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Planning Report - 124 Eumundi Noosa Road, Noosaville - Noosa Pots + Plants - 15.07.18 · MCU18/0117
Attached to the e-mail Industrial Business Type 1 Warehouse & Retail Business Type 7 Garden Centre - MCU18/0117.
Town Planning Report MATERIAL CHANGE OF USE TO ESTABLISH BUSINESS USES – INDUSTRIAL BUSINESS TYPE 1 WAREHOUSE & RETAIL BUSINESS TYPE 7 GARDEN CENTRE 124 Eumundi Noosa Road, NOOSAVILLE described as Lot 3 on RP 173877 Applicant: Fiddlewood Pty LTD ATF Fiddlewood Unit Trust TA Noosa Pots & Plants Date: 16th July 2018
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Page 2
Table of Contents
1. Summary .....................................................................................................................5
2. Application Information ...............................................................................................6
3. Development Intent .....................................................................................................7
4. Characteristics of Site and Surrounds ...........................................................................9
Site Characteristics .......................................................................................................................... 9
Past and Existing Uses ................................................................................................................... 11
Surrounding Area Land Uses ......................................................................................................... 11
5. Background ................................................................................................................12
Pre-lodgement Meeting ................................................................................................................ 12
Development Application History – Subject Site .......................................................................... 12
Development Application History – Surrounds ............................................................................ 12
6. Proposed Development Details ..................................................................................13
Material Change of Use ................................................................................................................. 13
Carparking ..................................................................................................................................... 15
Landscaping ................................................................................................................................... 17
7. State Planning Interests .............................................................................................18
State Planning Policy ..................................................................................................................... 18
State Development Assessment Provisions .................................................................................. 18
South East Queensland Regional Plan .......................................................................................... 19
8. Noosa Plan Considerations.........................................................................................20
Desired Environmental Outcomes – Noosa Plan 2017 ................................................................. 20
Overall Outcomes for Locality and Zone ....................................................................................... 21
Land Use Definition ....................................................................................................................... 22
Primary Proposed Use ............................................................................................................... 22
Secondary Proposed Use ........................................................................................................... 22
Draft Planning Scheme .................................................................................................................. 23
Level of Assessment ...................................................................................................................... 23
Applicable Development and Overlay Codes ................................................................................ 23
Noosaville Locality Code ............................................................................................................ 23
Business Uses Code ................................................................................................................... 24
Natural Hazards Overlays Code ................................................................................................. 24
Landscaping Code ...................................................................................................................... 25
Driveways and Carparking Code ................................................................................................ 25
Earthworks Code ....................................................................................................................... 25
Erosion and Sediment Control Code ......................................................................................... 25
Existing Services Code ............................................................................................................... 25
Transport, Roads and Drainage Code ........................................................................................ 25
Waste Management Code ......................................................................................................... 26
Water Sensitive Design Code .................................................................................................... 26
Relevant Planning Scheme Policies ............................................................................................... 26
9. Conclusions ................................................................................................................27
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List of Figures
Figure 1: Site Location Map .................................................................................................................... 9
Figure 2: Cadastral Map ........................................................................................................................ 10
Figure 3: Council Zone Map .................................................................................................................. 11
Figure 4: SEQ Regional Plan Land Use Category Map ........................................................................... 19
Figure 5: Acid Sulfate Hazard Overlay Map .......................................................................................... 24
List of Tables
Table 1: Development Application History ........................................................................................... 12
Table 2: Carparking Requirements........................................................................................................ 16
Table 3: State Planning Interests .......................................................................................................... 18
List of Photographs
Photograph 1: Retail/Garden Centre Area ............................................................................................. 7
Photograph 2: Retail/Garden Centre Area ............................................................................................. 8
Photograph 3: Pot and Stock Storage ..................................................................................................... 8
Photograph 4: Retail/Garden Centre Area ........................................................................................... 13
Photograph 5: Staff Amenities .............................................................................................................. 14
Photograph 6: Pot Storage Area ........................................................................................................... 14
Photograph 7: Pot and Plant Storage Area ........................................................................................... 15
Photograph 8: Despatch Area ............................................................................................................... 15
Photograph 9: Front Carparking Area ................................................................................................... 16
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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 Fiddlewood Pty LTD ATF Fiddlewood Unit
Trust TA Noosa Pots & Plants (“Client”) for the specific purpose of demonstrating the proposed use
as being permitted under the Noosa Plan 2017 (“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.
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1.Summary
Fiddlewood Pty LTD ATF Fiddlewood Unit Trust TA Noosa Pots & Plants (the Applicant) has engaged RG
Strategic to seek a development approval for a Material Change of Use to establish a wholesale supply
warehouse and garden centre (Industrial Business - Type 1 Warehouse & Retail Business – Type 7 Garden
Centre).
The subject site comprises a rectangular parcel of land located at 124 Eumundi Noosa Road, Noosaville and is
formally described as Lot 3 on RP 173877, as shown on Figure 1 Site Location Plan.
The site is included in the Industrial Zone within the Noosaville Locality of the Noosa Plan 2017. An application
of this nature within the Industrial Zone triggers Impact Assessment.
The proposed development of this site constitutes ‘development’ as defined by Schedule 2 of the Planning Act
2016. This report demonstrates that the proposed Material Change of Use of Premises for an Industrial
Business - Type 1 Warehouse and Retail Business – Type 7 Garden Centre on the site is permitted.
The building is largely constructed from insulated panelling and the site has been previously cleared of all
native vegetation. No alterations to the external built form are proposed.
The purpose of this application is to formalise the current nonconforming use as an industrial warehouse and
garden centre (Noosa Pots and Plants).
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 2017; and
• A conclusion that provides summary grounds which support the proposed Material Change of Use.
This report should be read in conjunction with the accompanying covering letter, Development Application
Form, Site Plan (Appendix A) and Landscaping Plan (Appendix B). A code assessment has been carried out in
relation to the proposed development and is detailed within Appendix C. The issues relevant to the site and
the proposed development have been adequately addressed in this report.
The proposed Type 1 Warehouse and Type 7 Garden Centre aligns with Council’s strategic vision for the site
and is consistent with the intent of the Planning Scheme. It is therefore recommended that the development
be approved, subject to relevant and reasonable conditions.
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2.Application Information
SITE DETAILS
Address 124 Eumundi Noosa Road, Noosaville 4566
Real Property Description Lot 3 on RP 173877
Land Area 1,212.89m2
Total Industrial GFA 186m2
Total Retail GFA 189m2
Administration & Amenities Area 53m2
Local Authority Noosa Council
Approved Use Ice Works
Current Use Wholesale Landscape Supply and Garden Centre
Business Uses – Industrial Business - Type 1 Warehouse
Proposed Use
Business Uses – Retail Business - Type 7 Garden Centre
PLANNING SCHEME DESIGNATIONS
Planning Scheme The Noosa Plan 2017 (amended 3 July 2017)
Locality Noosaville
Zone Industry
• Noosaville Locality Code;
• Business Uses Code;
• Landscaping Code;
• Driveways and Carparking Code;
• Earthworks Code;
Overlays and Relevant Codes
• Erosion and Sediment Control Code;
• Existing Services Code;
• Transport, Roads and Drainage Code;
• Waste Management Code; and
• Water Sensitive Design Code.
APPLICATION DETAILS
Applicant Fiddlewood Pty LTD ATF Fiddlewood Unit Trust TA Noosa Pots & Plants
Level of Assessment Assessable Development requiring Impact Assessment
SARA Referral Not applicable
PROJECT TEAM
Town Planning RG Strategic
Site Plan – Appendix A Zest Building Design
Landscape Plan – Appendix B Zest Building Design
Code Assessment – Appendix C RG Strategic
Wholesale Agent – Appendix D Grow Better Garden Products
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3.Development Intent
The purpose of this application is to formalise the current nonconforming use as an industrial warehouse
(Industrial Business - Type 1 Warehouse and Retail Business - Type 7 Garden Centre). The proposal includes
the reuse of an existing building located at 124 Eumundi Noosa Road, Noosaville and is formally described as
Lot 3 on RP 173877.
A site plan of the proposed use has been prepared by Zest Building Design (Appendix A). Drawing A.01
identifies the warehousing, office, amenities and garden centre showroom areas located within Noosa Pots
and Plants warehouse. The site includes the following use areas;
• 189m2 of Garden Centre,
• 53m2 of shared Office and Amenities, and
• 186m2 of Industrial Warehouse.
The use will occupy the existing building and no alteration to the external built form is proposed. Previous
tenancies of the building include Ice Works, Sam’s Seafood and Resene Paint.
The Noosa Pots and Plants warehouse and garden centre comprises:
• Office,
• Retail area (Photograph 1 + 2),
• Staff amenities,
• Pot and equipment stock storage (Photograph 3),
• External plant display area, and
• Despatch area.
Photograph 1: Retail/Garden Centre Area
Source: RG Strategic
Noosa Pots and Plants is a wholesale supplier of landscape products including plants, pots and planters, décor
and garden supplies. Noosa Pots and Plants are an exclusive wholesale sales agent and distributor of Bombora
pots (refer to Appendix D).
Typically, one staff member works within the warehouse whilst two staff members are off-site undertaking
landscape projects and design consultations.
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The proposed use is similar to existing uses nearby including Outside Noosa (4 Rene Street, Noosaville), ECom
Noosa 95 (95 Eumundi Noosa Road) and Eco Green Garden and Home (101 Eumundi Noosa Road).
Photograph 2: Retail/Garden Centre Area
Source: RG Strategic
Noosa Pots and Plants is a supplier to and works in partnership with local landscape architects and interior
designers. Some of Noosa Pots and Plants’ wholesale clients include:
• Outside Noosa, • Kings Lawn & Garden Care,
• CLO Studios, • Blooms of Noosa,
• Stilus Design & Construction, • The Noosa Flower Box,
• Gardens by Lou, • Leafy Loves, and
• Original Landscaping, • Tom Offermann Real Estate.
• Landscape Noosa,
Photograph 3: Pot and Stock Storage
Source: RG Strategic
124 Eumundi Noosa Road, Noosaville 8
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4.Characteristics of Site and Surrounds
Site Characteristics
The land which is subject of this report (i.e. the site) is located at 124 Eumundi Noosa Road, Noosaville as
shown on Figure 1 Site Location Plan and Figure 2 Cadastral Plan. The site comprises a total area of
1,212.89m2 and is described as Lot 3 on RP 173877. There are no existing easements encumbering or
benefitting the site.
The eastern boundary of the site fronts onto Eumundi Noosa Road and provides direct access to the site via a
vehicle crossover. A vehicle crossover at the western boundary provides trade access from Traders Lane to the
site.
The building is largely constructed from insulated panelling and blockwork construction and the site has been
previously cleared of all native vegetation.
N
Subject Site
Figure 1: Site Location Map
Source : QLD Globe
The site is located in the in the Noosaville industrial complex. A variety of uses such as used vehicle sales,
bicycle sales, tyre and vehicle repair, appliance sales and service, and auto electrical repair specialist currently
exist within proximity of the site. The site is well serviced by existing active and public transport
infrastructures.
124 Eumundi Noosa Road, Noosaville 9
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Figure 2: Cadastral Map
Source : QLD Globe
124 Eumundi Noosa Road, Noosaville 10
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124 Eumundi Noosa Road, Noosaville
Figure 2: Cadastral Map
Source : QLD Globe
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10
Page 11
Past and Existing Uses
The existing approval for the site is for an ice manufacturing plant. Over the years various retail and warehouse
uses have occurred on the site. These uses have included a seafood market, an ice manufacturer and a paint
manufacturer.
The current warehouse and garden centre use are accessed directly via Eumundi Noosa Road and customer
parking is located at the front of the site. Staff carparking, trade access and delivery pick-up/drop-off occurs at
the rear of the site via Traders Lane.
Surrounding Area Land Uses
As illustrated in Figure 3, the surrounding area of the subject site predominately encompasses a variety of
industrial and warehouse land uses including specialist auto electrical repair, vehicle sales, repair and
accessories, and ancillary industrial retail uses.
Figure 3: Council Zone Map
Source: Noosa Council
124 Eumundi Noosa Road, Noosaville 11
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5.Background
Pre-lodgement Meeting
No formal pre-lodgement meetings were undertaken with Noosa Council in relation to the proposed Type 1
Warehouse and Type 7 Garden Centre. However, a number of informal counter discussions and a site visit
with Council staff has occurred.
Development Application History – Subject Site
Following a review on Council’s Enterprise Mapping System (online) it is noted that the site is not subject to
any current town planning approvals. A Development Permit was issued in 2002 in regards to an Operational
Works - Change to Approval (142002.220531.2). It is considered that at that time extension works occurred to
the former Ice Works site to become Sams Seafoods and that these extension works were self assessable and
as such no development application was lodged with council.
Development Application History – Surrounds
The following development application history is relevant to the surrounds:
Table 1: Development Application History
DA Ref No. Location Description Status Submitted Date
Development
OPW15/0116 2 Venture Drive Clearing Vegetation 06/07/2015
Permit
122 Eumundi
PC17/0574 Tenancy Fitout & New Landing Approved 24/08/2017
Noosa Road
Application
115 Eumundi Education Type 2 School (Car
MCU18/0097 undergoing 18/06/2018
Noosa Road park)
assessment
139 & 143
MCU14/0102.07 Eumundi Noosa Development Refused 30/10/2017
Road
140-142 Eumundi
MCU16/0084.03 Change to Development Approval Approved 25/08/2017
Noosa Road
130 Eumundi
PC17/0692 Signs Approved 26/05/2017
Noosa Road
The above development application history reveals a trend for redevelopment to the existing
industrial/commercial uses within close proximity of the subject site.
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6.Proposed Development Details
Material Change of Use
The proposal seeks approval a Material Change of Use to establish an Industrial Business - Type 1 Warehouse
and Retail Business – Type 7 Garden Centre. The purpose of this application is to formalise the existing
industrial warehouse and garden centre (Noosa Pots and Plants) currently occupying the subject site.
The proposed use represents an appropriate reuse of the existing building and is consistent with existing uses
on the site and immediately adjoining.
Refer to the Site Plan and Landscape Plan prepared by Zest Building Design within Appendix B .
Drawing A.01 identifies the warehousing, office and retail areas located within Noosa Pots and Plants
warehouse.
The Noosa Pots and Plants warehouse comprises:
• Office,
• Retail area (Photograph 4),
• Staff amenities (Photograph 5),
• Pot and equipment stock storage (Photograph 6 + 7),
• External plant display area, and
• Despatch area (Photograph 8).
Photograph 4: Retail/Garden Centre Area
Source: RG Strategic
Noosa Pots and Plants is a wholesale supplier of landscape products including real and artificial plants, pots
and planters, décor and garden supplies. Typically, one staff member works within the warehouse whilst two
staff members are off-site undertaking landscape projects and design consultations.
Noosa Pots and Plants are an exclusive wholesale sales agent and distributor of Bombora pots (refer to
Appendix D).
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Noosa Pots and Plants is a wholesale supplier to and works in partnership with local landscape architects and
interior designers. Some of Noosa Pots and Plants’ clients include:
• Outside Noosa, • Kings Lawn & Garden Care,
• CLO Studios, • Blooms of Noosa,
• Stilus Design & Construction, • The Noosa Flower Box,
• Gardens by Lou, • Leafy Loves, and
• Original Landscaping, • Tom Offermann Real Estate.
• Landscape Noosa,
Photograph 5: Staff Amenities
Source: RG Strategic
The use will occupy the existing building and no alteration to the external built form is proposed. Previous
tenancies of the building include Ice Works, Sam’s Seafood and Resene Paint. A small increase to the Gross
Floor Area is included within the proposed plans and is to provide external display area.
Photograph 6: Pot Storage Area
Source: RG Strategic
124 Eumundi Noosa Road, Noosaville 14
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Photograph 7: Pot and Plant Storage Area
Source: RG Strategic
Photograph 8: Despatch Area
Source: RG Strategic
Carparking
A total of 14 car parking spaces, including four spaces for staff, are proposed as illustrated in plan A.01
prepared by Zest Building Design (Appendix A).
Table 14-51 within the Driveways and Carparking Code prescribes the minimum vehicle parking requirements
for Industrial Business— Type 1 Warehouse and Retail Business – Type 7 Garden Centre uses.
Interestingly, Table 14-6 within the Business Uses Code prescribes carparking rates for new industrial uses
within existing buildings within existing industrial estates. The carparking rate prescribed within Table 14-6
differs slightly in comparison to the rate prescribed within Table 14-51.
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The prescribed minimum carparking requirements are detailed in Table 2 in relation to the proposed Use Areas
with reference to both car parking rates;
• 189m2 of Garden Centre,
• 53m2 of Office and Amenities, and
• 186m2 of Industrial Warehouse.
Table 2: Carparking Requirements
Proposed
Code Planning Scheme Criteria Carparking Requirement
Carparks
10 spaces
Retail Business – Type 7 Garden Centre 189m2 of Retail Use Area =
required: 14
1 space per 60m2 or part thereof of use area minimum of 5 carparking
Driveways and spaces provided.
with a minimum of 5 spaces provided spaces required.
Carparking Code Proposal includes
(Table 14.51) 186m2 of Warehouse Use 4 spaces provided
Industrial Business – Type 1 Warehouse
Area + 53m2 = 5 carparking in addition to
1 space per 50m2 or part thereof of use area
spaces required requirement.
9 spaces required:
New Industrial Uses Within Existing Buildings 14 spaces
Within Existing Industrial Estates 189m2 + 186m2 + 53m2 = provided.
Business Uses
1 space per 50m2 of use area for the 428m2 Use Area = 9 Proposal includes
Code (Table 14.6)
first 500m2 and, 1 space per 100m2 of use area carparking spaces required. 5 spaces provided
in excess of 500m2 in addition to
requirement.
As demonstrated in Table 2, sufficient carparking infrastructure is provided with 4 additional carparking spaces
provided in addition to the prescribed minimum requirement. Photograph 9 below illustrates the existing
carparking arrangement at the front of the site. Sufficient space is available for scooter parking to be provided
for which can be conditioned within any development approval.
Photograph 9: Front Carparking Area
Source: RG Strategic
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Landscaping
Table 14-56 within the Landscaping Code prescribes the minimum landscaped area requirements for the
Industry Zone. A total of 110m2 of soft landscaping is proposed as illustrated in drawing A.03 prepared by Zest
Building Design in Appendix B. Whilst the proposal does not meet the minimum landscaped area as prescribed
within the Landscaping Code, the proposal does include an vastly improved landscaping outcome over the
existing soft landscaping on-site.
The existing landscaping will be enhanced with the additional of endemic plantings and landscaping design
treatments. The proposed landscaping has been designed in accordance with the Planning Scheme Policy 3
Plants and Guidelines. The following plantings are proposed;
• 10 x 300mm pot Fraser Island Apple,
• 20 x 140mm pot Crinium, and
• 20 x tube Gold Buttons.
The proposed landscaping features statement and lush plantings suitable for the location. The plantings have
been designed to create an inviting entry to the development. The proposed landscaping treatments will result
in an enhanced landscaping outcome which positively contributes to the visual amenity and streetscape
character of Eumundi Noosa Road.
The landscaping outcome is better than what presently exists within the Eumundi Noosa Rd corridor and
adjoining lots.
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7.State Planning Interests
State Planning Policy
A new State Planning Policy (SPP) was introduced on 3rd July 2017 and 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. The State interest policies and assessment benchmarks in Part E of
the State Planning Policy are addressed below.
Table 3: State Planning Interests
State Interest Policies and Assessment Benchmarks
Liveable communities and housing The proposal is for Type 1 Warehouse and Type 7 Garden Centre uses and as
such this matter of state interest is not applicable to the assessment of this
i) Housing supply and diversity application.
ii) Liveable communities
Economic Growth The proposal is for Type 1 Warehouse and Type 7 Garden Centre in an
industrial urban area and does not impact on agricultural, mining, or tourism
i) Agriculture development opportunities.
ii) Development and construction
iii) Mining and extractive resources
iv) Tourism
Environment and Heritage The site is not located within biodiversity, coastal environment, or cultural
heritage overlays.
i) Biodiversity The site has previously been cleared of all vegetation of significance and is
ii) Coastal Environment located within an industrial urban area.
iii) Cultural heritage
iv) Water quality
Safety and Resilience to Hazards The site is not located within any hazards areas. Additionally, these issues are
addressed in the local government flood mapping area and Natural Hazard
i) Emissions and hazardous Overlay Code.
activities
ii) Natural hazards, risk and
resilience
Infrastructure The proposed industrial warehouse will connect to the existing infrastructure
including Council’s reticulated water, electricity, and sewer supply.
i) Energy and water supply The proposal will not compromise or intrude upon any strategic
ii) Infrastructure integration
infrastructure.
iii) Transport infrastructure
iv) Strategic airports and aviation
facilities
v) Strategic ports
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 Development
Assessment Mapping System (DAMS) does not identify any referral triggers.
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South East Queensland Regional Plan
The subject site is located within the Urban Footprint Area as determined by the South East Queensland
Regional Plan (Figure 4).
Figure 4: SEQ Regional Plan Land Use Category Map
Source: DSDIP online DA mapping
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8.Noosa Plan Considerations
Desired Environmental Outcomes – Noosa Plan 2017
The strategic framework sets the policy direction for the planning scheme and forms the basis for ensuring
appropriate development occurs within the Noosa Region. The following extracts have been taken from the
Desired Environmental Outcomes and apply to development within the Shire. These high level, strategic
outcomes can be utilised in conjunction with the planning material to present a sound case to Council which
demonstrates that the proposed development meets the planned outcomes for the locality.
b) COMMERCIAL & RETAIL USES
A hierarchy of centres with a range of Commercial and Retail business uses provide suitable levels of amenity,
service and access to the community, consistent with the community’s location and needs by—
x) commercial and retail facilities recognising and reflecting the natural character and
environmental values of Noosa Shire to assist in achieving sustainable economic and
employment growth across a range of industry sectors;
xi) uses that comprise a large component of Commercial and Retail business uses or other non-
industrial uses not locating on land that is otherwise intended for industrial business uses
xiii) new development having a high level of streetscape character and building design that is at a
human scale, integrated with the surrounding built form and landscape features, has visual
relationships between indoor and outdoor spaces and contributes to an informal atmosphere
and low speed traffic environment;
Comment: The proposed industrial warehouse and garden centre is located on a site that is appropriate for the
use and is consistent with surrounding uses. The proposal does not negatively impact upon the established
retail hierarchy and is consistent with the nature, scale and type of uses envisaged in the location. The
proposed landscaping features statement plantings suitable for the location and positively contributes to the
visual amenity and streetscape of Eumundi Noosa Road.
The foundation of this DEO is the hierarchy of centres which identifies a tiered network of centres, each with a
described function and preferred scales and types of retail and commercial uses. The centres within the
hierarchy are identified on the Planning Scheme Strategy Map and range from the Shire Business Centre at
Noosaville through to small village centres. Given that the development includes a ‘retail’ element and the site
is located outside of a centre it is necessary to demonstrate that the proposed retail element will not impact
on the hierarchy.
Whilst the secondary Retail Business - Type 7 Garden Centre use is identified as an inconsistent use in the
Industry Zone, the primary Industrial Business - Type 1 Warehouse use is deemed code assessable, consistent
and supported within the Industry Zone. As such, any potential conflict with the hierarchy of centres and this
Desired Environmental Outcome must be viewed in this context.
The proposal does not comprise a use with large components of retail areas. The Retail Business - Type 7
Garden Centre use is associated with the Industrial Business - Type 1 Warehouse component and relates to a
small component of total GFA. Whilst Council consider this component to comprise its own specific use, it
should be noted that the operation, use and function of this part of the building will be primarily related to the
wholesale of landscape supplies and landscape design business. The sale of retail garden products and décor is
considered to be complimentary and ancillary to the industrial warehouse use. The garden centre use is not
considered significant in the context of the Desired Environmental Outcome.
The site is envisaged for various retail uses under the Industrial zoning including landscape yards, rural
supplies, service stations, hardware stores and various Type 5 uses including boat, truck and motor vehicle hire
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premises. Given the above, and the minor nature of the retailing component, it is considered that the proposal
is able to sufficiently demonstrate compliance with the Commercial & Retail Uses Desired Environmental
Outcome.
The major proportion of this site is for uses that are deemed ‘consistent’ under the planning scheme. Hence,
the proposed development by its nature is supporting the achievement of this Desired Environmental
Outcome. For reasons already set out earlier, the ‘inconsistent’ use is considered complimentary to the other
main uses and is a lesser element of this proposal.
In all, the proposal is considered compatible development and will not result in a significant loss of industrial
land. For the reasons above, it is our view that the proposal does not impact on the hierarchy of centres or
industrial areas and furthermore, it is appropriate in light of the relevant planning scheme Desired
Environmental Outcome.
Overall Outcomes for Locality and Zone
The following extracts are taken from the Noosaville Locality Code in Part 11 of the Noosa Plan 2017 and state
the relevant overall outcomes for the Noosaville Locality.
9.7.2 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
iv) avoid significant adverse effects on the natural environment;
(i) The Noosaville Locality provides for much of Noosa’s commercial, retail, administrative,
industrial and social needs, and is one of the major focus areas for visitor accommodation and
services;
(vv) For the Industry 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 proposed industrial warehouse and garden centre development complies with the relevant
overall outcomes and zoning vision as directed in the Noosa Plan 2016 for the Noosaville locality and Industrial
Zone. The proposed industrial warehouse and garden centre is unlikely to have any adverse impacts on the
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adjoining uses and natural environment, and is compatible with the existing surrounding uses.
The development is of a density and built form similar to adjoining uses and the proposed landscaping
treatments reduce the building’s visual appearance of bulk and positively enhance the streetscape. The
existing building has been appropriately setback from Eumundi Noosa Road and the current carparking and
driveway configuration provides ease of access to the industrial warehouse.
Land Use Definition
The proposed development has been defined under the Noosa Plan 2017 as;
Primary Proposed Use
Primary Use: Business Uses
Use Class: Industrial Business
Use: Type 1 Warehouse
Industrial business means the conduct of an industrial business activity, where goods or products are
produced, manufactured, dismantled, altered, repackaged, repaired or stored at a scale of greater than
that defined by retail business. The use includes the sale of goods, resulting from such operations,
provided that sales space does not exceed 20% of the use area. Any space dedicated for administration
or accounting work in connection with such operations does not exceed 20% of the use area.
The term includes the following types:
Type 1 Warehouse - The use of premises for the storage of goods, merchandise or materials in large
stocks (whether or not such storage is required for an adjoining shop or other commercial premises),
pending their distribution or wholesale. The use includes a warehouse or self-storage facility.
Comment: The proposed development is consistent with the above definition.
Secondary Proposed Use
Primary Use: Business Uses
Use Class: Retail Business
Use: Type 7 Garden Centre
Retail business means the conduct of a business activity, where goods or services are displayed or
offered for sale to the public.
The term includes the following types:
Type 7 Garden and Lifestyle Centre - The use of premises for the retail sale of landscape and garden
products and supplies and products made by local artisans. The term includes the sale of plants, seeds,
pots, gardening tools, bagged landscaping products (such as fertilisers, potting mix, mulch and stones)
outdoor furniture and lighting, letterboxes, garden ornamentation, art, and literature on gardening.
The premises may also be used as the sales office for swimming pools or spas. The use includes an
ancillary coffee shop. The term does not include Retail business Types 1, 2, 3, 4, 5 or 6 as separately
defined.
Comment: The proposed development is consistent with the above definition.
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Draft Planning Scheme
Noosa Council is currently in the process of forming a new Planning Scheme for the Noosa Shire, with the
intention of the new Planning Scheme being finalised by 2019. It is of note that Council’s strategic intent of the
land uses fronting on to Eumundi Noosa Road may be afforded different uses and outcomes than currently
prescribed within the Noosa Plan 2006 (amended 2017).
Whilst the Retail Business - Type 7 Garden Centre use is currently designated as an inconsistent use, the
strategic intention of the new planning scheme should be referenced and considered when evaluating the
proposal; partially if the use was to be deemed a consistent use under the new Planning Scheme (2019).
Level of Assessment
In accordance with the Assessment Table 11.9 for the Industry Zone in the Noosaville Locality, the;
Primary proposed use (Industrial Business - Type 1 Warehouse) is a consistent use and is subject to
Code Assessment.
Secondary proposed use (Retail Business – Type 7 Garden Centre) is an inconsistent use and is subject
to Impact Assessment.
The proposed industrial warehouse and garden centre is Assessable Development requiring Impact
Assessment (Inconsistent Use).
Applicable Development and Overlay Codes
The following Development and Overlay Codes are applicable to the proposed development:
• Noosaville Locality Code;
• Business Uses Code;
• 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: The proposed development has been assessed against the above applicable development and
overlay codes. Refer to the Code Assessment within Appendix C for the assessment tables of the nominated
codes above. 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.
Noosaville Locality Code
Comment: The proposal has been assessed against and is consistent with the majority of the relevant specific
outcomes outlined in Tables 11-13 (Noosaville Locality) and 11-23 (Industry Zone) of the Noosaville Locality
Code within Appendix C.
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The proposed use is consistent with the nature, scale and type of uses envisaged in the location. 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 proposal complies with Specific Outcome 0195. The proposed development consists of the reuse of an
existing building previously leased by Ice Works, Sam’s Seafood and Resene Paint. The proposed industrial
warehouse incorporates 110m2 of soft landscaping to the front and rear of the site along Eumundi Noosa Road
and Traders Lane. The proposed landscaping features statement and lush plantings suitable for the location.
The landscaping treatments will positively contribute to the visual amenity and streetscape character of the
locality.
Business Uses Code
Comment: The proposal has been assessed against and is consistent with the majority of the relevant specific
outcomes outlined in Tables 14-6 (New Industrial Uses Within Existing Buildings Within Existing Industrial
Estates), 14-8 (For all Business Uses) and 14-14 (Industrial Business) of the Business Uses Code within
Appendix C.
The proposed use is consistent with the developed character of the locality and is sited on land that is suitable
for industrial landscape and design supply. There will be little disturbance to the environment as water run-off
is captured and treated on site via landscaping treatments. Standard water, sewer, electricity and
telecommunication connections have been provided.
Sufficient carparking is provided on-site to accommodate staff, delivery and waste vehicles and clientele.
Suitable day and night safety and security measures are provided through means of signage, fencing and
lighting.
The layout of the site facilities and vehicular accesses result in unrestricted vehicle access to and egress from
the site.
Natural Hazards Overlays Code
Comment: The Natural Hazards Overlay applicable to the existing development is the High Potential Acid
Sulfate Area 5-20m AHD (Figure 5). As the proposal includes the reuse of an existing building, assessment
against the outcomes and solutions specified within the Natural Hazards Overlay Code is not required.
Figure 5: Acid Sulfate Hazard Overlay Map
Source: Noosa Council
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Landscaping Code
Comment: The proposed development has been assessed and is consistent with the Probable Solutions
described in Table 14.55 and Specific requirement 14.135 for Business Uses in the Landscaping Code.
Table 14.56 within the Landscaping Code prescribes a minimum of 15% of the site to be landscaped. The
Landscape Plan prepared by Zest Building Design within Appendix B illustrates that 110m2 of soft landscaping
is proposed. Whilst the proposal does not meet the prescribed minimum landscaped area the proposal does
include an improved landscaping outcome over the existing soft landscaping on-site.
The existing landscaping will be enhanced with the additional of endemic plantings and landscaping design
treatments. The proposed landscaping has been designed in accordance with the Planning Scheme Policy 3
Plants and Guidelines. The following plantings are proposed;
• 10 x 300mm pot Fraser Island Apple,
• 20 x 140mm pot Crinium, and
• 20 x tube Gold Buttons.
Statement landscaping treatments have been incorporated at the entry of the industrial warehouse and
garden centre to create streetscape appeal and visual interest. Additionally, the featured landscaping of the
front and rear boundary areas will not impede the accessibility to or manoeuvring on the site.
Driveways and Carparking Code
Comment: The proposed hostel has been assessed against and complies with the relevant Specific Outcomes
and Probable Solutions prescribed within Tables 14.49, 14.50 and 14.51 of the Driveways and Carparking Code.
The proposed use will utilise the existing two vehicle crossovers on Eumundi Noosa Road and Traders Lane.
One footpath crossing currently existing on Eumundi Noosa Road. No alteration to the existing crossovers and
driveway configurations are proposed.
Earthworks Code
Comment: The proposed industrial warehouse and garden centre will reuse the existing building on site. No
earthworks are proposed and therefore assessment against the Earthworks Code is not required.
Erosion and Sediment Control Code
Comment: The proposal does not result in any changes to the existing impervious area and therefore
assessment against the Erosion and Sediment Control Code is not required.
Existing Services Code
Comment: The proposed industrial warehouse and garden centre will connect to the existing infrastructure
including Council’s reticulated water, electricity, and sewer supply. No changes to the existing connections are
proposed. Assessment against the Existing Services Code is not required.
Transport, Roads and Drainage Code
Comment: The proposed development complies with the Probable Solutions of the Transport, Roads and
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Drainage Code where relevant. The proposed development will not result in a change to the vehicular traffic or
conditions. The site can be accessed via the two vehicle crossovers located on Eumundi Noosa Road and
Traders Lane. The site is conveniently located with retail, café and restaurant uses within walking distance and
is serviced by a network of well-maintained pedestrian, cycle and public transport infrastructures.
Waste Management Code
Comment: The proposed development complies with the relevant Probable Solutions detailed in Table 14.60
of the Waste Management Drainage Code. Adequate area for on-site storage and collection of recyclable and
non-recyclable waste materials is provided and can be safely accessed from the site.
Water Sensitive Design Code
Comment: The proposed development complies with the relevant Probable Solutions detailed in Table 14.61
of the Water Sensitive Design Code. The proposal does not result in any changes to the existing impervious
area and on-site water run-off will be captured and treated on site via the landscaped features. Suitable plant
species will be utilised in order to reduce water consumption and referenced in the Landscape Plan enclosed
within Appendix B.
Relevant Planning Scheme Policies
The planning scheme policy applicable to the proposed use is Policy 03— Landscaping Plants and Guidelines.
The proposal has been assessed against the matters for consideration as detailed in Policy 03. Refer to the
Landscape Plan (Appendix B) prepared by Zest Building Design. The following plantings are proposed;
• 10 x 300mm pot Fraser Island Apple,
• 20 x 140mm pot Crinium, and
• 20 x tube Gold Buttons.
The proposed landscaping features statement and lush plantings suitable for the location. The plantings have
been designed to create an inviting entry to the development. The proposed landscaping treatments will result
in an enhanced landscaping outcome which positively contributes to the visual amenity and streetscape
character of Eumundi Noosa Road.
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9.Conclusions
This report is written on behalf of Fiddlewood Pty LTD ATF Fiddlewood Unit Trust TA Noosa Pots & Plants who
seek to obtain a development permit for a Material Change of Use to formalise the industrial warehouse and
garden centre (Industrial Uses - Type 1 Warehouse and Retail Business – Type 7 Garden Centre) currently
operating from 124 Eumundi Noosa Road, Noosaville.
This planning report demonstrates that the proposed industrial warehouse is permitted under the Planning Act
2016 and Noosa Plan 2017. A Material Change of Use of Premises for a Business Use – Industrial Use Type 1
Warehouse and Business Use – Retail Use Type 7 Garden Centre located on Lot 3 on RP 173877 is Assessable
Development requiring Code Assessment within the Industrial Zone of the Noosaville Locality.
The report demonstrates the proposed industrial warehouse and garden centre represents an appropriate
outcome that is consistent with the strategic framework and local planning provisions. The proposal is an
effective reuse of an existing industrial/commercial development.
The proposed industrial warehouse (Noosa Pots and Plants) can be supported on a number of grounds which
include:
• The development is consistent with the Noosa Plan 2017 Strategic Framework and the overall intent
for the Industrial Zone;
• The proposal is consistent with the nature, scale and type of uses envisaged in the location.
• The proposed industrial warehouse and garden centre is located on a site that is appropriate for the
use and is compatible with surrounding uses.
• The site is well located to existing pedestrian, cycle and public transport routes;
• Negligible vehicular traffic will be generated as a result of the proposed use care of the nature of the
use and clientele;
• Sufficient car parking is able to be provided on-site; and
• No new buildings or alterations to the external built form are proposed on-site.
It is recommended that this application for Development Permit for a Material Change of Use for an Industrial
Uses - Type 1 Warehouse and a Retail Business – Type 7 Garden Centre at 124 Eumundi Noosa Road,
Noosaville be approved subject to reasonable and relevant conditions.
124 Eumundi Noosa Road, Noosaville 27
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