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180523 - BA4342- Signage Application - Noosa Service Station -V3 · OPW18/0163
Attached to the e-mail Development application - 140-142 Eumundi Noosa Road, Noosaville.
NOOSA ENERGY CENTRE -
SIGNAGE
140-142 EUMUNDI
NOOSA ROAD,
NOOSAVILLE
JULY 2018
PREPARED FOR DENMAC NOMINEES
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URBIS STAFF RESPONSIBLE FOR THIS REPORT WERE: Director Cameron Stanley Senior Consultant Grant Williams Consultant Penny Milton Project Code BA4090 Report Number Final © Urbis Pty Ltd ABN 50 105 256 228 All Rights Reserved. No material may be reproduced without prior permission. You must read the important disclaimer appearing within the body of this report. urbis.com.au
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TABLE OF CONTENTS
Executive Summary ........................................................................................................................................... 5
1. Introduction ................................................................................................................................................. 6
2. The Site and Surrounds ............................................................................................................................. 7
2.1. Site Location ...................................................................................................................................... 7
2.2. Site Characteristics ............................................................................................................................ 8
2.3. Surrounding Land Uses ..................................................................................................................... 9
3. Council Communication ........................................................................................................................... 11
4. The Proposal ............................................................................................................................................ 12
4.1. Overview .......................................................................................................................................... 12
4.2. Proposal Details ............................................................................................................................... 12
5. State and Regional Legislative Framework and Assessment .................................................................. 14
5.1. Relevant State Planning Provisions ................................................................................................ 14
5.1.1. The Planning Act 2016 ............................................................................................................ 14
5.1.2. State Planning Policy ............................................................................................................... 14
5.2. Referral Agencies ............................................................................................................................ 15
5.3. State Development Assessment Provisions .................................................................................... 15
5.4. South East Queensland Regional Plan ........................................................................................... 16
6. Local Planning Framework ....................................................................................................................... 17
6.1. The Noosa Plan ............................................................................................................................... 17
6.2. Definition .......................................................................................................................................... 17
6.3. Level of Assessment ........................................................................................................................ 17
6.4. Strategic Framework ........................................................................................................................ 18
6.4.1. Desired Environmental Outcomes ........................................................................................... 19
6.5. Zoning .............................................................................................................................................. 21
6.6. Noosaville Locality Plan ................................................................................................................... 22
6.7. Overlays ........................................................................................................................................... 23
6.8. Codes............................................................................................................................................... 23
7. Key Performance Outcomes .................................................................................................................... 24
7.1. Advertising Devices Code ................................................................................................................ 24
7.1.1. General design and amenity- Specific Outcome 2 .................................................................. 24
7.1.2. Maximum total signface area for all signs on a site- Specific Outcome 6 ............................... 26
7.1.3. Illumination, lighting and movement- Specific Outcome 7 ....................................................... 28
8. Conclusion ................................................................................................................................................ 29
Disclaimer ........................................................................................................................................................ 30
Appendix A Title, Easement and Contaminated Land Documentation
Appendix B Prelodgement Meeting Minutes
Appendix C State Planning Policy Triggers
Appendix D State Development Assessment Provision Checklist
Appendix E Noosa Council – Code Responses
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NOOSA ENERGY CENTRE INTRODUCTION 3
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FIGURES:
Figure 1 – Site Context (Source: Nearmap) ....................................................................................................... 7
Figure 2 – Site Signage ...................................................................................................................................... 9
Figure 3 – Photos of Surrounding Land use .....................................................................................................10
Figure 4 – Signage for approval .......................................................................................................................13
Figure 5 – SARA mapping ................................................................................................................................15
TABLES:
Table 1 – Development Details ........................................................................................................................12
Table 2 – Level of Assessment ........................................................................................................................17
Table 3 – Strategic Framework for Commercial and Retail Development (s1.7.7) ..........................................19
Table 4 – Desired Environmental Outcomes for Commercial and Retail Uses................................................20
Table 5 – Overall outcomes advertising code, 14.74 .......................................................................................27
4 INTRODUCTION URBIS
NOOSA ENERGY CENTRE
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EXECUTIVE SUMMARY
Site and Proposal Details
Site Address 140-142 Eumundi Noosa Road, Noosaville QLD 4566
Real Property Description Lot 2 on RP173876
Total Site Area 2,426.25m2
Land Owner Denmac Nominees Pty Ltd
Local Government Noosa Shire Council
Planning Scheme The Noosa Plan
Area Classification Industry
Local Area Plan Noosaville Locality Plan
Precinct N/A
Proposal Development Permit for Operational Works for placing of advertising
devices.
General Description of Use Advertising Device (Pylon Sign; awning face sign; wall sign, vertical
signs)
Aspects of Development
Type of Development Level of Assessment Approval Sought
Operational Works Code Assessment Development Permit
Applicant Details
Applicant Contact Details Reference Number
Denmac Nominees Cameron Stanley | Penny Milton BA4342
C/- Urbis Pty Ltd Ph: (07) 3007 3800
Level 7, 123 Albert Street Fax: (07) 3007 3811
BRISBANE QLD 4001 Email: [email protected] |
[email protected]
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NOOSA ENERGY CENTRE INTRODUCTION 5
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1. INTRODUCTION
Urbis Pty Ltd, on behalf of Denmac Nominees, has prepared this development application for a signage
application at 140-142 Eumundi Noosa Road, Noosaville, formally described as part of Lot 2 on RP173876.
This application is in response to Noosa Councils concerns that the current signage on the site is non-
compliant with a recent approval. Therefore, this application seeks Council approval for a Development
Permit for Operational Works for advertising devices.
This report addresses the merits of the development with regard to the provisions of The Noosa Plan and
relevant sections of the Planning Act 2016. For the purposes of this report, The Noosa Plan will be described
as the ‘Planning Scheme’, Noosa Shire Council will be referred to as ‘Council’ and the Planning Act 2016 will
be described as the ‘Planning Act’.
The development application is supported by material including the following:
▪ Appendix A: Title documents
▪ Appendix B: State Planning Policy trigger assessment
▪ Appendix C: SDAP referral assessment
▪ Appendix D: Planning scheme code assessment
▪ Appendix E: Architectural Plans prepared by Cadway Projects
This report provides the applicant’s assessment against the appropriate provisions and concludes that the
development is appropriate, generally consistent with existing planning controls and intent for the area, and
is not anticipated to impact adversely upon the amenity of the locality. Council’s approval of the application
is therefore sought, subject to relevant and reasonable conditions.
As outlined in the Development Summary, the application is for a Development Permit for Operational Works
for the purpose of Advertising Devices, which is subject to Code Assessment.
6 INTRODUCTION URBIS
NOOSA ENERGY CENTRE
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2. THE SITE AND SURROUNDS
2.1. SITE LOCATION
The proposed development site is located at 140-142 Eumundi Noosa Road, Noosaville, formally described
as Lot 2 on RP173876 (refer to Figure 1). The site is located in an established industrial area. The site is
located within the suburb of Noosaville, approximately 6km from Noosa Main Beach. The site has suitable
accessibility being located on Eumundi-Noosa Road. The location of the site in the wider area is illustrated
in Figure 1.
FIGURE 1 – SITE CONTEXT (SOURCE: NEARMAP)
Lake Doonella
Keyser Island
Noosa Private Hospital Conservation Park
Good Shepard Lutheran College
Site
Eenie Creek Road
Noosa Civic Shopping Centre
PICTURE 1 – SITE LOCATION
PICTURE 2 – SITE
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NOOSA ENERGY CENTRE THE SITE AND SURROUNDS 7
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2.2. SITE CHARACTERISTICS
The site, being Lot 2 on RP173876 is of regular shape and has an area of 2,426m2. The primary frontage is
to Eumundi Noosa Road (approximately 40m), with a secondary frontage to Project Avenue (approximately
40m). Access to the site is currently gained from both street frontages. The site is subject to a recent
approval for a Service Station, Shop and Food Outlet and a single pylon sign (Council Ref: MCU16/0084).
Construction was recently completed in late 2017. The site is currently the location of a Shell Service Station
and Night Owl Shop.
The service station tenancy consists of 90m 2 of GFA and the Night Owl tenancy consists of 200m 2 of GFA
which supports the operation of the service station. The proposal includes four (4) fuel bowsers which are
located in the middle of the site and are covered by a fuel canopy (Figure 4).
The proposal provides a charging station for electric cars and bicycles along Eumundi Noosa Road frontage.
The proposal also incorporates photovoltaic panels to accommodate renewable energy into proposal.
The vehicle access points are gained via Eumundi-Noosa Road (entry and exit) and Project Avenue (exit
and entry for staff). The proposal provides a total of 19 car spaces (including 1 disable spaces); car parking
is located in front of the food outlet tenancy and service station and along the frontage boundary. Four (4)
employee parking is located at the rear of the tenancies along Project Avenue.
Landscaping is provided along the boundary corners of the proposal. Landscaping includes low shrubs and
groundcover only at street frontage to maintain sightlines and visuals of all signage on the site. Along the
secondary frontage (north-western boundary) dense screen planting is provided to shade the staff car
parking and screen the refuse and storage areas.
8 THE SITE AND SURROUNDS URBIS
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FIGURE 2 – SITE SIGNAGE
PICTURE 3 – ILLUMINATED PYLON AND PICTURE 4 – WALL SIGN
AWNING FACE SIGNS
Source: Denmac Nominees
Source: Hutchinson Builders
PICTURE 5 – AWNING FACE SIGN AND PICTURE 6 – PYLON SIGN
SPREAER, LEADER AND PUMP
Source: Denmac Nominees
SIGNAGE
Source: Denmac Nominees
2.3. SURROUNDING LAND USES
The land immediately surrounding the site is characterised by a range of industrial and retail land uses which
reflect the Industry zone. The following specific uses are located within the immediate vicinity of the
development site:
▪ North – immediately to the north, the site adjoins a number of industrial and retail buildings fronting
Eumundi Noosa Road. Good Shepard Lutheran College is located further to the north. Further to the
north is predominately low density residential dwellings, Noosa Private Hospital and Lake Doonella.
▪ East – immediately to the east, across Eumundi Noosa Road is a recently established multi-use
development. The site currently hosts large scale retail in Repco and Total Tools, a KFC and a 7-Eleven
Service Station.
▪ South – immediately to the south, the site is adjoined by a music studio. Further south are industrial and
retail uses. Further southeast is the Noosa Civic Shopping Centre.
▪ West – immediately west, across Project Avenue are industrial and retail uses.
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NOOSA ENERGY CENTRE THE SITE AND SURROUNDS 9
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Figure 3 illustrates the surrounding land uses.
FIGURE 3 – PHOTOS OF SURROUNDING LAND USE
PICTURE 7 – 7-ELEVEN SERVICE STATION PICTURE 8 – REPCO AND TOTAL TOOLS TO
AND KFC TO THE EAST OF THE THE EAST OF THE SITE FROM
SITE FROM EUMUNDI NOOSA ROAD EUMUNDI NOOSA ROAD
PICTURE 9 – VIEW TO NORTH OF THE SITE PICTURE 10 – VIEW TO THE NORTH OF THE
FROM EUMUNDI NOOSA ROAD ADJOINING SITE FROM PROJECT
AVENUE
10 THE SITE AND SURROUNDS URBIS
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3. COUNCIL COMMUNICATION
A sign audit was conducted by Council on Tuesday 17th April 2018. Council found the current signage on site
varied somewhat from the original approval. This was communicated as follows:
Non-Compliant with The Noosa Plan due to the following:
1) Total sign face area - of all signs was measured at 38.474m². The negotiated Decision notice
(MCU16/0084 & OPW16/0157), states under condition 9 that the development must comply with the
acceptable solutions of the Advertising Devices Code. This means that you can have up to a
maximum of 10m² of total sign face area.
2) Illuminated signage - The negotiated Decision notice (MCU16/0084 & OPW16/0157), states under
condition 9 that the development must comply with the acceptable solutions of the Advertising
Devices Code. This means that you can have 1 illuminated sign. Council counted 3 illuminated
signs. These were: The Pylon sign, the Night Owl sign above the entrance door and the Shell sign
on forecourt canopy facia.
3) Pylon Sign - The negotiated Decision notice (MCU16/0084 & OPW16/0157), states under
condition 9 that the development must comply with the acceptable solutions of the Advertising
Devices Code. The Pylon sign does not meet the acceptable solutions for the following reasons:
• The Pylon sign should be situated at half its height from the site boundary. Pylon sign is 5m in
height and therefore should be 2.5m in from the boundary line.
• The pylon sign is illuminated. This is one of 3 illuminated signage concerns for this site.
• The pylon sign width has a maximum thickness not exceeding 75mm per metre above ground
level. The pylon sign is 5m in height and therefore should be .375mm in thickness. Council
measured .404mm
• The Pylon sign total sign face area is allowed to be up to a maximum of 4m² per side. Council
measured the sign face area for the pylon sign at 9.856m² per side.
4) Illuminated forecourt canopy facia – The approved plans (10/01/2017) for MCU16/0084 shows in
document DA04 that the forecourt canopy facia is non-illuminated. Council can confirm that the
forecourt canopy facia is illuminated. See the attachment for photos of the illuminated signs &
forecourt canopy facia.
Non-compliant with Subordinate Local Law 1, Schedule 10, Installation of advertising devices due to the
following:
1) A frame sign and Flags being displayed at the same time. Requirements under Subordinate Local
Law 1, Schedule 10, Installation of advertising devices, are that you are allowed to display either 1 A
frame sign only or 1 flag sign only but not both at the same time.
To be able to meet signage requirements under the Noosa Plan, Subordinate Local Law 1 and Subordinate
Local Law 4 (Local Government controlled areas, facilities and roads), you are required to do the following:
1) Turn off the lighting on the forecourt facia striping.
2) Turn off the lighting on the pylon sign or the Night Owl sign above the door entrance.
3) Submit an application for the pylon sign.
4) Consider how you might reduce the total amount of signage currently erected for your business.
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NOOSA ENERGY CENTRE COUNCIL COMMUNICATION 11
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4. THE PROPOSAL
4.1. OVERVIEW
The proposal seeks a Development Permit for Operational Works for advertising devices to allow for the
assessment of existing signage against the outcome of the Planning Scheme. The application seeks
approval for several existing signs. Most notable is the 5m internally illuminated site identification sign at the
front of the site. Other signs include non-illuminated pump numbers and entry signs, an illuminated Shell
logo and other small-scale forms of signage that are consistent with the shell branding model and the
expectations for a service station in this location. Characteristics are listed below at Table 1.
4.2. PROPOSAL DETAILS
A summary of the key components of the development proposal are summarised in Table 1:
TABLE 1 – DEVELOPMENT DETAILS
Sign proposed Sign types Dimensions
Signage 1 x internally illuminated Pylon Sign 5m x 2.010m (2 faces)
pylon sign
4 x Non-illuminated spreader Pylon Sign 1.6m x 1m each
sign
8 x Non-illuminated pump Vertical sign 0.3m x 0.25m each
numbers sign
1 x Non-illuminated “Airtec” Pylon sign 1.4m x 0.3
unit sign
4 x Non-illuminated leader Pylon Sign 1.025m x0.64m each
board sign
4 x Non-illuminated “no Pylon Sign 1.025m x0.64m each
entry” sign
1 x “Shell” logo LED Awning face sign 1.2m x 1.2m
illuminated pectin fascia
signage
1 x wall sign, Night Owl, Wall sign 4m x 0.6m
illuminated
Total 36.2m2.
Operating 24 hours
Hours
The proposal seeks a Development Permit for Operational Works for advertising devices. The proposal
comprises multiple different signage types. These signs are intended to make the site known to commuters
whilst also providing essential information such as non-entry points and pump numbers. It is considered that
these signs are necessary to the operation of the site for its approved use, and to identify the various
services on site.
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FIGURE 4 – SIGNAGE FOR APPROVAL PICTURE 11 – ELEVATIONS- SERVICE STATION SIGNAGE Source: Cadway Projects PICTURE 12 – SITE PLAN EXTRACT Source: Cadway Projects URBIS NOOSA ENERGY CENTRE THE PROPOSAL 13
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5. STATE AND REGIONAL LEGISLATIVE FRAMEWORK
AND ASSESSMENT
5.1. RELEVANT STATE PLANNING PROVISIONS
5.1.1. The Planning Act 2016
The purpose of the Planning Act is to facilitate the achievement of ecological sustainability by establishing an
efficient, effective, transparent, coordinated and accountable system of land use planning, development
assessment and related matters.
This application includes Operational Works which is assessable development. A Development Approval is
therefore required prior to the erection of the proposed signage.
The Noosa Plan (‘Planning Scheme’) states that the proposed Operational Work is subject to Code
Assessment. Code Assessment is to be undertaken in accordance with Section 45(3) of the Act. An
assessment must be carried out against the assessment benchmarks in the Planning Scheme and have
regard to any matters prescribed by regulation for paragraph 45(3)(b) of the Act.
5.1.2. State Planning Policy
The State Planning Policy (‘SPP’) was introduced on 3 July 2017 as part of a new State planning system.
The SPP defines the Queensland Government’s policies about matters of state interest in land use planning
and development, and provides direction for the preparation of local planning instruments and assessment of
development applications. The SPP also includes assessment benchmarks for some development
applications, if a planning scheme does not appropriately integrate the relevant state interest. It is noted that
there is no declaration as to whether the SPP of 3 July 2017 has been appropriately integrated into the
Planning Scheme.
The SPP provides supporting mapping to assist in spatially representing policies and requirements contained
within the SPP. SPP matters apply to the site, as mapped below, however no SPP assessment benchmarks
are relevant to the assessment of the proposed development (refer to Appendix C). A comprehensive
overlay map of state planning interests is illustrated in Figure 6.
FIGURE 4 – STATE PLANNING POLICY INTERACTIVE MAPPING
Site
Natural Hazards Risk and Resilience
Flood hazard area* - Level 1 - Queensland floodplain assessment overlay
Flood hazard area* - Local Government flood mapping area
14 STATE AND REGIONAL LEGISLATIVE FRAMEWORK AND ASSESSMENT URBIS
NOOSA ENERGY CENTRE
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5.2. REFERRAL AGENCIES
The State Assessment and Referral Agency (‘SARA’), introduced on 1 July 2013, seeks to deliver a
coordinated, whole-of-government approach to the state’s assessment of development applications. The
State Development Assessment Provisions (‘SDAP’) is an outcome of the SARA and a statutory instrument
made under the Act which sets out matters of interest of the state for development assessment.
Importantly, the SDAP provides assessment benchmarks for the assessment by the chief executive or a
referral agency and provides applicants with the opportunity to address performance criteria to demonstrate
that a development appropriately manages any impacts on a matter of state interest, and/or protects a
development from impacts of matters of state interests.
FIGURE 5 – SARA MAPPING
Site
Source: DSDMIP
An extract of the SDAP Mapping is shown in Figure 5 above. An assessment of the proposed development
against the relevant referral triggers is included in Appendix B. This assessment reveals that the proposal
does not require referral to SARA.
5.3. STATE DEVELOPMENT ASSESSMENT PROVISIONS
The State Development Assessment Provisions (‘SDAP’) is an outcome of the SARA and a statutory
instrument made under the SPA which sets out matters of interest of the state for development assessment,
where the chief executive of administering the SPA is the assessment manager or a referral agency.
Importantly, the SDAP outlines the criteria for assessment by the chief executive and provides applicants
with:
1. Clarity on when the state is to be involved in the assessment of development applications; and
2. Increased transparency and clarity on how development can comply with matters of interest of the
state through a set of State Codes.
An assessment of the proposed development against the State Assessment criteria for the relevant referral
agency role is included at Appendix E. This assessment reveals that the proposal does not require referral
to DSDMIP.
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NOOSA ENERGY CENTRE STATE AND REGIONAL LEGISLATIVE FRAMEWORK AND ASSESSMENT 15
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5.4. SOUTH EAST QUEENSLAND REGIONAL PLAN
The South East Queensland Regional Plan 2017 (‘SEQ Regional Plan’) was released on 11 August 2017. In
summary, the vision of the SEQ Regional Plan is:
…SEQ will grow sustainably, compete globally and offer high-quality living.
In order to achieve this purpose, the SEQ Regional Plan sets forth a land use pattern. The site is located
within the Urban Footprint, which identifies land predominantly allocated to provide for the region’s urban
development needs to 2042. The proposed development is consistent with the Urban Footprint designation
of the site.
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6. LOCAL PLANNING FRAMEWORK
6.1. THE NOOSA PLAN
The Noosa Plan (‘the Planning Scheme’) will be the planning instrument used to assess the proposed
development. The following sections of this report assess the proposed development against the relevant
provisions of the Planning Scheme.
6.2. DEFINITION
The development proposed within this application is described in the Planning Scheme as Placing an
advertising device on premises. The types of advertising device proposed are as follows:
Wall Sign: An advertising device painted on or otherwise affixed flat to the wall of a building.
Awning Face Sign: An advertising device painted on or otherwise attached to the front or end face of
an awning or canopy structure.
Pylon Sign: A freestanding advertising device, that incorporates its own structure and is fixed to the
ground
Vertical Sign: An advertising device attached and mounted at right angles to the façade of a building.
The sign types for each proposed sign are listed at Section 4.2. It is noted that a Pylon Sign type has been
allocated to the directional signage on site (leader board, and no-entry signs) as this definition best fits these
freestanding signs. Similarly, the pump number signs appear most similar to a vertical sign, as they protrude
laterally from the surface to which they are affixed, although they are fixed to the support columns of an
awning, rather than the façade of a building.
6.3. LEVEL OF ASSESSMENT
The Planning Scheme determines the level of assessment for the application. Where a locality plan
specifies the level of assessment for a use, these levels of assessment prevail over the zone level of
assessment. The Noosaville Locality Plan (Part 11, Division 11 of the Planning Scheme) establishes the
level of assessment for the sites within the industrial zone. Table 3 demonstrates the level of assessment
for each use
TABLE 2 – LEVEL OF ASSESSMENT
Defined use Level of assessment
Advertising Device Code assessment
The application is therefore subject to Code Assessment, for the reasons below.
Under Tables of Assessment for the Noosaville Locality, placing an advertising device on premises is
accepted development subject to requirements. The development does not meet these requirements for
accepted development, Column 2 of Table 14-46 of the Advertising Devices Code, for the following reasons:
▪ Combined signface area for the site exceeds 10m2;
▪ The pylon sign exceeds the 75mm per metre of height thickness by 25mm, and is setback by less than
2.5m from the front boundary (at 2m setback);
▪ Multiple freestanding signs are on the site.
▪ Council’s sign audit identifies that more than 1 sign per tenancy is illuminated, as the Night Owl tenancy
has one wall sign, the pylon sign includes illuminated aspects, and the awning fascia sign is illuminated.
We contend this is appropriate and meets the acceptable solution, as outlined at Section 7.
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NOOSA ENERGY CENTRE LOCAL PLANNING FRAMEWORK 17
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6.4. STRATEGIC FRAMEWORK
The proposed development is identified as being subject to Code Assessment, therefore the application is
not required to be assessed against the entire planning scheme. However, the development includes
aspects that have been assessed against the overall outcomes of the relevant assessment benchmark, and
therefore we have included a discussion of the Strategic Framework.
The Strategic Framework sets the policy direction for the planning scheme and forms the basis for ensuring
appropriate development occurs in the planning scheme area for the life of the planning scheme.
Figure 6 illustrates the strategy map which demonstrates the preferred land use patterns, centres, the major
transport network, water supply catchments, centres hierarchy, extractive and mining resources and
conservation corridors. The site is located within the industry area.
FIGURE 6 – STRATEGY MAP
Approximate
location of site
The Strategic Framework specifically provides an outcome which relates to the proposal:
1.7.1 The majority of urban residential, business, community, industrial and recreational
development is consolidated in the southern coastal part of Noosa within the localities of Eastern
Beaches, Noosa Heads, Noosaville and Tewantin. These localities account for roughly three
quarters of Noosa’s resident population and are the ones most affected by visitor influx in peak
period
The proposal supports the operation of a service station with an ancillary shop and food outlet located in the
industrial area of Noosaville. The proposal will support the daily function of the area and visitors exploring
Noosa. The use of standard signage for tenants that are local branches/franchise of national operations are
likely to be consistent with community expectations for an industrial area such as this.
The Strategic Framework also provides a strategy with respect to specific uses. The proposal involves a
retail business uses and therefore the strategic framework elements for relevant commercial and retail uses
have been enclosed in Table 2 and assessed for the proposal.
18 LOCAL PLANNING FRAMEWORK URBIS
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TABLE 2– STRATEGIC FRAMEWORK FOR COMMERCIAL AND RETAIL DEVELOPMENT (S1.7.7)
Strategy Response
a) Noosa’s centre hierarchy is shown on Map SM. a) Complies
The proposal involves advertising for a service
station and food outlet/shop tenancies located in
the industrial area. The signage identifies the
businesses amongst a commercial/industrial setting
using standard designs used by these businesses.
b) With the exception of the new Shire Business Not Applicable
Centre, additional commercial development is
confined to existing business centres, The proposal involves a service station and food
neighbourhood centres, village centres and mixed- outlet which is defined as a retail business, and
use areas in the visitor precincts of Hastings Street, advertising does not affect the scale of commercial
Gympie Terrace and Sunshine Beach. development.
c) The scheme allows for a substantial Shire c) Not applicable
Business Centre off Eenie Creek Road, Noosaville.
This centre will be the business and employment The proposal is not located on Eenie Creek Road.
focus of Noosa and amongst industrial, commercial
and community facilities will include a shopping
centre anchored by a discount department store.
d) The existing business centres of Noosa Junction, d) Not applicable
Noosaville, Tewantin and Cooroy will include some
commercial and retail infill within the Business Zone The site is not in the Business zone.
to service the surrounding population. Cooroy
particularly has scope for expansion to cater for the
rural hinterland and passing visitors
6.4.1. Desired Environmental Outcomes
The Planning Scheme for Noosa outlines 12 Desired Environmental Outcomes which sets the policy
direction in the strategic framework. These themes include:
▪ Agriculture Uses; ▪ Open Space, Environment & Conservation
Functions;
▪ Commercial & Retail Uses;
▪ Sport & Recreation Uses;
▪ Community Uses and Facilities;
▪ Residential Uses
▪ Heritage;
▪ Tourism;
▪ Industrial Business Uses;
▪ Transport & Mobility Functions; and
▪ Natural Resources;
▪ Infrastructure and Services.
The desired environmental outcomes of the strategic framework have been reviewed and it is considered
that the Industrial Business Uses and the Community Uses and Facilities themes are relevant to the
assessment of the proposal. Table 3 assesses the proposal against desired environmental outcomes.
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NOOSA ENERGY CENTRE LOCAL PLANNING FRAMEWORK 19
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TABLE 3 – DESIRED ENVIRONMENTAL OUTCOMES FOR COMMERCIAL AND RETAIL USES
Desired Environmental Outcomes Response
Commercial & Retail Uses
1 Complies
(1) A hierarchy of centres with a range of
Commercial and Retail business uses provide The proposal involves a service station and food
suitable levels of amenity, service and access to the outlet located in the Industry Zone. The proposal
community, consistent with the community’s location provides landscaping along Eumundi Noosa Road
and needs and is based on— and Project Avenue to ensure the amenity of the
area is improved. The proposal is located in
i a proportion of Noosa’s higher order needs fulfilled Eumundi Noosa Road which is highly accessible to
by centres in other areas, particularly the key the community, and requires identifiable tenancies
regional centre of Maroochydore; to function as intended on this key access route,
amongst other industrial/commercial uses:
ii the Shire Business Centre, a Major Activity Centre
for the purposes of the SEQ Regional Plan and the i/ii The proposal involves a service station and
highest order centre within the former Noosa Shire, food outlet which it is not a higher order retail use.
developed in stages consistent with the needs of the The proposal is appropriately located outside the
population of the former Noosa Shire and areas to centres to support the daily function of community
the immediate south; and commuting throughout Noosa.
iii protecting the long term viability of the Shire iii The proposal protects the long term viability of
Business Centre as the principle business, retail and the Shire business centre, being located outside
administrative centre; the Shire Business Centre and not comprising
development which is inappropriately large.
iv recognising that it may be necessary to increase
floor space in existing centres to meet changing iv The floorspace of the development is already
needs, provided any increased floor space does not approved and operational. The advertising does
impact on the successful operation and development not relate to increased floorspace.
of the Shire Business Centre;
v the proposal is located in the industry area of
v business centres at Cooroy, Noosa Junction, Noosaville which support the surrounding land
Noosaville and Tewantin; uses in their daily function. Advertising devices do
not impact on amenity of residents in Noosa Shire,
vi neighbourhood or visitor centres at Peregian
or on the amenity of business centres. The
Beach, Sunrise Beach, Sunshine Beach, Noosa
appearance of signage as at the site at the
Heads, Noosaville, Tewantin, Cooroibah and
location is consistent with the industrial /
Teewah;
commercial nature, and the need to identify these
vii the town of Pomona and the village centres of Kin tenancies is consistent with national approaches to
Kin, Boreen Point and Cooran; these tenants, and therefore consistent with
potential customers’ experiences.
viii Uses that comprise a large component of
Commercial and Retail business uses or other non- vii the proposal is not located within the town of
industrial uses are not located on land that is Pomona, Kin Kin, Boreen Point or Cooran.
otherwise intended for Industrial business uses ;
viii The proposal involves a service station and
ix Home-based business uses that contribute to the food outlet which is a lower order retail uses. The
economy of Noosa, but do not reduce surrounding proposal supports the function of the surrounding
residential amenity or environmental values; and x industrial uses. The appearance of signage at the
energy efficiency and water conservation principles. scale on the site is consistent with the surrounds,
and does not dominate the streetscape relative to
20 LOCAL PLANNING FRAMEWORK URBIS
NOOSA ENERGY CENTRE
Page 21
built form. The proposed pylon sign is the smallest
sign possible for a use of this nature. The visual
impact of the area is limited in extent.
ix The proposal does not include a home-based
business.
The proposal has been assessed against the Strategic Framework and Desired Environmental Outcomes,
particularly the relevant outcomes for Commercial and Retail Uses. The proposal complies with the relevant
Desired Environmental Outcomes as the development is located in an existing industrial area, where the
streetscape conditions are appropriate for signage of a slightly increased scale above that required by the
Advertising Devices Code. Advertising is also consistent with the surrounding commercial and retails uses
and particularly supports motorists driving from the Noosa Shire Business Centre heading north-east along
Eumundi Noosa Road.
6.5. ZONING
Under the Planning Scheme, the site is identified in the Industry Zone (refer to Figure 7).
FIGURE 7 – ZONING MAP (SOURCE: NOOSA INTERACTIVE MAPPING)
Subject site
Industry
The purpose of the Industry zone is as follows:
Land is in this zone –
i. consists of the Noosaville Industrial Estate, being Noosa’s principal industrial centre;
ii. is protected for industrial functions including Industrial business Type 2 to the exclusion of
incompatible uses including Residential Uses, Community Uses, Commercial business and most
sport and recreation uses and Retail business uses;
iii. has high accessibility to arterial roads and the Bruce Highway;
iv. does not accommodate uses that would harm the environment through excessive noise, odour, dust,
or other waste;
v. is developed in a fashion that does not detract from the character of its locality or impact on the
major road network;
vi. provides important industries and service-related businesses to the whole of Noosa, but particularly
the coastal area and the north-east area of the former Maroochy Shire; and
vii. provides for a high level of runoff water quality to Eenie Creek and Lake Doonella;
URBIS
NOOSA ENERGY CENTRE LOCAL PLANNING FRAMEWORK 21
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The proposal involves advertising for a service station and food outlet/shop tenancies in an industry area,
which support the surrounding industrial land uses in their daily function, along with passing motorists.
Although signage may of a scale slightly larger than sought by the Advertising Devices Code, the area is
appropriate for such signage. The visual amenity of the locality is dominated by bulky built form, with
advertising being a feature that assists to identify businesses to motorists. It is noted that motor vehicle
occupants are likely to be the dominant audience, compared to areas that are heavily frequented by
pedestrians.
6.6. NOOSAVILLE LOCALITY PLAN
The site is located within the Noosaville Locality Plan. The overall outcomes sought for the locality are:
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,
including acoustic and visual qualities; and
iv avoid significant adverse effects on the natural environment, including native habitat
removal, fragmentation and attrition;
b) Development is consistent with the Priority Infrastructure Plan in Part 15.
c) Noosaville retains its role as a focus for visitor accommodation and services in the Shire;
d) Attached accommodation is focussed on the areas closest to the Noosaville Business Centre, in
areas with good public transport facilities and in areas with ready access to the recreation features of
the locality.
e) Urban detached housing is contained to the Detached Housing, Semi-Attached Housing &
Attached Housing Zones.
f) The resident population is accommodated in both Detached housing and Multiple housing forms
with high levels of residential amenity;
g) Substantial sites are protected for resort developments where they focus on Noosa’s natural low
key outdoor appeal and cultural values;
h) The mixed urban character of Noosaville is maintained through the retention of older building
forms and the introduction of new buildings that complement old building forms by incorporating low
rise, low scale, well articulated buildings, lightweight building materials and pitched roof forms that
contribute to the skyline;
i) Significant retail and commercial uses provide residents and visitors with a range of low to high
order goods and services;
j) Business centres are significant employment nodes and are serviced by public transport;
k) A public open space corridor extends along the foreshores of the Noosa River from Munna Point
to Hilton Esplanade;
l) Areas of native remnant or regrowth vegetation, including their biodiversity and habitat values are
protected and retained in their natural state;
m) The environmental and aesthetic values of Noosa National Park, Keyser Island and Weyba Creek
Conservation Parks; Noosa River and its foreshore; Lakes Doonella and Weyba; Eenie and Weyba
Creeks and their associated riparian communities are of the highest significance and have the
highest order of protection;
n) Gibson Road, part of Mary Street, Noosa Parade, Reef Street, Weyba Road, Walter Hay Drive,
Eenie Creek Road, Beckmans Road and Eumundi-Noosa Road are protected as parts of the
Noosa’s major road network;
o) The function, safety and visual amenity of the Noosa’s major road network are protected;
p) The Noosa Airport off Weyba Drive, Noosaville is retained and operated as the only commercial
airport within Noosa;
22 LOCAL PLANNING FRAMEWORK URBIS
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The proposal generally complies with the outcomes of Noosaville Locality Plan. Advertising for the service station and food outlet/shop tenancies is consistent with the built form and uses of the industrial area. Landscaping is proposed along the street frontages to ensure the amenity of the area is maintained. The function, safety and visual amenity of Eumundi Noosa Road is maintained as a separate entry and exit to the site. 6.7. OVERLAYS The site is only subject to a single overlay which is Acid Sulfate soils overlay (5m to 20m AHD). Operational Works for the placement of advertising devices is not identified as development requiring assessment against this code. 6.8. CODES The following Codes are considered most relevant to the proposed development: Primary Codes Secondary Codes Overlay Codes Advertising Device Code. ▪ Not applicable Not applicable Comprehensive assessments of the proposed development against the Specific Outcomes and Acceptable Solutions of the relevant Code is attached at Appendix F or within the relevant supporting documents as outlined above. Assessment against the relevant Overall Outcomes of the Advertising Devices Code is at Section 7 of this report. In summary, this assessment coupled with the relevant supporting reports demonstrates that the proposed development is capable of fulfilling the Acceptable Outcomes or associated Performance Outcomes, of each Code, and the Strategic Outcomes of the planning scheme where these cannot be met. URBIS NOOSA ENERGY CENTRE LOCAL PLANNING FRAMEWORK 23
Page 24
7. KEY PERFORMANCE OUTCOMES
The key performance solutions being sought by the development have been outlined and justified below.
7.1. ADVERTISING DEVICES CODE
7.1.1. General design and amenity- Specific Outcome 2
Probable Solution S2.1 of the Advertising Devices Code states:
S2.1 Complies with the requirements specified in Column 2 of Table 14-47 Specific requirements for
types of advertising devices.
Advertising devices do not meet all aspects of requirements in Table 14-47, for the following reasons:
▪ Multiple freestanding signs are present
▪ The pylon sign is setback 2m, rather than the required 2.5m.
▪ The pylon sign exceeds 4m 2 area.
▪ The pylon sign is 25mm thicker than the 375mm maximum required by Table 14-47.
▪ There are multiple signs that identify pump numbers (nominally vertical signs), whereas just one vertical
sign is allowed to meet Acceptable solution S2.1.
However, we consider the advertising devices, particularly freestanding signage, meets the relevant Specific
Outcomes. The Specific Outcomes read as follows
O2 Advertising devices—
a) are compatible with the existing and future planned character of the locality in which they are
situated;
b) are compatible with the scale, proportion, bulk and other characteristics of buildings, structures,
landscapes and other advertising devices on the site;
c) are of a scale, proportion and form that is appropriate to the streetscape or other setting in which it
is located;
d) are designed, sited and integrated to:
▪ not contribute to the proliferation of visual clutter;
▪ not unduly dominate the visual landscape;
▪ maintain views or vistas of private and public value; and
▪ protect the visual amenity of scenic routes; and
e) are designed to achieve a high standard of architectural, urban and landscape design or at least
not detract from the architectural, urban or landscape design standards of a locality (including any
streetscape improvement programs implemented by the council).
Freestanding advertising devices meet Specific Outcome O2 because the site and surrounds, combined with
the design, provide circumstances which enable the Specific Outcome to be met. Further detail is provided
below:
(a) The freestanding signage is compatible with existing and future planned character of the locality. The
pylon sign does not exceed the maximum 5m height, and the pylon sign’s setback is mitigated by
landscaping on the site. The presence of freestanding signage is well established in the area, and is
likely to comprise a reasonable feature of the locality’s area, given the approved uses. Pump
identification signs are very small in comparison to the structure to which they are attached, and
signage that directs safe movement on an industrial site is appropriate.
24 KEY PERFORMANCE OUTCOMES URBIS
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(b) The pylon sign is approximately the same overall height as the canopy and building on site. This
relationship is consistent with nearby similar uses, including the service station/shop operation opposite
on Eumundi Noosa Road, as shown in Figure 8 below. Other small freestanding signs on site are minor
in scale and are intended to provide for safe, efficient operation of the site by identifying services, and
pump numbers etc. This is similar to signage seen on the service station on Eumundi -Noosa road, and
on service stations generally. As such, their presence should be expected for such a land use and is
not likely to be inconsistent with community’s expectations for the area.
(c) The pylon sign is similar in scale to other freestanding signage in the area, and other buildings.
Although most buildings are only 1 storey in height, they are often bulky, industrial buildings with
orthogonal from akin to a pylon sign.
(d) The pylon sign does not contribute to visual clutter as it is well-separated from other freestanding
signage. The sign is the only significant freestanding sign on the site, and is separated from others on
adjoining sites at an interval consistent with the existing streetscape. Generally, freestanding signs
achieve a separation of 30-40m laterally along the road alignment, and the pylon sign on site maintains
this pattern. The route does not currently comprise scenic vistas as it is industrial / commercial in
nature.
(e) The pylon sign does not detract from the architectural design and landscape in that it is high-quality
construction, using contemporary features and supports systems such that it is consistent with the
industrial area. It does not undermine the viability of landscaping on site which assists to soften its
visual impact, particularly at the pedestrian scale.
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NOOSA ENERGY CENTRE KEY PERFORMANCE OUTCOMES 25
Page 26
FIGURE 8 – NEARBY SITES
PICTURE 13 – RELATIONSHIP BETWEEN AWNING HEIGHT AND SIGNAGE
Source: Google Streetview
PICTURE 14 – ORTHOGONAL BUILDINGS
Source: Google Streetview
7.1.2. Maximum total signface area for all signs on a site- Specific Outcome 6
Probable Solution S6.1 states that:
S6.1 The total signface area of all advertising devices per tenancy does not exceed 0.75m² of
signface area per linear metre of active street facing building or 10m², whichever is the lesser.
The advertising devices do not meet the Probable Solution because they exceed 10m 2 total signface area.
The relevant Specific Outcomes reads as follows:
O6 The maximum signface area of all advertising devices on a site—
a) does not unduly detract from a building, site or local area;
b) does not visually dominate the appearance of a building;
c) is not visually intrusive in the streetscape or other setting in which it is located;
26 KEY PERFORMANCE OUTCOMES URBIS
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d) is compatible with the scale and extent of active street facing building; and
e) does not exceed 10m² per premises
Although we consider that most items are met, the advertising devices cannot meet this Specific Outcome
because item e is not met, seeking a maximum of 10m 2. The signage audit found a total signface area of
approximately 38m2. The development should therefore be considered against overall outcomes of the code.
Overall outcome 14.74.2 (g) includes that signs on one premises with a combined signface area of 10m 2
should not be located in Noosa Shire.
However, the advertisements do meet the overall outcomes, as follows:
TABLE 3 – OVERALL OUTCOMES ADVERTISING CODE, 14.74
Overall outcome Response
a) advertising devices complement and do not detract The advertising devices are located in an area
from the desirable characteristics of the natural and dominated by built, rather than natural, environment.
built environment in which the advertising devices are The landscape is characterised by a variety of bulky
exhibited; buildings, car yards, signage with little consistent
aesthetic theme.
b) advertising devices are designed and integrated The proposed signage is predominantly integrated
into the built form so as to minimise visual clutter; into walls and fascia of the development.
Freestanding signage, mainly being the pylon sign, is
consistent with the built form in the area and on site,
as discussed above. Other freestanding signage is
minor in scale and serves to operate the site safely.
c) advertising devices do not adversely impact on the As above the immediate surrounds are utilitarian in
visual amenity of scenic routes, high scenic areas, nature and possess little natural aesthetic value. It is
heritage or character areas, public open space or the unlikely that those using the route would consider the
major road network nor from the rural or residential area to be representative of Noosa Shire’s scenic
amenity enjoyed by residents of and visitors to Noosa; areas. It is appropriate that signage of this nature is
sought in an industrial locality of Noosa Shire.
d) advertising devices do not adversely impact on the The site is not a rural area.
amenity of rural, rural residential or residential areas
and visitors to Noosa;
e) advertising devices do not pose a hazard for The advertising devices do not pose a hazard for
pedestrians, cyclists or drivers of motor vehicles; road/footpath users and are designed to withstand
forces such as wind.
f) advertising devices accommodate the legitimate The advertising devices are intended to provide
need to provide directions and business identification direction and business identification appropriate with
in a manner that is consistent with achieving overall the area’s context, and are consistent with an
outcomes (a) to (e) above and, industrial setting.
The proposal is consistent with Strategic Outcomes, as outlined above at Section 6. In particular:
▪ The proposal involves advertising for a service station and food outlet/shop tenancies in an industry
area, which support the surrounding industrial land uses in their daily function, along with passing
motorists. Although signage may be of a scale slightly larger than sought by the Advertising Devices
Code, the industrial area is appropriate for such signage. The visual amenity of the locality is dominated
by bulky built form, with advertising being a feature that assists to identify businesses to motorists. It is
URBIS
NOOSA ENERGY CENTRE KEY PERFORMANCE OUTCOMES 27
Page 28
noted that motor vehicle occupants are likely to be the dominant audience, compared to areas that are
heavily frequented by pedestrians.
▪ Advertising devices do not impact on amenity of residents in Noosa Shire, or on the amenity of business
centres. The appearance of signage as at the site at the location is consistent with the industrial nature,
and the need to identify these tenancies in a manner consistent with national approaches to these
tenants, and therefore consistent with potential customers’ experiences.
▪ The appearance of signage at the scale on the site is consistent with the surrounds, and does not
dominate the streetscape relative to built form. The visual impact of the area upon more scenic
surrounds is limited in extent, and is not exacerbated by advertising devices on the site.
7.1.3. Illumination, lighting and movement- Specific Outcome 7
We consider the advertising devices meet the Acceptable Solutions for the this specific outcome, but as the
matter is noted in the signage audit by Council it is included at this section for discussion.
Acceptable solution S7.2 reads as follows:
S 7.2 Where the advertising device is illuminated, it:-
a) has a maximum luminance of 350 candelas per m²;
b) does not incorporate flashing lights;
c) is switched off between 11:00pm and sunset of the following day; and
d) is limited to 1 sign per tenancy.
The signage audit suggests only 1 illuminated sign is allowed for the site to meet this requirement.
However, the premises comprises 3 activities - a service station (ie. predominantly fuel pumps), a shop
(Night Owl) and an additional tenancy (food and drink outlet). Although the shop and service station do share
some facilities (such as a cash register) they are considered separate tenants, and operate under different
leases. Therefore, it is appropriate that three tenancies are considered to be on the site. A total of 3
illuminated advertisements are displayed, being the awning fascia sign (Shell), pylon sign and the wall
mounted sign (Night Owl).
We note that the Specific Outcome may be relevant, particularly if signage is to operated later than 11pm.
The Specific Outcome reads follows:
O7 An advertising device only incorporates illumination and lighting where it:-
a) is appropriate to its setting and is compatible with the visual amenity of the surrounding
area;
b) does not cause an environmental nuisance or distraction;
c) does not create glare, reflecting or flaring of colours; and
d) will not create a potential safety hazard, including a traffic safety hazard.
The operators may wish to operate signage after 11pm. The proposal meets the Specific Outcome as
follows:
a) The area is characterised by industrial and commercial uses, and the use of illuminated signage is
likely to be compatible with the industrial activities.
b) The signage is of a standard type and design and is the lowest impact option used around Australia.
There are no sensitive uses exposed to the signage.
c) The illuminated features are not likely to cause glare.
d) The illuminated features do not do not mimic traffic devices and are not likely to distract motorists.
28 KEY PERFORMANCE OUTCOMES URBIS
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8. CONCLUSION
Urbis Pty Ltd has been commissioned by Denmac Nominees to prepare this development application for
advertising devices at 140-142 Eumundi Noosa Road, Noosaville. As outlined above, this application
specifically seeks approval for a Development Permit for Operational Works for placement of advertising
devices (pylon sign, freestanding signs, wall sign, vertical signs, awning face sign).
Within the legislative and physical context, the proposal has been assessed against, and is considered not to
compromise the intent or Specific outcomes of the relevant planning provisions. The proposal provides
advertising for a service station and ancillary shop and food outlet which will support the surrounding land
uses of the industrial area. In this regard, it is noted:
▪ Advertising devices do not dominate the built form on site, or in surrounds, and do not contribute to
visual clutter;
▪ The area is a well-established industrial and commercial area, with little aesthetic theme and does not
feature high scenic amenity; and
▪ The site serves local businesses and travellers, and prominent business identification should be
expected in such a setting.
On the basis of the assessment contained within this report, Council is requested to favourably consider the
development proposal, subject to reasonable and relevant conditions.
URBIS
NOOSA ENERGY CENTRE CONCLUSION 29
Page 30
DISCLAIMER
This report is dated July 2018 and incorporates information and events up to that date only and excludes any
information arising, or event occurring, after that date which may affect the validity of Urbis Pty Ltd’s (Urbis)
opinion in this report. Urbis prepared this report on the instructions, and for the benefit only, of Denmac
Nominees (Instructing Party) for the purpose of Development Application (Purpose) and not for any other
purpose or use. To the extent permitted by applicable law, Urbis expressly disclaims all liability, whether direct
or indirect, to the Instructing Party which relies or purports to rely on this report for any purpose other than the
Purpose, and to any other person which relies or purports to rely on this report for any purpose whatsoever
(including the Purpose).
In preparing this report, Urbis was required to make judgements which may be affected by unforeseen future
events, the likelihood and effects of which are not capable of precise assessment.
All surveys, forecasts, projections and recommendations contained in or associated with this report are made
in good faith and on the basis of information supplied to Urbis at the date of this report, and upon which Urbis
relied. Achievement of the projections and budgets set out in this report will depend, among other things, on
the actions of others over which Urbis has no control.
In preparing this report, Urbis may rely on or refer to documents in a language other than English, which Urbis
may arrange to be translated. Urbis is not responsible for the accuracy or completeness of such translations
and disclaims any liability for any statement or opinion made in this report being inaccurate or incomplete
arising from such translations.
Whilst Urbis has made all reasonable inquiries it believes necessary in preparing this report, it is not
responsible for determining the completeness or accuracy of information provided to it. Urbis (including its
officers and personnel) is not liable for any errors or omissions, including in information provided by the
Instructing Party or another person or upon which Urbis relies, provided that such errors or omissions are not
made by Urbis recklessly or in bad faith.
This report has been prepared with due care and diligence by Urbis and the statements and opinions given by
Urbis in this report are given in good faith and in the reasonable belief that they are correct and not misleading,
subject to the limitations above.
30 DISCLAIMER URBIS
NOOSA ENERGY CENTRE
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APPENDIX A TITLE, EASEMENT AND CONTAMINATED
LAND DOCUMENTATION
URBIS
NOOSA ENERGY CENTRE APPENDICES
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APPENDIX B STATE PLANNING POLICY TRIGGERS
URBIS
APPENDICES NOOSA ENERGY CENTRE
[OCR of page images]
APPENDIX B STATE PLANNING POLICY TRIGGERS
URBIS
APPENDICES
Page 33
Matters of Planning Type Relevant to Development / Assessment
State Interest Scheme Trigger Required
Reflects State
Interest*
Housing Supply NO No Assessment Benchmarks
and Diversity
Liveable NO MCU A development application in an N/A
Communities urban area involving premises that is,
ROL or will be, accessed by common N/A
private title, for:
Application involving buildings –
either attached or detached – that are
not covered by other legislation or
planning provisions mandating fire
hydrants.
Agriculture NO No Assessment Benchmarks
Development and NO No Assessment Benchmarks
Construction
Mining and NO ROL Within a Key Resource Area (KRA) N/A
Extractive
Resources MCU Within the resource/ processing area N/A
of a KRA or the separation area for
the resource/processing area of a
KRA, unless for:
(a) dwelling house on an existing lot,
or
(b) home-based business (where not
employing more than two non-
resident people on a full-time
equivalent basis), or
(c) caretaker’s accommodation
(associated with an extractive
industry), or
(d) animal husbandry, or
(e) cropping.
MCU Within the transport routes separation N/A
area of a KRA that will result in an
increase in the number of people
working or residing in the transport
route separation area, unless for:
(a) dwelling house on an existing lot,
or
(b) home-based business (where not
employing more than two non-
resident people on a full-time
equivalent basis), or
URBIS
NOOSA ENERGY CENTRE APPENDICES
Page 34
Matters of Planning Type Relevant to Development / Assessment
State Interest Scheme Trigger Required
Reflects State
Interest*
(c) caretaker’s accommodation
(associated with an extractive
industry), or
(d) animal husbandry, or
(e) cropping.
Tourism NO No Assessment Benchmarks
Biodiversity NO No Assessment Benchmarks
Coastal NO No Assessment Benchmarks
Environment
Cultural Heritage NO No Assessment Benchmarks
Water Quality NO MCU for an urban purpose that involves N/A
premises 2,500m² or greater and;
(a) will result in 6 or more
dwellings; or
(b) will result in an impervious
area greater than 25%
of the net developable area
NO MCU Where located wholly outside an N/A
urban area and relating to premises
that is within, or partly within, a water
supply buffer area, that involves:
a) intensive animal industry,
b) medium and high-impact industry,
c) noxious and hazardous industry,
d) extractive industry,
e) utility installation that involves
sewerage services, drainage or
stormwater services,
f) waste management facilities, or
g) motor sport facility
NO ROL For an urban purpose that involves N/A
premises 2,500m² or and will result
in 6 or more lots.
NO ROL Where located wholly outside an N/A
urban area and relating to premises
URBIS
APPENDICES NOOSA ENERGY CENTRE
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Matters of Planning Type Relevant to Development / Assessment
State Interest Scheme Trigger Required
Reflects State
Interest*
that is within, or partly within, a water
supply buffer area, that involves:
Creating 5 or more additional lots if
any resultant lot is less than 16Ha,
and any of the lots created will rely on
on-site wastewater treatment.
NO OPW for an urban purpose that involves N/A
disturbing a land area 2,500m² or
greater.
Emissions and NO No Assessment Benchmarks
Hazardous
Activities
Natural Hazards, NO MCU Where in any of the following: N/A
Risk and NO ROL (1) bushfire prone areas N/A
Resilience
(2) flood hazard areas
NO OPW NO- Works are
(3) landslide hazard areas not in Local
(4) storm tide inundation areas Government
mapped flood
(5) erosion prone area area.
Note: There are specific assessment
benchmarks which apply for erosion prone
areas in the coastal management district,
separate to other natural hazards.
Energy and Water NO No Assessment Benchmarks
Supply
Infrastructure NO No Assessment Benchmarks
Integration
Transport NO No Assessment Benchmarks
Infrastructure
Strategic Airports NO MCU Where: N/A
and Aviation
a) A premises that will result in a
Facilities
building, structure or associated
activity intruding into the
operational airspace of a strategic
airport; or
b) any part of the premises is within
the light restriction zone or lighting
area buffer of a strategic airport; or
c) any part of the premises is within a
wildlife hazard buffer zone of a
strategic airport; or
URBIS
NOOSA ENERGY CENTRE APPENDICES
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Matters of Planning Type Relevant to Development / Assessment
State Interest Scheme Trigger Required
Reflects State
Interest*
d) any part of the premises is within a
public safety area of a strategic
airport; or
e) any part of the premises is within
the 20 ANEF contour or greater for
a strategic airport; or
f) A premises that will result in a
building, structure or associated
activity intruding into the building
restricted area of an aviation
facility.
NO ROL Where: N/A
a) any part of the premises is within a
public safety area of a strategic
airport; or
b) any part of the premises is within
the 20 ANEF contour or greater for
a strategic airport
NO BW Where not associated with an MCU N/A
and:
a) will result in a building, structure
or associated activity intruding
into the building restricted area of
an aviation facility.
b) any part of the premises is within
the light restriction zone or
lighting area buffer of a strategic
airport; or
c) A premises that will result in a
building, structure or associated
activity intruding into the building
restricted area of an aviation
facility.
NO OPW Where not associated with an MCU NO
and:
a) the work or associated activity
will intrude into the operational
airspace of a strategic airport; or
b) any part of the premises is within
the light restriction zone or
URBIS
APPENDICES NOOSA ENERGY CENTRE
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Matters of Planning Type Relevant to Development / Assessment
State Interest Scheme Trigger Required
Reflects State
Interest*
lighting area buffer of a strategic
airport; or
c) the work or associated activity
will intrude into the building
restricted area of an aviation
facility.
Strategic Ports NO No Assessment Benchmarks
URBIS
NOOSA ENERGY CENTRE APPENDICES
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APPENDIX C STATE DEVELOPMENT ASSESSMENT
PROVISION CHECKLIST
URBIS
APPENDICES NOOSA ENERGY CENTRE
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Matters of Type Referral Relevant Relevant State Codes
State Interest Required Provisions of
the Regulation
Aquaculture MCU NA Schedule 10, Part State code 17: Aquaculture
6, Division 1,
Subdivision 3,
Table 1
Environmentally MCU NA Schedule 10, Part State code 22: Environmentally
relevant activities 5, Division 4, relevant activities
Table 2
Fish habitat area Build. Works NA Schedule 9, Part State code 12: Development in a
– works or other 3, Division 1, declared fish habitat area
development Table 2
Op. Works No Schedule 10, Part
6, Division 2,
Subdivision 3,
Table 1
Marine Plants – Op. Works No Schedule 10, Part State code 11: Removal,
removal, 6, Division 3, destruction or damage of marine
destruction or Subdivision 3, plants
damage Table 1
RoL where NA Schedule 10, Part
involving Op. 6, Division 3,
Works for the Subdivision 3,
removal, Table 2
destruction or
damage to
marine plants
MCU where NA Schedule 10, Part
involving Op. 6, Division 3,
Works for the Subdivision 3,
removal, Table 2
destruction or
damage to
marine plants
Native RoL NA Schedule 10, Part State code 16: Native vegetation
vegetation 3, Division 4, clearing
clearing Table 2
Op. Works No Schedule 10, Part
3, Division 4,
Table 1
MCU NA Schedule 10, Part
3, Division 4,
Table 3
URBIS
NOOSA ENERGY CENTRE APPENDICES
Page 40
Matters of Type Referral Relevant Relevant State Codes
State Interest Required Provisions of
the Regulation
Queensland Various aspects No Schedule 10, Part State code 14: Queensland
heritage of Dev. 8, Division 2, heritage
Subdivision 3
Tidal works or MCU NA Schedule 10, Part State code 8: Coastal
development in a 17, Division 3, development and tidal works
coastal Table 6
management
district
RoL NA Schedule 10, Part
17, Division 3,
Table 5
Op. Works No Schedule 10, Part
17, Division 3,
Table 1
Build. Works NA Schedule 9, Part
3, Division 1,
Table 1
Water – taking or Op. Works No Schedule 10, Part State code 10: Taking or
interfering with 19, Division 1, interfering with water
Subdivision 3,
Table 1
Watercourse or All aspects of No Schedule 10, Part State code 15: Removal of quarry
lake – removal of Dev. 19, Division 2, material from a watercourse, lake
quarry material Subdivision 3, or estuary
Table 1
Category 3 Op. Works NA Schedule 10, Part State code 19: Category 3 levees
levees 19, Division 4,
Subdivision 3,
Table 1
Waterway barrier Op. Works NA Schedule 10, Part State code 18: Construction or
works – 6, Division 4, raising waterway barrier works in
constructing or Subdivision 3, fish habitats
raising Table 1
Wetland – land RoL NA Schedule 10, Part State code 9: Great Barrier Reef
in or near 20, Division 4, wetland protection areas
Table 2
MCU NA Schedule 10, Part
20, Division 4,
Table 3
Op. Works No Schedule 10, Part
20, Division 4,
Table 1
URBIS
APPENDICES NOOSA ENERGY CENTRE
Page 41
Matters of Type Referral Relevant Relevant State Codes
State Interest Required Provisions of
the Regulation
Unexploded RoL NA Schedule 10, Part State code 13: Unexploded
ordnance (UXO) 4, Division 2, ordnance
Table 1
MCU NA Schedule 10, Part
4, Division 2,
Table 1
Referable dams Op. Works No Schedule 10, Part State code 20: Referable dams
19, Division 3,
Subdivision 3,
Table 1
Maritime safety Op. Works No Schedule 10, Part State code 7: Maritime safety
17, Division 3,
Table 2
State transport Build. Works NA Schedule 9, Part If near a state controlled road
corridors 3, Division 1, or future state controlled road:
Table 3 – State
State code 1: Development in a
transport corridor
state-controlled road environment
In near a railway corridor or
future railway corridor:
State code 2: Development in a
railway environment
If near a busway corridor or
future busway corridor:
Schedule 9, Part State code 3: Development in a
3, Division 1, busway environment
Table 4 – Future
state transport If near a light rail corridor or
future light rail corridor:
corridor
State code 4: Development in a
light rail environment
RoL NA Schedule 10, Part If near a state controlled road
9, Division 4, or future state controlled road:
Subdivision 2,
State code 1: Development in a
Table 1 (STC)
state-controlled road environment
Schedule 10, Part
If near a railway corridor or
9, Division 4,
future railway corridor:
Subdivision 2,
Table 2 (future State code 2: Development in a
STC) railway environment
URBIS
NOOSA ENERGY CENTRE APPENDICES
Page 42
Matters of Type Referral Relevant Relevant State Codes
State Interest Required Provisions of
the Regulation
Schedule 10, Part If near a busway corridor or
9, Division 4, future busway corridor:
Subdivision 2,
State code 3: Development in a
Table 3 (SCR
busway environment
Intersection)
If near a light rail corridor or
future light rail corridor:
State code 4: Development in a
light rail environment
MCU or Op. No Schedule 10, Part If near a state controlled road
Works 9, Division 4, or future state controlled road:
Subdivision 2,
State code 1: Development in a
Table 4 (STC and
state-controlled road environment
future STC)
In near a railway corridor or
future railway corridor:
State code 2: Development in a
railway environment
If near a busway corridor or
future busway corridor:
State code 3: Development in a
busway environment
If near a light rail corridor or
future light rail corridor:
State code 4: Development in a
light rail environment
Op. Works No Schedule 10, Part If near a state controlled road
9, Division 4, or future state controlled road:
Subdivision 2,
State code 1: Development in a
Table 5 (STC)
state-controlled road environment
Schedule 10, Part
In near a railway corridor or
9, Division 4,
future railway corridor:
Subdivision 2,
Table 6 (Future State code 2: Development in a
STC) railway environment
URBIS
APPENDICES NOOSA ENERGY CENTRE
Page 43
Matters of Type Referral Relevant Relevant State Codes
State Interest Required Provisions of
the Regulation
If near a busway corridor or
future busway corridor:
State code 3: Development in a
busway environment
If near a light rail corridor or
future light rail corridor:
State code 4: Development in a
light rail environment
State transport Various aspects NA Schedule 10, Part State code 6: Protection of state
infrastructure of Dev. 9, Division 4, transport networks
(thresholds) Subdivision 1,
Table 1
State-controlled RoL NA Schedule 10, Part State code 5: Development in a
transport tunnels 9, Division 4, state-controlled transport tunnel
Subdivision 3, environment
Table 1 (STT and
future STT)
MCU NA Schedule 10, Part
9, Division 4,
Subdivision 3,
Table 2 (STT and
future STT)
Op. Works No Schedule 10, Part
9, Division 4,
Subdivision 3,
Table 3 (STT and
future STT)
Brisbane core Op. Works – NA Schedule 10, Part If near a state controlled road
port land near a state 13, Division 1, or future state controlled road:
transport corridor Subdivision 2,
State code 1: Development in a
Table 2
state-controlled road environment
In near a railway corridor or
future railway corridor:
State code 2: Development in a
railway environment
If near a busway corridor or
future busway corridor:
State code 3: Development in a
busway environment
URBIS
NOOSA ENERGY CENTRE APPENDICES
Page 44
Matters of Type Referral Relevant Relevant State Codes
State Interest Required Provisions of
the Regulation
If near a light rail corridor or
future light rail corridor:
State code 4: Development in a
light rail environment
Op. Works – NA Schedule 10, Part If near a state controlled road
near a future 13, Division 1, or future state controlled road:
state transport Subdivision 2,
State code 1: Development in a
corridor Table 3
state-controlled road environment
In near a railway corridor or
future railway corridor:
State code 2: Development in a
railway environment
If near a busway corridor or
future busway corridor:
State code 3: Development in a
busway environment
If near a light rail corridor or
future light rail corridor:
State code 4: Development in a
light rail environment
MCU – near a No Schedule 10, Part If near a state controlled road
state transport 13, Division 1, or future state controlled road:
corridor or that is Subdivision 2,
State code 1: Development in a
a future state Table 4
state-controlled road environment
transport corridor
In near a railway corridor or
future railway corridor:
State code 2: Development in a
railway environment
If near a busway corridor or
future busway corridor:
State code 3: Development in a
busway environment
If near a light rail corridor or
future light rail corridor:
State code 4: Development in a
light rail environment
MCU of No Schedule 10, Part State code 22: Environmentally
premises for an 13, Division 1, relevant activities
environmentally Subdivision 2,
relevant activity Table 6
URBIS
APPENDICES NOOSA ENERGY CENTRE
Page 45
Matters of Type Referral Relevant Relevant State Codes
State Interest Required Provisions of
the Regulation
MCU or Op. No Schedule 10, Part State code 7: Maritime safety
Works – tidal 13, Division 1,
AND
works or works Subdivision 2,
in a coastal Table 7 State code 8: Coastal
management development and tidal works
district
MCU – NA Schedule 10, Part State code 21: Hazardous
hazardous 13, Division 1, chemical facilities
chemical facility Subdivision 2,
Table 8
Op. Works – NA Schedule 10, Part State code 10: Taking or
taking or 13, Division 1, interfering with water
interfering with Subdivision 2,
water Table 9
Op. Works – NA Schedule 10, Part State code 20: Referable dams
particular dams 13, Division 1,
Subdivision 2,
Table 10
MCU or Op. NA Schedule 10, Part State code 12: Development in a
Works – relating 13, Division 1, declared fish habitat area
to fisheries Subdivision 2,
OR
Table 11
State code 11: Removal,
destruction or damage of marine
plants
OR
State code 17: Aquaculture
OR
State code 18: Constructing or
raising waterway barrier works in
fish habitats
Various NA Schedule 10, Part State code 7: Maritime safety
development 13, Division 2,
below the high- Table 1
water mark and
within Port of
Brisbane’s port
limits under the
Transport
Infrastructure Act
1994
Urban design MCU NA Schedule 10, Part State code 24: Urban design
18
URBIS
NOOSA ENERGY CENTRE APPENDICES
Page 46
Matters of Type Referral Relevant Relevant State Codes
State Interest Required Provisions of
the Regulation
Designated Various aspects No Schedule 10, Part N/A
premises of development 9, Division 1,
Table 1
SEQ RoL NA Schedule 10, Part N/A
development 15, Division 1,
area Table 1
Community MCU NA Schedule 10, Part N/A
activity 16, Division 3,
Subdivision 3,
Table 1
Indoor recreation MCU NA Schedule 10, Part N/A
16, Division 4,
Subdivision 3,
Table 1
Residential MCU NA Schedule 10, Part N/A
development 16, Division 5,
Subdivision 3,
Table 1
Urban activity MCU NA Schedule 10, Part N/A
16, Division 6,
Subdivision 3,
Table 1
URBIS
APPENDICES NOOSA ENERGY CENTRE
Page 47
APPENDIX D NOOSA COUNCIL – CODE RESPONSES URBIS NOOSA ENERGY CENTRE APPENDICES [OCR of page images] APPENDIX D NOOSA COUNCIL - CODE RESPONSES URBIS NOOSAENERGYCENTRE 22 APPENDICES
Page 48
ADVERTISING DEVICE CODE- SPECIFIC OUTCOMES AND
ACCEPTABLE SOLUTIONS
Specific Outcomes Acceptable Solutions Response
14.76 Inconsistent advertising devices
O1 S1.1 Advertising devices do not O1 Not Applicable
include:
The following advertising devices
are inconsistent with the overall a) Balloons or other gas filled
outcomes sought by this Code advertising devices
and are not located in Noosa
b) Blind signs
Shire—
c) Moving signs
a) Balloons or other gas filled
advertising devices d) All roof signs
b) Blind signs e) Signs illuminated by, or
incorporating, neon lighting;
c) Moving signs
f) Signs with a signface area
d) All roof signs exceeding the Acceptable
Solutions of this Code or 4m2,
e) Signs illuminated by, or whichever is the lessor
incorporating neon lighting;
g) 3-Dimensional sign
f) Signs with a signface area
exceeding the h) Any combination of signs on
one premise with a combined
Acceptable Solutions of this Code signface area exceeding the
or 4m2, whichever is the lessor Acceptable Solutions of this
Code or 10m2 whichever is the
g) 3-Dimensional sign
lesser
h) Any combination of signs on
i) Bunting/Banners
one premise with a combined
signface area exceeding the j) Portable Trailer signs
Acceptable Solutions of this Code
or 10m2 whichever is the lesser k) Projected signs
i) Bunting/Banners l) Third party signs.
j) Portable Trailer signs
k) Projected signs
l) Third party signs
14.77 General design and amenity
URBIS
APPENDICES NOOSA ENERGY CENTRE
Page 49
O2 Advertising devices— S2.1 Complies with the Specific Outcome 2
requirements specified in Column
a) are compatible with the 2 of Table 14-47 Specific The development does not meet
existing and future planned requirements for types of all aspects of Table 14-47, and
character of the locality in which advertising devices. therefore cannot meet S2.1.
they are situated;
Please refer to Section 7 for
b) are compatible with the scale, further details regarding O2.
proportion, bulk and other
characteristics of buildings, .
structures, landscapes and other
advertising devices on the site;
c) are of a scale, proportion and
form that is appropriate to the
streetscape or other setting in
which it is located;
d) are designed, sited and
integrated to:
not contribute to the proliferation
of visual clutter;
not unduly dominate the visual
landscape;
maintain views or vistas of private
and public value; and
protect the visual amenity of
scenic routes; and
e) are designed to achieve a high
standard of architectural, urban
and landscape design or at least
not detract from the architectural,
urban or landscape design
standards of a locality (including
any streetscape improvement
programs implemented by the
council).
14.78 Safety
URBIS
NOOSA ENERGY CENTRE APPENDICES
Page 50
O3 Advertising devices— S3.1 The advertising device does S3.1 Complies
not physically obstruct the
O3 Advertising devices— passage of pedestrians or The propose signage does not
vehicles. obstruct vehicle or pedestrian
a) are designed so as to not movement.
create a traffic, pedestrian or S3.2 The advertising device does
cyclists safety hazard; not restrict sight lines at S3.2 Complies
intersections and site access
b) are constructed to an Sight lines to northbound traffic
points.
appropriate standard to ensure on Eumundi Noosa road is
public safety; and S3.3 No support, fixing or other maintained.
system required for the proper
c) utilising electricity are safe and S3.3 Fixing devices are
installation of the advertising
electrical componentry is concealed.
device is exposed.
integrated into the device.
S3.4 Conduits, wiring, switches
S3.4 All conduits, wiring,
etc are concealed from view.
switches or other electrical
apparatus installed on the S3.5 No electrical equipment is
advertising device are concealed mounted on exposed surfaces of
from view. advertising devices.
S3.5 No electrical equipment is
mounted on exposed surfaces of
the advertising device.
Electricity supply infrastructure
O4 All uses and works maintain S4.1 Advertising devices O4 Complies
an adequate safe distance from maintain an adequate distance
electrical infrastructure including from electrical infrastructure The proposed signage maintains
substations, overhead including a substation, overhead an adequate safe distance from
powerlines, power poles and powerlines, power poles and all electrical infrastructures.
transformers; transformers.
AND S5.1 Advertising devices are not
located or constructed under
overhead transmission lines or
within electricity line easements.
O5 Structures are not O5 Complies
constructed under overhead
electricity transmission lines, The proposed signage is not
within electricity transmission line constructed under overhead
easements. electricity transmissions lines.
14.79 Maximum total signface area for all signs on a site
URBIS
APPENDICES NOOSA ENERGY CENTRE
Page 51
O6 S6.1 O6 Performance Outcome
O6 The maximum signface area The total signface area of all The advertising devices exceed a
of all advertising devices on a advertising devices per tenancy combined total of 10m 2 in surface
site— does not exceed 0.75m² of area. However, the signs meet
signface area per linear metre of other aspects of the Specific
a) does not unduly detract from a active street facing building or Outcome, and meet relevant
building, site or local area; 10m², whichever is the lesser. overall outcomes and strategic
outcomes as outlined at Section
b) does not visually dominate the
7 of the report above.
appearance of a building;
c) is not visually intrusive in the
streetscape or other setting in
which it is located;
d) is compatible with the scale
and extent of active street facing
building; and
e) does not exceed 10m² per
premises
URBIS
NOOSA ENERGY CENTRE APPENDICES
Page 52
14.80 Illumination lighting and movement
O7 An advertising device only S7.1 Illuminated signs are not S7.1 Complies
incorporates illumination and located in a Residential Zone,
lighting where it:- Rural Zone or Open Space The proposed signage is located
Conservation Zone. in the industry zone.
a) is appropriate to its setting and
is compatible with the visual S7.2 Where the advertising S7.2 Complies
amenity of the surrounding area; device is illuminated, it:-
a) Luminance can be
b) does not cause an a) has a maximum luminance of controlled to 350
environmental nuisance or 350 candelas per m²; candelas per m²;
distraction;
b) does not incorporate flashing b) No flashing lights are
c) does not create glare, lights; incorporated;
reflecting or flaring of colours;
c) is switched off between c) Illumination can be
and
11:00pm and sunset of the switched off between
d) will not create a potential following day; and 11pm and sunset the
safety hazard, including a traffic following day;
safety hazard. d) is limited to 1 sign per tenancy.
d) The premises comprises
3 activities - a service
station (ie predominantly
fuel pumps), a shop
(Night Owl) and an
additional tenancy (food
and drink outlet).
Although the shop and
service station do share
some facilities (eg. cash
register) they are
considered separate
tenants, and are under
different leases.
Therefore, it is
appropriate that three
tenancies are considered
to be on the site. A total
of 3 illuminated
advertisements are
displayed, being the
awning fascia sign
(Shell), pylon sign and
the wall mounted sign
(Night Owl).
O8 An advertising device does S8.1 Advertising devices do not S8.1 Complies
not move or incorporate elements move, display moving messages
that give the impression of or incorporate elements that give No aspects of advertising give
movement. the impression of movement.. the impression of movement.
URBIS
APPENDICES NOOSA ENERGY CENTRE
Page 53
APPENDIX E PLANS URBIS NOOSA ENERGY CENTRE APPENDICES [OCR of page images] APPENDIX E PLANS URBIS NOOSA ENERGY CENTRE APPENDICES,
Page 54
URBIS BRISBANE Level 7, 123 Albert Street Brisbane QLD 4000 Australia T +61 7 3007 3800 MELBOURNE Level 12, 120 Collins Street Melbourne VIC 3000 Australia T +61 3 8663 4888 PERTH Level 14, The Quadrant 1 William Street Perth WA 6000 Australia T +61 8 9346 0500 SYDNEY Level 23, Darling Park Tower 2 201 Sussex Street Sydney NSW 2000 Australia T +61 2 8233 9900 URBIS.COM.AU
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