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MCU14/0073 Town Planning Report
DEVELOPMENT APPLICATION FOR MATERIAL CHANGE OF USE FOR AN EXTENSION TO AN EXISTING INDUSTRIAL BUSINESS (TYPE 2) – SOFT DRINK FACTORY WITHIN AN EXISTING BUILDING AT 271 LAKE MACDONALD DRIVE, LAKE MACDONALD QLD 4563 LOT 2 ON SP108094 PREPARED FOR COOROY PROPERTY PTY LTD TOWN PLANNING REPORT SEPTEMBER 2014 REF: 130814
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DEVELOPMENT APPLICATION FOR MATERIAL CHANGE OF USE FOR
AN EXTENSION TO AN EXISTING INDUSTRIAL BUSINESS (TYPE 2) –
SOFT DRINK FACTORY WITHIN AN EXISTING BUILDING
COOROY PROPERTY PTY LTD
TOWN PLANNING REPORT
© ADAMS + SPARKES TOWN PLANNING +DEVELOPMENT
All information contained within this document is provided in strict commercial confidence and is the property of ADAMS + SPARKES. 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 ADAMS + SPARKES. ADAMS + SPARKES 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. This document is not to be disclosed or reproduced in part or in
full, without express written authority from ADAMS + SPARKES.
DOCUMENT CONTROL
PROJECT NO. 130814 - AUTHORISED FOR ISSUE
Revision No. Date Revision Details Author Reviewer
A September 2014 Draft (for Client review) R.Reitano C.Adams
B September 2014 Final R.Reitano C.Adams
Author: Rebecca Reitano (Town Planner)
Signed:
Reviewer: Cameron Adams (Managing Director)
Signed:
Approved by: Cameron Adams (Managing Director)
Signed:
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Contents
1 INTRODUCTION ..................................................................................................................................................................................... 5
2 SITE HISTORY, DETAILS AND CHARACTERISTICS ......................................................................................................................... 7
2.1 LOCATION & REAL PROPERTY DESCRIPTION ....................................................................................... 7
2.2 WIMMERS SOFT DRINK FACTORY .................................................................................................... 8
2.3 SITE DESCRIPTION ......................................................................................................................... 8
2.4 LAND OWNERSHIP ........................................................................................................................ 9
2.5 EASEMENTS, ENCUMBRANCES AND INTERESTS ................................................................................... 9
2.6 SITE CONTAMINATION ................................................................................................................... 9
2.7 EXISTING LAND USES ..................................................................................................................... 9
2.8 SURROUNDING LAND USES ........................................................................................................... 10
3 PROPOSED DEVELOPMENT ............................................................................................................................................................. 12
3.1 APPLICATION DETAILS & LEVEL OF ASSESSMENT .............................................................................. 12
3.2 AREAS OF NON‐COMPLIANCE ........................................................................................................ 12
3.2.1 Cooroy & Lake Macdonald Locality Code, Division 24 (Rural Zone) ................................ 12
3.2.2 Cooroy & Lake Macdonald Locality Code, Probable Solution 7.1 (Height)...................... 12
3.2.3 Business Uses Code, Probable Solution 14.2 (Amenity) .................................................. 13
3.2.4 Business Uses Code, Probable Solution 11.1 (Site Locality) ............................................. 13
3.3 PROPOSAL DETAILS ..................................................................................................................... 13
3.3.1 Engineering and Traffic ................................................................................................... 16
3.3.2 Landscaping..................................................................................................................... 17
3.3.3 Emissions ......................................................................................................................... 17
3.4 SUMMARY ................................................................................................................................. 17
4 STATUTORY FRAMEWORK ............................................................................................................................................................... 18
4.1 STATE PLANNING REGULATORY PROVISIONS .................................................................................... 18
4.2 SOUTH EAST QUEENSLAND REGIONAL PLAN 2009‐2031 .................................................................. 18
4.3 STATE PLANNING POLICY .............................................................................................................. 19
4.4 STATE INTERESTS ........................................................................................................................ 19
5 LOCAL PLANNING INSTRUMENT – THE NOOSA PLAN ................................................................................................................. 20
5.1 USE DEFINITION.......................................................................................................................... 20
5.2 LEVEL OF ASSESSMENT ................................................................................................................. 20
5.2.1 Desired Environmental Outcomes ................................................................................... 20
5.2.2 Planning Locality & Zone ................................................................................................. 20
5.2.3 Overlay Areas .................................................................................................................. 21
5.2.3.1 Biodiversity Overlay ..................................................................................................... 21
5.2.3.2 Natural Hazard: Agricultural Land Overlay ................................................................. 22
5.2.4 Relevant Codes ................................................................................................................ 22
6 CONCLUSION AND RECOMMENDATIONS ...................................................................................................................................... 23
COOROY PROPERTY PTY LTD
SEPTEMBER 2014
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DEVELOPMENT APPLICATION FOR MATERIAL CHANGE OF USE FOR AN EXTENSION TO AN EXISTING INDUSTRIAL BUSINESS (TYPE 2) – SOFT DRINK FACTORY WITHIN AN EXISTING BUILDING 271 LAKE MACDONALD DRIVE, LAKE MACDONALD 4 TABLES TABLE 1 APPLICATION SUMMARY .......................................................................................................................................................................... 5 TABLE 2 SITE SUMMARY TABLE............................................................................................................................................................................. 7 TABLE 3 SHEET SCHEDULE OF PROPOSED DESIGN PLANS (REFER TO APPENDIX I) ................................................................................................. 13 FIGURES FIGURE 1 LOCATION MAP (SOURCE: INFORMATION QLD 2014) ................................................................................................................................ 7 FIGURE 2 APPROVED SITE PLAN (REF: COUNCIL PERMIT MCU13/0171) ................................................................................................................. 8 FIGURE 3 SATELLITE IMAGERY OF SITE AND SURROUNDS (SOURCE: GLOBE 2014).................................................................................................... 9 FIGURE 4 SATELLITE IMAGERY OF SITE AND SURROUNDS (SOURCE: GLOBE 2014).................................................................................................. 11 FIGURE 5 SITE PLAN (SOURCE: REFER TO PROPOSAL PLANS PREPARED BY ZENITH DESIGN WITHIN APPENDIX I) ........................................................ 14 FIGURE 6 OVERALL FLOOR PLAN (SOURCE: REFER TO PROPOSAL PLANS PREPARED BY ZENITH DESIGN WITHIN APPENDIX I) ...................................... 14 FIGURE 7 OFFICE FLOOR PLAN (SOURCE: REFER TO PROPOSAL PLANS PREPARED BY ZENITH DESIGN WITHIN APPENDIX I) ......................................... 15 FIGURE 8 NORTHERN ELEVATION (SOURCE: REFER TO PROPOSAL PLANS PREPARED BY ZENITH DESIGN WITHIN APPENDIX I) ...................................... 16 FIGURE 9 ACCESS AND PARKING PLAN (SOURCE: REFER TO PROPOSAL PLANS PREPARED BY ZENITH DESIGN WITHIN APPENDIX I) .............................. 17 FIGURE 10 SOUTH EAST QUEENSLAND REGIONAL PLAN MAP (SOURCE: DSDIP 2014)........................................................................................... 18 FIGURE 11 BIODIVERSITY OVERLAY (SOURCE: THE NOOSA PLAN 2006) ................................................................................................................ 22 FIGURE 12 NATURAL HAZARD: BUSHFIRE & ACID SULFATE SOILS OVERLAY (SOURCE: THE NOOSA PLAN 2006) ....................................................... 22 COOROY PROPERTY PTY LTD SEPTEMBER 2014
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1 INTRODUCTION
1. This town planning report is intended to accompany an Impact Assessable Development Application for a
Material Change of Use prepared by ADAMS + SPARKES Town Planning + Development (hereafter,
‘ADAMS + SPARKES’). This Town Planning Report has been prepared for and on behalf of the applicant,
Cooroy Property Pty Ltd, over land at 271 Lake Macdonald Drive, Lake Macdonald and is legally
described as Lot 2 on SP108094.
2. The proposed Material Change of Use seeks approval for an extension to existing Wimmers Soft Drink
Factory within part of the existing building, formally known as the Cooroy Brickworks, in accordance with
the proposal plans prepared by Zenith Design (refer to Appendix I). The proposed extension of 3,021m2
will allow for an increase in manufacturing and storage areas and will also provide for an increase in
production as required during peak operations. An exact estimate of production has not been determined,
however will not exceed more than 20,000 tonnes annually.
3. The site, subject to this application, is located at 271 Macdonald Drive, Lake Macdonald within the Rural
Zone of the Cooroy and Lake Macdonald Locality of The Noosa Plan (as amended 16 September
2013) hereafter the “planning scheme”.
4. The purpose of this report is to describe the site (including relevant background and history of approvals)
the proposed development, and to address the relevant town planning and design issues with respect to
the proposed extension. To assist in the assessment of the development application, this report addresses
the relevant town planning issues relating to the proposed development, including:
State Planning Regulatory Provisions;
State Planning Policy;
South East Queensland Regional Plan 2009-2031; and,
Noosa Plan 2006 (as amended September 2013).
5. This report should be read in conjunction with the following supporting documentation:
Appendix I Proposed Plans prepared by Zenith Design;
Appendix II Development Permits;
Appendix III Site Survey Plan prepared by Skyline Surveyors;
Appendix IV Certificate of Title;
Appendix V Contaminated Land Search; and,
Appendix VI Local Government Code Assessment.
6. Table 1 provides an overview of the subject site and the development application particulars.
Table 1 Application Summary
PROPOSAL DETAILS
PROPOSED DEVELOPMENT Development Permit for Material Change of Use for an extension to an
existing Industrial Business (Type 2) – Soft Drink Factory within an
Existing Building.
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APPLICANT Cooroy Property Trust Pty Ltd
CONTACT ADAMS + SPARKES TOWN PLANNING + DEVELOPMENT
Attn: Cameron Adams
PO Box 1000
Buddina QLD 4575
P: 07 5313 7705
E: [email protected]
PROJECT TEAM Town Planners ADAMS + SPARKES
Architecture & Design Zenith Design
Surveyors Skyline Surveyors
LOCAL GOVERNMENT Noosa Shire Council
PLANNING SCHEME The Noosa Plan 2006 (as amended 16 September 2013)
ASSESSMENT LEVEL Impact Assessable
STATE ASSESSMENT Concurrence Agency assessment of the proposed development is
REFERRAL AGENCY required under the State Planning Regulatory Provisions for the South
MATTERS East Queensland Regional Plan 2009-2031.
SITE DETAILS
ADDRESS 271 Lake Macdonald Drive, Lake Macdonald QLD 4563
PROPERTY DESCRIPTION Lot 2 on SP108094
REGISTERED LAND OWNER Cooroy Property Pty Ltd
CURRENT SITE AREA 14.14 hectares
EXISTING LAND USE Wimmers Soft Drink Factory and established industrial building
SOUTH EAST QUEENSLAND REGIONAL PLAN 2009-2031
DESIGNATION Regional Landscape & Rural Production Area
THE NOOSA PLAN 2006 (AS AMENDED 16 SEPTEMBER 2013)
LOCALITY PLAN Cooroy & Lake Macdonald
ZONE Rural Zone
OVERLAYS Biodiversity Overlay (Major Waterbodies, Riparian Buffer Area,
Watercourses & Drainage Lines & Environmental Protection
Area);
Natural Hazard: Landslide & Flooding Overlay (Streams, Rivers &
Drainage Lines); and,
Natural Resources Overlay (Agricultural Land Conservation
Area).
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2 SITE HISTORY, DETAILS AND CHARACTERISTICS
7. A site inspection was undertaken by ADAMS + SPARKES as part of the preparation of this town planning
report. Observations from this site inspection have been incorporated into the following sections of the
report. Table 2 below, provides a summary of the details applying to the subject site.
Table 2 Site Summary Table
Address 271 Lake Macdonald Drive, Lake Macdonald QLD 4563
Property Description Lot 2 on SP108094
Tenure Freehold
Current Site Area 14.14 hectares
Locality Cooroy & Lake Macdonald
Zone Rural Zone
2.1 Location & Real Property Description
8. As discussed, the subject site is located at 271 Lake Macdonald Drive, Lake Macdonald and is legally
described as Lot 2 on SP108094. Figure 1 below illustrates that the subject site is located west of Lake
Macdonald and north-east of the Cooroy Township.
Subject Site
Figure 1 Location Map (source: Information Qld 2014)
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2.2 Wimmers Soft Drink Factory
9. The existing Wimmers factory was approved under Council Permits MCU13/0171 & OPW13/1038 (refer to
approved Site Plan shown in Figure 2 and Permits within Appendix II). The approved development
provides for 5,560m2 of gross floor area within the eastern part of the existing building, in addition to
access, vehicle parking, stormwater drainage and landscaping.
Figure 2 Approved Site Plan (ref: Council Permit MCU13/0171)
10. Upon commencement of operations, the Wimmers Factory will provide for the employment of
approximately 20 employees. The hours of operation will be within standard business hours (i.e. 7am to
5pm, Monday to Saturday) with current capacity generated at a maximum of 2,000 litres of product per
day. During cooler months (i.e. around winter) production outputs are typically reduced. The proposed
extension in Gross Floor Area of 3,021m2 will allow for an increase in manufacturing and storage areas,
which will result in an increase of production as required during peak operations. As previously outlined,
an estimate of production has not been determined however, it is understood that it will not exceed over
20,000 tonnes annually.
2.3 Site Description
11. The subject site is irregular in shape and has a total area of 14.14 hectares. In addition, the site has a
frontage of approximately 560 metres to Lake Macdonald Drive. The general local topography comprises
low hills, with the site having a slight gradient to the north and west (refer to Appendix III). These areas
having historically been filled to create a level area for which the existing factory is located.
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2.4 Land Ownership
12. The registered owner of Lot 2 on SP108094 is Cooroy Property Pty Ltd (refer to Appendix IV – Certificate
of Title). Consent of the land owner has been obtained to enable the lodgement of this application.
2.5 Easements, Encumbrances and Interests
13. The subject lot is owned in freehold tenure and is affected by Easement A on SP108094, which burdens
the land in favor of the South East Queensland Electricity Corporation Ltd. The purpose of this easement
is to provide for access and operations of the existing substation located on-site.
2.6 Site Contamination
14. A search of the Environmental Management Register (EMR) and the Contaminated Land Register (CLR)
was undertaken on the 6 August 2013, which confirms that the subject site is listed on the EMR (refer to
Appendix V). There is no Notifiable Activity stated, however the subject site was amalgamated in past
with Lot 4 on RP108925 and Lot 4 on RP173884, which were listed on the EMR as they previously formed
part of the brickworks. The proposed extension will not be located within parts of the subject site, identified
as being affected by contamination.
2.7 Existing Land Uses
15. The aerial imagery and photos below (refer to Figure 3 & Photos 1 - 2) demonstrate that the subject site
is highly developed as a result of historical development.
Subject Site
Figure 3 Satellite Imagery of Site and Surrounds (source: Globe 2014)
16. The subject site operated as the Cooroy Brickworks and as a result, the site contains remnants of this land
use, including a chimney stack, buildings, storage areas and structures. The Site Survey Plans prepared
by Skyline Surveyors (refer to Appendix III) illustrate that the subject site comprises an existing building,
two (2) detached offices, detached fuel storage tanks, chimney stack, four (4) existing accesses, an
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easement and ancillary buildings and structures. The buildings are estimated to have an approximate
floor area between 15,000m2 to 20,000m2 of which, the approved Wimmers Factory utilises approximately
5,560m2 and the proposed extension will occupy an additional 3,021m2.
Photo 1 Street view of Cooroy Brickworks (source: Google Maps 2010)
Photo 2 Existing buildings and structures (source: ADAMS + SPARKES 2013)
17. Further details of the proposed extension and proximity to the approved section are provided in section 3
of this Town Planning Report and shown on the proposal plans prepared by Zenith Design (refer to
Appendix I).
2.8 Surrounding Land Uses
18. As shown in Figure 4 (below) a number of land uses occur or are located within close proximity to the
subject site, including but not limited to:
An existing turf farm located directly north of the subject site;
Proposed extractive and screening activities approved to be undertaken on adjoining Lot
3 on SP108094 (north of subject site) in accordance with MCU12/0216 approved 27
August 2013;
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Open paddocks and grazing land are located generally to the north and west;
Several existing residences are located to the south of Lake Macdonald Drive and east
of the subject site as well as within the general surrounding area; and,
Lake Macdonald is located to the west of the subject site.
Subject Site
Figure 4 Satellite Imagery of Site and Surrounds (source: Globe 2014)
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3 PROPOSED DEVELOPMENT
3.1 Application Details & Level of Assessment
19. This development application seeks a Development Permit for a Material Change of Use for an
extension to an existing Industrial Business (Type 2 – Soft Drink Factory) within an Existing
Building.
20. According to Table 6.8 Assessment Categories and Relevant Assessment Criteria for the Rural Zone –
Making a Material Change of Use, the proposed development, being an Industrial Business, is subject to
Impact Assessment and is therefore assessed against the entire planning scheme.
3.2 Areas of non-compliance
21. The following sections address those areas of non-compliance with the planning scheme, as identified in
Appendix VI of this Town Planning Report.
3.2.1 Cooroy & Lake Macdonald Locality Code, Division 24 (Rural Zone)
22. Division 24 (Specific Outcomes and Probable Solutions for Rural Zone) and more specifically, Table 6.2,
outlines that the proposed use is an inconsistent use and therefore conflicts with the planning scheme.
23. As previously outlined, this application seeks approval for an extension to the approved industrial land use
within an existing industrial building. The new area will accommodate additional manufacturing and
storage facility for Wimmers Soft Drink. This application demonstrates sufficient grounds for approval, on
the following basis:
The subject site is not suitable for the establishment rural activities due to historical land
uses and the surrounding existing land uses (i.e. quarry activities and residences etc);
The proposed reuse of the existing building will ensure that existing natural features are
retained and enhanced (i.e. vegetation, landscape and waterways); and,
The proposal seeks to provide an outcome, which ensures that non-worsening impacts
will occur, and, which will also provide a range of benefits to the wider community,
including future employment opportunities for the local Cooroy community.
3.2.2 Cooroy & Lake Macdonald Locality Code, Probable Solution 7.1 (Height)
24. Probable Solution 7.1 outlines that buildings and structures, which are located in the Rural Zone, are to
have a maximum height of eight (8) metres or nine (9) metres, where the roof is pitched and no other part
of the building exceeds eight (8) metres. Given that the existing building has a height of 9.8 metres, the
proposal is not able to meet Probable Solution 7.1 and must address Specific Outcome 7, which states
that buildings and structures:
“a) are low rise and present a building height consistent with structures on adjoining and
surrounding premises;
b) have a maximum building height of 2 storeys;
c) do not visually dominate the street, surrounding spaces or the existing skyline;
d) preserve the amenity of surrounding land uses;
e) respect the scale of existing vegetation; and
f) respond to the topography of the site by avoiding extensive excavation and filling.”
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25. In respect of the above and the exceedance of 1.8 metres in height, it should be noted that the proposed
factory will not appear more than two (2) storeys. Further, the proposal will be consistent with the subject
site and the surrounding areas, whilst providing an outcome, which:
Does not visually dominate the street, surrounding spaces or skyline;
Retains existing vegetation; and,
Does not propose extensive excavation or filling.
26. Based on the above reasoning, the proposed development will provide a significant improvement to the
amenity of the subject site and surrounding area, based on the previous use of the subject site.
3.2.3 Business Uses Code, Probable Solution 14.2 (Amenity)
27. The proposed Wimmers signage will not comply with Probable Solutions 14.2, which specifies that the
maximum sign face area of any single sign should not exceed 4m2 on any face. However, given the scale
of the proposed development and subject site, the proposal is able to demonstrate compliance with
Specific Outcome 14, as the proposed signage will be of an appropriate scale, proportion and bulk, whilst
contributing to the overall design and amenity of the development.
3.2.4 Business Uses Code, Probable Solution 11.1 (Site Locality)
28. Probable Solution 11.1 specifies that the proposed development is to be located within the Industry Zone.
Whilst, the subject site is identified as being within the Rural Zone, the proposed redevelopment of an
existing industrial building demonstrates that the proposal complies with Specific Outcome 11.
3.3 Proposal Details
29. As indicated previously, the subject application for a Material Change of Use is to facilitate an extension to
the existing Wimmers Soft Drink Factory, as depicted on the proposed design plans prepared by Zenith
Design (refer to Appendix I and Figures 5 – 8 below). Table 3 details the schedule of proposal plans
applicable to the subject development application.
Table 3 Sheet Schedule of Proposed Design Plans (refer to Appendix I)
Sheet No. Drawing Title
1 of 14 Perspectives
2 of 14 Site Plan
3 of 14 GF Overall
4 of 14 GF Office
5 of 14 FF Overall
6 of 14 FF Office Layout
7 of 14 Elevations
12 of 14 Carpark Layout
30. As shown in Figure 5 below, the extension will be located in the eastern part of the existing industrial
building. The remaining buildings and site area to the west will remain segregated for future uses.
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Existing Factory
Figure 5 Site Plan (source: refer to proposal plans prepared by Zenith Design within Appendix I)
31. The proposed extension of 3,021m2 will result in a total Gross Floor Area of 8,547m2, which will
accommodate manufacturing and storage as shown within Figure 6 below and proposal plans within
Appendix I. The extension will provide for flexibility to increase production as a result of expected future
demand and peak operations. Further, the existing capacity of delivery trucks has to date not been at full
capacity and as such, the proposal will not result in an increase in truck movements only an increase of
truck capacity.
Figure 6 Overall Floor Plan (source: refer to proposal plans prepared by Zenith Design within Appendix I)
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32. Figure 7 illustrates that the approved layout for the office has been slightly revised, although retains the
key features of the original approval (i.e. reception, museum area, sales area mezzanine level (not
shown) and offices, see proposal plans with Appendix I). The revised floor plans are able to provide for
more efficient daily operations and layout, including a revised entry location.
Figure 7 Office Floor Plan (source: refer to proposal plans prepared by Zenith Design within Appendix I)
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33. The proposed extension will maintain the existing maximum height of 9.8 metres and the appearance of
two (2) storeys (refer to Figure 8 below and proposal plans prepared by Zenith Design within Appendix
I). It is noted that the design of the approved entry façade for the Wimmers Factory has been changed to
reflect a more subtle design, and represent a more modern industrial land use.
Figure 8 Northern Elevation (source: refer to proposal plans prepared by Zenith Design within Appendix I)
34. The façade of the proposed extension has been designed to reflect the adjoining Wimmers warehouse
factory, and will be constructed to a high quality standard.
3.3.1 Engineering and Traffic
35. The proposed development will be connected to all necessary infrastructure, including, water, wastewater,
electricity and telecommunications services in accordance with the approved development permits (refer
to Appendix II). In addition, the extension will not result in an increase in vehicle movements per day,
which will be undertaken in accordance with the approved maximum of 10 trips per day for heavy vehicles
(refer to MCU13/0171).
36. The subject site currently comprises four (4) existing access driveways to Lake Macdonald Drive (refer to
Appendix III). As part of the proposed extension, existing Gates 2 will be retained as the main access
point with Gate 3 proposed to be upgraded in accordance with Council standards and requirements (refer
to Figure 9 below). Gate 2 will continue to provide for truck and staff access only, whereas the proposed
use of Gate 3 will be limited to visitors. Figure 9 also demonstrates that the proposed extension will
provide for additional vehicle parking, resulting in a total of 91 vehicle parking spaces (refer to proposal
plans prepared by Zenith Design within Appendix I).
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Figure 9 Access and Parking Plan (source: refer to proposal plans prepared by Zenith Design within Appendix I)
37. Gate 1 is utilized by CSR Building Products and this arrangement will continue. Furthermore, the
remaining access points will be retained and secured to restrict public access at all times, with Gate 4
also being for access on an as needs basis only.
3.3.2 Landscaping
38. Areas of vegetation located on the western and north-eastern boundaries will be retained in accordance
with the approved development. Further, landscaping and fencing will be undertaken in accordance with
OPW13/1038.
3.3.3 Emissions
39. Any additional emissions generated by the proposed extension will be minimal and further mitigated
through the appropriate use of building materials, location of proposed equipment and sufficient buffer
areas to neighbouring properties. The proposal will be undertaken in accordance with the previous
approvals (Appendix II) and any conditions of a future development permit.
3.4 Summary
40. This Town Planning Report demonstrates that the proposed development, which seeks to accommodate
an extension to the Wimmers Soft Drink Factory of 3,021m2, provides an overall outcome that is
consistent with and contributes to the subject site and surrounding area. Given that the proposal also
demonstrates compliance with the relevant codes and is able to demonstrate sufficient grounds for
approval where conflicts occur with the relevant provisions of The Noosa Plan 2006, approval of the
proposal is warranted subject to reasonable and relevant conditions.
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4 STATUTORY FRAMEWORK
41. This section of the Town Planning Report describes the statutory planning framework applicable to the
proposed development and the development application.
4.1 State Planning Regulatory Provisions
42. This development application must have regard to all relevant and applicable State Planning Regulatory
Provisions (SPRPs). SPRPs are used to regulate development. The following SPRPs are currently
operational within Queensland under the provisions of the SPA:
South East Queensland Regional Plan 2009 – 2031;
Guragunbah;
Adopted charges;
Yeerongpilly Transit Oriented Development;
Off-road motorcycling facility on State-owned land at Wyaralong;
Adult stores; and,
South East Queensland Koala Conservation SPRPs.
43. The SPRPs, which are applicable to this development application, includes the Adopted Charges SPRPs
and the South East Queensland Regional Plan 2009 – 2031 (SEQRP) SPRPs. The Adopted Charges
SPRPs are applied to development, which has been approved and therefore does not require further
assessment. An assessment against the SEQRP SPRPs is provided in section 4.2 below.
4.2 South East Queensland Regional Plan 2009-2031
44. The South East Queensland Regional Plan 2009-2031 (SEQRP) is the principle planning document for
managing growth and development within the region. Figure 10 below illustrates that the subject site is
located within the Regional Landscape and Rural Production Area designation of the SEQRP.
Subject Site
Figure 10 South East Queensland Regional Plan Map (source: DSDIP 2014)
45. It is noted that the approved development has demonstrated sufficient grounds for approval and that the
proposed extension will be located within the existing industrial building. As such, the proposal will not
compromise the intent of the SEQRP designation given that the proposal is an extension to the existing
use within an existing building and will not compromise other land within the Rural Landscape and Rural
Production Area.
COOROY PROPERTY PTY LTD
SEPTEMBER 2014
Page 19
DEVELOPMENT APPLICATION FOR MATERIAL CHANGE OF USE FOR AN EXTENSION TO AN EXISTING INDUSTRIAL BUSINESS (TYPE 2) –
SOFT DRINK FACTORY WITHIN AN EXISTING BUILDING
271 LAKE MACDONALD DRIVE, LAKE MACDONALD 19
4.3 State Planning Policy
46. The State Planning Policy (SPP) identifies State interests, which apply to development on the subject site.
An overview of all applicable SPP interests has been provided in the following sections:
Biodiversity (matters of State environmental significance);
Water Quality (water supply buffer area and climatic regions); and,
Natural Hazards (flood hazard area and potential bushfire impact buffer).
47. With regard to the above, the proposal will be located within the existing industrial building and complies
with the outcomes sought by the SPP on the following basis:
The proposal will not involve clearing of vegetation or result in significant adverse
environmental impacts;
The proposed extension will be in accordance with the original approval and engineering
works (refer to Appendix II) and will therefore not result in adverse impacts on the
environmental values of receiving waters; and,
The proposal will avoid and mitigate any risks associated with natural hazards.
4.4 State Interests
48. The following State interests are identified under Schedules 3, 6 & 7 of the Sustainable Planning
Regulations (SPR) 2009:
South East Queensland Regional Plan 2009-2031 (SEQ Regional Plan) pursuant to
schedule 7, item 12 of the SPR, where division 2 of the SEQ Regional Plan applies.
49. It is noted that the proposed extension will not result in an additional output, which exceeds 10,000 tonnes
annually and therefore does not require referral under Schedule 9 of the SPR.
COOROY PROPERTY PTY LTD
SEPTEMBER 2014
Page 20
DEVELOPMENT APPLICATION FOR MATERIAL CHANGE OF USE FOR AN EXTENSION TO AN EXISTING INDUSTRIAL BUSINESS (TYPE 2) –
SOFT DRINK FACTORY WITHIN AN EXISTING BUILDING
271 LAKE MACDONALD DRIVE, LAKE MACDONALD 20
5 LOCAL PLANNING INSTRUMENT – THE NOOSA PLAN
50. As outlined in section 4.1 of this report, the SPA provides the statutory framework for planning in
Queensland. The proposed development is assessable under The Noosa Plan 2006 (hereafter “planning
scheme”).
5.1 Use Definition
51. Pursuant to Part 2 of the planning scheme, the proposed extension remains defined as an “Industrial
Business” and “Type 2 Production, Alteration, Repackaging & Repairing”.
5.2 Level of Assessment
52. As previously outlined, the proposed extension on the subject site is subject to Impact Assessment.
5.2.1 Desired Environmental Outcomes
53. The proposed extension achieves the outcomes sought by the Desired Environmental Outcomes based
on the following reasoning:
The proposal will be located within an existing building and will not compromise
existing or future agricultural, community, sport and recreation or residential land uses
within the locality;
The proposal supports the continuation of an existing commercial business, being
Wimmers Soft Drink, which has had significant contribution to the local region since
1910;
The subject site or surrounding land is not identified as containing local or State
heritage. Further, the proposed factory will provide a museum area for the display of
memorabilia and historical accounts associated with both the Cooroy Brickworks and
Wimmers Factory;
The proposed extension will be of an appropriate scale for the subject site and
surrounding area;
The proposed development will encourage tourism to the area, through the provision
of occasional site tours and will also support tourism within the greater region;
Efficient transport and mobility functions via the subject site and along the surrounding
road network (including Lake Macdonald Drive as part of the Major Road Network) will
not be negatively impacted upon as a result of proposed extension, which will maintain
existing vehicle movements for the transportation of product; and,
The development will be serviced by all necessary infrastructures (i.e. electricity,
water, sewerage etc) in accordance with Council requirements and the original
Development Permits (Appendix II).
5.2.2 Planning Locality & Zone
54. The site is located within the Rural Zone of the Cooroy & Lake Macdonald Locality. The proposed
development is compliant with the Overall Outcomes sought for the Locality on the following basis:
The proposed extension will be located, designed and managed to be compatible with
other land uses and works, which may occur on the site or on surrounding land;
COOROY PROPERTY PTY LTD
SEPTEMBER 2014
Page 21
DEVELOPMENT APPLICATION FOR MATERIAL CHANGE OF USE FOR AN EXTENSION TO AN EXISTING INDUSTRIAL BUSINESS (TYPE 2) –
SOFT DRINK FACTORY WITHIN AN EXISTING BUILDING
271 LAKE MACDONALD DRIVE, LAKE MACDONALD 21
The proposal will not result in significant adverse impacts on the amenity enjoyed by
users of other premises compared to previous land uses, including acoustic and visual
qualities or on the natural environment;
The proposal will not impact on surrounding urban and rural settlement of permanent
residents, and will not impact on the role of Cooroy as a major business centre;
The proposed development has been designed to complement the streetscape and
provide a high quality of building form compared to the existing building;
The proposal will not impact on existing good quality agricultural land within the
Locality;
Being located within an existing building, the proposal will result in minimal impacts on
areas of open space, biodiversity, ecological significance or environmental attributes;
The proposed development will provide for economic activities located on Lake
Macdonald Drive and will add to the attraction of the locality for visitors and residents;
Water quality standards will be maintained; and,
The proposed development will not impact on areas of native remnant or regrowth
vegetation.
55. Whilst the proposal is inconsistent with the intent of the Rural Zone, the proposed extension is an
appropriate outcome for the subject site on the following basis:
The proposal is designed to ensure that any impacts, which result from the
development, are appropriately mitigated or reduced in order to protect and maintain
the amenity of the subject site and locality;
The subject site is not suitable for the establishment rural activities due to site
contamination issues, historical land uses and the surrounding existing land uses (i.e.
quarry activities and residences etc.); and,
The proposed reuse of the existing building will ensure that existing natural features
are retained and enhanced (i.e. vegetation, landscape and waterways).
5.2.3 Overlay Areas
56. The planning scheme also includes a number of overlays, which regulate assessable development. The
overlays are addressed in the following sections.
5.2.3.1 Biodiversity Overlay
57. Figure 11 (below) illustrates that the subject site contains Streams & Rivers, Drainage Lines and areas
identified as Riparian Buffer Area and Environmental Areas (Environmental Protection Area).
COOROY PROPERTY PTY LTD
SEPTEMBER 2014
Page 22
DEVELOPMENT APPLICATION FOR MATERIAL CHANGE OF USE FOR AN EXTENSION TO AN EXISTING INDUSTRIAL BUSINESS (TYPE 2) –
SOFT DRINK FACTORY WITHIN AN EXISTING BUILDING
271 LAKE MACDONALD DRIVE, LAKE MACDONALD 22
Subject Site
Figure 11 Biodiversity Overlay (source: The Noosa Plan 2006)
58. An assessment of the proposal against the relevant provisions of the Biodiversity Overlay Code has been
undertaken and confirms that the proposed extension complies with the Probable Solutions of the Code.
5.2.3.2 Natural Hazard: Agricultural Land Overlay
59. Figure 12(below) illustrates that the subject site is identified as containing Agricultural Land Conservation
Area.
Subject Site
Figure 12 Natural Hazard: Bushfire & Acid Sulfate Soils Overlay (source: The Noosa Plan 2006)
60. The proposed extension will be located within the existing building. As such, the proposal complies with
the relevant provisions of the Natural Resources Overlay Code.
5.2.4 Relevant Codes
61. In addition to the applicable Overlay Codes, the planning scheme includes assessment codes, which
apply to the Locality, Zone, land use, and general development parameters. The proposed extension
demonstrates compliance with the following codes (refer to Appendix VI):
Cooroy & Lake Macdonald Locality Code; and,
Business Uses Code.
COOROY PROPERTY PTY LTD
SEPTEMBER 2014
Page 23
DEVELOPMENT APPLICATION FOR MATERIAL CHANGE OF USE FOR AN EXTENSION TO AN EXISTING INDUSTRIAL BUSINESS (TYPE 2) –
SOFT DRINK FACTORY WITHIN AN EXISTING BUILDING
271 LAKE MACDONALD DRIVE, LAKE MACDONALD 23
6 Conclusion and Recommendations
62. This planning report demonstrates that approval of the proposed extension to an existing Material Change
of Use for an Industrial Business (Type 2) to extend Wimmers Soft Drink Factory at 271 Lake Macdonald
Drive, Lake Macdonald is warranted, subject to reasonable and relevant conditions on the following basis:
The proposal demonstrates sufficient grounds for approval, in particular with respect to the
conflicts with the Rural Zone and Regional Landscape and Rural Land Area designations;
The proposed development complies with the relevant State Planning Instruments and
State Development Assessment Provisions;
The proposed extension of 3,021m2 will allow for an increase in manufacturing and
storage areas and will also provide for an increase in production as required during peak
operations. An exact estimate of production has not been determined, however will not
exceed more than 20,000 tonnes annually;
The proposed development generally complies with the provisions set out in the
applicable Cooroy & Lake Macdonald Locality and Rural Zone Code of The Noosa Plan
2006. Non-compliance with the land use intent, building height, and the applicable codes
has been appropriately addressed by way of providing an alternative solution through the
incorporation of mitigation measures, which will not result in impacts upon the amenity of
the surrounding locality;
The proposed extension is designed to provide high quality standards for health, safety
and amenity;
The proposal is located to avoid areas of environmental significance, will not result in the
clearing of any mapped vegetation and will not result in environmental harm or nuisance;
The proposal is provided with sufficient on-site vehicle parking, access and manoeuvring
areas to service employees and visitors of Wimmers Soft Drink Factory. Notably, the
proposal will not result in an increase to truck movements; and,
The subject site is serviced by all relevant services (e.g. water, sewerage and
telecommunications).
63. On the basis of the assessment contained within this report, it is requested that Council favorably
consider the development proposal subject to reasonable and relevant conditions.
ADAMS + SPARKES
TOWN PLANNING + DEVELOPMENT
SEPTEMBER 2014
Rebecca Reitano Cameron Adams
TOWN PLANNER MANAGING DIRECTOR
COOROY PROPERTY PTY LTD
SEPTEMBER 2014
Page 24
Appendix I – Proposal Plans
Prepared by Zenith Design
[OCR of page images]
Appendix | - Proposal Plans
Prepared by Zenith Design
Page 25
A.B.N. 92-430-095-302 Q.B.S.A. Lic. No. 65213 50 Michel Drive, Narangba QLD 4504 Phone: 3888 2555 Fax: 3888 2444 Email: [email protected] REAL PROPERTY DESCRIPTION: LOT 2 ON SP 108094 PARISH: MAROOCHY COUNTY: MARCH SITE AREA: 5.944 ha PROJECT: WIMMERS SODA FACTORY/OFFICE LAYOUT CLIENT: COOROY PROPERTY TRUST (WIMMERS) ADDRESS: 271 LAKE MACDONALD DRIVE DRAWING: PERSPECTIVES ISSUE DATE: SHEET: 01 OF 14 SCALE: (AT A1 SIZE) DRAWN: CHECKED: PZ JOB NO : 1281-14 COPYRIGHT ZENITH DESIGN
Page 26
A.B.N. 92-430-095-302
Q.B.S.A. Lic. No. 65213
50 Michel Drive, Narangba QLD 4504
Phone: 3888 2555
Fax: 3888 2444
Email: [email protected]
PROPOSED DA EXTENSION
3021m2
REAL PROPERTY
DESCRIPTION:
LOT 2 ON SP 108094
PARISH: MAROOCHY
EXISTING ABOVE COUNTY: MARCH
GROUND FUEL STORE EXISTING OPEN SHED SITE AREA: 5.944 ha
44.6 x 91.5
EXISTING SITE
OFFICE PROJECT:
EXISTING OPEN SHED WIMMERS SODA
NT
FACTORY/OFFICE
ME
SE
EA
EXISTING EXISTING BUILDING
LAYOUT
CHIMNEY STACK EXISTING OPEN SHED
20.2 x 85
CLIENT:
FENCING COOROY PROPERTY
TRUST (WIMMERS)
CARPARKING (REFER TO CARPARKING
LAYOUT/TURNING TEMPLATE PLAN)
CARPARKING AREA ADDRESS:
of Ban
Top 271 LAKE MACDONALD
NORTH
k
DRIVE
EXISTING BRICK
BUILDING TO BE
REMOVED
7
90
21
15
90
0
BIN AREA DRAWING:
SITE PLAN
7800 DRIVEWAY
LANDSCAPING BUFFER
Botto
m of
Bank
LINE OF CREEK
PROPOSED
FACTORY FITOUT
LA
OFFICE SPACE GROUND FLOOR -558m2
DA APPROVED MANUFACTURING -4646m2
KE
NEW MANUFACTURING -3021m2
MEZZANINE FLOOR -322m2
MA
TOTAL -8547m2
CD
ON
2
SP 108094
OL
SITE DETAILS:
D
LOT 2 ON SP 108094
DR
PARISH OF: MAROOCHY
IVE
COUNTY OF: MARCH
SITE AREA: 5.944 ha
BUILDING AREA: DAM
GFA: 15,464 m2 (GFA SITE COVER 26%)
GENERAL NOTES MODIFICATION SITE COVER: 13.94%
ALL BUILDING WORK TO ADHERE
TO B.C.A. AND ALL RELEVANT
CODES AND STANDARDS.
12 SITE 1.2000
PLAN
ALL ROOF RAINWATER TO BE
DIRECTED AS PER HYDRAULIC
ENGINEERS DETAILS.
1 : 2000
1000
ALL EFFLUENT & WASTE WATER ISSUE DATE:
TO BE CONNECTED TO COUNCIL
SEWERAGE LINE AS PER
ENGINEERS DETAILS
SHEET: 02 OF 14
SCALE: (AT A1 SIZE) As indicated
DRAWN:
CHECKED: PZ
JOB NO : 1281-14
COPYRIGHT ZENITH DESIGN
Page 27
A.B.N. 92-430-095-302
Q.B.S.A. Lic. No. 65213
50 Michel Drive, Narangba QLD 4504
Phone: 3888 2555
Fax: 3888 2444
Email: [email protected]
EXISTING OPEN SHED
20.2 x 85
EXISTING CONCRETE SLAB
REAL PROPERTY
DESCRIPTION:
LOT 2 ON SP 108094
PARISH: MAROOCHY
117525 COUNTY: MARCH
SITE AREA: 5.944 ha
1356 8 6070 8 6098 8 4945 8 4944 8 4945 8 4950 8 4949 8 6084 8 6094 8 6083 8 7473 8 8837 10 7049 10 7040 10 7999 10 7064 10 7212 10 8979 10
PROJECT:
8500
EXISTING CONCRETE PATHWAY
3000 FROM EXISTING ROOF LINE
1500
3 1
WIMMERS SODA
11 11
EXIT EXIT
FACTORY/OFFICE
2600
360 150
1200
920dr.
LAYOUT
600
920dr.
FULL HEIGHT TILT UP PANELS 2700H TILT UP PANEL TO BASE 920dr.
600
W. 150mm HEBEL FIRE RATED
WALL OVER (90/90/90 RATING)
EXIT
CLIENT:
6149
2
COOROY PROPERTY
8486
11
TRUST (WIMMERS)
12964
CL
8
3387
220
1095
CONCRETE COATING OVER EXISTING SLAB
ADDRESS:
50-60 PANEL LIFT
50-60 PANEL LIFT
271 LAKE MACDONALD
26463
12763
6000
8191
DRIVE
1320
1096
EXIT 920dr.
220
3384
DRAWING:
12964
CL
1215
8
GF OVERALL
8466
6357 8248 7458 7466 7460 6100 8496 6100 7545 7537 7063 7060 8002 7083 7230 9260
6425
1093 150 EXIT
COLUMN 920dr.
FACE
360
360
FULL HEIGHT TILT UP TO REAR OF BUILDINGS
UP
2
14
MANUFACTURING
1 CONCRETE COATING OVER EXISTING SLAB
14
50-120 PANEL
LIFT
UP REMOVE POST
OFFICE GFA: 558 m2
MANUFACTURING: 7667 m2
MEZZANINE FLOOR: 322m2
NORTH
GENERAL NOTES:
- FIRE DOORS C 2.3, C 2.4
- PROVIDE SMOKE EXHAUST SYSTEM TO WORKSHOP ONLY
TO MECHANICAL ENGINEERS DETAIL ASISSUE
PER TABLEDATE:
2.2A
REMOVE
EXISTING
COLUMN
150mm TILT UP CONCRETE PANEL WALLS
1200
200 1200
EXIT 50-60 PANEL LIFT 50-60 PANEL LIFT
OVERHANG
EXIT
SHEET: 03 OF 14
3500
6095
1500 1200H BOLLARDS
TO EXIT DOORS
203 5582
200 1500
SCALE: (AT A1 SIZE) 1 : 200
8504 7470 7450 7465 6103 8500 6100 7528 7550 7063 7080 7977 7080 7223
DRAWN:
CHECKED: PZ
1 GF OVERALL
16390 95983 150
CUT BACK ROOF STRUCTURE AND
REMOVE CORNER COLUMN
JOB NO : 1281-14
1 : 200 COPYRIGHT ZENITH DESIGN
Page 28
265 2577 150
150 5945 90 11000 150 5000 150
150 930 90 930 90 930 90 930 90 920 150
150 1350 90 3560 150
4
265 14 90 5360 90 2000 150
A.B.N. 92-430-095-302
Q.B.S.A. Lic. No. 65213
50 Michel Drive, Narangba QLD 4504
150
150
150
HEBEL 150mm PANEL FIRE RATED WALL 90/90/90 Phone: 3888 2555
920dr.
Fax: 3888 2444
1550
720dr.
720dr.
720dr.
720dr.
720dr.
Email: [email protected]
3560
500 1100 90
HEBEL 150mm PANEL
FIRE RATED WALL
FIRE PROOF SUB BOARD
4700
4700
REAL PROPERTY
90/90/90
& SWITCH ROOM
DESCRIPTION:
90
UNISEX
1000
SHR SHR SHR
STAFF
HEBEL 150mm PANEL FIRE RATED WALL 90/90/90 TOILETS LOT 2 ON SP 108094
90
720dr.
720dr.
720dr.
PARISH: MAROOCHY
150
150
1800
NOTE:
REF.
2040 DOOR HEIGHTS
1800
COUNTY: MARCH
TO TOILET/STAFF
ROOM AREA CIRCULATION SPACE SITE AREA: 5.944 ha
KITCHENETTE LOCKERS SEAT
90
VB
920dr.
PROJECT:
3860
2
2400
WORKER LUNCH ROOM
DIS. WC
04 WIMMERS SODA
16715
920dr.
920dr.
FACTORY/OFFICE
90
90
HEBEL 150mm PANEL FIRE
RATED WALL 90/90/90
920dr.
DIS. WC
LAYOUT
2200
2200
CLIENT:
2400
11490
2100
UP
90
COOROY PROPERTY
920dr.
2
50mm GRAB RAIL
4
TRUST (WIMMERS)
HEBEL 150mm PANEL FIRE RATED WALL 90/90/90
6
3160
12 8
10
5010
2 GENERAL
MANAGERS OFFICE LANDING
14 FFL 1.850
ADDRESS:
90
REMOVE EXISTING
COLUMN
STORAGE
1670
/FILING
271 LAKE MACDONALD
920dr.
50mm GRAB RAIL
720dr.
DRIVE
90
90
GLASS PANELS/DOORS
BENCH
250
CL
1600 6090
3000
PORTICO FRAMING OVER W/
DRAWING:
27-21 SD
360x65 LAMINATED HW BEAMS
2 DISABLED WC
150 1045 150 3400 150 1200
PO
1
LIS
7200
GF OFFICE LAYOUT
CL
BOARD ROOM
HE
14
D
27-21 SD
CO
1 : 20
NC
TYPICAL
1200
. FL
3000
REMOVE EXISTING
OO
COLUMN
RS
2600
CL
90
920dr.
UP MANUFACTURING
500 1070 90 900 90 900 90 900 90 1000 90 900 90 900 90 1000
FFL 0.300
3000
2000
720dr.
URINAL
MUSEUM
90
FFL 0.300
CL
720dr. 1250
REF.
M. NOTE:
3000
920dr. ALL PERSONAL DOORS TO BE 2400H.
INTERNAL JOINERY 2400 U.N.O
720dr.
1200 SRD 1200 SRD
5440
OFFICE
REMOVE EXISTING LUNCH ROOM
SHELVES
CL
COLUMN 720dr.
F.
720dr.
3000
GLASS PANELS
920dr.
820dr 920dr.
90
920dr.
90
CL
27-18 SD
3000
2x 820csl.
5000
4080
3080
MEETING ROOM WORK STATIONS
FFL 0.300
FIRE PROOF
HEBEL WALL
CL
6
500
27-18 SD
14
90
3000
90
NEW 200 x 200 SHS
90 1250
POST BELOW NEW 200 x 200 SHS
GABLE END PORTAL 920dr.
POST BELOW NEW
FRAME CHANGE FEATURE ENTRY ROOF
0 0
CL
20 FLOOR
ROOF LINE SD
4200
R 11000 NEW -1
8 MANAGER
27
3110
OFFICE B
PL 0.00 92
3000
r.
0d
0d
r.
92
18
PORTICO ROOF TO BE MIN
-1
SHELVES SHELVES
8
100mm FROM GLASS WALL 920dr.
FG
90
90
20
250x150 RHS
00
CL
70 920dr.
70
R
11 r.
00 0d 00
92
0 RECEPTION 20
20
92
0d
00
r.
EXISTING ROOF STRUCTURE TO
BE CUT BACK. INSTALL HALF 90
3355
90
4500
4500
ROUND GUTTER TO CURVED END PORTICO OFFICE A DISPATCH ISSUE DATE:
OF EXISTING ROOF
150x100 RHS
100
600
150
770
920dr.
50-60 PANEL LIFT
REMOVE EXISTING
21-18 FG 21-18 FG 150mm TILT UP CONCRETE PANEL WALLS
SHEET: 04 OF 14
GF OFFICE
COLUMN
SCALE: (AT A1 SIZE) As indicated
1 LAYOUT
1195 150 3400 150 1200 2000 3590 90 1250 90 3520 150 NORTH DRAWN:
90 2000 3500 90 4860 150 CHECKED: PZ
1 : 100 90 3500 90 1250 90 3520 150
7300 7700 90 4160 90 4200 150
OFFICE GFA: 548 m2
MANUFACTURING: 7647 m2
JOB NO : 1281-14
COPYRIGHT ZENITH DESIGN
Page 29
A.B.N. 92-430-095-302
Q.B.S.A. Lic. No. 65213
50 Michel Drive, Narangba QLD 4504
Phone: 3888 2555
Fax: 3888 2444
Email: [email protected]
REAL PROPERTY
DESCRIPTION:
LOT 2 ON SP 108094
PARISH: MAROOCHY
COUNTY: MARCH
SITE AREA: 5.944 ha
PROJECT:
WIMMERS SODA
FACTORY/OFFICE
LAYOUT
CLIENT:
COOROY PROPERTY
TRUST (WIMMERS)
ADDRESS:
271 LAKE MACDONALD
DRIVE
DRAWING:
FF OVERALL
9379
150
MEZZANINE FLOOR
6150
1000
1000H RAILING
STEEL FRAMED WALKWAY TO BE HUNG FROM PORTAL FRAME (SEE MAIN BUILDING SECTION) LADDER WITH LOCKABLE GATE TO BASE
5010
90
6m HIGH DROPPED CEILING TO
BOARDROOM (REFER TO SECTION
FOR DETAILS)
MANUFACTURING
7200
VOID OVER NORTH
90
1000 1000
1000H RAILING
MEZZANINE FLOOR
HEBEL WALL TO CONTINUE TO CEILING
WALLS TO CONTINUE TO CEILING
19500
1000
LADDER WITH LOCKABLE GATE TO BASE
0
R 1100 OFFICE ROOF FRAMING TO 81351
SUPPORT & ALLOW FOR A/C
8492
UNITS & DUCTING
11000
150
ISSUE DATE:
3500 EXIST O/H
CUTBACK ROOF TO FORM RADIUS
11000
SHEET: 05 OF 14
SCALE: (AT A1 SIZE) 1 : 200
DRAWN:
1 FF OVERALL
CHECKED: PZ
JOB NO : 1281-14
1 : 200
COPYRIGHT ZENITH DESIGN
Page 30
200 5892 90 8610 90 5450 2000 150
A.B.N. 92-430-095-302
Q.B.S.A. Lic. No. 65213
150
50 Michel Drive, Narangba QLD 4504
Phone: 3888 2555
Fax: 3888 2444
Email: [email protected]
REAL PROPERTY
DESCRIPTION:
8800
LOT 2 ON SP 108094
PARISH: MAROOCHY
90 11150 5000
COUNTY: MARCH
SITE AREA: 5.944 ha
PROJECT:
6150
WIMMERS SODA
LINE OF TOILET BLOCK
FACTORY/OFFICE
LAYOUT
2200
1000 HIGH ALUMINIUM HANDRAILS AT MAX
125 APART TO MEZZANINE FLOOR VOID
DN 20
18 2
CLIENT:
16 4 COOROY PROPERTY
2250
14 6
12 8
TRUST (WIMMERS)
10
5010
5010
1000
MEZZANINE FLOOR
ADDRESS:
1760
271 LAKE MACDONALD
90
90
90
405 1200 65 1200 65 1200 65 1200 65 1200 405
DRIVE
65
PORTICO FRAMING TO BOARD ROOM
DRAWING:
7200
7200
FF OFFICE LAYOUT
65
90
1000 90
2 4 6 8 10
VOID NORTH
2000
DN
20 18 16 14 12
7700
8450
CONTINUE HEBEL FACTORY WALL TO CEILING LINING
LINE OF WALLS BELOW
VOID (WORKSHOP)
WALLS TO CONTINUE TO CEILING
3260
6450
19500
500
1250
1876
OFFICE ROOF FRAMING TO
SUPPORT & ALLOW FOR A/C
UNITS & DUCTING
1414
8450
4500
ISSUE DATE:
SHEET: 06 OF 14
FF OFFICE
SCALE: (AT A1 SIZE) 1 : 100
DRAWN:
CHECKED: PZ
1 LAYOUT
1 : 100 JOB NO : 1281-14
COPYRIGHT ZENITH DESIGN
Page 31
ROOF STRUCTURE TO BE CUT BACK ALUMINIUM FRAMED WINDOWS & DOORS PRE CAST CONC. TILT UP PANELS TO EASTERN SIDE OF BUILDING W/ PAINTED FINISH
(SEE GF OFFICE)
A.B.N. 92-430-095-302
Q.B.S.A. Lic. No. 65213
50 Michel Drive, Narangba QLD 4504
2 SIDE VIEW
Phone: 3888 2555
Fax: 3888 2444
9886
Email: [email protected]
1 : 200
REAL PROPERTY
DESCRIPTION:
LOT 2 ON SP 108094
PARISH: MAROOCHY
COUNTY: MARCH
SITE AREA: 5.944 ha
PROJECT:
PRE CAST CONC. TILT UP PANELS TO EASTERN SIDE OF BUILDING W/ PAINTED FINISH
WIMMERS SODA
COLDROOM SANDWICH WALL PANELS TO WESTERN SIDE
OVER TILT UP WALL BASE FACTORY/OFFICE
LAYOUT
3 SIDE VIEW. CLIENT:
1 : 200 COOROY PROPERTY
TRUST (WIMMERS)
2700
ADDRESS:
271 LAKE MACDONALD
DRIVE
DRAWING:
EXISTING PORTAL FRAME TO REMAIN
100mm HIGH POLYCARBONATE CL CL ELEVATIONS
LETTERING WITH BLUE TO MATCH LOGO 3000 3000 3000 3355 100
HEBEL EXTERNAL FRONT CL CL CL
CLADDING WITH PAINTED FINISH
CURVED PORTICO ROOF TO ENG. DETAILS
9886
C/L
250x150
x5 RHS
3000
EXIST. PORTAL FRAME
8214
1840
1000
150x100x4 RHS
C/L TILT UP PANEL
8100
1200H EMERGENCY
EXIT DOOR BOLLARDS
4 FRONT VIEW
TILTUP PANEL EXTERIOR WITH PAINTED FINISH UP
TO 2700 HIGH WITH HEBEL PANEL ABOVE
1 : 100 TILT UP PANEL EXTERNAL CLADDING
WITH PAINTED FINISH
9886
8214
ISSUE DATE:
5 REAR VIEW.
SHEET: 07 OF 14
1 : 100 SCALE: (AT A1 SIZE) As indicated
DRAWN:
CHECKED: PZ
JOB NO : 1281-14
COPYRIGHT ZENITH DESIGN
The text continues on page 32.
Used in these records
MCU14/0073 Town Planning ReportRelated documentApplication case desk ↗
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