 Proposal Report 2013
Page 4
.
Proposal Report Proposed Marerial Change of Use of Premises for Retail Business -
Type 7 Garden & Lifestyle Centre over Lond situated at 37 Gibson
Road, Noosaville described as Loti on RP802167
Ap’plicant: Ralph Rogers
Contents
1 Introduction 2
2 Basic Information 3
3 The Characteristics of The Site,............................................................................4
3.1 Site Characteristics................................................................................................4
3.2 Existing Infrastructure Servicing the Site................................................................4
3.3 Site Contamination................................................................................................4
4 The Characteristics of the Surrounding Environment
4.1 Description of Land Uses Adjacent to the Site and within the Surrounding Area.....5
4.2 Surrounding Road Network....................................................................................5
5 Background.................................................................................................................6
6 The Proposal...............................................................................................................7
7 Development Assessment......................................................................................8
7.1 Statutory Instruments.............................................................................................8
7.2 Noosa Plan............................................................................................................8
7.2.1 Noosaville Locality....................................................................................8
7.2.2 Applicable Codes......................................................................................9
7.3 Draft Sunshine Coast Planning Scheme 2012........................................................13
8 Conclusion...................................................................................................................14
Annexure 15
Appendix A: Existing Approved Plans
Appendix B: Proposal Plans
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~ martoo consulting -
Town Planning + Urban Designers + Surveyors + Development Managers 1
Page 5
Proposal Report Proposed Material Change of Use of Premises (or Retail Business -
T’f 7 Garden & Lifestyle Centre over Land situated at 37 Gibson
Road, Noosaville described as Lot I on RP802 167
ApJjlicant: Ralph Rogers
1 Introduction
This planning report has been prepared for Mr Ralph Rogers being the applicant of a development
application for a Material Change of Use of Premises proposing a change to the existing Garden Centre
and Coffee Shop on the site at 37 Gibson Road, Noosaville to enable a covered display area for outdoor
furniture, ornaments, pots, statues and those items commonly found in a garden centre on the site.
The subject site is described Lot 1 on RP802167 and is within the former Noosa Shire now part of the
Sunshine Coast Council.
The proposed development of this site constitutes ’development’ as defined by Section 7 of the
Sustainable Planning Act 2009. This development application seeks a Development Permit for a Material
Change of Use of Premises for a Retail Business Type 7 Garden & Lifestyle Centre on the site. The
proposal is deemed impact assessable development under the provisions of the Noosa Plan 2006 and
the Sustainable Planning Act 2009.
This planning report covers the following matters in order to assist the assessment of this development
application:
. Section 2: The basic details of the application as extracted from certain parts of the
application forms;
. Section 3: A description of the subject site;
. Section 4: A brief description of the locality surrounding the subject site;
. Section 5: An explanation of the proposal;
. Section 6: An assessment of the proposal against the Maroochy Plan 2000; and
. Section 7: A conclusion that provides summary grounds, which support the approval of
the application as proposed.
The Sunshine Coast Regional Council is the Assessment Manager for this development application.
Any words or terms are shown in italic font in this proposal report, refer to either relevant state legislation
direct quotes from this planning scheme as indicated. Words in bold font refer to definitions as detailed
by the Maroochy Plan.
The report concludes that the proposal is appropriate for the site and should be approved as it
complements the existing approved garden centre and coffee shop on the site.
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Page 6
Proposal Report Proposed Material Change of Use ofPremises for Retail Business -
Type 7 Garden & Lifestyle Centre over Land situated at 37 Gibson
Rood, Noosoville described as Lot I on RPB02 167
^p,plicant: Ralph Rogers
2 Basic Information
Basic information relating to this development application includes:
Applicant: C/- Martoo Consulting, PO Box 1684, Noosa Heads Qld 4567
Address of Site: 37 Gibson Road, Noosaville
RPD of Site: Lot 1 on RP802167
Owners: Ralph Rogers Marketing & Promotion Pty Ltd as trustee for R &
K Rogers Superfund & Ralph Rogers
Area of Site: 3860m2
Current Use of Site: Retail Garden Centre and Coffee Shop
South East Queensland
Regional Plan: Urban
Planning Locality: Noosaville
Zone: Attached Housing
Overlays: Nil
Proposal: Retail Business Type 7 Garden & Lifestyle Centre
Approvals Sought: Development Permit for Material Change of Use of Premises
Administering
Authority: Sunshine Coast Regional Council
Referral Agencies: Nil
Consultants for Town Planners: Martoo Consulting
development application: Building Designer: and+design
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Town Planning + Urban Designers + Surveyors + Development Managers 3
Page 7
.
Proposal Repon Proposed Material Change of Use ofPremises for Retail Business -
Type 7 Garden & Lifestyle Centre over Land situated at 37 Gibson
Road, Noosavil/e described as LotIon RPBOll67
Applicant: Ralph Rogers
3 The Characteristics of The Site and Surrounds
3.1 Site Characteristics
The land the subject of this application (to be known as the site) is located at 37 Gibson Road, Noosaville
and described as Lot 1 on RP802167. The site is of a rectangular shaRe with a frontage of 78.8 metres to
Gibson Road and 46.3 metres to Skipper Place and an area of 3860m2. The site is relatively level.
The Noosaville Garden Centre currently occupies the site which is approved for a Retail Garden Centre
and Coffee shop. This existing development includes the nursery display area and utilities on the eastern
half of the site with an existing large colourbond shed used for retail sales and display and carparking
located on the western half of the site.
The map below indicates the sites location.
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Figure 1-locality map Source: Google maps
3.2 Existing Infrastructure Servicing the Site
The subject site currently has access to all infrastructure that commonly service urban residential development.
This infrastructure includes Council water supply, reticulated sewerage, underground telecommunication
services, overhead electricity supply and associated street lights, stormwater drainage, bitumen roadway and
kerb and channelling along the road frontages of the site.
A footpath is provided along the Gibson Road frontage whilst the Skipper Place frontage is landscaped.
3.3 Site Contamination
The site is not on the Environmental Management Register, established under the Environmental
Protection Act 1994 and to the best of our knowledge is not contaminated.
III-
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Proposal Report Proposed Marial Change o(Use o(Premises (or Retail Business -
Type 7 Garden & Lifestyle Centre over Land situated at 37 Gibson
Road, Noosaville described as Loti on RP802/67
Applicant: Ralph Rogers
4 The Characteristics of the Surrounding Environment
4.1 Description of Land Uses Adjacent to the Site and within the
Surrounding Area
It is important to appreciate the existing land uses in the locality surrounding the subject site. These existing
uses are clearly characterised by a mixture of residential uses and existing lawful commercial/industrial
activities.
More specifically those lots that actually abut the subject site are currently used the following purposes:
. to the north -
Residential unit complexes
. to the east -
Dwelling Houses
. to the south -
Duplex dwellings
. to the west -
Unit development
There are a number of non residential land uses to the north of the site including the Noosa Homemaker Centre
and a range of offices located along the western side of Thomas Street.
The aerial photograph below illustrates the sites location and surrounding uses.
Figure 2 Aerial Photograph of site and surrounds
- Source: Google maps
4.2 Surrounding Road Network
The site is located off Gibson Road, which is described as a major road by the Strategic Plan. Sunshine Coast
Council administers this road. The major access to the site is from the Gibson Road frontage with a smaller
access to staff carparking and service areas provided off Skipper Place.
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Page 9
)
Proposal Report Proposed Material Change of Use of Premises for Retail Business -
Type 7 Garden & style Centre over Land situated at 37 Gibson
Road, Noosaville described as Loti on RP802/67
Applicant: Ralph Rogers
5.0 Background
The applicant notes that the site has not been used for residential purposes as prior to 1997 it was used as a
transport depot with vehicles stored in the shed.
Information from Council indicates that in December 1997 Council drafted a planning approval for a Retail
Garden Centre and Coffee shop for the site with a building approval subsequently issued in 1997. This building
approval relates to the existing buildings on that are currently on site. In 2000, Council recognised that a
planning approval had not been issued for the site (even though the use had commenced)and finalised the
development approval.
In October 2012, Council approved an application to make a change to the above development approval to
permit redevelopment of the existing nursery building. The approved plans an additional mezzanine floor in the
existing building, modernisation of the external appearance of the existing buildings, upgrades to the display
and carparking areas and relocation of the existing coffee shop and outdoor seating area. The approved plans
are included in Attachment A.
If.
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Town Planning + Urban Designers + Surveyors + Development Managers 6
Page 10
Proposal Report Proposed Material Change of Use of Premises for Retail Business -
Type 7 Garden & style Centre over Land situated at 37 Gibson
-
Road, Noosavil/e described as Lot I on RP80216 7
Applicant: Ralph Rogers
6.0 The Proposal
The applicant seeks approval from Council to modify the existing approved Garden Centre on site to
enable a portion of the existing nursery display area to be covered and utilised for the display and sale of
outdoor furniture ornaments, pots, statues and garden centre items. The area to be utilised for the
covered display area is located to the front and centre of the site adjacent to the existing carparking area.
The current approval for the site provides for a long rectangular building in this location, which comprises
a nursery shop and display area. This approved building includes 57m2 of enclosed display area with a
covered deck area of 48m2 resulting in a total coverage of 105m2.
The applicant now seeks to increase this covered area associated with the nursery to provide a
weatherproof display area for outdoor furniture, ornaments, pots, statues and those items commonly
found in a garden centre. The new display area includes the following:
. Enclosable deck display area - 193m2with a total deck area of 275m2
. ’Patio’ shop - 42m2
. Stacking sliding glass panels that open up three sides of the display area to the plant display area
. Colourbond Skillon Roof
. Timber deck display area
The applicant also wishes to enhance the environmental credentials of the development by harvesting
solar energy and water for the development. Approximately 250,000 litres of water is required for the use
and this is able to be achieved by the roofing of the furniture display area.
The proposed new building is considered to be in accordance with the existing approval noting:
. The site is approved for a garden centre and coffee shop and the new building does not alter
this approved use.
. The area to be used for the new building is approved as a display area associated with the
garden centre.
. Outdoor furniture, pots, statues, ornament and the like are able to displayed and retailed
from the site under the existing approval.
. The new building is located away from residential areas.
. The new building enables the relocation of outdoor display items which were to be located in
the entrance area (between the caf and pavilion) and replacement with a landscaped
central ’square’ which improves the pedestrian flow on site.
. The new building improves the overall visual balance of the buildings by providing an anchor
to the ’pavilion’.
The remainder of the site including vehicle access and carparking will be maintained as approved. A slight
amendment to the approved caf is proposed due to design development of the kitchen however no change to
the number of seats is proposed. No changes to existing hours of operation are proposed.
Plans of the new building are included in Annexure B.
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Proposal Report Proposed Material Change of Use ofPremises for Retai’ Business -
Type 7 Garden & Lifestyle Centre over Land situated at 37 Gibson
Road, Noosaville described as Lot I on RPB02 167
Applicant: Ralph Rogers
7 Development Assessment
7.1 Statutory Instruments
The provisions of the State Planning Policies have been incorporated into The Noosa Plan with the
exception of the State Planning Policy 2/10: Koala Conservation in South East, State Planning Policy
5/10: Air, Noise and Hazardous Materials 2010 and State Planning Policy 4/2010: Healthy Waters; and
State Planning Policy 1/12: Protection of Queensland’s strategic cropping land.
The site does not trigger assessment against these Policies as the site is not mapped as containing
relevant vegetation or cropping land.
In terms of the State Planning Policy 4/2010 Healthy Waters is required to be considered as part of the
assessment of the application. The applicant intends to collect stormwater from the roof areas of the new
building and collect them in rainwater tanks across the site and appropriate conditions in this regard can
be imposed if required.
The South East Queensland Regional Plan includes the site in urban footprint and the proposal is
consistent with this designation.
7.2 Noosa Plan 2006
7.2.1 Noosaville Locality
The Noosa Plan includes the site in Noosaville Locality and provides the site with an Attached Housing
zone. An extract of the zoning map for the Planning Area is detailed below.
Noosaville
(Zone Map ZM8) - - -
Major Road Network
I locality ODM.ched Housing
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Boundaries --+-- Railway Line DSeml-Attach.d Housing
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The Noosa Plan defines a Retail Business -Type 7 Garden and Lifestyle Centre as follows:
The use ofpremises for the retail sale of landscape and garden products and supplies and products
made by local artisans. The term includes the sale of plants, seeds, pots, gardening tools, bagged
landscaping products (such as fertilisers, potting mix, mulch and stones) outdoor furniture and
lighting, letterboxes, garden ornamentation, art, and literature on gardening. The premises may also be
used as the sales office for swimming pools or spas. The use includes an ancillary coffee shop. The
term does not include Retail business Types 1, 2, 3, 4, 5 or 6 as separately defined.
The proposed use of the site for the display of outdoor furniture is consistent with the above definition
and the existing uses on the site.
The assessment table for the Attached Housing zone indicates that a Type 7 Garden and Lifestyle
Centre use impact assessable development. It is noted that the proposed use is
is inconsistent
consistent with the existing approved Garden Centre and Coffee shop on the site and that the display of
outdoor furniture on site would be permitted under this use. The trigger for assessment is not the items
for display rather the covering and enclosure of this display area.
if,
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Town Planning + Urban Designers + Surveyors + Development Managers 8
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Proposal Report Proposed Material Change of Use ofPremises for Retail Business -
T’f 7 Garden & Lifestyle Centre over Land situated at 37 Gibson
Road, Noosaville described as Lot I on RPB02 167
Applicant: Ralph Rogers
7.2.2 Applicable Codes
The proposed use is indicated as being impact assessable and is required to be assessed against the
provisions of the entire Noosa Plan. The Codes that are most relevant with regard to this proposal
include the:
. Noosaville Locality Code
. Business Uses Code
. Engineering works Codes
.
Landscaping Code
7.2.2.1 Noosaville Locality Code
A review of the proposal against the Overall Outcomes of the Noosaville Locality Code is
relevant as the proposal is an inconsistent use in the Attached housing zone. In this regard the
proposal has been reviewed against those Outcomes which are considered relevant to the site.
a) New uses and works are located, designed and managed to--
i. be compatible with other uses and works;
ii. maintain the safety of people and works;
iii.avoid significant adverse impacts on the amenity enjoyed by users of other premises,
including acoustic and visual qualities; and
iV.avoid significant adverse effects on the natural environment, including native habitat removal,
fragmentation and attrition;
The proposal is considered to comply with the above Outcomes as it:
. Is consistent with the existing uses on the site and the accepted character of the site. The
new building merely provides a more weatherproof display area for outdoor furniture.
. Does not impact on safety.
. The new display area is located to the front of the site near Gibson Road which has high
numbers of vehicles and away from residential properties to the south. The new display
area will be consistent with the updated design for the centre.
. Does not impact on the natural environment.
b) Noosaville retains its role as a focus for visitor accommodation and services in the Shire;
h) Significant retail and commercial uses provide residents and visitors with a range of low to high
order goods and services;
The proposal is considered to comply with Outcomes b) and h) above as it will provide services and
employment opportunities for the locality.
The Noosaville Locality Code outlines the intent of the Attached Housing zone as:
For the Attached Housing Zone-residents and visitors are accommodated in predominantly
Multiple housing forms that-
i contribute to a high level of residential amenity, design quality and safety;
ii respect the scale and character of the streetscape and surrounding development; and
iii are located within convenient access of employment centres, goods and services, public
transport and community facilities;
The proposed use of the site for commercial offices whilst not fulfilling the residential role does
comply with the design intent detailed by the Planning Scheme. In this regard the new building is
single storied, setback six metres from the Gibson Road boundary, is well articulated and the
expansive use of glass creates an open structure. The site is also well located to public transport
with bus services in close proximity as well as pedestrian and cycling paths connecting to
surrounding areas.
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Proposal Report Proposed Material Change of Use of Premises for Retail Business - Ty 7 Garden & Lifestyle Centre over Land situated at 37 Gibson
Road, Noosaville described as Lot I on RP802 167
Appiicant: Ralph Rogers
7.2.2.2 Business Uses Code
The proposal has been reviewed against the provisions of the Code and is considered to comply
with the relevant requirements as detailed in the table below. Whilst it is noted that site does not
fall within a designated centre under the hierarchy of centres of the Noosa Plan, an examination
of the criteria is considered relevant to the proposal:
Table 14-8 For all Business Uses ~ WI uV !d! ~ .JI l.;:
T ~ -:’ .I:::’
Electricity infrastructure
018 The development does not 518.1 No solution provided Existing supply adequate for
adversely impact on existing or future development on site.
electricity supply infrastructure; AND
019 All uses and works maintain an 519.1 Development for uses adjacent Not applicable
adequate safe distance from to or within 50m of an existing
electrical infrastructure including electricity substation incorporates
substations, overhead powerlines, noise attenuation measures to
power poles and transformers. mitigate noise impacts;
AND
519.2 Buildings and structures Complies
(including swimming pools, sheds,
tennis courts and outbuildings) are
not constructed under overhead
electricity transmission lines, or within
electricity easements.
Noise
020 Development is designed and No solution provided New display building located to
sited to avoid noise emissions that Gibson Road frontage which has
unreasonably diminish the amenity of high levels of traffic and noise. The
the area or surrounding uses. new building and use will not
increase noise emissions to the
detriment of surrounding properties
and the additional structure may
contain any noise emissions.
Mechanical plant and equipment
and storage 521.1 Mechanical plant and Proposal will reuse existing
areas equipment are- facilities on site.
021 Mechanical plant and equipment a) located more than 2m from any
(including air conditioning equipment) property boundary;
and storage areas are designed and b) where located at ground level,
located to- screened by fencing 1.5m in height or
a) avoid adverse visual impacts when dense vegetation of at least 1.5m in
viewed from the street and adjoining width incorporating grouped trees and
properties; and shrubs with maximum separation
b) visually integrate with the building distance of 1m measured from the
design. 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
521.2 For Industrial business and Not applicable
Retail business Type 3, materials
stored outside of a building do not
exceed 4m in height or half the
height of the on-site buildings
whichever is the greater.
5afety and security
022All property boundaries are 522.1 Boundaries are identified by Existing boundaries clearly identified
clearly identifiable with public and such means as -
by fencing and landscaping
private spaces clearly defined. a) fencing; or
b) changes in surface materials or
levels; or
c) landscape treatments;
AND
522.2 Loading and storage areas are Proposal able to comply
well lit or can be locked after hours.
023All premises and access routes 523.1 All premises are identified by Complies
are clearly identifiable to all persons, the provision of the street number in a
particularly emergency services prominent location, preferably near
personnel. the site entry, (i.e. on the kerb or
letterbox or by signage on the
building or site).
024 All building entries are designed 524.1 The number of entrances and Complies
to be obvious and easily identifiable. exits are limited and main buildinq
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Proposal Report Proposed Marerial Change of Use of Premises for Retail Business -
Type 7 Garden & Lifestyle Centre over Lond situated at 37 Gibson
Road, Noosavi/le described as Lot I on RPB02167
Applicant. Ralph Rogers
entrances/exits are located at the front
of the site, in view of the street. Where
this is not possible, due to site or
existing building constraints, a well
defined path is provided to the
entrance/exit;
AND
524.2 All entrances/exits to buildings, Complies
signed, and signage
are well lit and
includes hours of operation;
AND
524.3 Entrances/exits are located to Complies
provide a direct link to driveways and
carparking areas;
AND
524.4 Recessed doorways are Proposal able to comply
avoided where the recess is of
sufficient size to conceal a person.
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.
025 Uses are arranged within 525.1 Windows and main entrances Complies
buildings and on sites to enable are positioned to allow for casual
extemal areas to be monitored. surveillance.
026 Communal open space, including 526.1 Communal open spaces, Complies
congregation and seating areas, is including congregation and seating
located where it can be monitored. areas are situated 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.
027 Buildings and structures are 527.1 Buildings or structures that are Complies
designed to minimise opportunities for visible from a public street or
vandalism. laneway-
a) avoid the use of solid fences and
blank walls which attract graffiti.
Where solid blank surfaces are
unavoidable, measures in the form of
landscaping, creepers, murals, vandal
resistant paint, etc are used;
b) use toughened glass, security
screens and other measures (butnot
including security shutters that
obscure the view of shopfronts) are
used in windows which are provided
at ground level, to deter break and
enters; and
c) use hardy vandal proof materials
and anti-graffiti paint are used in the
construction of buildings.
028 Lighting of appropriate intensities 528.1 Lighting of appropriate Complies
is provided to maximise safety. intensities is provided which satisfies
the requirements ofAustralian
Standard AS115B: Public Lighting
Code, unless otherwise specified in
this Code;
AND
528.2 Extemallighting of a graduated Complies
intensity is provided which starts at a
lower level of 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
528.3 Lighting is directed onto the site Complies
and away from neighbouring
properties;
AND
528.4 Vandal-resistant lighting is used Proposal able to comply
in public and publicly accessible
areas.
029 Public toilets are designed and 529.1 Public toilets are located in high Toi lets for centre located at rear of
constructed to- traffic areas; site and are visible from surrounding
a) ensure the safety of all people AND areas.
If.
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Proposal Report Proposed Material Change of Use of Premises for Retail Business -
Type 7 Garden & Lifestyle Centre over Land situated at 37 Gibson
Road, Noosaville described as Loti on RP802167
Applicant. Ralph Rogers
using them; and 529.2 Features that may legitimise
b) take advantage of informal loitering, such as seating or public
surveillance from adjoining uses and telephones are not located within 20m
activities, discouraging non- of toilet entrances;
legitimate uses. AND
529.3 Entrances to public toilets are
visible from the street, footpath and
other activity areas on the site or
adjoining sites.
030 Premises have accessibility to 530.1 5afe and convenient pathway Complies -
bus stop located
public transport. access is provided from the site to link along Gibson Road and Mary
to existing pathway networks that Street in walking distance from
services public transport facilities; site.
OR
530.2 Direct pathway access is
provided to the public transport facility
if the facility is contained on site or
within 50m from the property
boundary
031 Business Uses are designed 531.1 5afe and convenient cycle Complies
and constructed to encourage users access to and from the site from the
of the development to access the site existing road and bicycle network, and
by means offoot or bicycle through safe bicycle movement within the site
provision of appropriate end-oftrip is provided;
facilities including bicycle parking AND
and shower/change rooms 531.2 5ecure and convenient parking Complies
space for bicycles is provided on site
in accordance with A52890.3 Bicycle
Parking Facilities and Figure 14-1
Minimum Requirements for Bicycle
Parking;
AND
531.3 Where at least 5 bicycle Proposal able to comply with
parking spaces are required in scheme requirements. Bicycle
accordance with Figure 14-1 Minimum facilities provided within
Requirements for Bicycle Parking, carparking area at front of site.
end-of-trip cycle facilities are provided
at the following rate:
a) 1 locker per 2 bicycle parking
spaces; and
b) 1 shower cubicle with ancillary
change rooms per 10 bicycle spaces
or part thereof,’
AND
531.4 Bicycle parking spaces and Proposal able to comply with
cyclist facilities are designed in scheme requirements.
accordance with AUSTROADS Guide
to Traffic Engineering Practice, Part
14 -
Bicycles, Section 10;
AND
531.5 On-site pedestrian facilities Complies
such as seating and shade structures
are provided in developments for the
convenience ofpersons walking to the
site.
5ite facilities
032 Waste storage areas, external 32.1 Waste storage areas, external Complies -
existing approved
storage areas and loading docks do storage areas and loading docks are refuse areas to be utilised.
not detract from the visual amenity of situated to the rear of the building or
the streetscape or cause nuisance to under the ground;
adjoining properties. OR
532.2 With the exception of the
access way, waste storage areas,
external storage areas and loading
docks are visually screened by
landscaping or fencing.
Environment & heritage values
033 There are no significant adverse No solution provided Complies -
no changes to
effects on the biodiversity, natural natural vegetation.
vegetation, native wildlife, habitats,
landscape quality, water quality or
heritage values, including those
related to-
a) changes to natural drainage;
b) disturbance to any of the wetland
systems;
c) management of landslide and fire
risk;
..
= martoo consulting -
Town Planning + Urban Designers + Surveyors + Development Managers 12
Page 16
Proposal Report Proposed Marerial Change of Use of Premises (or Retail Business -
Type 7 Garden & Lifestyle Centre over Land situated at 37 Gibson
Road, Noosaville described as Lot I on RP802 167
Applicant: Ralph Rogers
d) erosion and the transport of
sediments offsite;
e) unmanaged public access;
f) effluent disposal;
g) changes to fauna habitat and
behaviour; and
h) disturbance of buildings and
features, including natural features,
of heritaqe siqnificance.
7.2.2.3 Engineering Works Code
In accordance with the Noosa Plan a total of 35 carparking spaces are required for the entire
development including the new building. The proposal provides a total of 37 carparking spaces
plus 4 scooter spaces and 8 bicycles.
7.2.2.4 Landscaping Code
The existing site is already well landscaped and the applicant is proposing to rejuvenate and
enhance the facility where required.
7.2.3 Overlays
The site is mapped as being affected by two overlays relating to flooding and acid sulfate soils and
appropriate conditions are able to be imposed if relevant.
7.3 Draft Sunshine Coast Planning Scheme 2012
On the 19th of October 2012 the Sunshine Coast Council released for public display and comments the
Draft Sunshine Coast Planning Scheme 2012. This draft Plan is to guide development across the
Sunshine Coast Region for the next 10 to 20 years.
The State Government has recently advised of the de-amalgamation of the Noosa Local Authority area
from the Sunshine Coast Council. The Sunshine Coast Council has indicated that it will not be initiating
any changes to the Noosa Planning scheme due to the de-amalgamation process and therefore the draft
plan has not been reviewed as part of this report.
#I-
~ martoo consulting -
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Page 17
Proposal Report Proposed Material Change of Use of Premises (or Retail Business -
Type 7 Garden & Lifestyle Centre over Land situated at 37 Gibson
Road, Noosaville described as Loti on RPB02167
Applicant: Ralph Rogers
8 Conclusion
The above development application has been submitted to the Sunshine Coast Regional Council as the
Assessment Manager of the application under the Sustainable Planning Act 2009. This application seeks
a Development Permit for a Material Change of Use of Premises for Retail Business- Type 7 Garden &
Lifestyle Centre on the site which is impact assessable development under the Noosa Plan 2006.
This application can be supported on a number of grounds as provided in detail in the above report.
These grounds include:
The proposed display building is located on a site that is already approved for a Retail
Garden Centre & Coffee shop;
The proposal seeks permission to extend an approved building on site to provide additional
weatherproof display area for outdoor furniture, garden ornaments, statue, pots and other
garden items.
The area to be used for outdoor furniture display is already approved for display use;
All rainwater from the new building will be collected and used on site;
The design of the development respects the streetscape of the locality by incorporating
substantial landscape screening; and
The new building enables a more open entrance area and visually balances the existing
structures on site.
The Assessment Manager’s favourable consideration of the above development application is therefore
recommended.
..
= martoo consulting -
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Page 18
Proposal Report Proposed Material Change of Use ofPremises for Retail Business -
Type 7 Garden & Lifestyle Centre over Land situated at 37 Gibson
Road, Noosaville described as Lot I on RPB02 167
Applicant: Ralph Rogers
Annexures
Annexure A: Existing Approved Plans
III-
~ martoo consulting - Town Planning + Urban Designers + Surveyors + Development Managers 15
Page 19
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51997.2289.01 15 Oct 12
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powdercoated alum. framed security fence.
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coIourbon custom orb roofing
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powdcrcoatcd alum. hmcd SCCI.rity fence.
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SUNSHINE COAST REGIONAL COUNCil
APPROVED
amendments 51997.2289.01 15 Oct 12
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powdercoaled alum. framed S8CUfity fen .
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new coffee shop- east elevation new coffee shop- north elevation
custom orb roolng
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new coffee shop- west elevation new coffee shop- south elevation
recyded timber framed,wal8f tank stand
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glav steel framed
coveredwtl’/
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selected chamferboard dadding
FlZ50
new nursery shop- west elevation new nursery shop- south elevation
recycled timber framed,waler tank stand
entry feature, beyond
powdercoated 81l1l’i. flamed whdows & doors
galv steel coIl.I’IYI
selected c:hamferboard dadding
FlZ50
SUNSHINE COAST REGIONAL COUNCIL
new nursery shop- east elevation APPROVED
new nursery shop- north elevation
amendments
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51997.2239.01 15 Oct 12
.....
o 2000 5000 10000 20000
aJI design
.nd". m(ktl\lr dtll~n
37 GIBSON ROAD
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Page 23
Proposal Report Proposed Material Change of Use of Premises for Retail Business -
Type 7 Garden & Lifestyle Centre over Lond situated at 37 Gibson
Road, Noosavi/le described as Lot I on RPB02 167
Applicant: Ralph Rogers
Annexures
Annexure B: Proposal Plans
.,
~ martoo consulting -
Town Planning + Urban Designers + Surveyors + Development Managers 16
Used in these records
Development Application part 2 of 3 Report - MCU13/0095Related documentApplication case desk ↗
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