Planning Statement · MCU15/0016

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                                                                                      Subject site




Figure 1 Subject site



THE DEVELOPMENT APPLICATION

The applicant seeks to construct a vehicle repair workshop on the site which will include custom paint
and panel work for vehicles as well as a caretakers residence. The building is to be located across the
centre of the site with a curved and stepped façade reflecting the curved frontage of the lot. Access to
the site is from the southern boundary of the site off Rene Street which leads to a reception and
display area and has direct access to the workshop. An internal service driveway extends around the
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front of the site to parking and service areas at the rear of the site. A caretakers residence of 77m will
be located on the upper floor level opposite an upper floor board room.

The building is proposed to contain repair bays, strip bays, paint booths and storage areas on the
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ground floor area. This ground floor area comprises an area of 1575m and provides the following
services:

             •    Designer custom restorations of vehicles
             •    Crash repairs
             •    Detailing
             •    Mechanical repairs

Processes undertaken on site include:

            •     Repair bays – stripping and repairing vehicle
            •     Strip bays – priming and painting vehicle
            •     Paint transit zone- Reassembling Vehicles
            •     Prime up zone
            •     Paint booth
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The upper floor level comprises a board room for the business as well as a 77m caretakers residence.
The caretakers residence is required for security purposes due to the number of vehicles that will be
kept on site and the relative remoteness of the site.

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Carparking has been provided in the following manner:

          •    6 Visitor spaces at the front of the site
          •    2 quote bays at the front of the site
          •    16 carparking spaces at the rear of the site for staff and vehicles awaiting repair or
               collection
          •    Truck loading bay along the front boundary.

It is noted that vehicles will also be stored inside the premises dependant on the stage of their repair.

Bicycle parking for nine bikes is provided in the landscaped area.

The proposed operation employs up to 15 persons and hours of operation are generally proposed to
be Monday to Saturday 7am to 5 pm.

Products and chemical used and stored on site will include:

          •    Approximately 50 litres oil
          •    Approximately 200 litres of paint
          •    Approximately 50 litres of thinners

A bin and gas area is located to the rear of the site. This area will be designed in accordance with
Council policy and cater for general refuse bins as well as recycling bins.


INSTRUMENTS FOR STATUTORY ASSESSMENT

Under the Sustainable Planning Act 2009 the application must be assessed against each of the
following statutory planning instruments to the extent they are relevant to the development:

     • State Planning Policies;
     • The South East Queensland Regional Plan;
     • State Planning Regulatory Provisions;
     • Any Structure Plan or Master Plan in place for declared areas;
     • Any Preliminary Approval Overriding the Planning Scheme for the land;
     • The Planning Scheme for the local government area; and
     • Any Temporary Local Planning Instrument in place for the local government area.

The statutory planning instruments relevant to this application are discussed below.

         State Planning Policies

         The application has been assessed against the provisions of State Planning Policy July 2014
         with the relevant section State Interest being that of Water Quality, Natural Hazards (Flood
         Hazard area) and Coastal Environment. With regard to Water Quality the applicant will
         prepare a storm water management plan as part of any future Operational works application.
         In terms of flooding and the coastal environment it is noted that the site is not subject to
         flooding and meets the requirements of the State Code in relation to coastal works.

         South East Queensland Regional Plan

         The site is located in an Urban Area under the South East Queensland Regional Plan and is
         consistent with this designation.

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NOOSA PLAN

The Noosa Plan 2006 defines an Industrial Building Type 2 and Ancillary Dwelling unit as:

      Industrial business means the conduct of an industrial business activity, where goods or
      products are produced, manufactured, dismantled, altered, repackaged, repaired or stored at a
      scale of greater than that defined by retail business. The use includes the sale of goods,
      resulting from such operations, provided that sales space does not exceed 20% of the use area.
      Any space dedicated for administration or accounting work in connection with such operations
      does not exceed 20% of the use area. The term includes the following types:

               Industrial Building Type 2 The use of premises for the production, manufacturing,
               dismantling, altering, cleaning, re-packaging, freezing or repairing of goods. The use
               includes food industries, textiles, mechanical, boat repair, sandblasting.

      Ancillary dwelling unit means the use of premises for a caretaker’s residence or employee
      residence associated with a non -residential use on the same premises where:

               • There is no other dwelling unit on the premises, except where the non-residential use is
               an agricultural use;
               • The gross floor area of the dwelling unit does not exceed 150m2 ;
               • The dwelling unit is subordinate to the non - residential use;
               • The dwelling unit is attached to or within 25m of the non-residential use; and
               • The dwelling unit is occupied by the owner of the non-residential use or somebody
               employed in the non -residential use.

The proposal is considered to comply with the above scheme definitions and Industrial Building
Type 2 and Ancillary Dwelling Units with the Noosa Plan detailing the uses as being consistent
impact assessable in the Shire Business zone. (Refer Figure 2).




         Figure 2 Extract of Noosaville Locality Map

Both uses are detailed as being impact assessable in the Shire Business Centre zone and therefore
are required to be assessed against the entire planning scheme. The codes of the Noosa Plan 2006
most relevant to Industrial Buildings in the Noosaville are:

         Noosaville Locality Code;
         Business Uses Code;
         Landscaping Code; and
         Engineering Works Codes.

The codes of the Noosa Plan most relevant to Ancillary Dwelling Units are:

         Noosaville Locality Code
         Detached House code

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The proposal has been reviewed against the Noosaville Locality Code in Attachment 2 and is
generally considered to comply with the specific outcomes. The proposed use is consistent with the
desired outcome and character for the area and will provide a high quality building.

The proposal also complies with the Business Uses Code and has been reviewed against the
Landscaping and Engineering Works codes and is considered to be consistent with detailed
requirements. Landscaping and carparking has been provided in accordance with scheme
requirements.

The proposed Ancillary Dwelling Unit has been reviewed against the provisions of the Detached
House Code and is considered to comply with the requirements of the Code. The unit is required due
to customers cars being kept on the premises and need for a caretaker to be on site for monitoring
and security purposes. The use is consistent with the relevant codes and will not be visible to the
surrounding area.

It is noted that the site is mapped under the Noosa Plan as being affected by the Biodiversity Overlay
and the Natural Hazard: Bushfire & Acid Sulfate Soils Overlay. The proposal does not trigger
assessment under the Biodiversity Overlay as no vegetation is to be removed and does not trigger
assessment under the Natural Hazard Overlay as no filling or excavation proposed.


This development application has been prepared in accordance with the Sustainable Planning Act
2009 and will be submitted electronically with the following attached:

           •   Proposal plan;
           •   Completed IDAS Form 1 and 5; and
           •   Councils application fee will be paid separately.


Please contact our Sunshine Coast office if you require any further information and/or clarification in
relation to this proposal.


         Yours sincerely,




Nadine Gorton
Senior Planner
martoo consulting pty ltd

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ATTACHMENT 1_______________________________________________________________________

PROPOSAL PLANS

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ATTACHMENT 2__________________________________________________________________

NOOSAVILLE LOCALITY CODE