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4.0 Planning Report
Town Planning Report Development Permit for a Material Change of Use for Low Impact Industry and Operational Work Prepared on behalf of Karloo Constructions 13 Vision Court Noosaville QLD, 4577 (Lot 5 SP295958) Submitted to Noosa Shire Council 05 January 2021 | 202041
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Page 2
Contact
Will Johnson Town Planner [email protected]
Debbie Johnson Principal [email protected]
Please direct all queries associated with this application to Will Johnson (Town Planner).
This document has been prepared and reviewed by:
Will Johnson Debbie Johnson
This report has been prepared relying on information that was curr ent at the time of preparation. The material
within this report has been prepared for our client and is for the purpose of statutory assessment by the
relevant Local Authority. The material should not be relied upon by any third parties or for any other purpose
outside the intended scope without consulting the authors.
VERSION NO. DATE: REVIEWED BY: APPROVED BY:
1 14/12/2020 Will Johnson Debbie Johnson
2 05/01/2021 Debbie Johnson Will Johnson
Building Suncoast Green
building | design | town planning
6 Lorraine Avenue
Marcoola Beach, QLD, 4573
07 5448 8500
[email protected]
www.buildingsuncoastgreen.com.au
Building Suncoast Green building | design | town planning. QBCC Lic No 65942. FAICD
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Property Details
Street Address: 13 Vision Court Noosaville QLD 4577
Lot/ Plan: Lot 5 SP295958
Current Use: Vacant Land
Site Area: 2202m2
Zone: Medium Impact Industry
Existing Approvals: N/A
Overlays: Acid Sulphate Soils
Local Plan: Noosaville Local Plan
Land Owner: William Kenneth Edward Carson
Details of Application
Application Type: Development Permit for Material Change of Use and Operational Work (Civil, Landscape,
Driveway, Car parking, Stormwater, Sewer).
Proposed Use: Low Impact Industry
Level of Assessment: Code Assessment
Site Cover: 53.04%
Gross Floor Area: 1168m2
Height: Less than 8.0m (approx.)
Referral Triggers: N/A
Applicant: Karloo Constructions C/- Building Suncoast Green
Contact Persons: Will Johnson; Building Suncoast Green
Contact Details: (07) 5448 8500
[email protected]
Attachments DA Form 1
Owners Consent
Proposed Building and Landscape Plans
Proposed Civil Plans
Detail and Contour Survey
Building Suncoast Green building | design | town planning. QBCC Lic No 65942. FAICD
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Contents
1.1 Application Summary ..................................................................................................................................... 6
2.0 Site Characteristics .................................................................................................................................................... 7
2.1 Site Location .................................................................................................................................................. 7
2.2 Zoning ........................................................................................................................................................... 8
2.3 Site Particulars .............................................................................................................................................. 8
2.3.1 Current Use and Improvement .................................................................................................................. 8
2.3.2 Topography ............................................................................................................................................... 8
2.3.3 Vegetation ................................................................................................................................................. 8
3.0 Proposed Development .............................................................................................................................................. 9
3.1 Application Type ............................................................................................................................................ 9
3.2 Built Form Summary ...................................................................................................................................... 9
3.3 Particulars ..................................................................................................................................................... 9
3.4 Infrastructure and Servicing ......................................................................................................................... 12
4.0 State Legislation Assessment .................................................................................................................................. 13
4.1 The Planning Act 2016 ................................................................................................................................ 13
4.2 State Planning Policy ................................................................................................................................... 13
4.3 South-East Queensland Regional Plan........................................................................................................ 13
4.4 Referral Matters ........................................................................................................................................... 13
5 Local Government Assessment .............................................................................................................................. 14
5.1 Noosa Plan 2020 ......................................................................................................................................... 14
5.2 Defined Use ................................................................................................................................................. 14
5.3 Category of Assessment .............................................................................................................................. 14
5.4 Public Notification ........................................................................................................................................ 14
5.5 Overlays ...................................................................................................................................................... 15
5.6 Development Assessment ........................................................................................................................... 15
5.6.1 Noosaville Local Plan Code .................................................................................................................... 15
5.6.2 Medium Impact Industry Zone Code ....................................................................................................... 15
5.6.3 Industry Activities Code ........................................................................................................................... 16
Building Suncoast Green building | design | town planning. QBCC Lic No 65942. FAICD
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5.6.4 Works Code ............................................................................................................................................ 18
5.6.5 Landscaping Code .................................................................................................................................. 18
6.0 Conclusions ............................................................................................................................................................. 19
Appendix 1 ..................................................................................................................................................................... 20
Medium Impact Industry Zone Code ........................................................................................................................... 20
Table of Figures
Figure 1 - Proposed Development schematic, prepared by Building Suncoast Green 2020............................................. 6
Figure 2 - Site Locality, Source: Nearmap 2020 ............................................................................................................... 7
Figure 4 – Precinct Plan, Noosa Plan 2020 ...................................................................................................................... 8
Figure 5 – Proposed Site Plan, Prepared by Building Suncoast Green (2020) ............................................................... 10
Figure 6 – Proposed Elevations, Prepared by Building Suncoast Green (2020) ............................................................ 11
Building Suncoast Green building | design | town planning. QBCC Lic No 65942. FAICD
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1.0 Introduction 1.1 Application Summary This application seeks a Development Permit for Material Change of Use of the premises for Low Impact Industry and Operational Work (civil, landscape, driveway, car parking, stormwater and sewer) The development proposes new industrial development, comprising one (1) tenancy with a gross floor area of 1168m2 (Fig 1), on the subject site being 13 Vision Court Noosaville. Landscaping is proposed to the sites frontage and side boundaries to the east and west. The development presents to the street in a contemporary fashion with a large roof overhang over the main face of the building which comprises four roller doors and balance glazing and personnel entry doors. Parking areas are set in front of the building clearly visible from Vision Court. The site is within the Medium Impact Industry Zone administered by the Noosa Shire Council Planning Scheme 2020, namely the Noosa Plan 2020. The proposed use is a preferred use for the zone of the land and subject to Code Assessment against the assessment benchmarks of the Noosa Plan in addition to state regulatory matters. The purpose of this report is to describe the site and surrounds, provide detail of the development proposal and discuss the relevant assessment benchmarks of the Noosa Plan 2020 and state regulatory matters where applicable. The application is made by Building Suncoast Green who act on behalf of Karloo Constructions (Applicant) by way of written consent from the property owner which accompanies this report. Figure 1 - Proposed Development schematic, prepared by Building Suncoast Green 2020 Building Suncoast Green building | design | town planning. QBCC Lic No 65942. FAICD
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2.0 Site Characteristics
2.1 Site Location
The subject site is located at 13 Vision Court Noosaville QLD 4566, legally described as Lot 5 SP295958
The land has a total area of 2202m2 which is currently vacant and free of existing and mature vegetation. The site is
located within the Noosaville Industrial area which comprises the Gateway Drive West Makers Precinct which consist of
Low Impact Industry zone land the Medium Impact Industry zone land on the eastern side of Gateway Drive and
Venture Drive respectively.
Vision Court
Subject Site
Figure 2 - Site Locality, Source: Nearmap 2021
Surrounding Land Uses
North 4 and 6 Vision Court - Low Impact Industry/ Warehouse type development
East 11 Vision Court – Vacant land subject to future development
South 178 Eumundi Noosa Rd – Vegetated land parcel/ Bunnings Warehouse
West Gateway Drive road and pedestrian path situated between subject site and 32 Gateway Drive
(existing industrial development)
Building Suncoast Green building | design | town planning. QBCC Lic No 65942. FAICD
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2.2 Zoning
The site is located within the Medium Impact Industry zone, in the Noosaville Local Plan Area, Map 12 (Figure 4).
Further, the site is nested in Precinct 7 – Venture Drive Enterprise Precinct.
Subject Site
Figure 3 – Precinct Plan, Noosa Plan 2020
2.3 Site Particulars
2.3.1 Current Use and Improvement
13 Vision Court is vacant land suitable for Industrial activity. The land remains unimproved.
2.3.2 Topography
The subject Lot has an obscure shaped frontage consistent with the shape of Vision Court. The lands topography falls
from the south-east rear corner to the north-west front corner (approximately 1.5m).
2.3.3 Vegetation
The site is free of existing vegetation and comprises mostly grass with exception to existing street trees along the
frontage of which one tree will need to be removed and replaced by the proposal to account for the driveway cross-over
location.
Building Suncoast Green building | design | town planning. QBCC Lic No 65942. FAICD
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3.0 Proposed Development
3.1 Application Type
Material Change of Use of the premises for Low Impact Industry and Operational Work (civil, landscape, driveway, car
parking, stormwater and sewer)
3.2 Built Form Summary
One tenancy;
Sliding glass door and swinging personnel entry/ exit doors and four large roller doors;
Roller doors for light and ventilation along west wall;
330m2 (15%) of landscape;
Outdoor staff recreation area;
9M wide industrial driveway cross-over;
Screened bin enclosure and bin wash down area;
Seventeen car parks (includes 1 PWD space), eight motorcycle parks and internal bicycle store for six bicycle
racks
The development is being built speculatively to support small scale industrial type functions which are compatible with
the intent of the Medium Impact Industry Zone and Precinct 7 – Venture Drive Enterprise Precinct. The building is
orientated towards the on-site parking areas and as such presents suitably to pedestrian movement areas. Landscaping
is concentrated to the street frontage and side boundaries were the building is not built to boundary (east boundary)
3.3 Particulars
Table 1 – Development Particulars
Site Area 2202m2
Boundary Front (north) – Greater than 6.0M
Setbacks
Side (east) – 0M
Side (west) – 3.0M
Rear (south) – .6M (retaining wall)
Tenancies 1
GFA 1168m2
Site Cover 53.04%
Amenities Internal amenities (inclusive of capped facilities to permit potential tenancy split)
Landscape 330m2 proposed (15%)
Height 7.54M from top of proposed slab
Access 9M wide single industrial crossover to Vision Court
Carparking 1 Car Parks, 8 Motorcycle Parks, 6 Bicycles
Building Suncoast Green building | design | town planning. QBCC Lic No 65942. FAICD
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Figure 4 – Proposed Site Plan, Prepared by Building Suncoast Green (2020) Building Suncoast Green building | design | town planning. QBCC Lic No 65942. FAICD
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Figure 5 – Proposed Elevations, Prepared by Building Suncoast Green (2020) Building Suncoast Green building | design | town planning. QBCC Lic No 65942. FAICD
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3.4 Infrastructure and Servicing Stormwater Stormwater from the sites pavement area will be directed to a grated drain at the junction of the driveway cross-over to be connected to the underground piped infrastructure. Roof water will be directed via downpipes to an in ground pit and piped to the underground piped infrastructure. Water/ Sewer Water will be provided to the site in accordance with relevant applications to Unitywater following receipt of a Development Permit. The development will be connected to the reticulated sewerage system in accordance with relevant applications to Unitywater following receipt of a Development Permit. Telecommunication/ Electricity The development is able to be connected to existing telecommunication and electricity services subject to relevant application upon receipt of a Development Permit. Waste Collection/ Refuse The development proposes on-site storage of waste devices inside the property boundaries and within a screened bin enclosure inclusive of wash down facilities. The location ensures Waste Vehicle Collection can occur without impacting on the street network and on-site operations and has been designed in accordance with Councils relevant standards. Waste for management will be the responsibility of the future tenant, it is anticipated bulk bins may be utilized to which each tenant will dispose of waste accordingly. Car Parking/ Access Access to the site is via a 9m wide drive-way crossover. Seventeen (17) regular car parks are provided in front of the building fronting Vision Court. A dedicated and marked accessible car space and adjacent shared space are provided on-site in the centre parking aisle in front of building access points which allow for pedestrian movement into the buildings without crossing primary vehicle movement areas. A 12m x 3.6m loading bay is provided on-site directly setback from the driveway for direct site access, the location ensures not all car parks are obstructed and sufficient aisle width within the driveway is maintained to ensure regular vehicles can access and leave the site. Eight motorcycle parks are provided in the centre aisle of parking bays set back by landscaping at the street frontage. Building Suncoast Green building | design | town planning. QBCC Lic No 65942. FAICD
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4.0 State Legislation Assessment
4.1 The Planning Act 2016
The application for proposed development is assessable development requiring Code Assessment pursuant to Section
45 (3) of the Planning Act.
Code Assessment is an assessment that must be carried out only:
(a) Against the assessment benchmarks in a categorising instrument for the development; and
(b) Having regard to any matters prescribed by regulation for this paragraph.
4.2 State Planning Policy
Part 2 of the Noosa Plan 2020 identifies that the Planning Minister is satisfied that the State Planning Policy, and state
interests is appropriately integrated into the Planning Scheme with exception to Natural hazards, risk and resilience –
coastal hazards (in part). However as this interest is not affected by the proposal no further assessment is required.
4.3 South-East Queensland Regional Plan
The subject site is mapped within the Urban Footprint under the Regional Plan.
The Urban Footprint Intent: The Urban Footprint identifies land within which the region’s urban development needs to
2041 can be accommodated in a way consistent with the goals, elements and strategies of ShapingSEQ.
Description: The Urban Footprint includes established urban areas, broad hectare and remnant broad hectare areas
that could be suitable for future urban development. It incorporates the full range of urban uses, including housing,
industry, business, infrastructure, community facilities and urban open space (SEQRP).
Further to this Local Government planning schemes are the main instrument to which will refine the desired use of the
land and the preferred timing of development within the Urban Footprint.
The proposed development is considered consistent with the strategic intent for the land.
4.4 Referral Matters
A desktop review of the QLD Development Assessment Mapping System confirms the development does not trigger
referrals to the Chief Executive Officer for matters prescribed in Schedule 10 of the Planning Regulation 2017.
Building Suncoast Green building | design | town planning. QBCC Lic No 65942. FAICD
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5 Local Government Assessment
5.1 Noosa Plan 2020
The Noosa Plan 2020 – Amendment 1 came into effect on the 25th of September 2020 and supersedes the Noosa Plan
2020 which was gazetted and came into effect on 31 July 2020.
The site is within the Medium Impact Industry Zone, Precinct 7 – Venture Drive Enterprise Precinct.
5.2 Defined Use
The applicant proposes development of the site for Low Impact Industry, defined as:
Low impact industry means the use of premises for an industrial activity—
1. that is the manufacturing, producing, processing, repairing, altering, recycling, storing, distributing, transferring or
treating of products; and
2. that a local planning instrument applying to the premises states is a low impact industry; and
3. that complies with any thresholds for the activity stated in a local planning instrument applying to the
premises, including, for example, thresholds relating to the number of products manufactured or the level
of emissions produced by the activity.
The development is being undertaken speculatively.
5.3 Category of Assessment
Table 5.5.10.1 – Venture Drive Enterprise Precinct identifies Low Impact Industry requires Code Assessment against
the following assessment benchmarks (codes):
Noosaville Local Plan Code;
Medium Impact Industry Zone Code;
Industry Activities Code; and
Works codes
5.4 Public Notification
The application proposes assessable development which requires Code Assessment and therefore does not require
public notification pursuant to Section 53 of the Planning Act 2016 and Part 4 of the Development Assessment Rules.
Building Suncoast Green building | design | town planning. QBCC Lic No 65942. FAICD
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5.5 Overlays
Comment: The site is mapped on Land Subject to Acid
Sulphate Soils Overlay and within a Category 1 area –
Above 5m AHD to 20m AHD. The development does not
propose soil excavation or removal of soils which
therefore result avoidance of disturbing Acid Sulphate
Soils. No further assessment is needed.
5.6 Development Assessment
5.6.1 Noosaville Local Plan Code
The proposal has been reviewed against the Noosaville Local Plan Code and considered to comply with the Purpose
and Overall Outcomes of the Code, specifically:
(o) Development in the Low impact industry zone and the Medium impact industry zone accommodates a
broad range of industry and business uses, avoiding negative impacts on the amenity of nearby residential
areas.
(p) Activities in industry zones provide important services and products to the community and provide a range
of employment types.
Comment: The application proposes Low Impact Industry development on Medium Impact Industry Zone land. The
development will provide a single large tenancy for an industrial type business. Perceived impacts on nearby residential
areas are negated via land separation from the nearby sensitive land uses west of Gateway Drive, with exception to
nearby Caretaker’s Accommodation units within Vision Court, however it is expected that the design of such units
accommodates future industrial development nearby. Further all industrial activity on-site will occur within a building.
5.6.2 Medium Impact Industry Zone Code
The development achieves the purpose of the Medium Impact Industry Zone, in particular being within the Venture
Drive Enterprise Precinct (7) with regard to being compatible with surrounding industry uses and not undermining or
compromising the zone with incompatible land uses.
Specific assessment of the development against this code is provided in Appendix 1.
Building Suncoast Green building | design | town planning. QBCC Lic No 65942. FAICD
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5.6.3 Industry Activities Code
The development proposed has been found to comply with the purpose and overall outcomes of the Industry Activities
Code.
Table 2 – Industry Activities Code
Performance outcomes Acceptable outcomes Comment
All industry activities
PO1 The development is proposed on a
Industry activities are located on No acceptable outcome provided site suitable for the proposed activity
a site suitable for their intended purpose with regards to access, location, size
and are supported by adequate and zone.
infrastructure and services.
Effects of use
PO2 No acceptable outcome provided Development is being constructed
Industry activities are of a type, scale and speculatively for Low Impact Industry
intensity that is consistent with the zone, activity. Future uses will be consistent
locality and character of the area in which with the relative threshold therefore
it is located. consistent with scale and intensity of
the zone and area.
PO3 No acceptable outcome provided The development will provide for
Industry activities contribute to the local additional GFA (1168m2) for industrial
economy and employment in the area in activity which will create a net benefit
which it is located. to the local economy.
Performance outcomes Acceptable outcomes Comment
Amenity and Safety
Hours of Operation The site does not adjoin a sensitive
PO4 AO4 land use. Trading hours will be
Industry activities are operated in a Where the site adjoins a residential consistent with what’s expected in this
manner to avoid noise emissions that zone or the Rural Residential zone, zone and location.
unreasonably diminish the amenity of the the use does not operate outside of
area or surrounding uses. the hours of 7:00am to 6:00pm,
Monday to Saturday.
Screening N/A
PO5 AO5
Buildings and structures adjacent to a Fencing, landscaping or screening
residential zone provides fencing, is erected to mitigate impacts on
landscaping and screening to mitigate adjoining residential uses.
impacts on adjoining residential uses.
Emissions All industrial activity will occur within a
PO6 AO6.1 building where adverse emissions (if
Development ensures emissions of Development contains any odour, created) will be managed consistent
odour, dust, air pollutants, noise, light or dust air pollutants within the with the specific business operations
vibration do not spread beyond boundaries of the site. and avoid emitting from beyond the
the site boundaries. site boundaries.
AO6.2
Editor’s note— in addition to complying Development achieves the Lighting will be provided internally to
with the corresponding Acceptable environmental values for the each tenancy with only exterior
Outcome, development will need to acoustic environment and acoustic lighting applied above entry and exit
comply with relevant environmental quality objectives for sensitive doors and car parking areas if
legislation including the Environmental receiving environments set out in deemed necessary. No light will be
Protection Act 1994 and subordinate the Environment Protection (Noise) emitted from the site.
legislation.
Building Suncoast Green building | design | town planning. QBCC Lic No 65942. FAICD
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Policy.
AO6.3
Lighting of appropriate intensities is
provided which satisfies the
requirements of Australian Standard
AS1158: Public
Lighting Code, unless otherwise
specified in this Code.
Waste storage Complies
PO7 AO7
Waste management areas are screened Waste storage areas are visually
from the street and adjoining properties screened by landscaping or fencing.
by buildings, landscaping or fencing and
do not detract from the visual amenity of
the streetscape or cause nuisance to
adjoining properties.
External storage and display of goods Not expected, but a relevant condition
PO8 AO8 within the approved decision notice
Storage areas are screened from the Materials stored outside buildings will enforce this requirement.
street and adjoining properties by do not exceed half the height of the
buildings, landscaping or fencing. on-site buildings or if there are no
on-site buildings, the stored
materials do not exceed 4 metres in
height.
PO9 Complies. All activities will be
The storage and use of materials No acceptable outcome provided managed on-site consistent with the
on site does not cause a public health relevant business operations.
hazard or environmental nuisance.
Performance outcomes Acceptable outcomes Comment
Amenity and Safety
PO10 Complies. Future uses will occur
Industry activities are conducted in an No acceptable outcome provided within a building and considered
environmentally responsible manner, controlled environment.
operating without deleterious impacts
on immediate, surrounding or
downstream communities,
environments or environmental
processes.
Performance outcomes Acceptable outcomes Comment
Car Parking
PO11 AO11 Parking has been provided in
Sufficient car parking is available to Parking is provided in accordance accordance with Table 9.4.2.4 for
accommodate the number and type of with Table 9.4.2.4 of Industrial Use – 17 car parks, 8 motor
vehicles likely to be generated by the the Driveways and Parking Code. bike parks and 6 bicycle parks are
use on site. provided for the development. Access
and maneuvering areas have been
designed in accordance with relevant
requirements.
Building Suncoast Green building | design | town planning. QBCC Lic No 65942. FAICD
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5.6.4 Works Code The development proposed has been intentionally designed within the parameters and requirements of the relevant Works Code, 9.4.1-9.4.10 as relevant. The proposal provides for all required vehicle access and maneuvering standards in addition to the required number of vehicle parking spaces (car, motorcycle and bicycle). The site is able to be connected to the reticulated water and sewerage infrastructure subject to relevant applications. Further the site has access to the necessary electricity and telecommunication services. The built form has responded to the constraints, size and shape of the site and has ensured natural light and ventilation opportunities have been maximized where possible. The landscape design has incorporated the use of low maintenance endemic species which ensure landscape at maturity continues to off-set the built form with natural amenity. Existing concrete kerb and channel will be preserved by the proposal with exception to those parts which need to be removed to instate the driveway cross-over. 5.6.5 Landscaping Code Proposed landscaping has opted for the use of endemic species which provide a low maintenance and draught tolerant landscape. The development requires the removal of one (1) existing street tree to construct the proposed driveway, a substitute trees will be planted subject to a suitable location identified on-site. The design proposes a mix of Ivory Curl trees and a mix of Swamp Banskia and Pink Bottle Brush throughout the frontage which assist in generating natural shade to the parking areas and provides natural articulation throughout the open parking areas. Building Suncoast Green building | design | town planning. QBCC Lic No 65942. FAICD
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6.0 Conclusions This application seeks a development permit for a Material Change of Use of the premises for Low Impact Industry and Operational Work (Civil, Landscape, Car Parking, Driveway and Stomrwater). The development proposes a single tenancy within a single building format, property access, vehicle parking and maneuvering areas, on-site landscaping and provision for servicing and infrastructure. The proposed use of the site is consistent and in accordance with the strategic intention for the land. Further to this the application has been made in accordance with the legislative requirements of the Planning Act 2016 and warrants Code Assessment. The development has been found to comply, or be conditioned to comply with the outcomes sought by the Noosa Plan 2020 and relevant assessment benchmarks within. Upon consideration of this report and material included we expect an approval of the development application subject to reasonable and relevant conditions. Should Council wish to discuss or seek further information please direct all queries to Will Johnson of Building Suncoast Green on (07 5448 8500 or [email protected] Kind Regards, Will Johnson Town Planner BUrbDes&TownPlan(Hons) PIA. Building Suncoast Green building | design | town planning. QBCC Lic No 65942. FAICD
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Appendix 1
Medium Impact Industry Zone Code
Building Suncoast Green building | design | town planning. QBCC Lic No 65942. FAICD
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Performance outcomes Acceptable Outcomes Comment
All activities
Built form
Height PO8 Complies – Development proposed at
Buildings and other structures— AO8.1
7.57m (approx.) from top of finished slab.
Buildings and structures are no more than 10 metres in
(a) are low rise and have a visual bulk and architectural scale consistent building height. No excavation required. A site scrape and
with structures on adjoining and nearby land;
level will be required to account for the
(b) have a maximum building height of two storeys; AO8.2
1.5m of fall on the site and existing
do not visually dominate the street or surrounding spaces; Where excavation is required, the maximum portion of
(c) contours/
the exposed external façade of the building cannot
(d) preserve the amenity of surrounding residential development exceed 10 metres in building height.
including privacy, views and access to sunlight; and
(e) respond to the topography of the site and minimise cut and fill where Editor's note—refer to figure AP3-13A
on a sloping site; and
(f) are well articulated with strong horizontal and vertical elements
to provide interest to the street.
Site cover and Gross floor area PO9 Complies – Developments scale and
Buildings and other roofed structures— No acceptable outcome provided.
built form reflects the preferred character
(a) are of a scale that is compatible with surrounding and built form for the area. Adequate
development;
landscaping and on-site staff amenities is
(b) do not present an appearance of bulk to roads or other provided.
areas in the vicinity of the site;
(c) maximise the retention of existing vegetation;
(d) allow for soft landscaping between buildings and within
frontages;
(e) allow for adequate area at ground level for staff amenity;
(f) facilitates onsite stormwater management and vehicular access;
and
(c) are in keeping with surrounding development.
Building Suncoast Green building | design | town planning. QBCC Lic No 65942. FAICD
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Setbacks The development provides for all required
PO10 AO10
setbacks to the main building.
Buildings and other structures are appropriately designed and sited Buildings and roofed structures are set back at least—
to—
Road frontage—
(a) provide amenity for users of the premises as well as preserve
(a) 6 metres to the primary road frontage;
the visual and acoustic amenity of adjoining and nearby
properties (b) 4.5 metres to the secondary road frontage (where
the premises has frontage to more than one
(b) preserve the visual and acoustic amenity of adjoining and road); and
nearby properties
(c) 10 metres to boundaries that adjoin Eumundi Noosa
(c) maintain access to views and sunlight; Road.
(d) provide adequate distance from adjoining land uses;
Other boundaries—
(e) allow space for required vehicle parking;
(a) 0.0 metres to boundaries that adjoin land in an
(f) preserve any existing vegetation that will buffer the building; industry zone or the Venture Drive Enterprise
(g) allow for landscaping between buildings and within frontages to precinct; and
soften buildings, car parking, infrastructure and services;
(b) 3 metres to any other boundary.
(h) maintain the visual continuity and pattern of buildings and
landscape elements within the street;
(i) avoid large areas of continuous wall planes by varying the
building setbacks and using appropriate techniques to
provide visual relief;
(j) not visually dominate the street or surrounding spaces.
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Performance outcomes Acceptable Outcomes
All activities
Building design & Streetscape
Articulation, materials and finishes Complies – Development proposes the use of
alternate colours at the front façade in addition
PO11 AO11.1
to horizontal rebates within sections of the tilt
Buildings are designed and sited to provide visual interest and Development provides interest to the street with a panels either side of the sliding glass doors.
amenity by— well-articulated facade, a mix of external building materials
(a) providing well-articulated buildings with strong horizontal and a varied roof form.
and vertical design; elements to provide interest to the
street; AO11.2
Buildings visible from the street are articulated and use a
(b) using a variety of external building materials for external
mix of materials and appropriate design techniques to
walls where such walls are visible from the street; and
soften the bulk and scale of the building.
(c) providing an interesting and varied site layout and roof
design; AO11.3
(d) articulating the roof with a, pitched or skillion design and Buildings are finished in colours of muted environmental
complements the low rise character of the area and tones. Broad expanses of a single colour are avoided with
surrounding development; and walls broken up by natural tones or by design elements.
(e) incorporate materials, finishes and colours that
complement the natural environment.
Adaptability No acceptable outcome provided. Complies
PO12
Buildings are designed to provide for a range of potential users by
allowing for adaptable floor designs and adequate floor to ceiling
heights.
Building Suncoast Green building | design | town planning. QBCC Lic No 65942. FAICD
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Mechanical plant, equipment and storage AO13.1 Complies – Not proposed at this point.
PO13 Mechanical plant, refuse and recycling area, vents and
Mechanical plant and equipment (including air conditioning exhausts are not visible from a street, public space or
equipment) and storage areas are designed and located to— adjoining residential use and is acoustically screen from
adjoining sensitive land use.
(a) avoid adverse visual impacts when viewed from the street
and adjoining properties; and
AO13.2
(b) visually integrate with the building design. Mechanical plant and equipment are:
(a) located more than 2 metres from any property
boundary;
(b) where located at ground level, screened by fencing
1.5 metres in height or dense vegetation of at least
1.5 metres in width incorporating grouped trees and
shrubs with a maximum separation distance of 1
metre measured from the centre of the tree or
shrub;
(c) 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 fully enclosed or screened where above
ground level such that they are not visible from
the street frontages nor adjoining properties.
Streetscape No acceptable outcome provided Complies – The development addresses the
street suitably and is largely setback from the
PO14
street frontage with landscaping and open air
Visual amenity and character surrounding the major road parking provided towards the frontage along
network is protected and enhanced by providing an interesting Vision Court
built form, appropriate landscaping, safe and efficient pedestrian
movement and minimal advertising signage.
Landscaping PO15.1 Complies – Landscaping is provided to 15% of
Landscaping is provided to a minimum of 15% of the site, the site area with the bulk of which being sited at
PO15
the properties frontage consistent with PO15.1
Landscaping is designed, planted and maintained in accordance of which, a minimum of 60% is forward of the building line
with Councils Planning Scheme Policy PSP2 Landscaping and— and is visible from the street.
Building Suncoast Green building | design | town planning. QBCC Lic No 65942. FAICD
Page 25
(a) provides planting in mulched areas at entrances, along
street frontages, around car parking and site facilities to PO15.2
provide screening and shading; Landscaping is provided along boundaries at the following
minimum widths—
(b) reduces the impact of building bulk through the planting of
vegetation that is in scale with the building, and by using
Road frontages—
mounding where appropriate;
(a) 6 metres;
(c) enhances the visual amenity of the existing streetscape;
(b) 10 metres to boundaries that adjoin Eumundi Noosa
(d) enhances the view from the major road network;
Road; and
(e) suits the relative size and nature of the development; where there is uncovered visitor car parking a minimum of 2
(f) screens incompatible land uses; and metres of soft landscaping is provided along the road
boundary.
reduces the visual impact of stormwater
infrastructure on site.
Other boundaries—
(a) 6 metres to boundaries that adjoin a residential zone;
(b) 0 metres to any industry zone; and
(c) 3 metres to boundaries that adjoin any other zone.
Editor's note—refer to figure AP3-5B
Safety and amenity
Amenity Complies – All activities are intended to occur
indoors and in a controlled environment.
PO16 AO16.1
Development ensures that any emissions of odour, dust, air Development contains odour, dust air pollutants within the
pollutants, noise, light or vibration do not spread beyond the site boundaries of the site.
boundaries.
AO16.2
Editor’s note— in addition to complying with the corresponding Development achieves the environmental values for the
Acceptable Outcome, development will need to comply with acoustic environment and acoustic quality objectives for
relevant environmental legislation including the Environmental sensitive receiving environments set out in the Environment
Protection Act 1994 and subordinate legislation. Protection (Noise) Policy.
Building Suncoast Green building | design | town planning. QBCC Lic No 65942. FAICD
Page 26
PO17 Complies – As above.
Uses are located, designed and operated to avoid significant No acceptable outcome provided
adverse changes to the light, air quality, noise, accessibility or
other conditions enjoyed by users of associated, adjoining or
nearby uses.
Hours of operation AO18 Not Applicable
PO18 Where the site adjoins a residential zone, the use does not
Development is operated in a manner to avoid noise emissions operate outside of the hours of 7.00am to 6.00pm, Monday
that unreasonable diminish the amenity of the area or to Saturday.
surrounding uses.
Safety PO19 Complies - The development has been designed
to achieve casual and uninterrupted site lines
Development creates a safe environment by incorporating key from the street frontage to the rear of the site.
elements of crime prevention through environmental design in its No acceptable outcome provided
layout.
PO20 AO20.1 Complies – The sites boundaries are either
defined by landscape elements or built form.
All property boundaries are clearly identifiable with public and private Boundaries are identified by such means as:
spaces clearly defined. (a) fencing;
(b) changes in surface materials or levels; or
(c) landscape treatments.
AO20.2
Loading and storage areas are well lit or can be locked after
hours.
Security PO21 Complies
Development facilitates the security of people and property having
No acceptable outcomes provided
regard to:
(a) opportunities for casual surveillance and sight lines;
(b) exterior building design that promotes safety;
(c) appropriate signage and wayfinding;
(d) building entrances, loading and storage areas that are well lit
and lockable after hours.
Building Suncoast Green building | design | town planning. QBCC Lic No 65942. FAICD
Page 27
Editor’s Note—Applicants may find useful guidance to the Queensland
Government’s Crime Prevention through Environmental Design
Guidelines for Queensland.
Waste Storage PO22 AO22 Complies – Waste storage is proposed inside the
Waste storage areas are visually screened by landscaping or property boundaries adjacent to the driveway and
Waste storage areas are screened from the street and adjoining fencing. screened from public view. The bin enclosure
properties by buildings, landscaping or fencing and do not detract ensures waste storage devices are not seen from
from the visual amenity of the streetscape or cause nuisance to the road and includes a wash down facility.
adjoining properties.
External storage and display of goods AO23 Not Applicable
PO23 Materials stored outside buildings do not exceed half the height of
the on-site buildings or if there are no on-site buildings, the stored
Storage areas are screened from the street and adjoining properties materials do not exceed 4 metres.
by buildings, landscaping or fencing.
Vandalism Complies
AO24
PO24
Buildings or structures that are visible from and accessible from
Buildings and structures are designed to minimise opportunities a public street or laneway:
for vandalism. (a) avoid the use of solid fences and blank walls which
attract graffiti or where solid blank surfaces are unavoidable,
employ measures in the form of landscaping, creepers, murals,
vandal resistant paint;
(b) with windows at ground level use measures that deter
break and enters; and
(c) are constructed to be vandal and graffiti proof.
Lighting Complies – All lighting utilized by the
AO25.1 development will comply with Australian
PO25
Lighting of appropriate intensities is provided which satisfies the Standards.
Lighting of appropriate intensities maximises safety. requirements of Australian Standard AS1158: Public Lighting
Code unless otherwise specified in this Code.
AO25.2
External lighting of a graduated 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.
AO25.3
Building Suncoast Green building | design | town planning. QBCC Lic No 65942. FAICD
Page 28
Lighting is directed onto the site and away from neighbouring
properties.
AO25.4
Vandal-resistant lighting is used in public and publicly accessible
areas.
Staff amenity Complies – A free-standing staff recreation area
AO26 structure will be provided for on-site staff within
PO26
An on-site recreation area is provided in a private location, the landscaping at the front of the site.
The use includes on-site amenities for employees in an attractive removed from any noisy or odorous activities, and
setting protected from the weather. incorporates—
(a) protection from the weather;
(b) safe access for all staff eating; and
(c) tables and rubbish bins
Security fencing AO27 Development will comply
PO27 Security fencing no less than 1.8 metres in height encloses
the rear and side boundaries of the site and prevents
All property boundaries are clearly identifiable and suitable day unauthorised access to all outdoor parts of the site involved
and night safety and security measures are provided to protect in the use.
people and property.
PO28 AO28 Development will comply
Security fencing is in keeping with the surrounding area and does Fencing on any frontage is setback an average of 2 metres
not have an adverse impact upon the appearance of the provided that no part of the fencing is within 1 metres of the
property boundary.
streetscape.
Building Suncoast Green building | design | town planning. QBCC Lic No 65942. FAICD
Page 29
Performance outcomes Acceptable Outcomes Comment
Additional provisions for the Venture Drive Enterprise Precinct
PO36 The development will provide a
large floor space for a low impact
Development is for industry and other small scale compatible No acceptable outcome provided.
industry type business. The
uses to encourage opportunities for co-location including creative layout of the development and
industries and small scale enterprise. future provisions for internal
services is so that if required or
desired the building could
become two tenancies.
PO37 Complies
Development is consistent with and not negatively impact on the No acceptable outcome provided.
industrial nature of the area including those uses listed as Medium
Impact Industry in Table SC1.1.2 - Industry thresholds.
PO38 Not Applicable
The Venture Drive Enterprise precinct accommodates medium No acceptable outcome provided.
impact industries, businesses and supporting ancillary and small
complementary uses. For ancillary and complementary uses the
gross floor area of any food and drink outlet, retail or
administration component does not exceed a combined gross
floor area of no more than 40% of the total gross floor area of the
site with:
(a) any ancillary retail sales or administration component
having an individual gross floor area no greater than 30% of
the total gross floor area of the site; and
(b) any ancillary food and drink outlet component having an
individual gross floor area no greater than 30% of the total
gross floor area of the site or 60m2 whichever is the lesser;
and
(c) any complementary use has a gross floor area of no greater
than 10% of the total gross floor area of the site or 30m 2 whichever
the lesser.
Building Suncoast Green building | design | town planning. QBCC Lic No 65942. FAICD