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Proposal Report - Reconfiguration of a Lot
proposal report
development application
Development Permit for Reconfiguring a Lot –
Boundary Realignment and Easement for Access and Services
Over 173 Eumundi Noosa Road, Noosaville described as Lot 1 on
RP103723 and 3 Leo Alley Road Noosaville described as Lot 248 on
MCH4539
Prepared for: Newshill Ptd Ltd
December 2020
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proposal report
Prepared by:
Martoo Consulting Pty Ltd
13/6 Bottlebrush Ave, Noosa Heads Q 4567 PO Box 1684, Noosa Heads Q 4567
T +61 7 5447 2550
38 Nash Street, Gympie Q 4570 PO Box 391, Gympie Q 4570
T +61 7 5482 7440
© Martoo Consulting Pty Ltd 2020
The information contained in this document produced by Martoo Consulting Pty Ltd is solely for the use of the Client identified on the
cover sheet for the purpose for which it has been prepared and Martoo Consulting Pty Ltd undertakes no duty to, or accepts any
responsibility to, any third party who may rely upon this document.
All rights reserved. No section or element of this document may be removed from this document, reproduced, electronically stored or
transmitted in any form without the written permission of Martoo Consulting Pty Ltd.
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Contents
1.0 Summary ............................................................................................................................................... 4
1.1 Development application details .................................................................................................... 4
1.2 Planning instrument details........................................................................................................... 4
2.0 Site details .............................................................................................................................................. 5
2.1 Site description ................................................................................................................................... 5
2.2 Surrounding development ................................................................................................................. 6
3.0 Proposed development details ............................................................................................................ 7
4.0 Local Government assessment ........................................................................................................... 8
4.2 Planning Scheme ............................................................................................................................ 8
5.0 State assessment and other matters.................................................................................................. 9
5.1 State interests ................................................................................................................................. 9
5.1.1 State Development Assessment Provisions .................................................................................. 9
5.1.2 State Planning Policy 2017 ............................................................................................................ 9
6.0 Grounds for approval ......................................................................................................................... 10
7.0 Appendices ......................................................................................................................................... 11
Appendix 1 Proposal Plans
Appendix 2 Proposed Building Format Plans
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1.0 Summary
1.1 Development application details
Proposed development: Boundary realignment and easement for access and services
Type of approval sought: Development Permit for Reconfiguring a Lot
Site address: 173 Eumundi Noosa Road, Noosaville
3 Leo Alley Road, Noosaville
Real property description: Lot 1 on RP103723
Lot 248 on MCH4539
Site area: 8104.04 m2
2711.62m2
Assessment manager: Noosa Council
Owner details: Newshill Pty Ltd
Applicant details: Newshill Pty Ltd
1.2 Planning instrument details
State planning policy: Natural Hazards Risk and Resilience – flood hazard area
Regional plan: South East Queensland Regional Plan 2017
Designation: Urban
Planning scheme: Noosa Plan 2020
Zone: Medium Impact Industry
Local plan: Noosaville Local Plan
Level of assessment: Code
Applicable overlays: Land Subject to Acid Sulfate Soils
Applicable codes: Noosaville Local Plan Code
Medium Impact Industry Zone Code
Reconfiguring a Lot Code
Works Code
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2.0 Site details
2.1 Site description
The subject site comprises two industrial zoned lots located within the Noosaville Industrial estate located at
173 Eumundi Noosa Road, Noosaville and described as Lot 1 on RP103723 and 3 Leo Alley Road, Noosaville
described as Lot 248 on MCH4539. The lots have areas of 8104.04m2 and 2711.62 respectively.
173 Eumundi Noosa Road was previously used by Noosa Hansan Concrete for a concrete batching plant and
associated stockpiles. The plant has been removed with preliminary works undertaken across the site.
3 Leo Alley Road is an industrial site containing a recently renovated industrial building. New carparking and
associated works have been undertaken in accordance with Operational Works approval OPW19/0275.
Table 1: Site description
Site characteristic Description
Existing land use 173 Eumundi Noosa Road – vacant industrial site.
3 Leo Alley Road – existing industrial building.
Frontage and access The sites have 25m frontage to Eumundi Noosa Road and 40m frontage
to Leo Alley Road. Vehicular and pedestrian access is available from both
frontages
Topography and views The site falls down from Eumundi Road to Leo Alley Road and has been
altered through past industrial activities.
Existing vegetation Scattered native trees including Eucalypts, palms and exotic species.
Existing easements There are no existing easements across the site.
Figure 1: Satellite view of site and surrounds Source: Noosa Council
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Figure 2: Satellite view of site Source: Noosa Council
2.2 Surrounding development
The site is located in the Noosaville Industrial Precinct which supports a range of industrial uses.
The table below details surrounding land uses.
Table 2: Surrounding land uses
Surrounding land uses
North Freedom Fuel Petrol Station and showrooms and industrial premises
South Industrial building
East Industrial building - Bain Kitchen Outfitters
West Industrial buildings
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3.0 Proposed development details
The applicant has recently obtained approval to develop both sites for a new industrial development comprising
warehouses and industrial buildings under MCU20/0009 and OPW20/0018. As part of this proposal, the
applicant originally intended to amalgamate the two sites to create one large lot, however as a result of further
investigation into the design of fire services, it was determined that retention of two lots provided a better
outcome for the site. The two lots enables the provision of fire services to be taken from Eumundi Noosa Road
and from Leo Alley Road.
The applicant is now seeking approval to reconfigure the two existing industrial lots and provide a new
boundary to the centre of the development site. Appendix A provides a plan of the proposed reconfiguration.
The proposal also includes a new easement for access and services to be provided to Leo Ally Road.
Appendix B provides plans of proposed building format plans to demonstrate how the buildings and
associated infrastructure will function across the two sites.
Table 3: Summary of development aspects
Reconfiguring a Lot
Existing lots Two
New lots Two
Minimum lot size Proposed Lot 1 – 3928m2
Proposed Lot 2 – 6894m2
Road frontage 25m to Eumundi Noosa Road
40m to Leo Alley Road
Length of any new road Nil
Staging No
Proposed access easement Yes – proposed easement B for access and services
to Leo Alley Road.
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4.0 Local Government assessment
4.1 Noosa Plan 2020
The table of assessment of the Noosa Plan details that the Reconfiguration of Lot is a code assessable
application and is required to be assessed against the following codes:
Noosaville Local Plan Code
Medium Impact Industry Zone Code
Reconfiguring a Lot Code
Works Code
Noosaville Local Plan Code
The proposal has been reviewed against the Noosaville Local Plan code and is considered to meet the
outcomes of the Code.
Medium Impact Industry Zone Code
The proposal has been reviewed against the Medium Impact Industry Code and is considered to meet the
outcomes of the Code and provide appropriate lots for industrial development.
Reconfiguring a Lot Code
The proposed boundary realignment has been reviewed against the Reconfiguration of a Lot Code and is
considered to meet the outcomes as follows:
Provides lot shapes and sizes that are suitable for the proposed development.
Reflect the approved development for the site.
Does not impact on existing waterways or environmental values.
Is flood free.
Is able to be connected to necessary infrastructure.
Column 1 Column 2 Column 3
Performance Outcomes Acceptable Outcomes Compliance
Rearrangement of Lot Boundaries
PO26 AO26
Development provides that the The rearrangement of lot boundaries results is Complies – the rearrangement provides a
rearrangement of lot boundaries is an an improvement to the existing situation layout that complies with minimum lot sizes
improvement on the existing situation. whereby the size and dimensions of proposed but also provides for better fire facilities as
lots comply more fully with Table 9.5.1.4 each lot will be able to be serviced from the
Minimum lot size and dimensions. and at relevant road frontage.
least one of the following is achieved:
The boundary realignment reflects the
1. the rearrangement of lots remedies an approved development over the site and is
existing boundary encroachment by consistent with the character of the area.
a building or structure;
2. the rearranged lots will be made more
regular in shape;
3. access is provided to a lot that
previously had no access or an
unsuitable access;
4. the rearranged lots better meet the
overall outcomes for the zone and the
local plan area in which the site is
situated;
5. the rearrangement of lots provides for a
significant improvement in rural
productivity; or
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Column 1 Column 2 Column 3
Performance Outcomes Acceptable Outcomes Compliance
6. the rearrangement of lots results in a
significant improvement in the
protection of environmental values.
Works Code
The proposed boundary alteration is consistent with the outcomes of the works code.
5.0 State assessment and other matters
5.1 State interests
5.1.1 State Development Assessment Provisions
There are no State Development Assessment Provisions relevant to the development.
5.1.2 State Planning Policy 2017
There are no State Planning Policy provisions relevant to the development.
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6.0 Grounds for approval
The proposed development is supported on grounds which include, but are not limited to, the following:
The proposed lot layout is considered to be appropriate having due regard to the surrounding road
and settlement pattern, the topography of the site and the approved industrial development over the
site.
Both proposed lots comply with the preferred minimum lot frontages and minimum lot sizes.
The development provides for a rational and efficient approach for fire services to both sites.
Proposed lots support industrial uses as envisaged for the Medium impact industry zone in which the
site is contained.
The proposed lots are able to be connected to all relevant infrastructure.
The proposed development is consistent with the existing and intended character of the local area.
The proposed development generally complies with all relevant provisions of the Reconfiguring a Lot
Code and the Infrastructure and Operational Work (excluding Advertising Device) Code as appropriate
for each component under the current planning scheme.
We recommend that Council approves the proposed development to reconfigure the site subject to reasonable
and relevant conditions.
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7.0 Appendices
Appendix A - Proposal plans
Appendix B - Proposed building format plans
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