Original source · versioned page text
Planning Report_ MCU & OPW_revB
Attached to the e-mail Development Application - Planning report, Plans, IDAS forms, Appendices 2 & 3 (1 of 2) MCU16/0112 & OPW16/0209.
PLANNING REPORT
Development Permit for Material Change of Use
Industrial Use – Type 2
and
Development Permit for Operational Works
85 Rene Street, Noosaville – Lot 4 SP 244573
September 2016
Our Ref: Z40770
See the original
The page text is free to read. Viewing or downloading an original file needs an account.
Log in to see the originalSearchable page text hides email addresses. Original files are unchanged and may show email addresses.
Full text of the other 25 pages
Page 2
Planning Report
Material Change of Use – Industrial Use Type 2
85 Rene Street, Noosaville – Lot 4 SP244573
© Downes Group Pty Ltd (DG) [2013].
Copyright in the drawings, information and data recorded in this document (the information) is
the property of DG. This document and the information are solely for the use of the authorised
recipient and this document may not be used, copied or reproduced in whole or part for any
purpose other than that for which it was supplied by DG. DG makes no representation,
undertakes no duty and accepts no responsibility to any third party who may use or rely upon this
document or the information.
Report version: Rev B
Written by: SVR Date: 15/9/2016
Reviewed by: Date:
Project Manager: SVR
Distribution: Noosa Council
Raftsea Pty Ltd
Raftsea P/L ii
Z40770
Page 3
Planning Report
Material Change of Use – Industrial Use Type 2
85 Rene Street, Noosaville – Lot 4 SP244573
CONTENTS
1.0 INTRODUCTION ............................................................................................................ 5
2.0 SITE DETAILS .................................................................................................................. 6
2.1 LOCATION AND SURROUNDING AREA ....................................................................................... 6
2.2 SITE FEATURES ................................................................................................................................... 7
3.0 PROPOSAL .................................................................................................................... 9
3.1 DEVELOPMENT OVERVIEW ............................................................................................................ 9
3.2 OPERATING INFORMATION ......................................................................................................... 10
4.0 STATE PLANNING MATTERS ........................................................................................ 16
4.1 STATE DEVELOPMENT ASSESSMENT PROVISIONS (SDAP) ........................................................ 16
5.0 LOCAL PLANNING MATTERS ...................................................................................... 17
5.1 USE CLASS AND DEFINITIONS....................................................................................................... 17
5.2 LEVEL OF ASSESSMENT .................................................................................................................. 17
5.3 LOCALITY ..................................................................................................................................... 17
5.4 ZONING ..................................................................................................................................... 17
5.5 NOOSAVILLE LOCALITY CODE .................................................................................................... 17
5.6 OVERLAYS ..................................................................................................................................... 18
5.7 RELEVANT PLANNING SCHEME CODES ..................................................................................... 18
6.0 CONCLUSION ............................................................................................................. 19
Raftsea P/L iii
Z40770
Page 4
Planning Report
Material Change of Use – Industrial Use Type 2
85 Rene Street, Noosaville – Lot 4 SP244573
APPENDICES
Appendix 1 Proposal Plans
Appendix 2 Contour and Detail Survey
Appendix 3 Registered survey plan, certificate of title and SmartMap
Appendix 4 Noise and Odour Assessment
Appendix 5 Civil Engineering Design Drawings for Operational Works
Appendix 6 Landscaping Plans
Appendix 7 Planning Scheme Code Responses
Raftsea P/L iv
Z40770
Page 5
Planning Report
Material Change of Use – Industrial Use Type 2
85 Rene Street, Noosaville – Lot 4 SP244573
1.0 INTRODUCTION
Downes Group Pty Ltd has been commissioned to prepare this report on behalf of Raftsea
Pty Ltd (‘the Applicant’) in support of a Development Permit for Material Change of Use –
Type 2 Industrial Use (plus ancillary Type 1 Food & Beverage) and Development Permit for
Operational Works (Earthworks, car park, drainage, landscaping) at:
85 Rene Street, Noosaville – Lot 4 SP244573
The proposal plans are included as Appendix 1 to this report.
The proposed development is ‘assessable development’ as defined under the Sustainable
Planning Act 2009 (SP Act) requiring consideration against the relevant Planning Scheme
and other appropriate State legislation. The Noosa Plan is the applicable planning scheme
for this area and establishes that the application for material change of use requires impact
assessment in accordance with the IDAS process outlined in Chapter 6 of SP Act. It is noted
the operational works aspect of the application is subject to code assessment.
This Planning Report provides details of the subject land, a description of the proposed
development, supporting plans and documentation and assesses the proposal against
relevant planning provisions. The following is a summary of the application details.
Table 1 – Application and Site Details
APPLICATION
Applicant: Raftsea Pty Ltd
Consultant: Downes Group Pty Ltd
Stephen Vlatko-Rulo
(07) 5441 6455
Proposal: Development Permit for Material Change of Use – Type 2
Industrial Use (plus ancillary Type 1 Food & Beverage)
Development Permit for Operational Works (Earthworks, car
park, drainage, landscaping)
Level of Assessment: Impact Assessment (MCU); Code Assessment (OPW)
Referral Agencies: N/A
SITE DESCRIPTION
Address: 85 Rene Street, Noosaville
Lot/Plan: Lot 4 SP244573
Area: 4,000m²
Present Use Vacant
The Noosa Plan
Planning Locality Noosaville
Zone: Shire Business Centre (Precinct E4)
Overlays: Environmental Protection & Enhancement Areas
High Potential Acid Sulphate Soil Area
Medium Bushfire Hazard Area
5
Page 6
Planning Report
Material Change of Use – Industrial Use Type 2
85 Rene Street, Noosaville – Lot 4 SP244573
2.0 SITE DETAILS
2.1 Location and Surrounding Area
The subject land has a total site area of 4,000m². The subject land is situated in the western
portion of the Shire Business Centre adjoining the well established and older industrial
precinct of Noosaville centred around Rene Street and adjacent to Noosa Civic retail and
commercial precinct. Refer to Figure 1 – Locality Plan and Figure 2 – Aerial Photo of subject
land.
Figure 1: Location of subject land
85 Rene Street
Lot 4 SP244573
Source: Noosa Council
6
Page 7
Planning Report
Material Change of Use – Industrial Use Type 2
85 Rene Street, Noosaville – Lot 4 SP244573
Figure 2 – Aerial photo of subject land
Lot 375
85 Rene Street
Lot 4 SP244573
2.2 Site Features
Lot 4 is a rectangular shaped property comprising 4,000m² approximately 54 metres wide
and 74 metres deep. The site has a frontage to Rene Street which is accessed by two
constructed concrete driveways at the northern and southern boundaries. The driveways
form part of a concrete paved access easement (Easement K). There is a strip of
landscaping across a portion of the frontage between the concrete and the footpath
comprising grass and some shrubs. The grassed area drains to a stormwater field inlet pit
adjacent to the northern driveway. This drainage infrastructure is covered by an easement
(Easement L). There is an existing sewer manhole in the southern driveway near the boundary
and covered by an easement (Easement J). Refer to Appendix 2 – Contour and Detail
Survey and Appendix 3 – Survey Plan, Certificate of title and SmartMap
The site and immediate surrounding area is generally lower lying with slight grades less than
10%. The surface levels over the site range in elevation from approximately 6.2m AHD at the
rear boundary and falls gradually to the front with an elevation of 5.0m AHD at a grade of
approximately 1.5-2.0%. Generally the site is moderately to well drained.
The site is poorly to moderately grassed and devoid of any other vegetation.
7
Page 8
Planning Report
Material Change of Use – Industrial Use Type 2
85 Rene Street, Noosaville – Lot 4 SP244573
2.2.1 Services
The site is serviced by existing infrastructure, including:
• electricity
• telecommunications
• town water
• sewer network
• stormwater network
• local road network
8
Page 9
Planning Report
Material Change of Use – Industrial Use Type 2
85 Rene Street, Noosaville – Lot 4 SP244573
3.0 PROPOSAL
3.1 Development Overview
This development application is for a development permit for a material change of use to
establish a Type 2 Industrial Use (plus ancillary Type 1 Food & Beverage) and a development
permit for operational works for Earthworks, car park, drainage, and landscaping.
The premises are intended to be established to accommodate a brewery for the production
and bottling of alcoholic beverages. The building will contain the majority of the brewery
process which comprises the brewing plant consisting of equipment for milling, brewing,
fermentation, filtration, packaging and storage. Other equipment includes boilers and
compressors. There is a laboratory for quality control and stand-alone bunded Clean in Place
(CIP) system associated with the brewing area.
Adjacent to the brewing area in the rear half of the building will be the bottling plant, cold
room facilities, storage and delivery/dispatch area.
The formal entry of the building will lead directly to the Tasting area, which will comprise a
bar and kitchen area. This is the area nominated as an ancillary use - Type 1 Food &
Beverage.
Attached to the rear of tasting area will be an amenities area (male and female toilets) for
staff and visitors. A lunch room for the staff is located adjacent to the amenities blocks.
A mezzanine level located above the tasting area contains offices and a meeting room
dedicated to the administration operations of the business. Another mezzanine level is
located above the laboratory in the brewing area.
The external areas will be used for pallet storage, parking & manoeuvring, gas storage, waste
treatment and management. There is area to accommodate additional tanks for future
expansion. Parking and manoeuvring areas will be sealed with concrete and keyed into the
existing concrete located at the front portion of the site. Other external surfaces will be either
gravel (future tank areas) or landscaped.
Landscaping will include bio-retention areas for treatment of surface stormwater.
The building design includes:
• Concrete tilt panel wall construction;
• Roller door access to brewing and bottling areas;
• Extended awnings along northern side of building;
• Colourbond metal roof @ 5° pitch;
• Ventilation opportunities for passive cooling and adaption of positive displacement
technology (if required);
9
Page 10
Planning Report
Material Change of Use – Industrial Use Type 2
85 Rene Street, Noosaville – Lot 4 SP244573
Refer to Appendix 1 – Proposal Plans which includes:
1. Streetscape view;
2. Ground / Site Floor Plan;
3. Mezzanine Floor Plan; and
4. Elevations.
Table 2 – Development Parameters
Site Area 4,000m²
Building Gross Floor Area (GFA total) 1,700.00m²
Ground Floor 1,510.00m²
Mezzanine Admin 118.23m²
Mezzanine Factory 71.77m²
Site cover 37.5%
Car parking 26 spaces (including 1 disabled space)
Motorcycles 2 spaces
Truck access SRV, HV/WCV & AV
Landscaping 419.88m² (10.5% of site area)
Maximum Building Height 10.00m
3.2 Operating Information
3.2.1 Commercial producer/wholesaler licence
Once a development permit is secured the brewery operators will obtain a commercial
producer/wholesale licence from the Licensing Division of the Office of Liquor and Gaming
Regulation (OLGR) which allows for either or both of the following activities:
• production and sale on the licensed premises of liquor made on the premises
• wholesale sale of liquor on the licensed premises.
The following is an extract from licensing information from the OLGR website with general
information about this type of license.
• As a producer of liquor, then liquor can be sold on the licensed premises for
consumption on or off the premises during ordinary trading hours or approved
extended trading hours.
10
Page 11
Planning Report
Material Change of Use – Industrial Use Type 2
85 Rene Street, Noosaville – Lot 4 SP244573
• As a wholesale supplier of liquor, then liquor can be sold on the licensed premises for
consumption off the premises during ordinary trading hours.
• Liquor may be sold wholesale to a licensee or permit holder, people exempted and
by the Liquor Act 1992 from requiring a licence.
• Licensees who are producers may also sell liquor to the following:
- patrons with a meal that has been prepared on the premises for
consumption on the premises;
- a visitor, if the sale is a souvenir of the visit; and
- to the general public at a promotional event if approved to do so.
Given the abovementioned permissions granted under the licence and more obviously with
respect to commercial interests, the inclusion of a tasting room is a logical and desired
component of the brewery. Operating hours and provision of adequate parking are
discussed further in this report.
3.2.2 Brewery & Bottling Plant
The modern brewery is a high-tech, continuous process carried out under strict controlled
environments. The brewing equipment is a mix of proprietary and custom equipment in
various configurations. Bottling plant is also fully automated high-tech equipment and often
built for purpose. In this instance the brewing and bottling will operate under the one roof
with an area for storage of bottled product prior to dispatch.
The operation will also rely on the delivery of bulk raw products for processing and
packaging materials for bottling.
3.2.3 Tasting Room
The main purpose of the tasting room is face-to-face promotion of the brewery and brand.
The proposed use will generally involve the following:
1) Open to the general public on certain days, preferably Friday, Saturday and Sunday
however this may change throughout the year depending on product releases, public
demand and seasonality. This is primarily to introduce the brand and range to the public and
in addition to gain access to a small audience for trialling or taste-testing ‘one-off’ pre-
production beers to assist with research and development of new products.
2) Staff nights for staff of local bars and restaurants which sell the products. This would be
possibly on the ‘traditional’ hospitality industry nights of Monday and/or Tuesday. These nights
may either be purely leisure-based informal nights or possibly on occasions a more formal
product education and promotion event.
3) Industry event nights where the brewery hosts stakeholders from throughout the craft beer
industry.
4) Product launch nights – an occasional event where industry, staff, suppliers, media, etc will
attend to release a new product to the market.
11
Page 12
Planning Report
Material Change of Use – Industrial Use Type 2
85 Rene Street, Noosaville – Lot 4 SP244573
5) Private functions. If interest is shown and opportunities arise, the hosting of private functions
may be an option.
It is one of the requirements under the producer licence provisions for sale of liquor from the
site where meals provided on the premises are for consumption on the premises. Food is to
be offered from the kitchen on site which will predominantly serve wood-fired pizzas and the
like.
Relationships with other local suppliers and/or producers of fresh food may be established to
offer a variety of meal options over time.
3.2.4 Operating Hours
This application seeks approval for the operating hours of the industrial use to be 24 hours per
day, 7 days a week. While it is acknowledged that in the initial stages production will be at a
lower level and not require continuous operation, as brewery production increases up to
capacity and due to the nature of the brewing process, flexibility is required in terms of
operating hours. It is expected that no deliveries or dispatches however will occur outside of
normal business operating hours.
The operating hours are justified and appropriate given it is a production and processing
type of industrial use that requires high cost inputs in terms of raw and refined products,
energy and water with significant lead times for process start-up. The brewing equipment is
designed to operate continuously and cost efficiencies are gained through this uninterrupted
processing. The very nature of brewing is that it is an ongoing process. Furthermore, the
bottling process needs to operate for the full run and is not designed to be shut down
midstream. The plant will only be shut down for regular maintenance or in the event of
breakdown.
If the licensee is a producer of liquor and the liquor is produced or made on the premises,
liquor can be sold on the licensed premises for consumption on or off the premises during
ordinary trading hours or approved extended trading hours.
The application seeks operating hours for the tasting room (Type 1- Food and beverage use)
to be in line with the hours available under the producer licence conditions, as follows;
Trading hours producer
Liquor may be served for consumption on the premises on any day on which the premises
may be open under the Trading (Allowable Hours) Act 1990, between the hours of 10am to
12 midnight, with a meal or to take away as a souvenir of a visit.
It is noted that application can be made under the licence to the regulators for extended
trading hours either on a one-off basis or permanently.
12
Page 13
Planning Report
Material Change of Use – Industrial Use Type 2
85 Rene Street, Noosaville – Lot 4 SP244573
3.2.5 Staff
It is expected that the total on-site staff (full-time and casual) will comprise a total of 10 (ten)
as per table below.
Table 3 – Staff roles and numbers
Role Number of staff
Directors / Brewery & Operations Manager 2
Brewers 2
Bottling Leader 1
Packaging / Dispatch / Deliveries 3
Tasting Room staff 2
TOTAL 10
It is anticipated that in the future sales representatives may be employed but they will be
mostly off-site and only accessing the site as visitors on occasions.
3.2.6 Environmentally Relevant Activity
Under the Environmental Protection Act 1994 (EP Act), the operation is determined as an
prescribed Environmentally Relevant Activity (ERA) requiring an Environmental Authority (EA)
licence to be obtained from Department of Environment and Heritage. The applicable ERA is
described below;
ERA 22(2) - beverage production - producing 1 megalitre or more of alcoholic beverages in
a year
At this stage the brewery will be producing less than 1 megalitre of beer in the first year.
Once the threshold production level of 1 million litres is reached, the operators will apply for
an EA.
Notwithstanding the above, the following table lists elements of the operation that would
ordinarily be addressed through an EA and in particular potential environmental impacts
that would need to be managed.
13
Page 14
Planning Report
Material Change of Use – Industrial Use Type 2
85 Rene Street, Noosaville – Lot 4 SP244573
Table 4 – Environmental Impacts
Environmental Potential Impact Response
Value
Air Emissions to air from: Building designed to have
minimal openings.
• combustion of fuel
(commercial heating and Roller doors only opened for
steam generation) dispatch and deliveries.
• volatile organic compounds All brewing kettles to have vapour
(including ethanol) condensation systems fitted.
• odour (from fermentation and Regular disposal of spent grain.
wastewater treatment
Refer to Appendix 4 – Noise and
ponds).
Odour assessment
Noise
Noise impacts on nearby sensitive Nearest sensitive receptors (future
receptors from the general residential) approximately 160
operation of the activity. metres.
All process and bottling noise
largely contained within building.
Truck deliveries / dispatch during
normal business hours only.
Refer to Appendix 4 – Noise and
Odour assessment
Water Impacts to the receiving Bio-retention beds designed for
environment (surface waters) treatment of surface stormwater.
from high nutrient waste.
Refer to Appendix 5 – Civil
Water releases with high Engineering Design drawings for
biological oxygen demand. Operational Works
Wastewater treatment system
that controls releases to sewer.
Refer to Appendix 1 – Proposal
Plans
Waste Storage and disposal of residual Waste managed by dedicated
wastes. waste water treatment and
storage system, regular disposal
of spent grains and dedicated
bin storage area.
Land Handling and storage of Cleaning chemicals stored in
chemicals and fuels onsite. bunded enclosure.
14
Page 15
Planning Report
Material Change of Use – Industrial Use Type 2
85 Rene Street, Noosaville – Lot 4 SP244573
3.2.7 Car parking and service vehicles
Car parking is calculated on the following basis:
Total use area 1,700m²
Car parks provided (including disabled space) 26
Industry use rates
1 space per 30m2 , or part thereof, of use area, for areas up to 150m² 5
1 space per 50m2 , or part thereof, of use area, for areas up to 500m² 7
1 space per 100m2 , or part thereof, of use area in excess of 500m² 12
Motorcycle/scooter 2
Food & Beverage Use
1 space per 10m², or part thereof, of use area and outdoor dining area 9
(excluding kitchen and food storage areas). Use area = 100m²
If 13 carparks adjacent to the northern boundary are allocated for staff (in excess of the
number expected to be employed), then the 13 spaces located in front of the building can
meet the demand for the food and beverage use.
3.2.8 Operational Works
Operational works involves site earthworks, drainage, construction of car park areas and
landscaping.
Civil Engineering Design Drawings for Operational Works are included at Appendix 5 and
Landscaping Plans at Appendix 6.
3.2.9 Water and Sewer
A network analysis of the existing water and sewer infrastructure has been undertaken and
submitted to Unitywater for review. Unitywater is satisfied there is sufficient capacity in the
networks to accommodate the expected loads from the brewery operations. A separate
connection application will be made to Unitywater.
15
Page 16
Planning Report
Material Change of Use – Industrial Use Type 2
85 Rene Street, Noosaville – Lot 4 SP244573
4.0 STATE PLANNING MATTERS
The SP Act and Sustainable Planning Regulation 2009 (SP Reg) provides the legislative
framework within Queensland for authorities (Local and State Government) to assess
development applications. Matters that require assessment may be delegated to various
Referral Agencies.
4.1 State Development Assessment Provisions (SDAP)
Matters requiring involving State interests and assessment are referred to the Department of
State Development, Infrastructure and Infrastructure (DSDIP) through the State Assessment
and Referral Agency (SARA). The State Development Assessment Provisions (SDAP) set out
the matters of interest to the State for development assessment. The SDAP is prescribed in the
Sustainable Planning Regulation 2009 (SPR), and contains the matters that relevant State
agencies have regard to when assessing a development application as either an assessment
manager or a referral agency.
Searches of the online SARA mapping tool have identified there are no relevant triggers for
this application.
4.1.1 South East Queensland Regional Plan (SEQRP)
The subject land is included within the Urban Footprint designation under the South East
Queensland Regional Plan (SEQRP) 2009. Development within the Urban Footprint is
predominantly intended for urban activities and uses such as residential, industrial, retail or
community purposes. The proposed development is consistent with intended outcomes of
this land use designation in terms of the SEQRP.
16
Page 17
Planning Report
Material Change of Use – Industrial Use Type 2
85 Rene Street, Noosaville – Lot 4 SP244573
5.0 LOCAL PLANNING MATTERS
The application is to be assessed under the Noosa Plan. The following section addresses the
relevant planning scheme elements.
5.1 Use class and definitions
The primary use of brewery is included within the Business Uses and within the Industrial
Business use class. It is defined as:
Type 2 Production, alteration, repackaging & repairing
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.
The ancillary use of the tasting room is also included within the Business Uses and within the
Entertainment and Business use class. It is defined as:
Type 1 Food & beverages
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.
5.2 Level of Assessment
The proposed Type 2 – Industrial Use, which is identified as a consistent use and subject to
impact assessment in the Precinct E4 of the Shire Business Centre zone listed in the
assessment table under Part 11, Division 8, Table 11.6.
The ancillary Type 1 Food and Beverage use is considered an inconsistent use within Precinct
E4 and subject to impact assessment under Section 11.37, Table 11.21.
5.3 Locality
The subject site is located in the Noosaville Locality as identified within Zone Map ZM8.
5.4 Zoning
The designated zoning for the subject site under the abovementioned zone map is Shire
Business Centre Zone.
5.5 Noosaville Locality Code
Under Division 9, Table 11.7, Type 2 Industrial Business located in Precinct E4 is listed as a
consistent use however under Column 2 Assessment level, Industrial business is listed as
impact assessable.
17
Page 18
Planning Report
Material Change of Use – Industrial Use Type 2
85 Rene Street, Noosaville – Lot 4 SP244573
It is noted that under the proposed planning scheme amendments advertised back in late
2015 and currently with the State Government for sign-off, has amended this table to list
industrial businesses located in Precinct E4 under column 2 as code assessable.
Code provisions list maximum building height as 8 metres within the Shire Business Zone. The
maximum building height of the proposed shed is 10 metres. The proposed planning scheme
amendments have increased the maximum building height in this zone to 10 metres.
Site cover within the Precinct E4 is set at 0.6 maximum. The proposed development has a
site cover of less than 0.4 and therefore complies. The proposed planning scheme
amendments remove limitation to site cover which means the building footprint will be
dictated by setbacks, landscaping, car parking, bio-retention, etc.
5.6 Overlays
Under Council’s online mapping, the following over lays are identified as applicable to the
site:
1. Environmental Protection & Enhancement Areas
2. High Potential Acid Sulphate Soil Area (less than 5m AHD)
3. Medium Bushfire Hazard Area
It is submitted that the overlay mapping applies to the site prior to the development of the
Shire Business Centre.
It is noted that no vegetation remains on the site, the site has been filled to a level where the
majority of the site in above 5m AHD and existing bushfire hazard is low due to surrounding
area being developed.
Therefore in this instance the overlays and the related codes are not applicable to this
development application
5.7 Relevant Planning Scheme Codes
The following planning scheme codes have been identified as the relevant assessment
criteria for the proposed development:
• Noosaville Locality Code;
• Business Uses Code;
• Landscaping Code;
• Driveways and Parking Code;
• Waste Management Code;
• Water Sensitive Design Code;
Refer to Appendix 7 – Planning Scheme Code Responses
18
Page 19
Planning Report
Material Change of Use – Industrial Use Type 2
85 Rene Street, Noosaville – Lot 4 SP244573
6.0 CONCLUSION
This development application is for a development permit for a material change of use to
establish a Type 2 Industrial Use (plus ancillary Type 1 Food & Beverage) and a development
permit for operational works for Earthworks, car park, drainage, and landscaping at 85 Rene
Street, Noosaville – Lot 4 SP244573
The report includes a description of the site and the proposal and an assessment against the
relevant planning scheme provisions.
This report concludes that the site is suitable for the proposed development on the following
grounds:
The proposed development is a consistent use within the E4 Precinct in the Shire
Business Centre zone, despite the level of assessment. It is noted that advertised
planning scheme amendments reduce the level of assessment to code;
The proposed ancillary food and beverage use is considered an inconsistent use in this
precinct however in the context of the primary use as a brewery and the scale of the
proposed use, it is considered appropriate in this location and consistent with the
licence conditions to be obtained by the operators;
The maximum building height is exceeded for only a portion of the building to
accommodate the specialised brewing equipment. It is noted that the maximum
height for industrial buildings in this precinct has been increased to 10 metres under the
aforementioned advertised planning scheme amendments. Despite the height, the
building will not be out of character and considered compatible with adjoining existing
and proposed development;
The development is capable of being serviced by existing urban infrastructure such as
reticulated water and sewer, electricity and telecommunication networks and local
roads;
The proposed development has the potential to deliver economic benefits to the
community, which is consistent with the intention of the Shire Business Centre to
function as an employment and business generator; and
The development is unlikely to result in any significant impacts on the environment,
infrastructure or community that cannot be mitigated through appropriate design
outcomes and/or appropriate operational measures.
We therefore recommend the development for Council approval subject to reasonable and
relevant conditions.
19
Page 20
Planning Report
Material Change of Use – Industrial Use Type 2
85 Rene Street, Noosaville – Lot 4 SP244573
Appendix 1
Proposal Plans
Page 21
Planning Report
Material Change of Use – Industrial Use Type 2
85 Rene Street, Noosaville – Lot 4 SP244573
Appendix 2
Contour & Detail Survey
Page 22
Planning Report
Material Change of Use – Industrial Use Type 2
85 Rene Street, Noosaville – Lot 4 SP244573
Appendix 3
Registered survey plan, certificates of title and
SmartMap
Page 23
Planning Report
Material Change of Use – Industrial Use Type 2
85 Rene Street, Noosaville – Lot 4 SP244573
Appendix 4
Noise and Odour Assessment
Page 24
Planning Report
Material Change of Use – Industrial Use Type 2
85 Rene Street, Noosaville – Lot 4 SP244573
Appendix 5
Civil Engineering Design Drawings for Operational
Works
Page 25
Planning Report
Material Change of Use – Industrial Use Type 2
85 Rene Street, Noosaville – Lot 4 SP244573
Appendix 6
Landscaping Plans
Page 26
Planning Report
Material Change of Use – Industrial Use Type 2
85 Rene Street, Noosaville – Lot 4 SP244573
Appendix 7
Planning Scheme Code Responses