Town Planning Report - 25 January 2019 - Final

        “Adamson Town Planning, specialising in providing higher order town planning advice”


           •    Engineering Works Codes (to the extent relevant).

      Noosaville Locality Code
      Under the Noosaville Locality Code, overall outcome (pp), states:
      For the Attached Housing Zone—residents and visitors are accommodated in predominantly Multiple
      housing forms that –
         i.  contribute to a high level of residential amenity, design quality and safety;
        ii.  respect the scale and character of the streetscape and surrounding development; and
       iii.  are located within convenient access of employment centres, goods and services, public transport
             and community facilities;

      The proposed development is not for housing and is clearly in conflict with the zoning of the land;
      however, the site enjoys some existing use rights for service industry and low impact industrial uses,
      contained within a relatively new building. While the proposed development does not comply with
      the intended uses, it is reasonably expected that some use of the land will be allowed for the existing
      industrial building other than the two uses nominated on the development approval for building
      works (Attachment 2). In the alternative the site will remain sterilised and not able to be used for any
      purpose, which is not a desirable town planning outcome.

      In this case given that no building or other works are being proposed, the key issue that needs to be
      addressed is ensuring that any new uses will not have a significant impact upon the amenity of the
      locality. The existing building already contains a service industry use which generates minimal noise.
      The solid timber fence was erected by the owner constructed on the retaining wall at the rear of the
      property which provides noise mitigation the adjoining residential use (refer Photo 1, below). Further,
      the existing building is constructed of solid block, which also assists in reducing any amenity impacts.

      All parking associated with the development is located near the Eumundi Road frontage and is
      therefore removed from the adjoining residential property. The land adjoins Open Space Recreation
      zoned land to the south east and otherwise has two (2) road frontages. Consequently, the existing
      development fronts two roadways and is orientated away from the residential property and is
      generally isolated from the surrounding residential development.

      Overall outcome (a) states:
      a) New uses and works are located, designed and managed to –
            i.   be compatible with other uses and works;
           ii.   maintain the safety of people and works;
          iii.   avoid significant adverse impacts on the amenity enjoyed by users of other premises or
                 surrounding area, including acoustic and visual qualities; and
          iv.    avoid significant adverse effects on the natural environment, including native habitat
                 removal, fragmentation and attrition;

      In my opinion, the proposed uses are located, designed and can be managed to be compatible at this
      location and will not have a significant adverse impact upon the amenity of the locality.

      It is accepted that under specific outcomes all industrial business uses are inconsistent with the
      Attached Housing Zone; however, the application made is deliberately for Low Impact Industry and


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18029 - Ian Ronald Stephen and Carole Anne McDonald atf for the Gadenford Superannuation Fund