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Town Planning Report_5-13 Production Street, Noosaville
Place Design Group Pty Ltd ACN 82370063 Turrbal and Yagera Country Level 3/ 109 Edward Street Brisbane, QLD 4000 Australia Phone +61 7 3852 3922 [email protected] placedesigngroup.com 5-13 Production Street, Noosaville, QLD 4566 Town Planning Report Prepared for TMX Global Pty Ltd
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Disclaimer This report has been prepared in accordance with the scope of services described in the contract or agreement between Place Design Group Pty Ltd ACN 082 370063 and the Client. The report relies upon data, surveys, measurements and results taken at or under the particular times and conditions specified herein. Any findings, conclusions or recommendations only apply to the aforementioned circumstances and no greater reliance should be assumed or drawn by the Client. Furthermore, the report has been prepared solely for use by the Client and Place Design Group accepts no responsibility for its use by other parties. Prepared by: Jessica Pitcher (Town Planner) Approved by: Angus Green (Director) Date: 5/12/2023 Document Reference: 230137D Report: Final Document Control Table 1: Issue History Document Title Version Date Issued Issued To Draft Town Planning Report A 28/11/2023 Internal Draft Town Planning Report B 30/11/2023 Client Final Town Planning Report C 5/12/2023 Council
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Executive Summary
This Town Planning Report has been prepared by Place Design Group, on behalf of TMX Global Pty Ltd (Applicant),
in support of a development application seeking a Development Permit for a Material change of use for Transport
Depot over land at 5-13 Production Street, Noosaville, QLD, 4566, more formally described as Lot 256 MCH4539,
Lot 257 MCH4891 and Lot 274 MCH4891 (subject site).
More specifically, the proposed development will establish the new Kinetic bus depot, which specialises in the
parking, storage, distribution and repair of a bus fleet (proposed development).
The subject site is located within an existing industrial estate, which is strategically located within close proximity
to Eumundi-Noosa Road and Eenie Creek Road, linking the site to key surrounding transport networks.
This Town Planning Report addresses the merits of the proposed development with respect to the provisions of
the statutory requirements, specifically the Noosa Plan 2020 (Planning Scheme) and the relevant components of
the Planning Act 2016 (Planning Act). The proposed development is subject to Code Assessment in accordance
with Table 5.5.10—Medium impact industry zone of the Planning Scheme.
The site and proposal details are outlined within Table 2, with the aspect of development and Applicant details
provided within Table 3 and Table 4, respectively.
Table 2: Site & Proposal Details
Site Address 5-13 Production Street, Noosaville, QLD, 4566
Real Property Description Lot 256 on MCH4539
Lot 257 on MCH4891
Lot 274 on MCH4891
Total Site Area 6,096m2
Land Owner(s) Evolution MIT Services Pty Ltd (TTE)
Planning Scheme Noosa Plan 2020 (Amendment 1)
Zoning Medium Impact Industry - No Precinct
Local Plan(s) Noosaville Local Plan
Overlays Land Subject to Acid Sulfate Soils Overlay (OM-ASS)
− Above 5m AHD to 20m AHD (Area 2)
State Matters SEQ Regional Plan land use categories
− Urban footprint
Water Resources
− Water resource planning area boundaries
Easement(s) EMT J on 256MCH4539
EMT K on 257MCH4891
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Table 3: Aspects of Development
Development Permit Material Change of Use for Transport Depot
Level of Assessment Code Assessment
Table 4: Applicant Details
Applicant TMX Global Pty Ltd
c/- Place Design Group
Address GPO Box 775
Brisbane QLD 4001
Contact Person Angus Green
Contact Details p. 07 3852 3922
e. [email protected]
Our Reference 230137D
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Table of Contents
Attachments ................................................................................................................................................................... 5
1 Introduction .......................................................................................................................................................... 6
2 Site Characteristics and Context.......................................................................................................................... 7
2.1 Site Characteristics .............................................................................................................................. 7
2.1.1 Location and Property Description ......................................................................................... 7
2.1.2 Easements, Encumbrances, and Interests ............................................................................. 9
2.1.3 Services ................................................................................................................................... 9
2.1.4 Contaminated Land ................................................................................................................. 9
2.1.5 Vegetation.............................................................................................................................. 10
2.1.6 Previous Approvals and Applications ................................................................................... 10
3 Development Proposal ....................................................................................................................................... 11
3.1 Description of Proposed Development .............................................................................................. 11
3.2 Development Schedule ...................................................................................................................... 12
3.3 Bulk and Scale .................................................................................................................................... 12
3.4 Building Height ................................................................................................................................... 13
3.5 Setbacks ............................................................................................................................................. 13
4 Technical Reports ............................................................................................................................................... 14
4.1 Stormwater Management Plan .......................................................................................................... 14
4.2 Traffic Impact Assessment................................................................................................................ 14
5 Statutory Planning Provisions ............................................................................................................................ 15
5.1 State Framework ................................................................................................................................ 15
5.1.1 Planning Act 2016 ................................................................................................................. 15
5.1.2 Assessment Manager ........................................................................................................... 15
5.1.3 Public Notification ................................................................................................................. 15
5.1.4 Referral Agencies .................................................................................................................. 15
5.2 State Planning Policy ......................................................................................................................... 16
5.3 South East Queensland Regional Plan 2017 ..................................................................................... 17
6 Local Framework ................................................................................................................................................ 19
6.1 Local Planning Instrument ................................................................................................................. 19
6.2 Definition............................................................................................................................................. 19
6.3 Assessment Benchmarks .................................................................................................................. 19
6.4 Overlays .............................................................................................................................................. 20
6.5 Zoning ................................................................................................................................................. 21
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7 Conclusion .......................................................................................................................................................... 25 4
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Attachments
Table 5: List of Attachments
Attachment Name Provided by:
Attachment 1 DA Form 1 Place Design Group
Attachment 2 Property Searches Place Design Group
Attachment 3 Landowner’s Consent Place Design Group
Attachment 4 Architectural Plans Dzine
Attachment 5 Stormwater Management Plan Peritas Group
Attachment 6 Traffic Impact Assessment Modus Engineering
Attachment 7 Planning Scheme Code Responses Place Design Group
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1 Introduction This Town Planning Report has been prepared by Place Design Group, on behalf of the Applicant, in support of a development application over land at 5-13 Production Street, Noosaville, QLD, 4566, more formally described as Lot 256 MCH4539, Lot 257 MCH4891 and Lot 274 MCH4891. The development application seeks a Development Permit for a Material Change of Use for Transport Depot. The subject site is located within the Medium Impact Industry zone, with the site also situated within the Noosaville Local Plan. In accordance with the requirements in Part 5 the Planning Scheme, the proposed development is subject to Code Assessment. As detailed throughout this report, the proposed development intends to establish a Transport Depot over the subject site. The proposed development has been designed to be compatible with the surrounding industrial development, which will enhance the transport networks of Noosa. Architectural Plans illustrating the proposed development have been prepared by Dzine and are provided in Attachment 4. Full details of the proposed development are included in DA Form 1 in Attachment 1. The property searches for the subject site are provided in Attachment 2, along with Landowner’s Consent within Attachment 3. Based on the town planning assessment provided within this report and the analysis of the supporting technical documentation, it is noted that the proposed development is well justified. It is therefore recommended that Noosa Council (Council) favourably consider the proposed development and approve the application, subject to reasonable and relevant conditions. 6
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2 Site Characteristics and Context 2.1 Site Characteristics 2.1.1 Location and Property Description The registered address for the premises is 5-13 Production Street, Noosaville, QLD, 4566, more formally described as Lot 256 MCH4539, Lot 257 MCH4891 and Lot 274 MCH4891, respectively. The subject site has a total site area of 6,096m2 and contains three (3) rectangular shaped allotments benefitted by singular street frontage to Production Street of approximately 97m. The location of the subject site is broadly illustrated in Figure 1 below. Figure 1: Aerial View of the Subject Site (Source: Nearmap, 2023) The subject site is located in an existing industrial precinct containing a mix of industry uses, including low impact industry, transport depot, warehouse and medium impact industry uses. The subject site is in close proximity to Eumundi Noosa Road to the north and Eenie Creek Road to the east, supporting efficient access to Noosa’s existing transport network. An aerial photograph of the subject site has been provided in Figure 2 overleaf. 7
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Figure 2: Aerial Photo of Subject Site (Source: NearMap, 2023) Production Street is not currently identified as an approved route for b-double vehicles, as recognised by Queensland Globe within Figure 3 overleaf. 8
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Figure 3: Heavy Vehicle Routes and Restrictions Map for B25 Routes (Source: Queensland Globe, 2023)
2.1.2 Easements, Encumbrances, and Interests
The subject site is affected by two (2) registered easement which is described as follows:
− Easement J on 256MCH4539
− Easement K on 257MCH4891
Both easements are located on the eastern boundary of Lot 256 and Lot 257 for the purposes of stormwater
discharge. The easements are identified in the Survey Plan and Smart Map, provided in Attachment 2.
2.1.3 Services
The subject site is located within an existing industrial park, as such the site is well serviced by the established
urban infrastructure including electrical, reticulated sewer, stormwater, and water supply utilities. Refer to the
Stormwater Management Plan prepared by Peritus Group provided in Attachment 5.
2.1.4 Contaminated Land
In accordance with the requirements of the Queensland Environmental Protection Act 1994 (EPA) the Department of
Environment and Science (DES) maintains a register of sites identified as having previous or current notifiable
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activities or which are contaminated by hazardous materials. The Environmental Management Register (EMR) identifies ‘low-risk’ sites that have been used for an activity which is likely to cause land contamination, while the Contaminated Land Register (CLR) identifies ‘risk’ sites as requiring remediation. The subject site is not included within the CLR or EMR. A copy of the search result is provided in Attachment 2. 2.1.5 Vegetation The subject site is not identified in DAMS mapping within the Native Vegetation Clearing matters of State interest. Further, the subject site is not mapped within Council’s Biodiversity Areas overlay for non-state matters. The site has previously been cleared of all existing vegetation as part of the historic development of the site. 2.1.6 Previous Approvals and Applications A review of Noosa Council’s Application Tracking system shows there are no development approvals evident over the site. It is noted that the adjoining property at 15 Production Street, Noosaville received a development approval for Animal Husbandry in 2015, with a recent minor change approved on 12 December 2019 (MCU14/0096.02). 10
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3 Development Proposal 3.1 Description of Proposed Development This development application seeks approval for a Development permit for a Material Change of Use for a Transport Depot. The development will establish the Kinetic bus storage operations facility, which specialises in the parking, storage, distribution, and repair of the Kinetic bus fleet. The proposal will further advance Noosa’s extensive transport network. Figure 4: Architectural Perspective (Source: Dzine, 2023) The proposed development results in a total GFA of 481m2, comprising 231m2 for the Office Building and 267m2 for the workshop. The development also includes a fuel storage tank, bus wash, automatic entry and exit gates, an alfresco for staff use, and appropriate car parking spaces, to accommodate the proposed use. The proposed Warehouse use will operate Monday to Sunday between the hours of 5.00am to 12.00am. This operation is consistent with the surrounding industrial uses in proximity to the site. The development includes the on-site storage of 30,000L of fuel and 5,000L od AdBlue for the exclusive use of the Transport Depot. This is not a quantity that warrants a separate Environmental Authority under the Environmental Protection Regulations. It is expected that a condition can be implemented to ensure this storage occurs in accordance with the Australian Standards. Whilst the subject site comprises a large concrete handstand area of 3,065m2 (50%) and asphalt carpark area of 735m2 (12%), landscaping has been incorporated throughout the proposed development, with an approximate area of 615m2 (10.1%). This landscaping has been dispersed throughout the site and car parking area in the form of shade trees and a landscape buffer along the frontage to screen car parking areas. As such, the development achieves an appropriate balance between hardstand areas and landscaping and provides a suitable buffer to improve amenity between the subject site and adjacent land uses. Further information on each aspect of development is provided in the below sections. Reference should also be made to the Architectural Plans in Attachment 4. 11
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3.2 Development Schedule Table 6 summarises the key development parameters of the proposed development. Table 6: Proposed Development Parameters Aspect of Development Proposed Development Parameters Land Use(s) Transport Depot Building Height 7.95m Total GFA 481m2 Site Cover 27.8% Front Setback Varied 18.002m – 20.596m Side Setback (north) 8.875m Side Setback (east) 5.068m Side Setback (south) 6m Landscaping 615m2 (10.1%) Impervious Area 5,481m2 (89.9%) Car Parking 26 car parking spaces (including 1 PWD space), and 3 motorcycle parking spaces Hours of Operation 5.00am to 12.00am Monday to Sunday 3.3 Bulk and Scale The development has been architecturally designed by Cantwell Enterprises and represents a high-quality industrial outcome for the site both in terms of built form and siting. The built form has been designed in a manner that provides an aesthetically pleasing, comfortable and safe environment for visitors and staff. This has been achieved through the distinguishment between the office and the workshop as well as the implementation of a mixture of materials and finishes that enhance the appearance and scale of the proposed development as shown in Figure 5 below. The proposed development has also been strategically located to allow for sufficient and quality landscaping in key areas of the site, which will further reduce the bulk and scale of the development. Figure 5: Architectural Perspective (Source: Dzine, 2023) 12
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3.4 Building Height The proposed Transport Depot results in a total building height of approximately 7.95m, which is compatible with the surrounding built form and industrial character of the immediate area. The proposed height aligns with the industry standard for industrial warehouses used and accommodates the functional requirements of the transport depot’s workshop and wash bay. 3.5 Setbacks The development proposes a front setback that varies from 18.002m to 20.596m along the primary frontage of the building. The front setback is consistent with the adjoining sites and compatible with the surrounding industrial uses. The development proposes compliant side setbacks of 8.875m from the northern boundary, 5.068m from the eastern boundary, and 6m from the southern boundary. The development contributes to an attractive streetscape environment with landscaping and shade trees across the full frontage of the site, shading the car parking area and softening the overall bulk and scale of the built form. 13
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4 Technical Reports
4.1 Stormwater Management Plan
A Stormwater Management Plan has been prepared by Peritas Group and is provided in Attachment 5. The report
includes the following:
- This report has presented the results of hydrologic, hydraulic and stormwater management design to ensure
the proposed development will flow to a lawful point of discharge and does not cause adverse effect on the
surrounding properties or road while also demonstrating future development flows can be controlled in an
engineered solution within the proposed site.
- The proposed development will meet Noosa Shire Councils Planning Scheme Work Codes and Engineering
Design Standards.
- Proposed stormwater infrastructure can cater for the Post-Development Flows collected within the site.
- The proposed Bio-Retention swale can adequately treat the proposed development.
- There are no worsening effects to downstream properties.
4.2 Traffic Impact Assessment
A Traffic Impact Assessment Report has been prepared by Modus Engineering and is provided in Attachment 6.
The report concluded the following:
- Review of Council’s Local Government Infrastructure Plan (LGIP) mapping indicates that there are no planned
road or intersection upgrades within the vicinity of the site.
- There are currently plans to construct a pathway along Rene Street, south of the development site. This project
is identified as PW14 in the NSC LGIP mapping system.
- The development site proposes to comprise of a total office and workshop GFA of 481sq.m and provides a total
of 26 car parking spaces, three (3) motorcycle spaces and 22 bus parking spaces on-site.
- The development proposes one (1) bus entry crossover, one (1) bus exit crossover and one (1) light vehicle all-
movements crossover.
- The proposed car parking layout is generally compliant with the requirements outlined in AS2890.1.
- The development is expected to generate traffic 6vph (peak hour) and 26vpd (daily). This equates to
approximately one vehicle entering or exiting the site every 10 minutes during peak periods.
- Due to the operation of the site, the peak hour development traffic will not coincide with the typical road
network peak periods that occur on weekdays between 7:00am-9:00am and 4:00pm-6:00pm.
- The proposed development is unlikely to have any perceptible impact on the operational performance of the
local road network.
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5 Statutory Planning Provisions 5.1 State Framework 5.1.1 Planning Act 2016 Under the provisions of the Planning Act 2016 (Planning Act), the proposed development involves a Material change of use and is assessable development. The Planning Scheme identifies that the category of assessment is Code Assessment. 5.1.2 Assessment Manager The assessment manager for this development application is Noosa Shire Council, as determined by the Planning Regulation. 5.1.3 Public Notification As the proposed development is subject to Code assessment, public notification will not be required as part of the development application process. 5.1.4 Referral Agencies An assessment of Schedule 10 of the Planning Regulation has been undertaken with regard to the development and has identified the application does not trigger referral to any State Assessment Referral Agency (SARA). Table 7 identifies the applicable referral agencies and triggers under the Planning Regulation. Table 7: Referral Agencies and Triggers under the Planning Regulation Matter of Interest Schedule 10 Reference Applicability Airport Land Part 1 No Brothels Part 2 No Clearing native vegetation Part 3 No Contaminated land Part 4 No Environmentally relevant activities Part 5 No Fisheries Part 6 No Hazardous chemical facilities Part 7 No Heritage places Part 8 No Infrastructure related referrals Part 9 No Koala habitat area Part 10 No Noise sensitive place on noise attenuated land Part 11 No 15
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Table 7: Referral Agencies and Triggers under the Planning Regulation
Matter of Interest Schedule 10 Reference Applicability
Operational work for reconfiguring a lot Part 12 No
Ports Part 13 No
Reconfiguring a lot under Land Title Act Part 14 No
SEQ development area Part 15 No
SEQ regional landscape and rural production area and No
Part 16
SEQ rural living area
No
Tidal works or work in a coastal management district Part 17
Urban design Part 18 No
Water related development Part 19 No
Wetland protection area Part 20 No
Wind farms Part 21 No
5.2 State Planning Policy
The current State Planning Policy 2017 (SPP) commenced in July 2017 and establishes the State’s interests that
must be addressed through local government planning schemes, regional plans and when making development
decisions. It is understood that the Planning Scheme does not fully reflect the interests of the SPP.
Part E of the SPP outlines the assessment benchmarks for each State interest. The assessment benchmarks are
applicable to the assessment of the development application to the extent the SPP has not been integrated into
the Planning Scheme.
An assessment has been undertaken against the SPP to the extent of any inconsistency (refer to Table 8) and it
does not introduce any additional assessment benchmarks relevant to the site or this proposal.
Table 8: State Planning Policy – Part E Assessment Benchmarks
State Interest Complies Assessment Benchmark Response
Planning for Liveable Communities and Housing
Housing Supply and Not Applicable The proposed development involves an industrial use. No housing supply
Diversity is proposed.
Liveable Communities Complies The proposed development will contribute to liveable communities by
maintaining the character of the immediate locality and supporting the
diverse demographic and economic needs of the community.
Planning for Economic Growth
Agriculture Not Applicable The proposed development does not facilitate or envisage any agriculture
component.
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Table 8: State Planning Policy – Part E Assessment Benchmarks
State Interest Complies Assessment Benchmark Response
Development and Complies The proposal ensures that development remains consistent with the
Construction expectation of the local area for urban development.
Mining and Extractive Not Applicable The proposed development does not facilitate or envisage any mining or
Resources extractive resources components.
Tourism Not Applicable The proposed development does not facilitate or envisage any tourism
components.
Planning for the Environment and Heritage
Biodiversity Not Applicable The subject site has been previously cleared of existing trees along the
rear boundary and does not hold any significant biodiversity.
Coastal Environment Not Applicable The subject site is not within a coastal management district area.
Cultural Heritage Not Applicable The subject site does not contain any areas of cultural heritage
significance.
Water Quality Complies The proposed development involves a premise of 2,500m2 or greater in
size. The proposal will result in an impervious area greater than 25% of
the net developable area.
Planning for Safety and Resilience to Hazards
Emissions and Hazardous Not Applicable This proposed development does not propose any uses or assessable
Activities works that relate to emissions and hazardous materials.
Natural Hazards, Risk and Not Applicable The Planning Scheme includes overlays which adequately address these
Resilience natural hazards, risk and resilience. As such, no further assessment
against the SPP code is considered necessary.
Planning for Infrastructure
Energy and Water Supply Complies The subject site is well connected to electricity and water supply.
Infrastructure Integration Complies The proposed development will ensure any future development over the
site integrates infrastructure accordingly and utilises infrastructure where
necessary.
Transport Infrastructure Complies Transport infrastructure will continue to function unobstructed by the
proposed development.
Strategic Airports and Not Applicable This proposed development does not propose any uses or assessable
Aviation Facilities works that relate to strategic airports and aviation facilities.
Strategic Ports Not Applicable The site is not within a strategic port location.
5.3 South East Queensland Regional Plan 2017
The primary purpose of the South East Queensland Regional Plan 2017 (SEQRP) is to provide a sustainable growth
management strategy for the region that articulates the strategic direction and certainty to accommodate a
significant increase in population in SEQ to 2041.
The subject site is wholly located within the Urban Footprint (refer to Figure 6), which is a broad land use category
under SEQRP. The Urban Footprint identifies land that can meet the region’s urban development needs to 2041.
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The proposed development is considered to accord with the Urban Footprint land use intent of the SEQRP, as it proposes industrial development within the Urban Footprint and enhances the vision of the SEQRP. Figure 6: SEQ Regional Plan Triggers (Source: Development Assessment Mapping System, 2023) 18
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6 Local Framework
6.1 Local Planning Instrument
The Noosa Plan 2020 (version 1/2020) is the applicable planning scheme for the Noosa Council and provides the
relevant framework for development assessment and approval. The provisions of the Planning Scheme that are
relevant to the proposed development are identified and addressed in the following sections of this report.
6.2 Definition
The proposed land use is defined as a ‘Transport depot’ under Schedule 1 of the Noosa Plan 2020:
‘Transport depot means the use of premises for –
a. Storing vehicle, or machinery, that is sued for a commercial or public purpose; or
b. Cleaning, repairing, or servicing vehicles or machinery, if the use is ancillary to the use in paragraph (a).’
The proposed development is consistent with the above definition and involves a Transport depot use over the
subject site.
6.3 Assessment Benchmarks
The proposed development achieves compliance with the applicable provisions of the relevant assessment
benchmarks. The benchmarks applicable to the proposed development are listed in Table 9 and the relevant
codes are addressed in Attachment 7.
Table 9: Assessment Benchmarks
Code Applicability Comment
Overlay Codes
Acid Sulfate Soils overlay Not Applicable The subject site is identified within The Acid Sulfate Soil (ASS)
Overlay Map OM8.4 as having a low potential of ASS between 5-
20m AHD.
As a result, a response to the Acid sulfate soils overlay is not
required.
Zone code(s)
Medium impact industry zone Applicable An assessment against the overall outcomes of the Medium
code impact industry zone code has been provided below in Table 11. A
full response to the code has been prepared by Place Design
Group and is provided in Attachment 7.
Local plan code(s)
Noosaville local plan code Applicable An assessment against the overall outcomes of the Medium
impact industry zone code has been provided below in Table 12. A
full response to the code has been prepared by Place Design
Group and is provided in Attachment 7.
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Use Codes(s)
Industry activities code Applicable A full response to the Industry activities code has been
prepared by Place Design Group and provided in
Attachment 7.
Works Code(s)
Driveways and Parking Code Applicable A full response to the Driveway and Parking code has
been prepared by Modus and provided in Attachment 6.
Earthworks Code Applicable A full response to the Earthworks code has been prepared
by Peritas Group and provided in Attachment 5.
Existing Services Code Applicable A full response to the Existing Services code has been
prepared by Peritas Group and provided in Attachment 5.
Fire services for common private title Not Applicable A response to the Fire services for common private title
code code not required as the proposed development is located
less than 90m from the nearest fire hydrant.
Landscaping Code Applicable A full response to the Landscaping code has been
prepared by Place Design Group and provided in
Attachment 7.
Sustainable Building Design Code Applicable A full response to the Sustainable Building Design code
has been prepared by Place Design Group and provided in
Attachment 7.
Transport Code Applicable A full response to the Transport code has been prepared
by Modus and provided in Attachment 6.
Water Quality and Drainage Code Applicable A full response to the Water Quality and Drainage code
has been prepared by Peritas Group and provided in
Attachment 5.
Waterways Works Code Not Applicable No works are proposed within a waterway and therefore
assessment against the Waterway Works Code is not
applicable.
Waste Management Code Applicable A full response to the Waste Management Code has been
prepared by Place Design Group and provided in
Attachment 7.
6.4 Overlays
Overlays have the potential to alter the level of assessment for development in accordance with Part 5 of Planning
Scheme. Table 10 highlights the overlays and overlay sub-categories which are mapped as affecting the subject
site and indicates the relevance of the overlay. Where development is proposed on premises partly affected by an
overlay, the assessment benchmarks for the overlay only relates to the part of the premises affected by the
overlay.
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Table 10: Overlays
Overlay Code Applicability
Acid sulfate soils overlay
The subject site is located within the Acid sulfate soils overlay
applying the sub-categories of the following:
• Above 5m AHD TO 20m AHD (Area 2)
The subject site is identified within The Acid Sulfate Soil (ASS)
Overlay Map OM8.4 as having a low potential of ASS between
5-20m AHD.
As a result, a response to the Acid sulfate soils overlay is not
required.
Figure 7: Acid sulfate soils overlay mapping (Source:
Council Interactive Mapping, 2023)
6.5 Zoning
As illustrated overleaf in Figure 8, the subject site is identified as being located within the Medium Impact Industry
zone. The site is immediately surrounded by similarly zoned industrial land, supporting the broad range of
industrial uses within the immediate locality. Sensitive zones including Low density residential zone are located
further west and Environmental management and conservation zone located further south, with sufficient
separation achieved.
It is worth noting that the property adjoins future business activity zoned land to the east of the site boundary
along Hofmann Drive and Rene Street.
The purpose of the zoning is to provide for Medium impact industry uses and other uses and activities that
support industry activities; and do not compromise the future use of premises for industry activities.
The proposed development involves a Transport depot use, which is considered compatible in the Medium impact
industry zone. As such, it is considered that the proposed use is consistent and compatible with the surrounding
industrial uses, protecting the viability of the existing and future industry uses of the immediate area.
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Figure 8: Zoning Map (Source: Council Interactive Mapping, 2022)
An assessment against the overall outcomes of the Medium impact industry zone code is provided in Table 11.
Table 11: Medium Impact Industry Zone Overall Outcomes
Overall Outcome
(2) The zone overall outcomes are:
(a) development facilitates the efficient use of land for Complies with Overall Outcome
medium impact industries and supporting ancillary The proposed development is for a transport depot use which
uses; is consistent with the medium impact industry zone.
(b) incompatible uses, or uses which are more Complies with Overall Outcome
appropriately accommodated in other zones are The proposed development is for a transport depot use which
avoided to protect land for medium impact industry is compatible with the medium impact industry zone.
activities and to ensure the continued efficient
operation and viability of existing and future industry
uses;
(c) development avoids impacts such as noise, odour, dust Complies with Overall Outcome
and other waste on the surrounding area and adverse The proposed development is for a transport depot use, as
impacts on the natural environment; such it is not expected to create any adverse noise, odour,
dust, or other waste impacts on the surrounding industrial
area.
(d) development does not compromise the function and Complies with Overall Outcome
viability of business centres or the Noosa Shire centres The proposed development is separated by a significant
hierarchy; landscape buffer from the adjoining Major centre zoned land,
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Table 11: Medium Impact Industry Zone Overall Outcomes
as such it does not compromise the functionality and viability
of the Major centre.
(e) new uses are located, designed and managed to be Complies with Overall Outcome
compatible with surrounding uses and development; proposed development is for a transport depot use which is
appropriately designed and managed to be consistent with
the surrounding industrial uses and developments.
(f) retail sales more appropriately located in business Not Applicable
centres, such as shops, showrooms and retail-based The proposed development is not for a retail or sales use.
hardware supplies are avoided, except on land fronting
Eumundi Noosa Road or Eenie Creek Service Road
Noosaville where showrooms may locate;
(g) small scale retail sales and administrative uses are Not Applicable
ancillary to, and have a direct relationship with, the The proposed development is not for a retail or sales use.
industry activity on site;
(h) food and drink outlets occur where directly ancillary to Not Applicable
and associated with a bonafide industry use on-site The proposed development is not for a food and drink outlet.
and are limited in scale and extent;
(i) warehouses for self-storage facilities are avoided to Not Applicable
protect industrial land from underutilisation; The proposed development is not for a self-storage
warehouse.
(j) caretaker's accommodation: Not Applicable
i. occurs only where directly associated with an The proposed development is not for a caretaker’s
industry activity on site and there is a accommodation.
demonstrated operational need for full-time
caretaking;
ii. is ancillary to the primary non-residential use on
the site and a small-scale component of the
building or premises, subsidiary in size, form and
function to the principal non-residential use of the
premises; and
iii. is occupied by direct employees of the principal
non-residential use of the premises
(k) buildings are well designed, safe and visually attractive; Complies with Overall Outcome
The built form has been designed in a manner that provides
an aesthetically pleasing, comfortable and safe environment
for visitors and staff. This has been achieved through the
implementation of a mixture of materials and finishes that
enhance the appearance and scale of the proposed
development. The proposed development has also been
strategically located to allow for sufficient and quality
landscaping in key areas of the site, which will further reduce
the bulk and scale of the development.
(l) development is low rise building and does not present Complies with Overall Outcome
bulky to the street frontages; The proposed development is for a low rise building and is
appropriately designed to be provide articulation and
modulation to reduce the appearance of building bulk and
scale.
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Table 11: Medium Impact Industry Zone Overall Outcomes
(m) energy and water efficiency through built form are Complies with Overall Outcome
maximised; The proposed development maximises energy and water
efficiency through built form, where possible.
(n) building setbacks incorporate attractive landscaped Complies with Overall Outcome
areas to road frontages with greater landscape The proposed development has a setback that is consistent
setbacks provided to Eumundi Noosa Road; with the adjoining sites and compatible with the surrounding
industrial uses, whilst providing an attractive streetscape
environment with landscaping and shade trees across the full
frontage of the site, shading the car parking area and
softening the overall bulk and scale of the built form.
(o) visual amenity and character is enhanced along the Complies with Overall Outcome
major road network by development providing an The proposed development protects the visual amenity and
interesting built form, landscaping and minimum character of the site by providing an attractive streetscape
signage along frontages; environment with landscaping and shade trees across the full
frontage of the site, and a built form that is aesthetically
pleasing, comfortable and safe with minimum signage along
the Production Street frontage.
(p) building design does not detract from the established Complies with Overall Outcome
or planned character of the zone; and The proposed development is appropriately designed,
located, and managed to be consistent with the character of
the medium impact industry zone.
(q) development is located, designed and its operations Complies with Overall Outcome
managed to protect the health and safety of the The proposed is for a transport depot use which does not
community, does not harm the environment, and adversely affect the health and safety of the community. The
avoids adverse impacts on creeks, gullies, waterways, development is appropriately designed and located on an
wetlands, habitats and vegetation. industrial zoned site and does not harm the environment or
surrounding habitats in any way.
(3) The purpose of the zone will also be achieved through the following additional overall outcomes for particular
precincts:
Venture Drive Enterprise Precinct Not Applicable
Subject site is not located in the Venture Drive Enterprise
Precinct
The subject site is identified within the Noosaville local plan area, with no precinct applicable to the site. The local
area plan does not change the category of assessment.
A full response to the Noosaville local plan area code has been undertaken and is provided in Attachment 7.
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7 Conclusion This Town Planning Assessment Report has been prepared to accompany a development application pursuant to section 51 of the Planning Act for a development permit seeking a Material Change of Use for Transport Depot over land at 5-13 Production Street, Noosaville, QLD 4566. The information provided in this report demonstrates that the proposal represents an enhanced land use outcome for the subject site, which is compatible with the existing industrial land uses and complements the industrial intent of the local area. Furthermore, the proposed development supports an increased variety of industrial activities throughout the Medium Impact Industry zone, and demonstrates compliance with the Strategic Framework, relevant zone codes, overlay codes, and development codes of the Planning Scheme. In view of the above, it is recommended that the Council favourably considers the proposed development and approve the development application, subject to reasonable and relevant conditions. Should you have any queries or require further information, please contact Angus Green on (07) 3852 3922 or [email protected]