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Planning Report
proposal report
development application
Development Permit for a Material Change of Use for Warehouse and
Caretaker’s Accommodation
over Lot 48 on RP173566 and located at 9 Bartlett Road, Noosaville
Prepared For: 9dot
Prepared: December 2021
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© Martoo Consulting Pty Ltd 2017
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Contents
1.0 Summary ............................................................................................................................. 4
1.1 Development application details ……………………………………………………………..4
1.2 Planning instrument details ……………………………………………………………..4
1.3 Referral agencies ………………………………………………………………………… 4
2.0 Site details .......................................................................................................................... 5
2.1 Site description………………………………………………………………………………….. 5
2.2 Surrounding land uses…………………………………………………………………………. 6
3.0 Proposed development details.......................................................................................... 7
4.0 Planning assessment ......................................................................................................... 9
4.1 Noosa Plan……………………………………………………………………………………….. 9
5.0 State assessment and other matters .............................................................................. 14
6.0 Conclusion....................................................................................................................... 15
7.0 Attachments .................................................................................................................... 16
Attachment A Proposal Plans
Attachment B Survey Plans
Attachment C Noosaville Local Plan Code
Attachment D Low Impact Industry Zone Code
Attachment E Industry Activities Code
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1.0 Summary
1.1 Development application details
Proposed development: Warehouse and Caretaker’s Accommodation
Type of approval sought: Development Permit for Material Change of Use
Site address: 9 Bartlett Road, Noosaville Qld 4566
Real property description: Lot 48 on RP173566
Site area: 1526.6m2
Assessment manager: Noosa Council
Owner details: Old Sea Dog 9 Pty Ltd
Applicant details: Juklo Pty Ltd
1.2 Planning instrument details
State planning policy: Natural Hazards Risk and Resilience – flood hazard area
Regional plan: South East Queensland Regional Plan 2017
Designation: Urban
Planning scheme: Noosa Plan 2020
Zone: Low Impact Industry
Local plan: Noosaville Local Plan
Level of assessment: Code
Applicable overlays: Natural Hazards – Acid Sulfate Soils
Applicable codes: Noosaville Local Plan Code
Low Impact Industry Zone Code
Caretakers Accommodation, Dwelling Unit and Rural Workers
Accommodation Code
Industry Activities Code
Works Code
1.3 Referral agencies
No referral agencies applicable.
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2.0 Site details
2.1 Site description
The subject site comprises a rectangular lot located at 9 Bartlett Road, Noosaville and is described
as Lot 48 on RP173566. The lot has an area of 1526.6m2 and contains six industrial buildings that
are used for self - storage purposes.
Table 1: Site description
Site characteristic Description
Existing land use The site is currently used for self storage in industrial sheds.
Frontage and access The site has a 30m frontage to Rene Street.
Topography and views The site is relatively level rising slightly from the road frontage.
Existing vegetation No significant vegetation on site.
Existing easements No easements on site.
Figure 1: aerial view and site identification Source: Noosa Council
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Figure 2: Satellite view of site Source: Noosa Council
2.2 Surrounding land uses
The site is located in the Rene Street industrial area which supports a range of industrial uses
including industrial sheds and warehouses.
Table 2: Surrounding land uses
Surrounding land uses
North – opposite the site Industrial building utilised by the Salvation Army
South Easement and residential dwellings
East Industrial sheds
West Industrial sheds
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3.0 Proposed development details
The applicant seeks a Development Permit for a Material Change of Use for a Warehouse complex
and Caretaker’s Accommodation unit to be constructed across the site. The development proposal
comprises demolition of the existing sheds on site followed by the construction of one industrial
building located across the rear half of the site. Access to the site will be from a central driveway with
carparking and manoeuvring provided in front of the building.
The building adopts a contemporary design and includes a flat roof form with upper level balconies
at the front of the building and eaves to the rear of the building. The building is proposed to be
constructed of concrete tilt up panels with feature metal wall cladding extending around the upper
level balconies. A muted colour scheme is proposed for the building.
The Caretakers Accommodation unit is located within tenancy 1 on the upper level and has an
area of 65m2 with a balcony to the rear.
The owner of the site operates a property development business that specialises in the construction
and fit out of medical and professional suites as well as specialty shopping complexes. Due to the
cost and the logistics in obtaining medical equipment on time for construction and fit out, the applicant
requires secure storage for such items to ensure projects are able to meet stringent required time
frames. The applicant advises that the equipment associated with the medical industry fit-outs is
highly specialised, expensive, in some cases quite bulky and is hard to source with extensive wait
times due to logistics and overseas delivery issues. The equipment requires storage in a monitored
and highly secure premises. The owner or an employee of the business will reside on site when
medical equipment is being stored to ensure the security of the equipment as well as enabling the
caretaker to arrange for pick-up and delivery of building materials after hours.
The application details retention of the existing 4 metre high core filled block walls to the rear
boundaries enclosing the courtyards to further enhance security and create a further buffer to the
residential zone adjoining the rear boundary.
Detailed proposal plans prepared by Sprout architects are included in Appendix A with Attachment
B including survey plans of the existing buildings and contours.
Table 3: Summary of development aspects
Material change of use
Building height 7.6 metres
Gross floor area (GFA) Warehouse: 796m2
Caretakers: 65m2
Car parking 14 spaces
2 motorcycle spaces
Site access Bartlett Road
Proposed lots 1 lot
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Proposed servicing arrangements All urban services are available to the site.
Bins will be either stored internally or to the rear
of the tenancies in the enclosed and secure
courtyard area.
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4.0 Planning assessment
4.1 Noosa Plan 2020
The site is included in the Noosaville locality and is zoned Low Impact Industry in accordance with
the Noosa Plan 2020. The applicant proposes to develop the site for a Warehouse and Caretaker’s
Accommodation which is defined as:
Warehouse means the use of premises for-
a) storing or distributing goods, whether or not carried out in a building; or
b) the wholesale of goods, if the use is ancillary to the use in paragraph (a).
Caretaker’s accommodation means the use of premises for a dwelling for a caretaker of
a non-residential use on the same premises.
A Warehouse and Caretakers Accommodation are consistent code assessable uses in the Low
Impact industry zone in which the site is contained. The Noosa Plan details that the following codes
are applicable:
a) Noosaville Local Plan Code;
b) Low impact Industry Code;
c) Caretakers Accommodation, Dwelling unit and Rural Workers Accommodation Code
d) Industry Activities Code; and
e) Works Codes
4.2.1 Noosaville Local Plan Code
Refer Appendix C. It is noted that the proposal does not comply with the front and rear boundaries
and justification is provided in Appendix C.
4.2.2 Low Impact Industry Code
Refer Appendix D.
4.2.3 Caretaker’s Accommodation, Dwelling Unit and Rural Workers Accommodation
Code
The proposal has been reviewed against the provisions of the code in the table below:
Performance Outcomes Acceptable Outcomes Proposal Compliance
PO1 AO1.1
Development does not compromise A dwelling unit does not occur within Not applicable - not a dwelling unit
the operation or viability of existing or 100 metres of land within the Low
planned non-residential uses. Impact Industry zone or the Medium
Impact Industry zone.
PO2 AO2.1
Caretaker’s accommodation is used In the Rural zone, caretaker’s Not applicable – not in a rural zone.
for bona fide caretaking or property accommodation is:
management purposes such that:
a) located within 50 metres of the
a) in the Rural zone, caretaker’s primary use of the site, for which
accommodation is required the caretaker is responsible;
because of the need to caretake
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a non-residential activity on site; b) on a site with a minimum area of
or 20 hectares, accommodating an
b) in the Low Impact Industry zone, existing rural activity; or
the Medium Impact c) the only residential use on
Industry Zone or the Innovation a site accommodating a
Zone, caretaker's business activity, a community
accommodation demonstrates activity, an entertainment
the need for 24 hour care of activity, an industry activity, an
buildings, operations, plant or infrastructure activity or a
equipment. recreation activity.
Editor’s Note—Council would AO2.2 The Caretakers residence is to be
require sufficient justification that the In the Low Impact Industry zone or used by the owner of the site who
caretaker’s residence is required for the Medium Impact Industry Zone, proposes to store specialist medical
the industry, rural or other activity on caretaker's accommodation is: equipment for building fit outs as well
the site. as building materials. Due to the
a) directly associated with and nature of the goods stored on site as
subordinate to the industry well as the after hours deliveries and
activity on site; and pick up, a caretaker is required for
security and organization. The
proposed use is directly related to the
storage and distribution use of the
premises.
b) the only residential use on One caretakers residence proposed
the site; for the site
c) on a site with an area of at least Site area of 1528m2 does not comply
2,000m2 or is not located within with the prescribed area and a
100 metres of any other caretakers accommodation has been
caretaker's accommodation; and approved at 11 Bartlett Street
approximately 92 metres from the
d) not separately let for other
proposal. The applicant reiterates that
accommodation activities.
due to the sensitivity of the equipment
and operational hours a caretaker is
required on site.
It is noted that due to the
configuration of the site, existing
landscaping and fencing the
Caretaker residence at 11 Bartlett
Street would not provide any casual
surveillance for the subject site.
Caretaker associated with the
industrial use to reside on site.
AO2.3
In the Innovation Zone caretaker's Not applicable
accommodation is:
a) directly associated with and Not applicable
subordinate to a non-residential
activity on site; and
b) not separately let for other
accommodation activities.
PO3 AO3
Rural workers' accommodation is Rural workers' accommodation is Not applicable
located on rural properties of 20 limited to land in the Rural zone used
hectares or greater for bona fide for agricultural production.
employees of a rural use carried out
on site.
PO4 AO4.1
A caretaker’s Caretaker’s accommodation is Complies – caretaker to be
accommodation, dwelling unit or rural occupied by a person or persons responsible for storage and deliveries
workers' having responsibility for the security, to site.
maintenance or management of non-
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accommodation is ancillary to non- residential activities conducted on the
residential activities on the same site. same site.
AO4.2 Complies - on caretakers residence
No more than one caretaker’s proposed on site.
accommodation is established
on site provided that where the site is
subject to a Building Unit Plan or
Group Title Plan no more than one
caretaker's accommodation is
located on the original parent parcel.
AO4.3
Caretaker’s
accommodation and rural workers' Proposal able to comply
accommodation are not excised from
the balance of the site (or would
cease to be this use).
AO4.4
Caretaker’s accommodation does not Complies
occur on the same site as a dwelling
unit.
AO4.5
In a zone other than the Rural Not applicable
Zone caretaker’s accommodation is
adjoining and where practicable
shares an interconnecting door with
the non-residential use for which the
caretaker is responsible.
AO4.6
Outside of an industrial zone neither Not applicable
a caretaker’s accommodation nor
a dwelling unit has a gross floor
area exceeding 90m².
AO4.7
No residential use in either the Low Complies
Impact Industry zone or the Medium
Impact Industry zone has more than
one bedroom or a gross floor
area exceeding 65m².
AO4.8
Rural workers' accommodation has a
combined total gross floor area not Not applicable
exceeding 250m² and
accommodates no more than 10
persons including employees and, if
applicable, their immediate families.
Editor’s Note— Rural workers'
accommodation would typically only
be occupied on a seasonal basis. If
the property owner sought to offer
accommodation to people beyond
bona fide farm workers approval for a
separate use such as short term
accommodation would be required.
PO5
Development does not place No acceptable outcome provided Industrial building has been designed
residents at risk of exposure to noise to minimize impacts to surrounding
levels, air emissions or odour levels areas through minimal windows to the
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that would cause unacceptable rear of the site and retention of
health risks existing 4.6m fence to rear of site .
PO6 AO6.1
The design of the caretaker’s The residence can be secured so Complies. Caretakers residence has
accommodation, dwelling unit or rural that persons other than the residents separate entrance.
workers' accommodation achieves cannot gain direct access.
an acceptable level of residential
amenity for residents of the use, AO6.2
including security, visual and Bedrooms and living rooms of Complies - bedroom internal to the
acoustic privacy the caretaker’s industrial tenancy.
and access to private open space. accommodation, dwelling unit or rural
workers' accommodation do not
adjoin, and face away from, noise
generating activities conducted on
the site or adjoining sites.
AO6.3 Complies
The caretaker’s
accommodation or dwelling unit is
provided with a patio, balcony,
verandah, deck or garden with an
area of not less than 15m² with a
minimum horizontal dimension of at
least 2.5 metres.
AO6.4 Not applicable
Rural workers' accommodation is
provided in a permanent habitable
structure with, as a minimum:
a) sleeping quarters;
b) bathroom facilities;
c) living rooms separate to
sleeping quarters; and
d) running drinking water supply,
plumbed effluent disposal and
power supply.
e)
or
AO6.5
Where rural workers' Not applicable
accommodation takes the form
of temporary or transportable
accommodation:
a) ablutions and waste disposal are
provided on site; and
b) employees stay no longer than
six weeks.
Editor’s Note — depending on the
nature of accommodation and the
number of people accommodated
special requirements pursuant to
the Building Act 1975 or the Workers'
Accommodation Act 1952 may apply
to rural workers' accommodation.
AO6.6
Complies
The residential use is setback at
least 3 metres from any waste
servicing area.
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AO6.7 Not applicable
Caretaker’s
accommodation and rural workers'
accommodation is separated by at
least 150 metres from:
a) the Resource Area/ Processing
Area and operational area of any
Key Resource Area;
b) any intensive animal industry;
c) any high impact industry.
AO6.8
Complies
Private open space or outdoor living
space is sited and orientated so that
it is not directly overlooked by other
buildings on the site or adjoining
premises;
or
AO6.9 Not applicable
Where direct overlooking from
another building is unavoidable, any
private living space is screened by a
minimum 1.8 metre high solid screen
fence or other effective screening
devices.
PO7 AO7
Sufficient space is available to Parking on the site is required in Complies – 1 carparking space
accommodate the likely parking addition to those spaces required for provided for caretaker
demand of residents, exclusive of the other uses on the site, and is marked
car parking requirement for the other for the exclusive use of the
uses on the site. residential use.
Editor’s Note— the rate of car
parking required for the use is
specified in the Driveways and
Parking Code.
4.2.4 Industry Activities Code
The proposal has been reviewed against the Industry Activities Code and is considered to comply
with the relevant outcomes. Refer Attachment E.
4.2.4 Engineering Works Code
The proposal has been reviewed against the relevant codes and is considered to comply with the
relevant sections. A stormwater management plan is currently being prepared for the development
and will submitted when finalised.
Carparking has been provided in accordance with Council requirements.
.
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5.0 State assessment and other matters
Under the Planning Act 2016, this application must be assessed against each of the following
statutory planning instruments to the extent they are relevant to the development:
State Planning Policy;
South East Queensland Regional Plan;
Planning Regulation 2017;
The Noosa Plan.
The Noosa Plan is generally consistent with the State Planning Policy July 2017 (SPP) and the SPP
raises no further issues relevant to the proposed development.
The site is located within the Urban Footprint area of the SEQ Regional Plan and the proposal is
consistent with the regional policies of the SEQ Regional Plan.
The proposal is for urban activity within the Urban Footprint and is consistent with the assessment
benchmarks contained in the Planning Regulation 2017 for the SEQ Region.
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6.0 Conclusion
The above development application has been submitted to Noosa Council as the Assessment
Manager of the application under the Planning Act 2016. This application seeks a development
permit for Material Change of Use for Warehouse and Caretakers Accommodation which are
consistent code assessable uses under the current Noosa Plan 2020.
This application can be supported on a number of grounds as provided in detail in the above report.
These grounds include:
The site is located in the industry zone in which Warehouse and Caretakers
Accommodation are consistent uses.
The caretakers use is directly associated with the industrial use of the site and will further
ensure industrial operations on site do not impact on the adjoining residential premises to the
rear.
The design of the building ensures that the building and uses are compatible with the
surrounding area.
The site is well suited to the proposed development as it is unconstrained, has sufficient area
for the proposed use and has good vehicular access.
The area of non-compliance relating to setbacks and landscape location is minor and will not
impact on the character or amenity of the site or surrounds.
There are sufficient planning grounds to support the approval of the development on the site.
The Assessment Manager’s favourable consideration of the above development application is
therefore recommended
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7.0 Attachments
Attachment A Proposal Plans
Attachment B Survey Plans
Attachment C Noosaville Local Plan Code
Attachment D Low Impact Industry Zone Code
Attachment E Industry Activities Code
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