Council archive · source document
Planning Report 20 - 22 Venture Drive - 29.06.17 · MCU17/0078
Attached to the e-mail Industrial Business Type 2 - Production, alteration, repackaging & repairing & 2 x Ancillary Dwelling Unit - MCU17/0078.
MCU to establish Industrial Business Type 2 & Ancillary Dwelling Unit
20 - 22 Venture Drive, Noosaville
Town Planning Report
MATERIAL CHANGE OF USE TO ESTABLISH
INDUSTRIAL BUSINESS TYPE 2 & ANCILLARY DWELLING
UNIT
20 -22 VENTURE DRIVE, NOOSAVILLE described as Lo t 1 6 o n
SP 29 72 59
Applicant: DS and AS Development Pty Ltd
Date: 29 June 2017
See the original
The page text is free to read. Viewing or downloading an original file needs an account.
Log in to see the originalFull text of the other 24 pages
Page 2
MCU to establish Industrial Business Type 2 & Ancillary Dwelling Unit
20 - 22 Venture Drive, Noosaville
1. Summary ............................................................................................................... 5
2. Application Information ............................................................................................ 6
3. Development Intent ................................................................................................. 7
3.1 Prelodgement Advice .................................................................................................... 7
4. Characteristics of Site and Surrounds ........................................................................... 7
4.1 Site Characteristics ....................................................................................................... 7
4.2 Past and Existing Uses ................................................................................................... 9
4.3 Surrounding Area Land Uses ........................................................................................... 9
5. Proposed Development Details ................................................................................ 11
5.1 Material Change of Use ............................................................................................... 11
5.1.1 Carparking ................................................................................................................ 12
6. State Planning Interests .......................................................................................... 13
6.1 State Planning Regulatory Provisions.............................................................................. 13
6.2 State Planning Policy ................................................................................................... 14
6.3 State Development Assessment Provisions ...................................................................... 14
6.4 SEQ Regional Plan....................................................................................................... 15
7. Noosa Plan Considerations ...................................................................................... 16
7.1 Locality and Zone ....................................................................................................... 16
7.2 Land Use Definition .................................................................................................... 16
7.3 Level of Assessment .................................................................................................... 17
7.4 Applicable Development and Overlay Codes .................................................................... 17
7.4.1 Noosaville Locality Code .............................................................................................. 17
7.4.2 Business Use Code ...................................................................................................... 18
7.4.3 Detached House Code ................................................................................................. 20
7.4.4 Overlay Codes............................................................................................................ 20
7.4.4.1 Biodiversity Overlay Code ............................................................................................ 20
7.4.4.2 Heritage Overlay Code ................................................................................................ 21
7.4.4.3 Natural Hazard Overlay Code – Landslide & Flooding ........................................................ 21
7.4.4.4 Natural Hazard Overlay Code – Bushfire & Acid Sulfate Soils ............................................... 22
7.4.4.5 Natural Resources Overlay Code ................................................................................... 22
7.4.5 Landscaping Code ....................................................................................................... 23
7.4.6 Driveways and Carparking Code .................................................................................... 23
7.4.7 Earthworks Code ........................................................................................................ 23
7.4.8 Erosion and Sediment Control Code ............................................................................... 23
7.4.9 Existing Services Code ................................................................................................. 23
7.4.10 Transport, Roads and Drainage Code ............................................................................. 23
7.4.11 Waste Management Code ............................................................................................ 24
7.4.12 Water Sensitive Code .................................................................................................. 24
7.5 Relevant Planning Scheme Policies ................................................................................ 24
8. Conclusions .......................................................................................................... 25
2
VEN VER 1 290617
Page 3
MCU to establish Industrial Business Type 2 & Ancillary Dwelling Unit
20 - 22 Venture Drive, Noosaville
Figure 1 – Site Location Plan
Figure 2 – Cadastral Plan
Figure 3 – Council Zone Map
Figure 4 – Photos of Proposed Site & Adjoining Buildings
Figure 5 – SEQ Regional Plan Land Use Category Map
3
VEN VER 1 290617
Page 4
MCU to establish Industrial Business Type 2 & Ancillary Dwelling Unit
20 - 22 Venture Drive, Noosaville
Important Note
Apart from fair dealing for the purposes of private study, research, criticism, or review as permitted
under the Copyright Act, no part of this report, its attachments or appendices may be reproduced by
any process without the written consent of RG Strategic. All enquiries should be directed to RG
Strategic.
We have prepared this report for the sole purposes of DS and AS Development Pty Ltd (“Client”) for
the specific purpose of demonstrating the proposed use as being permitted under the Noosa Plan
2016 (“Purpose”). This report is strictly limited to the purpose and the facts and matters stated in it
and does not apply directly or indirectly and will not be used for any other application, purpose, use
or matter.
In preparing this report we have made certain assumptions. We have assumed that all information
and documents provided to us by the Client or as a result of a specific request or enquiry were
complete, accurate and up-to-date. Where we have obtained information from a government
register or database, we have assumed that the information is accurate. Where an assumption has
been made, we have not made any independent investigations with respect to the matters the
subject of that assumption. We are not aware of any reason why any of the assumptions are
incorrect.
This report is presented without the assumption of a duty of care to any other person (other than
the Client) (“Third Party”). The report may not contain sufficient information for the purposes of a
Third Party or for other uses. Without the prior written consent of RG Strategic;
• this report may not be relied on by a Third Party; and
• RG Strategic will not be liable to a Third Party for any loss, damage, liability or claim arising out
of or incidental to a Third Party; and
• Publishing, using or relying on the facts, content, opinions or subject matter contained in this
report
If a Third Party uses or relies on the facts, content, opinions or subject matter contained in this
report with or without the consent of RG Strategic, RG Strategic disclaims all risk and the Third Party
assumes all risk and releases and indemnifies and agrees to keep indemnified RG Strategic from any
loss, damage, claim or liability arising directly or indirectly from the use of or reliance on this report.
In this note, a reference to loss and damage includes past and prospective economic loss, loss of
profits, damage to property, injury to any person (including death) costs and expenses incurred in
taking measures to prevent, mitigate or rectify any harm, loss of opportunity, legal costs,
compensation, interest and any other direct, indirect, consequential or financial or other loss.
4
VEN VER 1 290617
Page 5
MCU to establish Industrial Business Type 2 – Ancillary Dwelling Unit
20 - 22 Venture Drive, Noosaville
1. Summary
DS and AS Development Pty Ltd (the Applicant) has engaged RG Strategic to seek development approval for a
Material Change of Use (Consistent Use - Code Assessable application) to establish twelve (12) industrial units
(Industrial Business – Type 2 Production, alteration, repackaging & repairing) and two (2) caretakers’
residences (Residential Uses - Ancillary dwelling unit) , over two stages.
The subject site comprises of a large rectangular parcel of vacant land located at 20-22 Venture Drive,
Noosaville and is formally described as Lot 16 on SP297259, as shown on Figure 1 Site Location Plan.
The proposed development of this site constitutes ‘development’ as defined by Section 7 of the Sustainable
Planning Act 2009. This report demonstrates that the proposed Material Change of Use of Premises for 12 x
industrial units and 2 x caretakers’ residences on the site is permitted.
The proposal is deemed Consistent Code Assessable development under the provisions of the Noosa Plan 2016
and the Sustainable Planning Act 2009. The proposal will be assessed against the intent of the Planning
Scheme.
The site is clear of vegetation and gently slopes towards the rear of the site. The site is accessed directly via
Venture Drive which borders the southern boundary of the site.
This planning report provides greater detail of the nature of the proposal, describes the site characteristics and
surrounding land uses, and provides a statutory assessment against the intents and code requirements of the
Planning Scheme. These matters are set out in;
• Proposed development intent;
• Description of the characteristics of site and surrounds;
• Proposed development details;
• An assessment of the proposal against the State planning interests;
• An assessment of the proposal against the SEQ Regional Plan;
• An assessment of the proposal against the Noosa Plan 2016; and
• A conclusion that provides summary grounds which support the proposed Material Change of Use.
The proposed twelve (12) x industrial units and two (2) caretakers’ residences (Industrial Use – Type 2
production, alteration, repackaging & repairing; Residential Uses - Ancillary dwelling unit ) are consistent with
the intent of the Planning Scheme and the character envisaged for the area. Therefore, approval with
reasonable and relevant conditions is recommended.
5
VEN VER 1 290617
Page 6
MCU to establish Industrial Business Type 2 – Ancillary Dwelling Unit
20 - 22 Venture Drive, Noosaville
2. Application Information
SITE DETAILS
Address 20-22 Venture Drive, Noosaville
Real Property Description Lot 16 on SP297259
Land Area 3,277m2
Local Authority Noosa Council
Business Use - Industrial Business – Type 2 Production, alteration,
Proposed Use
repackaging & repairing; Residential Use - Ancillary dwelling unit.
Current Use Vacant Land
PLANNING SCHEME DESIGNATIONS
Planning Scheme The Noosa Plan 2016 (amended 28 October 2016)
Locality Noosaville Locality
Zone Industry Zone
Precinct N/A
Overlays and Relevant Codes • Noosaville Locality Code;
• Business Uses Code;
• Detached House Code:
• Biodiversity Overlay Code;
• Natural Hazard Overlay Code – Bushfire & Acid Sulfate Soils;
• Landscaping Code;
• Driveways and Carparking Code;
• Earthworks Code;
• Erosion and Sediment Control Code;
• Existing Services Code;
• Transport, Roads and Drainage Code;
• Waste Management Code; and
• Water Sensitive Design Code.
APPLICATION DETAILS
Applicant DS and AS Development Pty Ltd
Level of Assessment Code Assessable
Referrals N/A
Prelodgement Meeting Date 17/05/2017, Application # PLM17/0013
PROJECT TEAM
Town Planning RG Strategic
Architecture TLF Developments Pty Ltd Q.B.S.A 1115096
6
VEN VER 1 290617
Page 7
MCU to establish Industrial Business Type 2 – Ancillary Dwelling Unit
20 - 22 Venture Drive, Noosaville
3. Development Intent
The proposed development comprises of twelve (12) industrial units (Business Use - Industrial Business – Type
2 Production, alteration, repackaging & repairing) and two (2) caretakers’ residences (Residential Use –
Ancillary Dwelling Unit). It is proposed that a Caretakers Residence will be incorporated into the second floor of
two of the industrial units.
The development has been designed to be constructed in two stages. Stage 1 consists on Units 1-6, Units 7-12
form Stage 2.
3.1 Prelodgement Advice
On the 17th May 2017, a prelodgement meeting was held at Council with Mr Doug Simon (the applicant), Mr
Russell Green (RG Strategic –Planning), Mr Mark Lewis (Council – Civil Engineering), and Mr Patrick Murphy
(Council – Planning).
As per the advice received from Council representatives (PLM17/0013), Lots 16 and 17 on SP216079 where
amalgamated previous to this application. The amalgamation of the two lots enabled the development to
deliver improved outcomes in regards to access, on-site traffic management, and landscaping.
4. Characteristics of Site and Surrounds
4.1 Site Characteristics
The land which is subject of this report (i.e. the site) is located at 20-22 Venture Drive, Noosaville and described
as Lot 16 on SP297259 as shown on Figure 1 Site Location Plan and Figure 2 Cadastral Plan. The site is located
within the Noosaville industrial estate and is directly accessed via the southern boundary from Venture Drive.
Subject Site
Figure 1. Site Location Map
Source: QLD Globe
7
VEN VER 1 290617
Page 8
MCU to establish Industrial Business Type 2 – Ancillary Dwelling Unit
20 - 22 Venture Drive, Noosaville
The site is well located and within walking distance to a range of low and high scale retail, commercial and
community facilities available along Eumundi Noosa Road and the Noosa Civic Shopping Centre. The site is well
connected with major transport infrastructure and active transport facilities within close proximity
Figure 2. Cadastral Map
Source: QLD Globe
8
VEN VER 1 290617
Page 9
MCU to establish Industrial Business Type 2 – Ancillary Dwelling Unit
20 - 22 Venture Drive, Noosaville
4.2 Past and Existing Uses
The site is currently vacant and has been cleared of vegetation. An easement exists along the northern
boundary of the site. The subject site is connected to Council’s water and sewerage infrastructure and does not
hold any current development permits.
4.3 Surrounding Area Land Uses
As illustrated in Figure 3, the surrounding area of the subject site predominately encompasses industrial and
commercial uses of various densities and scales. Refer to Figure 4 below of photographs of the surrounding
development and uses.
Directly adjacent to the north and east of the site is the bio retention basin (which manages the stormwater for
the industrial estate) and basin maintenance pathway respectfully. These two areas buffer the proposed
industrial units from the surrounding developments.
The existing uses that are immediately adjacent to the subject site comprise of the following:
North of subject site: bio retention basin
South of subject site: vacant land
East of subject site: basin maintenance pathway/hardware store
West of subject site: small industrial shed
Figure 3. Council Zone Map
Source: Noosa Council
9
VEN VER 1 290617
Page 10
MCU to establish Industrial Business Type 2 – Ancillary Dwelling Unit
20 - 22 Venture Drive, Noosaville
Figure 4. Photo of Site and Adjoining Use (East)
Source: RG Strategic
Figure 4. Photo of Site and Adjoining Use (West)
Source: RG Strategic
Figure 4. Photo of Adjoining Building and Example of Surrounding Built Form
Source: RG Strategic
10
VEN VER 1 290617
Page 11
MCU to establish Industrial Business Type 2 – Ancillary Dwelling Unit
20 - 22 Venture Drive, Noosaville
5. Proposed Development Details
5.1 Material Change of Use
This report demonstrates that the proposed Material Change of Use of Premises for Industrial Use Type 2 and
Ancillary Dwelling Unit on the site are consistent uses as defined within the Noosa Plan 2016. The proposal
consists of twelve (12) x two-storey industrial units of varying sizes constructed from tilt slap panels (refer to
Architectural Plans in Appendix A). It is intended that the smaller industrial units will be able to accommodate
uses such as commercial kitchens (food production catering for functions and events, bakeries), with the larger
units expected to be used for small scale manufacturing and production.
From the twelve (12) units proposed, nine (9) will be provided with mezzanine floors and the remaining two
units will incorporate a caretaker’s residence (Units 6 and 7). Each unit is provided with a unisex disable
compliant toilet and sink located on the ground floor. Each unit can be accessed directly via a hinged door and
roller door.
Two (2) vehicular crossovers will provide direct access to the site from Venture Drive. Sufficient carparking
spaces, including disabled carparking spaces, and motorcycle/scooter parking spaces are provided in the centre
of the proposed development. Two (2) loading bays for a single unit truck of are provided.
The development comprises of the following:
Table 1: Development Details
Planning Scheme Criteria Planning Scheme Requirements Proposed Industrial Use Condition
2,093.1 m2 (12 x tenancies
Use Area No maximum specified ✓
refer to Table 2)
Landscaping Minimum of 15% of the site (491.55m ) 2
514.8 m2 ✓
Roof Form No minimum fall specified 2º fall ✓
Boundary Setbacks
Front (south) 6m 6m
Back (north) No setback (0m) ✓
Side (east) No setback (0m) ✓
Side (north) No setback (0m) ✓
Building Height 10m 7m ✓
27 carparking and 4
Carparking 28.4 carparking spaces ✓
motorcycle spaces
Bicycle Parking 1 x space per 100m2 or part thereof of GFA 24 ✓
It is proposed that the development of the industrial units will be constructed over two stages. Stage 1 consists
of Units 1-6 with Units 7-12 forming Stage 2.
The Use Area of each unit for the industrial uses has been presented below in Table 2 to further assist with the
calculations for car parking requirements. The proposed configuration has been designed to enable the staging
of the development with carparking, landscaping and all infrastructure services being delivered in Stage 1. The
industrial units 1-6 will be fully functional and operational with the conclusion of Stage 1. Stage 2 will result in
the completion of the industrial complex with the development of units 7-12 and will be connected to the
existing infrastructure supplied in the first stage.
11
VEN VER 1 290617
Page 12
MCU to establish Industrial Business Type 2 – Ancillary Dwelling Unit
20 - 22 Venture Drive, Noosaville
Table 2: Unit Configuration
Ancillary
Mezzanine Use
Stage Unit # Ground Floor Use Dwelling Use
Area
Area
1 106.7 m2 27.1 m2
2 120.7 m2 39.8 m2
Stage 1
3 120.7 m2 39.8 m2
4 231.3 m2 100 m2
5 137.3 m2 0
6 87.1m2 0 97.7 m2
7 87.1 m2s 0 97.7 m2
8 152.2 m2 46.2 m2
Stage 2
9 183.2 m2 47.7 m2
10 86.6 m2 39.7 m2
11 89.2 m2 40.9 m2
12 91.8m2 32.2 m2
Total Industrial Use Area 1493.9 m2
Total Mezzanine Use Area 413.4 m2
Total Ancillary Dwelling Use Area 185.8 m2
5.1.1 Carparking
As per Tables1 and2 above, 27 carparking spaces are to be provided on-site as specified within Table 14-51 of
the Assessment Codes (Part 14). The required carparking spaces has been calculated below in Table 3.
Table 3: Required Carparking Calculation
Use Use Area Carparking Rate Required Spaces
Industrial Business—Type 2 0-150m2 of use area 1 space per 30m2 5 carparking spaces
Production, alteration, 150-500m2 of use area 1 space per 50m2 7 carparking spaces
repackaging & repairing 500m2 – 1907m2 1 space per 100m2 14.07 carparking spaces
Residential Use – Ancillary
1 space per unit 2 carparking spaces
Dwelling Use
Total Required Carparking Spaces 28.04 carparking spaces
27 carparking spaces
Total Provided Carparking Spaces (including 4 x motorcycles spaces in
lieu of 1 x carpark space).
Table 3 demonstrates that the proposed carparking infrastructure is one short of the requirements as specified
in the Noosa Plan 2016. The development has been configured in such a way to enable tenancies to share the
centralized car parking spaces and as two spaces are required for the Ancillary dwellings these will be during
the day time moved on a regular basis meaning car park requirements are less.
As advised by Council during the Prelodgment meeting held on the 17th May 2017 (PLM17/0013), Council will
accept a variation of the required truck parking bay. As specified in the Table 14-51 (Minimum vehicle parking
12
VEN VER 1 290617
Page 13
MCU to establish Industrial Business Type 2 – Ancillary Dwelling Unit
20 - 22 Venture Drive, Noosaville
requirements) the proposed development is required to provide 1 x loading bay for a semitrailer of 15m x
3.6m. As advised by Council, a suitable outcome would be the provision of two x loading bays for a single unit
truck of 12m x 3.6 as proposed.
6. State Planning Interests
6.1 State Planning Regulatory Provisions
State planning regulatory provisions are state planning instruments that regulate development and can
apply to all or part of the state. The following regulatory provisions are in effect:
State Planning Regulatory Provisions Comment
Draft Palm Island State Planning Regulatory Not applicable
Provision 2015 The site is not located within the Palm Island area.
Yeerongpilly Transit Oriented Development Not applicable
State Planning Regulatory Provision The site is not located within the Yeerongpilly
Transit Oriented Development area.
Draft amendment to the South East The subject site is located within the Urban Footprint
Queensland Regional Plan 2009-2031 State (see Figure 5).
Planning Regulatory Provisions
Guragunbah State Planning Regulatory Provision Not applicable
The site is not located within the Guragunbah area.
State Planning Regulatory Provision (adopted The Council’s Adopted Infrastructure Charges
charges) Resolution reflects these provisions.
Off-road motorcycling facility on State-owned land Not applicable
at Wyaralong The site is not located within the Wyaralong area.
State Planning Regulatory Provisions (Adult stores) Not applicable
The proposal does not include an adult store use.
South East Queensland Koala Conservation Not applicable
State Planning Regulatory Provisions
The site is not located within a Koala Assessable
Development area.
Queensland Housing Affordability Strategy, Not applicable
Greenfield land supply in South East Queensland The site is not identified within the Housing
Affordability Strategy.
13
VEN VER 1 290617
Page 14
MCU to establish Industrial Business Type 2 – Ancillary Dwelling Unit
20 - 22 Venture Drive, Noosaville
6.2 State Planning Policy
The State Planning Policy (SPP) defines the Queensland Government’s policies about matters of state
interest in land use planning and development. The SPP only applies to development assessment if the
planning scheme has not yet appropriately integrated the SPP. If there is a discrepancy between a local
planning scheme and a state planning policy, then what is outlined in the state planning policy overrides the
planning scheme. The Noosa Plan does not reflect the SPP and assessment against the SPP is required.
Part E of the SPP details the interim development assessment requirements for the following state
interests:
State Interest Comment
Mining and extractive resources Not applicable
The site is not within a key resource area (KRA),
the separation area of a KRA or the transport route
separation area of a KRA.
Biodiversity Not applicable
The site does not include land that relates to a
matter of state environmental significance.
Coastal Environment Not applicable
The site is not located within a coastal
environment.
Water Quality Not applicable
The site is located within the Climatic regions -
stormwater management design objectives overlay.
Stormwater and wastewater will be treated and
managed on site.
Emissions and hazardous activities Not applicable
Natural Hazards Risk and Resilience Not applicable
The site is not contained within Noosa Council’s
flood mapping overlay.
State Transport Infrastructure Not applicable
The site is not located within 400m of a public
passenger transport facility or future public
passenger transport facility.
Strategic airports and aviation facilities Not applicable
The site is not located within proximity of a
strategic airport or aviation facility.
6.3 State Development Assessment Provisions
The State Development Assessment Provisions (SDAP) set out the matters of interest to the state for
development assessment, where the state assessment and referral agency (SARA) is responsible for
assessing or deciding development applications as assessment manager or as a referral agency. The SDAP is
not applied by local government in the assessment of this code-assessable planning report.
14
VEN VER 1 290617
Page 15
MCU to establish Industrial Business Type 2 – Ancillary Dwelling Unit
20 - 22 Venture Drive, Noosaville
6.4 SEQ Regional Plan
The subject site is located within the Urban Footprint Area as determined by the South East Queensland
Regional Plan (Figure 5).
Figure 5. SEQ Regional Plan Land Use Category Map
Source: DSDIP online DA mapping
15
VEN VER 1 290617
Page 16
MCU to establish Industrial Business Type 2 – Ancillary Dwelling Unit
20 - 22 Venture Drive, Noosaville
7. Noosa Plan Considerations
7.1 Locality and Zone
The subject property is located in the Noosaville Locality within the Industry Zone of the Noosa Council. The
following extracts are taken from the Noosaville Locality Plan in Part 11 of the Noosa Plan 2016 and state the
relevant overall outcomes for the Noosaville Locality.
11.7.2 Overall outcomes for the Noosaville Locality
(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
(bb) For the Industry Zone—land 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;
Comment: The development addresses the overall outcomes and zoning vision as directed in the Noosa Plan
2016. The proposed industrial units and ancillary dwelling units (caretakers residences) are unlikely to have any
adverse impacts on the adjoining uses and natural environment. The proposed uses which may include
commercial kitchens and small manufacturing uses are compatible with the intended uses nominated for the
Industry Zone.
The development is of a density and built form similar to adjoining uses and the proposed landscaping and
architectural treatments reduce the building’s visual appearance of bulk. The proposed industrial units have
been appropriately setback and have been designed to provide ease of access to each unit.
7.2 Land Use Definition
The proposed development has been defined under the Noosa Plane 2016 as;
Primary Use: Business Uses
Use Class: Industrial Business
Use: Type 2 Production, alteration, repackaging & repairing – The use of premises for the production,
16
VEN VER 1 290617
Page 17
MCU to establish Industrial Business Type 2 – Ancillary Dwelling Unit
20 - 22 Venture Drive, Noosaville
manufacturing, dismantling, altering, cleaning, re-packaging, freezing or repairing of goods. The use includes
food industries, textiles, mechanical, boat repair, sandblasting.
Primary Use: Residential Uses
Use: Ancillary dwelling unit - Ancillary dwelling unit means the use of premises for a caretaker’s residence or
employee residence associated with a non-residential use on the same premises where:
• There is no other dwelling unit on the premises, except where the non-residential use is an
• agricultural use;
• The gross floor area of the dwelling unit does not exceed 150m2;
• The dwelling unit is subordinate to the non-residential use;
• The dwelling unit is attached to or within 25m of the non-residential use; and
• The dwelling unit is occupied by the owner of the non-residential use or somebody employed in the
non-residential use.
Comment: The proposed development is consistent with the above definitions.
7.3 Level of Assessment
In accordance with the Assessment Table 11.9 for the Industry Zone in the Noosaville Locality, the
development is identified as a consistent use and is subject to Code Assessment.
7.4 Applicable Development and Overlay Codes
The following Codes are applicable to the proposed development:
• Noosaville Locality Code;
• Business Uses Code;
• Detached House Code;
• Biodiversity Overlay Code;
• Natural Hazard Overlay Code – Bushfire & Acid Sulfate Soils;
• Landscaping Code;
• Driveways and Carparking Code;
• Earthworks Code;
• Erosion and Sediment Control Code;
• Existing Services Code;
• Transport, Roads and Drainage Code;
• Waste Management Code; and
• Water Sensitive Design Code.
Comment: Where probable solutions are not met, an alternative solution demonstrating compliance with
the specific outcome is provided below, including sufficient planning grounds to justify the conflicts with the
probable solutions.
7.4.1 Noosaville Locality Code
Comment: The proposed development results in a building scale that is compatible with surrounding
development and does not visually dominate the street. With ground floor areas ranging from 86.6m2 to
17
VEN VER 1 290617
Page 18
MCU to establish Industrial Business Type 2 – Ancillary Dwelling Unit
20 - 22 Venture Drive, Noosaville
231.3m2, the industrial units have been designed to provide for a range of potential users and enable
adaptable floor plans.
Additional use and configuration flexibility is provided through the incorporation of the two (2) caretakers’
residences and mezzanine areas to unit 6 and 7. The development does not pose any significant adverse
effects in regards to biodiversity, landscape quality, water quality, or amenity enjoyed by users of surrounding
premises. The intended and ancillary uses are predominantly of an industrial nature and are expected in an
industrial estate.
7.4.2 Business Use Code
Comment: The development has been assessed against Tables 14-8 and 14-14 of the Business Uses Code.
The proposed industrial units are located appropriately and are connected to Council’s standard service
infrastructure including water supply, stormwater drainage, reticulated sewerage, electricity and
telecommunication services.
Safe and convenient active transport infrastructure is provided on site and has been designed to incorporate
into the existing pathway network. The entry to each unit faces either faces the street or the central customer
carparking area.
Whilst minimal impacts resulting from the use of the site are foreseen, the industrial units have been designed
to lessen the impact of the development on the surrounding uses. This has been done through the
incorporation of the extensive landscaping treatments to the front and middle of the site.
Stormwater and waste will be managed on site as to not adversely affect the surrounding environment as
detailed within the Stormwater Plan that will be submitted as part of the Operational Works. The original
subdivision has incorporated stormwater management infrastructure in way of a detention pod which is
located north of the site’s boundary. Three 3,000ltr water tanks are proposed and will greatly assistant in the
on-site management of stormwater.
The proposed development partially complies with specific outcome S70.1. Due to the scale of the building and
the separate tenancies there is difficulties in stepping the building line. Alternatively, the proposal includes
architectural features including two balconies and self-supporting awning above each unit entry.
Additionally, significant landscaping is proposed. The species of plants have been selected from Council’s
preferred list and replicate Council’s plantings throughout the shire. Photographs of the proposed plants to be
used in the landscaping are below.
18
VEN VER 1 290617
Page 19
MCU to establish Industrial Business Type 2 – Ancillary Dwelling Unit
20 - 22 Venture Drive, Noosaville
5 x Acmena Hemilampra are to be planted in the
central car parking and landscaped area.
5 x Cupaniopsis anacardioides to be planted
along the street frontage (Venture Drive).
48 x Callistemon "Great Balls of Fire" to be
planted throughout the central landscaped area
and street frontage.
19
VEN VER 1 290617
Page 20
MCU to establish Industrial Business Type 2 – Ancillary Dwelling Unit
20 - 22 Venture Drive, Noosaville
44 x Westringia Fruticosa 'Smokey' to be planted
throughout the central landscaped area and
street frontage.
7.4.3 Detached House Code
Comment: The proposed ancillary dwelling units (caretaker’s residence) have been assessed and are consistent
with the specific outcomes outlined in Table 14-28 of the Detached House Code. The proposed development is
consistent with structures on adjoining and surrounding land.
The ancillary dwelling units are unlikely to have any adverse impact on the adjoining uses and visitors. It is
expected that ancillary dwelling component of the development will only be in use once the industrial
components have concluded for each day.
The site is connected to Council’s standard service infrastructure and is within close proximity to shops, cafes
and community services. Each ancillary dwelling unit incorporates a balcony both of which overlook the central
landscaped area. These are not only an architectural feature but also enable casual surveillance of the site.
As demonstrated in Table 3, sufficient carparking spaces are provided on-site and support the proposed
ancillary dwelling unit
7.4.4 Overlay Codes
7.4.4.1 Biodiversity Overlay Code
Comment: As per Map OM8.1 the proposed development is subject to the Biodiversity Overlay. The site has
previously been cleared of vegetation and as such the Biodiversity Overlay Code is not applicable.
20
VEN VER 1 290617
Page 21
MCU to establish Industrial Business Type 2 – Ancillary Dwelling Unit
20 - 22 Venture Drive, Noosaville
7.4.4.2 Heritage Overlay Code
Comment: As per Map OM8.2 the proposed development does not require assessment against the Heritage
Overlay Code.
7.4.4.3 Natural Hazard Overlay Code – Landslide & Flooding
Comment: As per Map OM8.3 the proposed development does not require assessment against the Natural
Hazard Overlay (Landslide & Flooding) Code.
21
VEN VER 1 290617
Page 22
MCU to establish Industrial Business Type 2 – Ancillary Dwelling Unit
20 - 22 Venture Drive, Noosaville
7.4.4.4 Natural Hazard Overlay Code – Bushfire & Acid Sulfate Soils
Comment: As per Map OM8.4 the proposed development is to be assessed against the Natural Hazard Overlay
(Bushfire & Acid Sulfate Soils) Code. Minimal site preparation is required as the site has been previously
cleared and excavated. The development achieves the specific outcomes of the Natural Hazards Code as
contained within Table 13-14. The required excavation and management of the acid sulfate soils will be
detailed in the following Operational Works Permit.
7.4.4.5 Natural Resources Overlay Code
Comment: As per Map OM8.5 the proposed development does not require assessment against the Natural
Resources Overlay Code.
22
VEN VER 1 290617
Page 23
MCU to establish Industrial Business Type 2 – Ancillary Dwelling Unit
20 - 22 Venture Drive, Noosaville
7.4.5 Landscaping Code
Comment: The proposed development has been assessed the relevant outcomes as specified within Tables 14-
55 and 14-56 of the Landscaping Code. The proposed landscaping has been designed to facilitate on-site water
management. The location of the landscaped areas is as such so that the established vegetation will not cause
potential damage to the industrial units. The central and front boundary landscaped areas will not impede the
accessibility to or maneuvering on the site.
7.4.6 Driveways and Carparking Code
Comment: The proposed industrial units have been assessed against the requirements of Tables 14.49, 14.50
and 14-51 within the Driveways and Carparking Code. It is proposed that the site will be accessed from Venture
Drive via two (2) x 6 metre wide vehicle crossovers. This configuration will enable trucks to enter the site,
load/unload and leave the site in a forward direction.
The standing, loading, unloading, carparking and manoeuvring areas have been designed to be functional and
meet the expected requirements of the intended uses. 20 carparking spaces have been provided in the centre
of the site and 5 carparking spaces have been provided towards the front of the site, adjoining Units 1 and 9.
The centralised nature of the carparking will not conflict with pedestrians or users of the site.
7.4.7 Earthworks Code
Comment: The proposal has been assessed against the outcomes specified within Table 14-52 of the
Earthworks Code. Minimal earthworks is required for the proposed industrial units as the site has been
previously cleared and prepared for development as part of the previous Operational Works for the Industrial
Estate.
7.4.8 Erosion and Sediment Control Code
Comment: The proposed industrial unit development has been assessed against Table 14-53 of the Erosion and
Sediment Control Code. Little disturbance to the site is expected as a result of the development as the site has
previously been cleared and prepared. Principles of erosion reduction, drainage management and sediment
capture will be implemented on-site.
7.4.9 Existing Services Code
Comment: The site that is the subject of this report is connected to Council’s standard service infrastructure.
New infrastructure will align with Council’s standards as specified within Table 14-54 of the Existing Services
Code.
7.4.10 Transport, Roads and Drainage Code
Comment: The proposal has been reviewed against the outcomes and solutions specified with Tables 14-58
and 14-59 of the Transport, Roads and Drainage Code. The crossovers and vehicle maneuvering areas have
23
VEN VER 1 290617
Page 24
MCU to establish Industrial Business Type 2 – Ancillary Dwelling Unit
20 - 22 Venture Drive, Noosaville
been designed to be compatible with Council’s existing road network and hierarchy. The proposed
development results in an environment which is safe and functional for vehicles, pedestrians and cyclists.
7.4.11 Waste Management Code
Comment: The proposal has been assessed against Table 14-60 within the Waste Management Code. The
proposal incorporates adequate area on-site for the storage and collection of recyclable, non-recyclable, and
hazardous materials.
7.4.12 Water Sensitive Code
Comment: The proposal has been reviewed against the outcomes and solutions provided with Table 14-61 of
the Water Sensitive Code. The landscaped areas have been designed to detain run-off from the site as to
reduce the need for mains water. Stormwater will be managed on site as to not adversely affect the
surrounding environment as detailed within the Stormwater Plan that will be submitted as part of the
Operational Works.
The original subdivision has incorporated stormwater management infrastructure in way of a detention pod
which is located north of the site’s boundary. Three 3,000ltr water tanks are proposed and will greatly assistant
in the on-site management of stormwater.
7.5 Relevant Planning Scheme Policies
An assessment of the proposed development has been conducted against the planning scheme policies.
There are no planning scheme policies relevant to the proposed development.
24
VEN VER 1 290617
Page 25
MCU to establish Industrial Business Type 2 – Ancillary Dwelling Unit
20 - 22 Venture Drive, Noosaville
8. Conclusions
This planning report has been prepared and demonstrates that the proposed development meets the intents
and code requirements of the Planning Scheme. This report demonstrates that the proposed twelve (12)
industrial units (10 x units will be provided with mezzanine floors and Units 6 and 7 will incorporate ancillary
dwelling units caretaker’s residence) are permitted under the Sustainable Planning Act 2009 and Noosa Plan
2016.
A Material Change of Use of Premises for twelve (12) industrial units and two (2) ancillary dwelling units,
located at 20-22 Venture Drive, Noosaville, is a consistent code assessable development within the Industry
Zone under the Noosa Plan 2016. The development has been designed to be constructed in two stages.
Stage 1 consists on Units 1-6, Units 7-12 form Stage 2.
The planning report demonstrates compliance with the applicable state and local planning provisions. The
proposed industrial units can be supported on a number of grounds which include:
• The development complies with the intent of the Noosa Plan 2016;
• The development is consistent with the overall outcomes for the Noosaville Locality and the
requirements specified in the Business Code and Detached House Code;
• The development is of a density and built form similar to adjoining uses;
• The proposed landscaping and architectural treatments reduce the building’s visual appearance of
bulk.
• Sufficient carparking spaces are provided on-site and support the proposed use, and
• The proposed development is unlikely to have any adverse impact on the adjoining uses and
visitors.
It is recommended that this application for Development Permit for a Material Change of Use for twelve (12)
industrial units at 20-22 Venture Drive, Noosaville be approved subject to reasonable and relevant conditions.
25
VEN VER 1 290617
Used in these records
Planning Report 20 - 22 Venture Drive - 29.06.17.pdfRelated documentApplication case desk ↗
About this file
- File size
- 2.0 MB (small file)
- File type
No other editions are linked here.