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Town Planning Report
Development Application for Material Change of Use - extension
to an existing Warehouse (self-storage)
176 Eumundi Noosa Road, Noosaville
Lot 26 on SP151406
Prepared for
North Coast Chiropractic Services Pty Ltd
August 2023
Our Ref: 220703
Job Ref: 190304
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+h
adams+sparkes
TOWN PLANNING
Town Planning Report
Development Application for Material Change of Use - extension
to an existing Warehouse (self-storage)
176 Eumundi Noosa Road, Noosaville
Lot 26 on SP151406
Prepared for
North Coast Chiropractic Services Pty Ltd
August 2023
Our Ref: 220703
P 0753137705 E [email protected] W é astpd.com.au
SUNSHINE COAST | BRISBANE | ROCKHAMPTON
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Page 2
Applicant Details
The applicant for the proposed Material Change of Use for an extension to an existing self-storage Warehouse
is North Coast Chiropractic Services Pty Ltd. It is requested that all project correspondence is provided to North
Coast Chiropractic Services Pty Ltd, care of ADAMS + SPARKES.
Contact Details and Project Team
Specialty Field Company Contact Person
Town Planning ADAMS + SPARKES Cameron Adams
(Project Manager) [email protected]
Engineer TOD Consulting Doug Reynolds
[email protected]
Surveyor Bennett & Bennett Corey James
[email protected]
Document Control and Verification
This Town Planning Report has been prepared and reviewed by the identified key personnel, in accordance with
the requirements of the Planning Act 2016.
ADAMS + SPARKES is led by Directors Cameron Adams and Pete Sparkes, who have a combined experience of
over 30 years in both public and private sectors. ADAMS + SPARKES have extensive experience in the
management of development applications including residential, commercial, retail and mixed-use
developments, industrial projects and mining and infrastructure projects.
Project Principal Project Assistant Project Reviewer
Cameron Adams Aspen Dunn Pete Sparkes
Managing Director Town Planner Director
Confidentiality
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.
© ADAMS + SPARKES TOWN PLANNING
Our Ref: 220703 Page 2 of 18
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Applicant Details
The applicant for the proposed Material Change of Use for an extension to an existing self-storage Warehouse
is North Coast Chiropractic Services Pty Ltd. It is requested that all project correspondence is provided to North
Coast Chiropractic Services Pty Ltd, care of ADAMS + SPARKES.
Contact Details and Project Team
Specialty Field Company Contact Person
Town Planning ADAMS + SPARKES Cameron Adams
(Project Manager) [email protected]
Engineer TOD Consulting Doug Reynolds
[email protected]
Surveyor Bennett & Bennett Corey James
[email protected]
Document Control and Verification
This Town Planning Report has been prepared and reviewed by the identified key personnel, in accordance with
the requirements of the Planning Act 2016.
ADAMS + SPARKES is led by Directors Cameron Adams and Pete Sparkes, who have a combined experience of
over 30 years in both public and private sectors. ADAMS + SPARKES have extensive experience in the
management of development applications including residential, commercial, retail and mixed-use
developments, industrial projects and mining and infrastructure projects.
Project Principal Project Assistant Project Reviewer
Cameron Adams Aspen Dunn Pete Sparkes
Managing Director Town Planner Director
Confidentiality
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.
© ADAMS + SPARKES TOWN PLANNING
Our Ref: 220703 Page 2 of 18
Page 3
Contents
1 Introduction ..................................................................................................................................... 4
2 Site Details and Characteristics ....................................................................................................... 5
2.1 Subject Site ............................................................................................................................................. 5
2.2 Surrounding Context ............................................................................................................................... 6
3 Proposed Development ................................................................................................................... 6
3.1 Proposal Overview .................................................................................................................................. 6
3.2 Vehicle Parking ....................................................................................................................................... 7
3.3 Works Completed - Seeking Retrospective Approval ............................................................................. 8
4 Statutory Framework ....................................................................................................................... 9
4.1 State Planning Policy ............................................................................................................................... 9
4.2 State Assessment Referral Agency ......................................................................................................... 9
5 Local Planning Instrument – Noosa Plan 2020 .............................................................................. 10
5.1 Assessment of Development Application ............................................................................................. 10
5.2 Overlay Codes ....................................................................................................................................... 10
5.2.1 Acid Sulfate Soils Overlay Code ..................................................................................................... 10
5.3 Noosaville Local Plan Code ................................................................................................................... 11
5.4 Medium Impact Industry Zone Code .................................................................................................... 12
5.4.1 Performance Outcome PO3 & Overall Outcome (i) – Self-storage Facilities ................................. 13
5.4.2 Acceptable Outcome AO15.1 & AO15.2 – Landscaping ................................................................ 13
5.4.3 Acceptable Outcome AO28 – Fencing Setback ............................................................................. 14
5.5 Industry Activities Code ........................................................................................................................ 14
5.6 Driveways and Parking Code ................................................................................................................ 15
5.7 Existing Services Code ........................................................................................................................... 15
5.8 Landscaping Code ................................................................................................................................. 16
5.9 Water Quality and Drainage Code ........................................................................................................ 16
5.10 Waste Management Code .................................................................................................................... 16
6 Other Relevant Matters ................................................................................................................. 16
7 Conclusion and Recommendations ............................................................................................... 18
Tables
Table 1 Site Details .................................................................................................................................................................... 5
Table 2 Statutory Framework Mapping Layers .......................................................................................................................... 9
Table 3 Planning Scheme Particulars ....................................................................................................................................... 10
Figures
Figure 1 Subject Site (Source: QLD Globe 2023) ........................................................................................................................ 5
Figure 2 Vision Court Perspective (Source: Adams + Sparkes 2023) .......................................................................................... 6
Figure 3 Proposed storage area (Source: Tod Engineers 2023) ................................................................................................. 7
Figure 4 Constructed works (Source: Nearmap 2023) ............................................................................................................... 8
Figure 5 Vision Court Frontage (Source: ASTPD 2023)............................................................................................................. 14
Our Ref: 220703 Page 3 of 18
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Contents
LD INtrOGUCTION eee eee eee eeececeseeceseeseseeseeeeseesecaesacsecseseeseceecasessesaseacseeateeseeseeeesesaeeaeesieeaseeseeteeeeseetatees 4
2 — Site Details and Characteristics ........ccececeseseeseeeeeeeseeeeseeseeeceeeeeeecsesaeeeeseeaeeeseeseeeeseesaeeaseeeaeeeseeseeeaeee 5
2.1 SUDjeCt Site eee eeeeeseeeeeeeseeeeseeseeecseeaeseesesacsecsesaeseesesaeseeseaeseesesateeeseeaesesaesatecsesatessesaseessesaseessesaeeaseesaees 5
2.2 SUrrOUNCING CONTEXE A... ee eeeceeceseeeeeeeseeeeseeaeeeeseeaeseesesaeseesesacseesesacsecseeacsesaesaeecsesaeessesaeeesaetateessetaseeeeeeatee 6
3 Proposed DevelopMe nt .........csccsscesscssessesseeseceseesecescesecseceeseseceecaecssseaecsecesecseceesesseseeesecsesesseaeseeseasenee 6
3.1 Proposal OVErViGW.......ccceccsseccesesseseeeeseeecseeseeecsesaeecsesaeseesesaeseesesaeseesecaeeesesaeeesesaeeessesaeeeesesaseeeesateesetateas 6
3.2 Vehicle Parking .......cccseccecssceceseeeeeceecseeeesesaeeeesesaeecsesaesessesaeseesesaseecsesaesecsesaeeecsesasessesaseessesaseessesaseeseeaees 7
3.3 Works Completed - Seeking Retrospective Approval .........:ccccecssseceseeseeeceeeseeeeseeseeeeseeaeeeesetaeeessesaeeeseeeaees 8
A Statutory Framework... cccccccccsessscsscesecsecsscssecsecssecsecsesesececesecseceeecsesesesecsecesseseseeseeeseeseeeeasenseeneees 9
41 State Planning Policy.
4.2 State Assessment Referral Agency .
5 Local Planning Instrument — NOOSA PIGN 2020 .....ecccscsesssssssseeseesecsscesececeeecsececeseessensecseensecaeseeseeees 10
5.1 Assessment of Development Application...
5.2 Overlay Codes.
5.2.1 Acid Sulfate Soils Overlay Cod
5.3 Noosaville Local Plan Code .....eececccececceesseseeceeeseeseeseceeeescesesseseesceeesesseeseecesesseeeenesesaseeeseseseseneesesacee 11
5.4 Medium Impact Industry Zone Code ......ccseeccesscecesesseeeeeesceeseesesecsesaesecsesaesesaeeaesesaeseceesaeeeseesaeeateesaeeaee 12
5.4.1 Performance Outcome PO3 & Overall Outcome (i) — Self-storage FACIlitiCS.........:ceeeceseteeeneeeee 13
5.4.2 Acceptable Outcome AO15.1 & AO15.2 — LANASCOPING......eccsecceeseeceseseesetecseeeeeecseeeeeesseeeseeeatees 13
5.4.3 Acceptable Outcome AO28 — Fencing Setback
5.5 Industry Activities Code...
5.6 Driveways and Parking Code
5.7 Existing Services COG ........ceccessseceeseseeceeeeseeeeseeseeecseeaesecseeaesecseaesecaesaesecaecassecaeeaseesaesaeeaseesateeeeesateesaeeate 15
5.8 Landscaping Code ........eceecsececeeseseeeceeeseeeeseesesecsesaeeecsesacsecsesacsecsesaesecaeeaesecaesassessasaseesaesaseesateatesaeeeteeeatase 16
5.9 Water Quality and Drainage Code ........ceesssecessssseceeeeseeecseeeeeeaeeaeseeaeeaesecaeeecsesaeeaesesaeeessesaeeesesateeseesaeees 16
5.10 Waste Management Code ........cecsscsssecesseseeeeeeseeeeseeseseeaeeaesecseeaesesseeaesecseeassecaeeasessetasesaesaeeeseesaeeaseetates 16
6 Other Relevant Matters...
7 — Conclusion and REcOMMENAtIONS .........ceeeceeeeseeseeeeseeeeteeseeeceeeeeeeeecseeaeeeeseeaeeeseeseeseseetseeaseeteeeteeees 18
Tables
Table 1 Site Details «0.00.0... eccsesesseeeseseeeeeeee
Table 2 Statutory Framework Mapping Layers
Table 3 Planning Scheme Particulars .......cccccccccssssseceseesesesesecsescsesesesesecscscsssesseesseeessssscsseesseecscsssesseessesescsssesseesaeeesseseesseenaeees 10
Figures
Figure 1 Subject Site (Source: QLD Globe 2023)
Figure 2 Vision Court Perspective (Source: Adams + Sparkes 2023
Figure 3 Proposed storage area (Source: Tod Engineers 2023) ....c.ccccecsesesesecsescecseesesseeesseesessessseescsssessensesescessessseeaseeseeniees 7
Figure 4 Constructed works (Source: Nearmap 2023)..
Figure 5 Vision Court Frontage (Source: ASTPD 2023)..
Our Ref: 220703 Page 3 of 18
Page 4
1 Introduction
1. This Town Planning Report has been prepared in support of an application for a Development Permit for
a Material Change of Use to extend an existing self-storage Warehouse premises over land at 176
Eumundi Noosa Road, Noosaville, legally described as Lot 26 on SP151406. This documentation has been
prepared by ADAMS + SPARKES Town Planning (hereafter; ‘ADAMS + SPARKES’) for and on behalf of the
applicant, ‘North Coast Chiropractic Services Pty Ltd’.
2. The local government, which applies to the subject site is the Noosa Shire Council. In accordance with
Schedule 8 of the Planning Regulation 2017, the Noosa Shire Council is the Assessment Manager of the
Development Application. The applicable planning scheme is the Noosa Plan 2020 (hereafter ‘the
planning scheme’). Under the planning scheme, the land use proposed to be extended is best defined as
a ‘Warehouse’, which is specifically defined as follows:
‘Warehouse – means the use of premises for:
a) storing or distributing goods, whether or not carried out in a building; or
b) the wholesale of goods, if the use is ancillary to the use in paragraph (a).’
Examples include self-storage sheds.
3. The subject site is located within the Medium Impact Industry Zone and is partially included within the
Venture Drive Enterprise Precinct. In accordance with Table 5.5.10.1 Venture Drive Enterprise Precinct,
the development application for a Material Change of Use to extend the existing Warehouse is subject to
Impact Assessment on the basis that the use involves self-storage functions. Otherwise, a Warehouse
use in the Venture Drive Enterprise Precinct would ordinarily be Code Assessable.
4. This Town Planning Report will describe the site, the proposed development, and address the relevant
town planning and design issues with respect to the proposal. This report should be read in conjunction
with the following supporting documentation:
Appendix 1 Title Search
Appendix 2 Contour and Detail Survey Plan prepared by Bennett & Bennett
Appendix 3 Proposal Plans prepared by TOD Consulting
Our Ref: 220703 Page 4 of 18
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1 Introduction
1. This Town Planning Report has been prepared in support of an application for a Development Permit for
a Material Change of Use to extend an existing self-storage Warehouse premises over land at 176
Eumundi Noosa Road, Noosaville, legally described as Lot 26 on SP151406. This documentation has been
prepared by ADAMS + SPARKES Town Planning (hereafter; ‘ADAMS + SPARKES’) for and on behalf of the
applicant, ‘North Coast Chiropractic Services Pty Ltd’.
2. The local government, which applies to the subject site is the Noosa Shire Council. In accordance with
Schedule 8 of the Planning Regulation 2017, the Noosa Shire Council is the Assessment Manager of the
Development Application. The applicable planning scheme is the Noosa Plan 2020 (hereafter ‘the
planning scheme’). Under the planning scheme, the land use proposed to be extended is best defined as
a ‘Warehouse’, which is specifically defined as follows:
‘Warehouse — means the use of premises for:
a) storing or distributing goods, whether or not carried out in a building; or
b) the wholesale of goods, if the use is ancillary to the use in paragraph (a).’
Examples include self-storage sheds.
3. The subject site is located within the Medium Impact Industry Zone and is partially included within the
Venture Drive Enterprise Precinct. In accordance with Table 5.5.10.1 Venture Drive Enterprise Precinct,
the development application for a Material Change of Use to extend the existing Warehouse is subject to
Impact Assessment on the basis that the use involves self-storage functions. Otherwise, a Warehouse
use in the Venture Drive Enterprise Precinct would ordinarily be Code Assessable.
4. This Town Planning Report will describe the site, the proposed development, and address the relevant
town planning and design issues with respect to the proposal. This report should be read in conjunction
with the following supporting documentation:
» Appendix1 Title Search
» Appendix 2 Contour and Detail Survey Plan prepared by Bennett & Bennett
» Appendix 3 Proposal Plans prepared by TOD Consulting
Our Ref: 220703 Page 4 of 18
Page 5
2 Site Details and Characteristics
2.1 Subject Site
5. A site inspection has been undertaken by ADAMS + SPARKES as part of the preparation of this Town
Planning Report. Observations from this inspection have been incorporated into the following sections
of the report.
6. Table 1 below provides a summary of the details applying to the subject site.
Table 1 Site Details
Address 176 Eumundi Noosa Road, Noosaville
Property description Lot 26 on SP151406
Site area 16,640m²
22.5 metres to Eumundi Noosa Road
Frontages
56.5 metres to Vision Court
Zone Medium Impact Industry Zone
Precinct Precinct 7 - Venture Drive Enterprise
Tenure Freehold
Landowner North Coast Chiropractic Services Pty Ltd (refer to Appendix 1)
Easements Nil
• Mostly level topography with earthworks already completed to
retain batter slopes in development area) (refer to Contour and
Detail Survey Plan prepared by Bennett & Bennett in Appendix 2)
Land features
• Site predominantly consists of hardstand surfaces currently
• Developed with several existing warehouse buildings utilised for
self-storage sheds (historically approved use)
7. The whole of the subject site is depicted in Figure 1 below. Only the northern extent of the site is the
subject of this development application (highlighted below as ‘development area’ for reference).
Development area
Figure 1 Subject Site (Source: QLD Globe 2023)
Our Ref: 220703 Page 5 of 18
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2 Site Details and Characteristics
2.1 Subject Site
5. A site inspection has been undertaken by ADAMS + SPARKES as part of the preparation of this Town
Planning Report. Observations from this inspection have been incorporated into the following sections
of the report.
6. Table 1 below provides a summary of the details applying to the subject site.
Table 1 Site Details
Address 176 Eumundi Noosa Road, Noosaville
Property description Lot 26 on SP151406
Site area 16,640m?
Frontages 22.5 metres to Eumundi Noosa Road
56.5 metres to Vision Court
Zone Medium Impact Industry Zone
Precinct Precinct 7 - Venture Drive Enterprise
Tenure Freehold
Landowner North Coast Chiropractic Services Pty Ltd (refer to Appendix 1)
Easements Nil
e Mostly level topography with earthworks already completed to
retain batter slopes in development area) (refer to Contour and
Detail Survey Plan prepared by Bennett & Bennett in Appendix 2)
Land features
e Site predominantly consists of hardstand surfaces currently
e Developed with several existing warehouse buildings utilised for
self-storage sheds (historically approved use)
7. The whole of the subject site is depicted in Figure 1 below. Only the northern extent of the site is the
subject of this development application (highlighted below as ‘development area’ for reference).
Figure 1 Subject Site (Source: QLD Globe 2023)
Our Ref: 220703 Page 5 of 18
Page 6
8. The streetscape perspective of the site from Vision Court is shown in Figure 2 below. As shown in Figure
2, the development area is screened from the street by extensive landscaping in the road reserve and
obscure boundary fencing. It is noted that the road reserve comprises an existing blockwork retaining
wall. Vehicle access is not provided via the Vision Court frontage, however, an access track is provided
for use in an emergency.
Figure 2 Vision Court Perspective (Source: Adams + Sparkes 2023)
2.2 Surrounding Context
9. The site forms part of a wider industrial estate and is therefore surrounded by Medium Impact Industry
zoned land comprising various storage and industrial use premises. The development area is not visible
from any surrounding residential premises or prominent streetscapes.
3 Proposed Development
3.1 Proposal Overview
10. Please refer to the Proposal Plans prepared by TOD Consulting in Appendix 3, which illustrate the
proposal to extend the use area of the existing self-storage facility onsite. It is proposed to obtain
approval to utilise the undeveloped northern end of the site (development area) for an open-air self-
storage yard to store cars, boats, caravans and the like. The self-storage yard will comprise a sealed
pavement surface with line marking used to identify approximately 121 storage spaces over a total use
area of 2,698m² plus associated vehicle maneuvering area.
11. The proposed storage area is provided with an exclusion zone, identified in Figure 3 below as a red
hatched area, which the consulting Engineer has identified as an area in which vehicles should not be
stored. This is resultant from a visual inspection of the existing and historically constructed retaining wall
along the eastern boundary, which has unknown load capabilities. To ensure that excessive loads are not
provided within proximity to the retaining wall, wheel stops will be installed along the exclusion zone
line. Other items may be stored behind the wheel stops at the premises operator’s discretion.
12. Access to the new storage area will be via the existing internal driveway that extends to the rear of the
site. The site’s existing access from Eumundi-Noosa Road will remain unchanged. Further, stormwater is
managed onsite using graded surfaces and internal drainage infrastructure, as shown in Appendix 3.
Our Ref: 220703 Page 6 of 18
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3.1
10.
11.
12.
The streetscape perspective of the site from Vision Court is shown in Figure 2 below. As shown in Figure
2, the development area is screened from the street by extensive landscaping in the road reserve and
obscure boundary fencing. It is noted that the road reserve comprises an existing blockwork retaining
wall. Vehicle access is not provided via the Vision Court frontage, however, an access track is provided
for use in an emergency.
Figure 2 Vision Court Perspective (Source: Adams + Sparkes 2023)
Surrounding Context
The site forms part of a wider industrial estate and is therefore surrounded by Medium Impact Industry
zoned land comprising various storage and industrial use premises. The development area is not visible
from any surrounding residential premises or prominent streetscapes.
Proposed Development
Proposal Overview
Please refer to the Proposal Plans prepared by TOD Consulting in Appendix 3, which illustrate the
proposal to extend the use area of the existing self-storage facility onsite. It is proposed to obtain
approval to utilise the undeveloped northern end of the site (development area) for an open-air self-
storage yard to store cars, boats, caravans and the like. The self-storage yard will comprise a sealed
pavement surface with line marking used to identify approximately 121 storage spaces over a total use
area of 2,698m? plus associated vehicle maneuvering area.
The proposed storage area is provided with an exclusion zone, identified in Figure 3 below as a red
hatched area, which the consulting Engineer has identified as an area in which vehicles should not be
stored. This is resultant from a visual inspection of the existing and historically constructed retaining wall
along the eastern boundary, which has unknown load capabilities. To ensure that excessive loads are not
provided within proximity to the retaining wall, wheel stops will be installed along the exclusion zone
line. Other items may be stored behind the wheel stops at the premises operator’s discretion.
Access to the new storage area will be via the existing internal driveway that extends to the rear of the
site. The site’s existing access from Eumundi-Noosa Road will remain unchanged. Further, stormwater is
managed onsite using graded surfaces and internal drainage infrastructure, as shown in Appendix 3.
Our Ref: 220703 Page 6 of 18
Page 7
Figure 3 Proposed storage area (Source: Tod Engineers 2023)
3.2 Vehicle Parking
13. For a Warehouse land use, vehicle parking is required at the following rates under Table 9.4.1.4 of the
Planning Scheme:
• one space per 50m² up to 500m²;
• one space per 100m² in excess of 500m²; and
• site of 4,000m² or more a loading bay for a semi-trailer of 15m x 3.6m and on site manoeuvring
for a semi-trailer.
14. Table 9.4.1.4 provides explanatory notes for calculating vehicle parking requirements, detailing under
Note 2 that “Parking (car, motorcycle, bicycle) spaces where required ‘per m²’, is calculated from gross
floor area unless otherwise specified”. The parking rates for a Warehouse use do not specify use area,
and therefore the rates apply to an increase in Gross Floor Area (GFA) only. The proposed extension does
not create any new GFA onsite, and therefore additional car parking is not required to be provided.
15. Given the nature of the proposed open-air storage area, being pickup/drop-off of vehicles usually towed
by a car, it is not necessary to provide separate car parking onsite to accommodate this increased use
area. Further, wide aisles are provided within the storage area for users to temporarily stop while
accessing their dedicated space. Further, a staff car park is provided at the front of the site for the single
staff member that is stationed in the office on the premises.
Our Ref: 220703 Page 7 of 18
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3.2
13.
14.
15.
Figure 3 Proposed storage area (Source: Tod Engineers 2023)
Vehicle Parking
For a Warehouse land use, vehicle parking is required at the following rates under Table 9.4.1.4 of the
Planning Scheme:
© one space per 50m? up to 500m2;
© one space per 100m? in excess of 500m?; and
e site of 4,000m? or more a loading bay for a semi-trailer of 15m x 3.6m and on site manoeuvring
for a semi-trailer.
Table 9.4.1.4 provides explanatory notes for calculating vehicle parking requirements, detailing under
Note 2 that “Parking (car, motorcycle, bicycle) spaces where required ‘per m”, is calculated from gross
floor area unless otherwise specified”. The parking rates for a Warehouse use do not specify use area,
and therefore the rates apply to an increase in Gross Floor Area (GFA) only. The proposed extension does
not create any new GFA onsite, and therefore additional car parking is not required to be provided.
Given the nature of the proposed open-air storage area, being pickup/drop-off of vehicles usually towed
by a car, it is not necessary to provide separate car parking onsite to accommodate this increased use
area. Further, wide aisles are provided within the storage area for users to temporarily stop while
accessing their dedicated space. Further, a staff car park is provided at the front of the site for the single
staff member that is stationed in the office on the premises.
Our Ref: 220703 Page 7 of 18
Page 8
3.3 Works Completed - Seeking Retrospective Approval
16. It is noted that this application seeks retrospective approval for the earthworks and construction of the
hardstand storage area, which was carried out without Council approval (refer to Figure 4 below). The
occurrence of the works without approval was raised by Council via an Advisory Letter dated 20 March
2023. It is intended to rectify the matter with a Development Application for Operational Works upon
receipt of a Material Change of Use approval from Council.
June 2020 May 2023
Figure 4 Constructed works (Source: Nearmap 2023)
17. As shown on the Contour and Detail Survey Plan in Appendix 2, a small section of pavement has been
constructed over the front boundary of the site, into the Vision Court road reserve. The landowner
intends to rectify the encroachment by cutting back the hardstand surface to the boundary line and
relocating any fencing accordingly.
Our Ref: 220703 Page 8 of 18
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3.3. Works Completed - Seeking Retrospective Approval
16. It is noted that this application seeks retrospective approval for the earthworks and construction of the
hardstand storage area, which was carried out without Council approval (refer to Figure 4 below). The
occurrence of the works without approval was raised by Council via an Advisory Letter dated 20 March
2023. It is intended to rectify the matter with a Development Application for Operational Works upon
receipt of a Material Change of Use approval from Council.
Figure 4 Constructed works (Source: Nearmap 2023)
17. As shown on the Contour and Detail Survey Plan in Appendix 2, a small section of pavement has been
constructed over the front boundary of the site, into the Vision Court road reserve. The landowner
intends to rectify the encroachment by cutting back the hardstand surface to the boundary line and
relocating any fencing accordingly.
Our Ref: 220703 Page 8 of 18
Page 9
4 Statutory Framework
18. This section of the Town Planning Report describes the statutory planning framework applicable to the
proposed development application.
19. Table 2 below outlines the applicable State Mapping Triggers, which require consideration as part of this
Town Planning Report. In addition to this, Table 2 details whether the application requires referral to any
Referral or Advice Agencies as part of the application.
Table 2 Statutory Framework Mapping Layers
State Planning Policy Benchmark Natural Hazards Risk & Resilience
Mapping o Flood Hazard Area - Local Government Flood
Mapping Area
Transport Infrastructure
o Active transport corridor
Regional Plan South East Queensland Regional Plan 2017 – Urban Footprint
SARA DA Mapping Water Resources
o Water Resource Planning Area Boundary
Referrals Nil
4.1 State Planning Policy
20. The Planning Scheme commenced after the July 2017 version of the SPP took effect. As such, the State
Planning Policy is identified as being reflected in the Planning Scheme, with the exception of Coastal
Hazard Mapping (in part), which reverts to the policy for assessment where applicable. It is noted that
the site is not mapped by the SPP as being subject to any Coastal Hazards, as such, the State Planning
Policy is not directly applicable to the development of the site.
4.2 State Assessment Referral Agency
21. In accordance with Schedule 10 of the Planning Regulation 2017, the development application is not
required to be referred to SARA.
Our Ref: 220703 Page 9 of 18
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4 Statutory Framework
18. — This section of the Town Planning Report describes the statutory planning framework applicable to the
proposed development application.
19. Table 2 below outlines the applicable State Mapping Triggers, which require consideration as part of this
Town Planning Report. In addition to this, Table 2 details whether the application requires referral to any
Referral or Advice Agencies as part of the application.
Table 2 Statutory Framework Mapping Layers
State Planning Policy Benchmark >» ~=Natural Hazards Risk & Resilience
Mapping o Flood Hazard Area - Local Government Flood
Mapping Area
>» Transport Infrastructure
o Active transport corridor
Regional Plan South East Queensland Regional Plan 2017 — Urban Footprint
SARA DA Mapping >» Water Resources
o Water Resource Planning Area Boundary
Referrals Nil
4.1 State Planning Policy
20. The Planning Scheme commenced after the July 2017 version of the SPP took effect. As such, the State
Planning Policy is identified as being reflected in the Planning Scheme, with the exception of Coastal
Hazard Mapping (in part), which reverts to the policy for assessment where applicable. It is noted that
the site is not mapped by the SPP as being subject to any Coastal Hazards, as such, the State Planning
Policy is not directly applicable to the development of the site.
4.2. State Assessment Referral Agency
21. ‘In accordance with Schedule 10 of the Planning Regulation 2017, the development application is not
required to be referred to SARA.
Our Ref: 220703 Page 9 of 18
Page 10
5 Local Planning Instrument – Noosa Plan 2020
22. Development of the site is subject to the provisions contained within the Noosa Plan 2020. A review of
the planning scheme confirms the below relevant particulars apply to the subject site.
23. Table 3 below provides a breakdown of the planning scheme particulars, which relate to each of the lots
and proposed development.
Table 3 Planning Scheme Particulars
Planning Instrument Noosa Plan 2020
Zone Medium Impact Industry Zone
Precinct Precinct 7 – Venture Drive Enterprise Precinct
Local Plan Noosaville Local Plan
Overlays Acid Sulfate Soils Overlay - Above 5m AHD to 20m AHD
(Area 2)
5.1 Assessment of Development Application
24. The Planning Scheme includes assessment codes, which apply to the locality and zone, land use, overlays,
and general development parameters. The applicable codes that apply to the proposed development
include:
Medium Impact Industry Zone Code
Noosaville Local Plan Code
Industry Uses Code
Works Codes:
o Driveways and Parking Code
o Existing Services Code
o Landscaping Code
o Sustainable Building Design Code
o Transport Code
o Water Quality and Drainage Code
o Waste Management Code
Overlay Codes:
o Acid Sulfate Soils Overlay Code
25. The proposed development generally complies with the Assessment Benchmarks of all applicable codes
identified above. The pertinent issues identified throughout the assessment of the application are
detailed below. Where the below sections are silent in relation to an assessable element, the
development is seen to comply with the relevant assessment criteria and no further assessment is
required.
5.2 Overlay Codes
5.2.1 Acid Sulfate Soils Overlay Code
26. The subject site is identified as containing potential for Acid Sulfate Soils above 5m AHD and below 20m
AHD. As detailed previously in this report, the site has already undergone earthworks to construct the
hardstand vehicle storage area onsite. It is understood that the earthworks involved cut and fill works
internally within the site, such that no material was exported from or imported to the site to create the
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5 Local Planning Instrument — Noosa Plan 2020
22. Development of the site is subject to the provisions contained within the Noosa Plan 2020. A review of
the planning scheme confirms the below relevant particulars apply to the subject site.
23. Table 3 below provides a breakdown of the planning scheme particulars, which relate to each of the lots
and proposed development.
Table 3 Planning Scheme Particulars
Planning Instrument Noosa Plan 2020
Zone Medium Impact Industry Zone
Precinct Precinct 7 — Venture Drive Enterprise Precinct
Local Plan Noosaville Local Plan
Overlays » Acid Sulfate Soils Overlay - Above 5m AHD to 20m AHD
(Area 2)
5.1 Assessment of Development Application
24. The Planning Scheme includes assessment codes, which apply to the locality and zone, land use, overlays,
and general development parameters. The applicable codes that apply to the proposed development
include:
Medium Impact Industry Zone Code
Noosaville Local Plan Code
Industry Uses Code
Works Codes:
o Driveways and Parking Code
Existing Services Code
Landscaping Code
Sustainable Building Design Code
Transport Code
Oo 00 0 0
Water Quality and Drainage Code
° Waste Management Code
» = Overlay Codes:
o Acid Sulfate Soils Overlay Code
25. The proposed development generally complies with the Assessment Benchmarks of all applicable codes
identified above. The pertinent issues identified throughout the assessment of the application are
detailed below. Where the below sections are silent in relation to an assessable element, the
development is seen to comply with the relevant assessment criteria and no further assessment is
required.
5.2 Overlay Codes
5.2.1 Acid Sulfate Soils Overlay Code
26. The subject site is identified as containing potential for Acid Sulfate Soils above 5m AHD and below 20m
AHD. As detailed previously in this report, the site has already undergone earthworks to construct the
hardstand vehicle storage area onsite. It is understood that the earthworks involved cut and fill works
internally within the site, such that no material was exported from or imported to the site to create the
Our Ref: 220703 Page 10 of 18
Page 11
level areas. Further, no additional earthworks are required to be undertaken onsite upon receipt of a
Development Permit from Council for the use. As a result, no further assessment is required against the
Acid Sulfate Soils Overlay Code.
5.3 Noosaville Local Plan Code
27. The site is located within the Noosaville Local Plan Area. Overall Outcomes (o) and (p) of the Noosaville
Local Plan Code relate to development in industry zones. The proposal complies with these Overall
Outcomes on the following basis:
• The site is located in Medium impact industry zone and it is proposed to expand an existing
industry / business use in a way that will not have any adverse impacts on the amenity of
nearby residential areas, given that the site is not visible from any surrounding residential
premises - (Overall Outcome o); and,
• The use provides an important service to the community by supporting the need for storage
premises in the local area, and therefore ensuring that the visual amenity of the area is
maintained with boats/caravans etc. being stored on the premises and not in residential
streets - (Overall Outcome p).
28. Further, the proposal complies with the relevant Acceptable and Performance Outcomes of the Code as
follows:
• The proposal to extend the existing storage facility in an industrial area will not impact the
ability for Noosaville to remain a major focus for visitor accommodation and services with high
levels of accessibility to outdoor recreational pursuits and urban services (PO1);
• The proposal contributes to the amenity of permanent residents in Noosaville, offering
dedicated storage space for resident’s excess vehicles, boats, caravans etc. and therefore
alleviating the need to use on-street parking area for storage purposes (PO2);
• The proposal retains the established Eumundi Noosa Road streetscape and will have no impact
on the visual amenity of the site or streetscape (PO3 & PO4);
• Clearing was not required to create the hardstand area onsite, which will be used for storage
purposes (PO5);
• No new buildings have been constructed, or are proposed to be constructed, onsite to support
the new open-air self-storage use area (AO6.1 & AO6.2); and,
• The proposal complies with PO15 of the Code, which relates specifically to development and
land uses in the Medium Impact Industry Zone, as follows:
o It is proposed to extend an existing self-storage facility to provide an open-air
vehicle storage area, which is a highly sought-after service in the region, but
particularly in the coastal area given the need for coastal residents to store
watercraft;
o The proposal provides a diverse land use that is in demand in the area;
o Self-storage is a Warehouse use activity, which is a consistent land use in an
industrial area;
o The use could not occur in a centre zone, given the need for a large lot area to
accommodate the use and preference to conceal storage uses from prominent
streets;
o The proposal does not detract from the safe functioning or visual amenity of
Eumundi Noosa Road; and
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level areas. Further, no additional earthworks are required to be undertaken onsite upon receipt of a
Development Permit from Council for the use. As a result, no further assessment is required against the
Acid Sulfate Soils Overlay Code.
5.3. Noosaville Local Plan Code
27. The site is located within the Noosaville Local Plan Area. Overall Outcomes (0) and (p) of the Noosaville
Local Plan Code relate to development in industry zones. The proposal complies with these Overall
Outcomes on the following basis:
The site is located in Medium impact industry zone and it is proposed to expand an existing
industry / business use in a way that will not have any adverse impacts on the amenity of
nearby residential areas, given that the site is not visible from any surrounding residential
premises - (Overall Outcome o); and,
The use provides an important service to the community by supporting the need for storage
premises in the local area, and therefore ensuring that the visual amenity of the area is
maintained with boats/caravans etc. being stored on the premises and not in residential
streets - (Overall Outcome p).
28. Further, the proposal complies with the relevant Acceptable and Performance Outcomes of the Code as
follows:
Our Ref: 220703
The proposal to extend the existing storage facility in an industrial area will not impact the
ability for Noosaville to remain a major focus for visitor accommodation and services with high
levels of accessibility to outdoor recreational pursuits and urban services (PO1);
The proposal contributes to the amenity of permanent residents in Noosaville, offering
dedicated storage space for resident’s excess vehicles, boats, caravans etc. and therefore
alleviating the need to use on-street parking area for storage purposes (PO2);
The proposal retains the established Eumundi Noosa Road streetscape and will have no impact
on the visual amenity of the site or streetscape (PO3 & PO4);
Clearing was not required to create the hardstand area onsite, which will be used for storage
purposes (POS);
No new buildings have been constructed, or are proposed to be constructed, onsite to support
the new open-air self-storage use area (AO6.1 & AO6.2); and,
The proposal complies with PO15 of the Code, which relates specifically to development and
land uses in the Medium Impact Industry Zone, as follows:
o It is proposed to extend an existing self-storage facility to provide an open-air
vehicle storage area, which is a highly sought-after service in the region, but
particularly in the coastal area given the need for coastal residents to store
watercraft;
o_ The proposal provides a diverse land use that is in demand in the area;
o Self-storage is a Warehouse use activity, which is a consistent land use in an
industrial area;
o The use could not occur in a centre zone, given the need for a large lot area to
accommodate the use and preference to conceal storage uses from prominent
streets;
o The proposal does not detract from the safe functioning or visual amenity of
Eumundi Noosa Road; and
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Page 12
o The use will not result in the production of pollutants.
29. In summary, the proposed development complies with all of the relevant Assessment Benchmarks of the
Noosaville Local Plan Code with no areas of non-compliance sought.
5.4 Medium Impact Industry Zone Code
30. The subject site is located within the Venture Drive Enterprise Precinct of the Medium Impact Industry
Zone. Under Table 5.5.10.1 Venture Drive Enterprise Precinct of the Planning Scheme, a Warehouse is a
consistent land use but is only Code Assessable where it does not involve self-storage functions. As such,
the proposal to extend the existing self-storage facility is subject to Impact Assessment.
31. It is noted, however, that there is no zone in the Noosa region which supports self-storage facilities as a
consistent land use, resulting in this activity being subject to Impact Assessment in all cases. Given that
there is a high demand for personal goods storage facilities in the region, the subject site is a suitable
location to meet the demand, with the southern extent of the site already being used for this purpose
lawfully. Further, the use of the development area for self-storage will not be visible from surrounding
sensitive use areas or prominent roads and will generally result in no new impacts for the surrounding
area.
32. Further, the proposal to extend the existing facility complies with the Assessment Benchmarks of the
Medium Impact Industry Zone Code on the following basis:
• The proposal does not include a Food and Drink Outlet, Intensive Horticulture, Caretaker’s
Accommodation, non-trade Office or any other land use ancillary to the self-storage
Warehouse use (PO2, PO4-PO7);
• The proposal does not involve the delivery of any new buildings or structures (AO/PO 8-13);
• The development area is not visible from the major road network, being separated from
Eumundi Noosa Road by the existing buildings onsite (PO14);
• The proposed self-storage yard extension will not result in any emissions of odour, dust, air
pollutants, noise, light or vibrations (AO16.1, AO16.2 & PO31);
• The proposed self-storage yard extension will not result in adverse changes to the light, air
quality, noise, accessibility or other conditions enjoyed by users of associated, adjoining or
nearby uses (PO17);
• The site does not adjoin a residential zone (AO18);
• The site boundaries are fenced with security measures to ensure site can be locked (AO20.1 &
AO20.2);
• The proposed self-storage yard extension will maintain user safety and security of goods stored
onsite, with the site entrance and storage areas being well lit and lockable after hours (PO21);
• The use does not generate waste (AO22);
• The approval can be conditioned to ensure that no stored item/vehicle exceeds 4 metres high
(AO23);
• The fencing consists of a mesh material that will not be prone to vandalism or can otherwise
be easily replaced if vandalism should occur. Further, the fence is located behind extensive
landscaping in the road reserve, such that access to the fence is difficult for vandals (AO24);
• The illumination of outdoor areas can be conditioned to comply with the Code. It is noted that
the site adjoins industrial uses which do not operate at nighttime, therefore nuisance from
lighting will have minimal impacts if any (AO24.1 – AO24.3);
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o The use will not result in the production of pollutants.
29. —Insummary, the proposed development complies with all of the relevant Assessment Benchmarks of the
Noosaville Local Plan Code with no areas of non-compliance sought.
5.4 Medium Impact Industry Zone Code
30. The subject site is located within the Venture Drive Enterprise Precinct of the Medium Impact Industry
Zone. Under Table 5.5.10.1 Venture Drive Enterprise Precinct of the Planning Scheme, a Warehouse is a
consistent land use but is only Code Assessable where it does not involve self-storage functions. As such,
the proposal to extend the existing self-storage facility is subject to Impact Assessment.
31. It is noted, however, that there is no zone in the Noosa region which supports self-storage facilities as a
consistent land use, resulting in this activity being subject to Impact Assessment in all cases. Given that
there is a high demand for personal goods storage facilities in the region, the subject site is a suitable
location to meet the demand, with the southern extent of the site already being used for this purpose
lawfully. Further, the use of the development area for self-storage will not be visible from surrounding
sensitive use areas or prominent roads and will generally result in no new impacts for the surrounding
area.
32. Further, the proposal to extend the existing facility complies with the Assessment Benchmarks of the
Medium Impact Industry Zone Code on the following basis:
e The proposal does not include a Food and Drink Outlet, Intensive Horticulture, Caretaker’s
Accommodation, non-trade Office or any other land use ancillary to the self-storage
Warehouse use (PO2, PO4-PO7);
e The proposal does not involve the delivery of any new buildings or structures (AO/PO 8-13);
e The development area is not visible from the major road network, being separated from
Eumundi Noosa Road by the existing buildings onsite (PO14);
e The proposed self-storage yard extension will not result in any emissions of odour, dust, air
pollutants, noise, light or vibrations (AO16.1, AO16.2 & PO31);
e The proposed self-storage yard extension will not result in adverse changes to the light, air
quality, noise, accessibility or other conditions enjoyed by users of associated, adjoining or
nearby uses (PO17);
e = The site does not adjoin a residential zone (AO18);
e The site boundaries are fenced with security measures to ensure site can be locked (AO20.1 &
AO20.2);
e The proposed self-storage yard extension will maintain user safety and security of goods stored
onsite, with the site entrance and storage areas being well lit and lockable after hours (PO21);
e The use does not generate waste (AO22);
e The approval can be conditioned to ensure that no stored item/vehicle exceeds 4 metres high
(A023);
e = The fencing consists of a mesh material that will not be prone to vandalism or can otherwise
be easily replaced if vandalism should occur. Further, the fence is located behind extensive
landscaping in the road reserve, such that access to the fence is difficult for vandals (AO24);
e = The illumination of outdoor areas can be conditioned to comply with the Code. It is noted that
the site adjoins industrial uses which do not operate at nighttime, therefore nuisance from
lighting will have minimal impacts if any (AO24.1 — AO24.3);
Our Ref: 220703 Page 12 of 18
Page 13
• A staff recreation area (kitchenette, table, chairs, bin etc.) is provided within the existing
office/admin building at the front of the site (AO26);
• 2-metre-high Security fencing encloses the rear and side storage areas to prevent unauthorised
access (AO27);
• No new earthworks will be carried out onsite and the existing earthworks and constructed
hardstand provide drainage to ensure that ponding of water does not occur on the subject site
or adjoining properties (refer to the Proposal Plans in Appendix 3) (AO29 & PO30);
• The subject site does not adjoin a local heritage place (AO30.2);
• The site is connection to all essential infrastructure and will not impact upon the continued
operation, viability and maintenance of existing infrastructure or compromise the future
provision of planned infrastructure (AO33 & PO34);
• The proposal does not increase the GFA of buildings onsite and therefore no new car parking
spaces are required to be provided (AO35);
• The proposal results in an extension to an industry use which cannot be suitably provided in
other zones. Further, the use of the site for storage is commensurate with surrounding industry
uses (PO36 – PO37); and,
• The proposal does not involve the introduction of any ancillary use (PO38).
33. The key areas of non-compliance with the Assessment Benchmarks of the Medium Impact Industry Zone
Code include OO(i), PO3, AO15.1, AO15.2 and AO28. Justification for these areas of non-compliance is
provided below.
5.4.1 Performance Outcome PO3 & Overall Outcome (i) – Self-storage Facilities
34. Performance Outcome PO3 of the Code seeks that Warehouse developments do not allow a self-storage
facility to be created. This is underpinned by Overall Outcome (i) of the Code, which seeks that
Warehouses for self-storage facilities are avoided to protect industrial land from underutilisation.
35. Despite not complying with these preferred outcomes, the proposal is appropriate on the basis that the
self-storage facility is existing on the site, and it is therefore not proposed to utilise industrial land for a
new self-storage activity which might detract from the availability of industrial land in the area to be used
for industrial purposes. Further, there is a need for self-storage facilities in the region that is not provided
for within any zone. As such, it stands to reason that an existing facility with available undeveloped land
be expanded to fulfil this need, in place of residents having to leave the region to access self-storage
services elsewhere.
36. Overall, the proposal does not result in a new area of non-compliance against PO3 and Overall Outcome
(i) of the Code and should be supported on this basis.
5.4.2 Acceptable Outcome AO15.1 & AO15.2 – Landscaping
37. Acceptable Outcomes AO15.1 and AO15.2 of the Code seek that landscaping be provided to a minimum
of 15% of the site area, of which, a minimum of 60% is forward of the building line and is visible from the
street, with frontage landscapes being 6 metres wide to Vision Court and 10 metres wide to Eumundi
Noosa Road. A minimum 10 metre wide is provided to the Eumundi Noosa Road by the existing premises,
where not occupied by the driveway. The site overall comprises approximately 10% landscaping, with no
landscaping provided to the Vision Court frontage adjacent to the proposed extension. This is due to the
works that have been conducted onsite resulting in hardstand storage area being situated on the front
boundary of the site, with fencing in front.
Our Ref: 220703 Page 13 of 18
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33.
5.4.1
34.
35.
36.
5.4.2
37.
e A staff recreation area (kitchenette, table, chairs, bin etc.) is provided within the existing
office/admin building at the front of the site (AO26);
e 2-metre-high Security fencing encloses the rear and side storage areas to prevent unauthorised
access (AO27);
e No new earthworks will be carried out onsite and the existing earthworks and constructed
hardstand provide drainage to ensure that ponding of water does not occur on the subject site
or adjoining properties (refer to the Proposal Plans in Appendix 3) (AO29 & PO30);
e The subject site does not adjoin a local heritage place (AO30.2);
e The site is connection to all essential infrastructure and will not impact upon the continued
operation, viability and maintenance of existing infrastructure or compromise the future
provision of planned infrastructure (AO33 & PO34);
e The proposal does not increase the GFA of buildings onsite and therefore no new car parking
spaces are required to be provided (AO35);
e The proposal results in an extension to an industry use which cannot be suitably provided in
other zones. Further, the use of the site for storage is commensurate with surrounding industry
uses (PO36 — PO37); and,
e The proposal does not involve the introduction of any ancillary use (PO38).
The key areas of non-compliance with the Assessment Benchmarks of the Medium Impact Industry Zone
Code include OO(i), PO3, AO15.1, AO15.2 and AO28. Justification for these areas of non-compliance is
provided below.
Performance Outcome PO3 & Overall Outcome (i) — Self-storage Facilities
Performance Outcome PO3 of the Code seeks that Warehouse developments do not allow a self-storage
facility to be created. This is underpinned by Overall Outcome (i) of the Code, which seeks that
Warehouses for self-storage facilities are avoided to protect industrial land from underutilisation.
Despite not complying with these preferred outcomes, the proposal is appropriate on the basis that the
self-storage facility is existing on the site, and it is therefore not proposed to utilise industrial land for a
new self-storage activity which might detract from the availability of industrial land in the area to be used
for industrial purposes. Further, there is a need for self-storage facilities in the region that is not provided
for within any zone. As such, it stands to reason that an existing facility with available undeveloped land
be expanded to fulfil this need, in place of residents having to leave the region to access self-storage
services elsewhere.
Overall, the proposal does not result in a new area of non-compliance against PO3 and Overall Outcome
(i) of the Code and should be supported on this basis.
Acceptable Outcome AO15.1 & AO15.2 — Landscaping
Acceptable Outcomes AO15.1 and AO15.2 of the Code seek that landscaping be provided to a minimum
of 15% of the site area, of which, a minimum of 60% is forward of the building line and is visible from the
street, with frontage landscapes being 6 metres wide to Vision Court and 10 metres wide to Eumundi
Noosa Road. A minimum 10 metre wide is provided to the Eumundi Noosa Road by the existing premises,
where not occupied by the driveway. The site overall comprises approximately 10% landscaping, with no
landscaping provided to the Vision Court frontage adjacent to the proposed extension. This is due to the
works that have been conducted onsite resulting in hardstand storage area being situated on the front
boundary of the site, with fencing in front.
Our Ref: 220703 Page 13 of 18
Page 14
38. This outcome is appropriate on the basis that the site adjoins an extensive deep planted garden bed
located within the verge of Vision Court, which suitably buffers the site from the street (refer to Figure 5
below). Further, due to the topography of the site being above street level, the storage area is largely
concealed from street view, an outcome which is supported by the front boundary fencing. Overall, the
proposal complies with PO15 of the Code on the following basis:
• Access will not be provided via the Vision Court frontage, with a path being kept clear in case an
emergency evacuation is required;
• The dense landscapes in the road reserve enhance the Vision Court frontage and provide
screening and shading functions;
• No buildings will be located on the northern end of the site fronting Vision Court which require
screening/landscapes to reduce an appearance of building bulk;
• The visual amenity of the streetscape remains unchanged by the proposal;
• Maintaining the current vegetation along the site’s frontage to Eumundi Noosa Road; and
• The lack of a vegetated frontage maintains the site’s usability and suits the nature of the
development which does not include built form elements.
Figure 5 Vision Court Frontage (Source: ASTPD 2023)
5.4.3 Acceptable Outcome AO28 – Fencing Setback
39. Acceptable Outcome AO28 of the Code seeks that fencing on any frontage is setback an average of 2
metres provided that no part of the fencing is within 1 metres of the property boundary. The proposal
provides a front fence on the boundary to Vision Court. This outcome is appropriate on the basis that
nearly all of the new industrial developments fronting Vision Court have front fences that are built on the
boundary, with the site maintaining a continuous fence line with the adjoining properties.
40. Overall, the proposal complies with PO28 as the erected security fencing is in keeping with the
surrounding area and does not have an adverse impact upon the appearance of the streetscape on this
basis.
5.5 Industry Activities Code
41. The applicable development code for proposed extension to a self-storage Warehouse is the Industry
Activities Code. The proposal complies with the Assessment Benchmarks of the Code on the following
basis:
• The proposed self-storage yard is suitable to be located on the subject site as it will constitute
an extension to an existing self-storage facility already operating on the premises. Further, the
use is commensurate with industrial uses occurring on industrial land. Finally, the site is
adequately serviced by infrastructure networks (PO1, PO2);
Our Ref: 220703 Page 14 of 18
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38.
5.4.3
39.
40.
5.5
41.
This outcome is appropriate on the basis that the site adjoins an extensive deep planted garden bed
located within the verge of Vision Court, which suitably buffers the site from the street (refer to Figure 5
below). Further, due to the topography of the site being above street level, the storage area is largely
concealed from street view, an outcome which is supported by the front boundary fencing. Overall, the
proposal complies with PO15 of the Code on the following basis:
e Access will not be provided via the Vision Court frontage, with a path being kept clear in case an
emergency evacuation is required;
e The dense landscapes in the road reserve enhance the Vision Court frontage and provide
screening and shading functions;
e No buildings will be located on the northern end of the site fronting Vision Court which require
screening/landscapes to reduce an appearance of building bulk;
e The visual amenity of the streetscape remains unchanged by the proposal;
e Maintaining the current vegetation along the site’s frontage to Eumundi Noosa Road; and
e The lack of a vegetated frontage maintains the site’s usability and suits the nature of the
development which does not include built form elements.
Figure 5 Vision Court Frontage (Source: ASTPD 2023)
Acceptable Outcome AO28 — Fencing Setback
Acceptable Outcome AO28 of the Code seeks that fencing on any frontage is setback an average of 2
metres provided that no part of the fencing is within 1 metres of the property boundary. The proposal
provides a front fence on the boundary to Vision Court. This outcome is appropriate on the basis that
nearly all of the new industrial developments fronting Vision Court have front fences that are built on the
boundary, with the site maintaining a continuous fence line with the adjoining properties.
Overall, the proposal complies with PO28 as the erected security fencing is in keeping with the
surrounding area and does not have an adverse impact upon the appearance of the streetscape on this
basis.
Industry Activities Code
The applicable development code for proposed extension to a self-storage Warehouse is the Industry
Activities Code. The proposal complies with the Assessment Benchmarks of the Code on the following
basis:
e The proposed self-storage yard is suitable to be located on the subject site as it will constitute
an extension to an existing self-storage facility already operating on the premises. Further, the
use is commensurate with industrial uses occurring on industrial land. Finally, the site is
adequately serviced by infrastructure networks (PO1, PO2);
Our Ref: 220703 Page 14 of 18
Page 15
• The proposal will service a need for personal vehicle storage in the region, reducing the
incidence of residents needing to use kerbside space for vehicle storage. This will in turn
promote investment in recreational vehicles (boats, caravans etc) by solving a storage issue
evident in dense residential communities, thereby stimulating the local economy (PO3);
• The site does not adjoin a residential zone or the Rural Residential zone and is not visible from
any residential premises (AO4, AO5);
• The use does not generate odours, dust, air pollutants, noise, light or vibration (AO6, PO10);
• A waste storage area is not required to be provided onsite, given that the use generates no waste
(AO7);
• The approval can be conditioned such that no item/vehicle stored on the site exceeds 4 metres
in height (AO8);
• The outdoor storage of vehicles will not facilitate the storage of items which have the potential
to cause a public health hazard or environmental nuisance (PO9);
• The proposal does not increase the GFA of buildings onsite and therefore no new car parking
spaces are required to be provided (AO11); and
• An Extractive Industry is not proposed (PO12-PO37).
42. In summary, the proposed development complies with the relevant Assessment Benchmarks of the
Industry Activities Code.
5.6 Driveways and Parking Code
43. The proposal is for an extension to an existing self-storage facility, which seeks to utilise the existing
internal driveway for access. As such, the proposal maintains the current access and driveway crossover
from Eumundi Noosa Road and does not result in any new areas of non-compliance in this regard.
44. Further, Table 9.4.1.4 of the Driveways and Parking Code provides explanatory notes for calculating
vehicle parking requirements, detailing under Note 2 that “Parking (car, motorcycle, bicycle) spaces
where required ‘per m²’, is calculated from gross floor area unless otherwise specified”. The parking rates
for a Warehouse use do not specify use area, and therefore the rates apply to an increase in Gross Floor
Area (GFA) only. The proposed extension does not create any new GFA onsite, and therefore additional
car parking is not required to be provided.
45. Given the nature of the proposed open-air storage area, being pickup/drop-off of vehicles usually towed
by a car, it is not necessary to provide separate car parking onsite to accommodate this increased use
area. Further, wide aisles are provided within the storage area for users to temporarily stop while
accessing their dedicated space. Further, a staff car park is provided at the front of the site for the single
staff member that is stationed in the office on the premises.
46. In summary, the proposed development complies with the relevant Assessment Benchmarks of the
Driveways and Parking Code.
5.7 Existing Services Code
47. The development area does not include any underground infrastructure that is owned by Council, nor is
it located near significant stormwater infrastructure. As such, the proposal does not impact upon any
existing services and therefore complies with the Existing Services Code.
Our Ref: 220703 Page 15 of 18
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42.
5.6
43.
44.
45.
46.
5.7
47.
e The proposal will service a need for personal vehicle storage in the region, reducing the
incidence of residents needing to use kerbside space for vehicle storage. This will in turn
promote investment in recreational vehicles (boats, caravans etc) by solving a storage issue
evident in dense residential communities, thereby stimulating the local economy (PO3);
e The site does not adjoin a residential zone or the Rural Residential zone and is not visible from
any residential premises (AO4, AOS);
e The use does not generate odours, dust, air pollutants, noise, light or vibration (AO6, PO10);
e Awaste storage area is not required to be provided onsite, given that the use generates no waste
(AO7);
e The approval can be conditioned such that no item/vehicle stored on the site exceeds 4 metres
in height (AO8);
e The outdoor storage of vehicles will not facilitate the storage of items which have the potential
to cause a public health hazard or environmental nuisance (PO9);
e The proposal does not increase the GFA of buildings onsite and therefore no new car parking
spaces are required to be provided (AOQ11); and
e An Extractive Industry is not proposed (PO12-P037).
In summary, the proposed development complies with the relevant Assessment Benchmarks of the
Industry Activities Code.
Driveways and Parking Code
The proposal is for an extension to an existing self-storage facility, which seeks to utilise the existing
internal driveway for access. As such, the proposal maintains the current access and driveway crossover
from Eumundi Noosa Road and does not result in any new areas of non-compliance in this regard.
Further, Table 9.4.1.4 of the Driveways and Parking Code provides explanatory notes for calculating
vehicle parking requirements, detailing under Note 2 that “Parking (car, motorcycle, bicycle) spaces
where required ‘per m”, is calculated from gross floor area unless otherwise specified”. The parking rates
for a Warehouse use do not specify use area, and therefore the rates apply to an increase in Gross Floor
Area (GFA) only. The proposed extension does not create any new GFA onsite, and therefore additional
car parking is not required to be provided.
Given the nature of the proposed open-air storage area, being pickup/drop-off of vehicles usually towed
by a car, it is not necessary to provide separate car parking onsite to accommodate this increased use
area. Further, wide aisles are provided within the storage area for users to temporarily stop while
accessing their dedicated space. Further, a staff car park is provided at the front of the site for the single
staff member that is stationed in the office on the premises.
In summary, the proposed development complies with the relevant Assessment Benchmarks of the
Driveways and Parking Code.
Existing Services Code
The development area does not include any underground infrastructure that is owned by Council, nor is
it located near significant stormwater infrastructure. As such, the proposal does not impact upon any
existing services and therefore complies with the Existing Services Code.
Our Ref: 220703 Page 15 of 18
Page 16
5.8 Landscaping Code
48. It is not proposed to provide any new landscaped areas on site. As such, the Landscaping Code is largely
not applicable for assessment.
5.9 Water Quality and Drainage Code
49. Please refer to the Proposal Plans in Appendix 3, which illustrate the constructed stormwater drainage
outcome onsite.
5.10 Waste Management Code
50. The purpose of the Waste Management Code is to ensure that development provides for the sustainable
management of waste produced onsite. The use does not generate waste, as it provides for the storage
of personal goods and vehicles only and does not include any production activities. Further, general waste
produced by the singular staff member stationed onsite is already managed using 240L waste bins. As
such, the subject development application is not required to be assessed against the Waste Management
Code.
6 Other Relevant Matters
51. Section 45(5)(b) of the Planning Act 2016 allows an assessment manager to consider ‘other relevant
matters’ in the assessment of Impact Assessable development applications. The Planning Bill Explanatory
Notes 2015 provides further guidance on the assessment manager’s responsibility to consider ‘other
relevant matters’ in the assessment of impact assessable development applications. The explanatory
notes state the following:
‘Although assessment against other relevant matters is not obligatory, an assessment manager’s
decision may be subject to appeal in the P&E court by an applicant or eligible submitter. The court,
on appeal, will hear the matter anew and stand in the shoes of the assessment manager.
Consequently the court may choose to assess against or have regard to other relevant matters. For
this reason, it would be prudent for an assessment manager carrying out impact assessment to at
least identify other matters that may be relevant to the assessment, and form a documented view
about whether and why these matters should, or should not form part of the assessment’.1
52. In consideration of any ‘other relevant matters’, it is pertinent to highlight that there is a demonstrated
community need for the delivery of long-term vehicle storage premises in the Noosa region, which has
not been adequately accommodated for by the Planning Scheme zoning provisions. Currently, there are
long wait lists for outdoor spots at the existing self-storage premises, that are months and even years
long. This has resulted in residents permanently storing boats and caravans on the street and therefore
reducing available parking for residents and their visitors, as well as patrons of local businesses. Further,
the unsightly storage of large vehicles on the streets for long periods of time is having a detrimental effect
on the amenity of the Noosaville locality.
53. The Noosa community has been vocal with their dissatisfaction over the current availability of vehicle
storage premises and the resulting use of kerbside parking space. It is understood that this was recently
called to Council’s attention at the Ordinary meeting in January 2023, when Mayor Clare Stewart raised
the concerns expressed to her by business owners and residents about the loss of car parking spaces to
boat trailers specifically. Local news publication, Noosa Today published an article on 26 January 2023,
1 Planning Bill 2015 Explanatory Notes Pp. 53
Our Ref: 220703 Page 16 of 18
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5.8
48.
5.9
49.
5.10
50.
51.
52.
53.
Landscaping Code
It is not proposed to provide any new landscaped areas on site. As such, the Landscaping Code is largely
not applicable for assessment.
Water Quality and Drainage Code
Please refer to the Proposal Plans in Appendix 3, which illustrate the constructed stormwater drainage
outcome onsite.
Waste Management Code
The purpose of the Waste Management Code is to ensure that development provides for the sustainable
management of waste produced onsite. The use does not generate waste, as it provides for the storage
of personal goods and vehicles only and does not include any production activities. Further, general waste
produced by the singular staff member stationed onsite is already managed using 240L waste bins. As
such, the subject development application is not required to be assessed against the Waste Management
Code.
Other Relevant Matters
Section 45(5)(b) of the Planning Act 2016 allows an assessment manager to consider ‘other relevant
matters’ in the assessment of Impact Assessable development applications. The Planning Bill Explanatory
Notes 2015 provides further guidance on the assessment manager’s responsibility to consider ‘other
relevant matters’ in the assessment of impact assessable development applications. The explanatory
notes state the following:
‘Although assessment against other relevant matters is not obligatory, an assessment manager’s
decision may be subject to appeal in the P&E court by an applicant or eligible submitter. The court,
on appeal, will hear the matter anew and stand in the shoes of the assessment manager.
Consequently the court may choose to assess against or have regard to other relevant matters. For
this reason, it would be prudent for an assessment manager carrying out impact assessment to at
least identify other matters that may be relevant to the assessment, and form a documented view
about whether and why these matters should, or should not form part of the assessment’.+
In consideration of any ‘other relevant matters’, it is pertinent to highlight that there is a demonstrated
community need for the delivery of long-term vehicle storage premises in the Noosa region, which has
not been adequately accommodated for by the Planning Scheme zoning provisions. Currently, there are
long wait lists for outdoor spots at the existing self-storage premises, that are months and even years
long. This has resulted in residents permanently storing boats and caravans on the street and therefore
reducing available parking for residents and their visitors, as well as patrons of local businesses. Further,
the unsightly storage of large vehicles on the streets for long periods of time is having a detrimental effect
on the amenity of the Noosaville locality.
The Noosa community has been vocal with their dissatisfaction over the current availability of vehicle
storage premises and the resulting use of kerbside parking space. It is understood that this was recently
called to Council’s attention at the Ordinary meeting in January 2023, when Mayor Clare Stewart raised
the concerns expressed to her by business owners and residents about the loss of car parking spaces to
boat trailers specifically. Local news publication, Noosa Today published an article on 26 January 2023,
+ Planning Bill 2015 Explanatory Notes Pp. 53
Our Ref: 220703 Page 16 of 18
Page 17
whereby their investigations concluded that the issue worsened for residential streets in proximity to
boat ramps, of which Noosaville provides both the Doonella Boat Ramp and Noosaville Boat Ramp. These
facilities are both located within 2.3km of the subject site.
54. Following the Ordinary meeting, a number of residents in the region arranged a petition titled ‘Parking
concerns Quamby Place’ which attracted 181 signatures to lobby Council to make changes that would
remedy the situation on this one street alone. Listed under ‘public solutions/suggestions’, the petition
specifically suggests providing a location for people “to store their trailers in a secure convenient industrial
facility” i.e. a self-storage facility in an industrial area. The proposed extension to the existing facility seeks
to meet this demand, providing a purpose-built area for the outdoor storage of boats, caravans, trailers
and the like on an accessible and suitably located site.
55. It is sought that Council consider the demonstrated overriding community need for the expansion of the
self-storage premises on the site to accommodate vehicles and trailers currently being stored on
residential streets as an ‘other relevant matter’, when deciding the proposed Material Change of Use
application.
Our Ref: 220703 Page 17 of 18
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54.
55.
whereby their investigations concluded that the issue worsened for residential streets in proximity to
boat ramps, of which Noosaville provides both the Doonella Boat Ramp and Noosaville Boat Ramp. These
facilities are both located within 2.3km of the subject site.
Following the Ordinary meeting, a number of residents in the region arranged a petition titled ‘Parking
concerns Quamby Place’ which attracted 181 signatures to lobby Council to make changes that would
remedy the situation on this one street alone. Listed under ‘public solutions/suggestions’, the petition
specifically suggests providing a location for people “to store their trailers in a secure convenient industrial
facility” i.e. a self-storage facility in an industrial area. The proposed extension to the existing facility seeks
to meet this demand, providing a purpose-built area for the outdoor storage of boats, caravans, trailers
and the like on an accessible and suitably located site.
It is sought that Council consider the demonstrated overriding community need for the expansion of the
self-storage premises on the site to accommodate vehicles and trailers currently being stored on
residential streets as an ‘other relevant matter’, when deciding the proposed Material Change of Use
application.
Our Ref: 220703 Page 17 of 18
Page 18
7 Conclusion and Recommendations
56. This planning report demonstrates that approval of the proposed Material Change of Use for an extension
to the existing Warehouse (self-storage) at 176 Eumundi Noosa Road, Noosaville is warranted, subject to
reasonable and relevant conditions on the following basis:
This application complies with the State Planning Policies, where applicable;
The use of the site for an industrial purpose supports the intent and the description of the
Urban Footprint under the South East Queensland Regional Plan 2017;
The proposal is a logical expansion of the existing self-storage premises that will result in
no new areas of non-compliance when assessed against the Zone Code that are not
already evident onsite when operating lawfully;
There is no zone in the Noosa region which supports self-storage facilities as a consistent
land use despite the demonstrated community need for the use. Given that there is a high
demand for personal goods storage facilities in the region, the subject site is a suitable
location to meet the demand;
The use is consistent with and will not negatively impact upon the industrial uses
operating in the Venture Drive Precinct;
The proposed extension to the existing self-storage Warehouse facility generally complies
with the relevant Assessment Benchmarks of the Industry Activities Code; and,
The proposed extension to the existing self-storage Warehouse facility generally complies
with the relevant Assessment Benchmarks of the Noosaville Local Plan Code.
57. 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
CAMERON ADAMS ASPEN DUNN
MANAGING DIRECTOR TOWN PLANNER
Our Ref: 220703 Page 18 of 18
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7 Conclusion and Recommendations
56. This planning report demonstrates that approval of the proposed Material Change of Use for an extension
to the existing Warehouse (self-storage) at 176 Eumundi Noosa Road, Noosaville is warranted, subject to
reasonable and relevant conditions on the following basis:
» This application complies with the State Planning Policies, where applicable;
» The use of the site for an industrial purpose supports the intent and the description of the
Urban Footprint under the South East Queensland Regional Plan 2017;
» The proposal is a logical expansion of the existing self-storage premises that will result in
no new areas of non-compliance when assessed against the Zone Code that are not
already evident onsite when operating lawfully;
» There is no zone in the Noosa region which supports self-storage facilities as a consistent
land use despite the demonstrated community need for the use. Given that there is a high
demand for personal goods storage facilities in the region, the subject site is a suitable
location to meet the demand;
» The use is consistent with and will not negatively impact upon the industrial uses
Operating in the Venture Drive Precinct;
» The proposed extension to the existing self-storage Warehouse facility generally complies
with the relevant Assessment Benchmarks of the Industry Activities Code; and,
» The proposed extension to the existing self-storage Warehouse facility generally complies
with the relevant Assessment Benchmarks of the Noosaville Local Plan Code.
57. 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
C Lun
CAMERON ADAMS ASPEN DUNN
MANAGING DIRECTOR TOWN PLANNER
Our Ref: 220703 Page 18 of 18