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MCU14/0049 & OPW14/0276: Lodgement of a DA - Planning Statement
Our Reference: 01631 L02 NG M2C Contact Person: Nadine Gorton th 26 June 2014 Chief Executive Officer Noosa Council Po Box 141 TEWANTIN Q 4565 Attention: Planning & Development Dear Sir/Madam, RE: LODGEMENT OF A DEVELOPMENT APPLICATION Material Change of Use – Development Permit for a Material Change of Use – Type 1 Warehouse (Self Storage) and Operational Works (Advertising Device) over land situated at 64-66 Rene Street, Noosaville and described as Lot 280 on SP104321 Martoo Consulting has been engaged by the applicant Sharpe Enterprises to submit a development application seeking approval for a Material Change of Use for an extension to an existing self storage complex and Operational Works approval for General Signage on the property within the Noosaville Industrial Estate. The Noosa Council is the Assessment Manager for this development application under the Sustainable Planning Act 2009. The applicant seeks approval to construct a new building on the eastern portion of the site that will complement the existing storage sheds on site and provide additional storage units. The applicant also seeks approval for advertising signage on the existing and proposed building and premise. This letter supports the above development application by explaining the site and the applicant’s rationale for the proposed land use and concludes by providing our brief town planning assessment of the proposed extensions. THE SUBJECT SITE The site is located at 64 -66 Rene Street, Noosaville and is described as part of Lot 280 on SP104321. 2 The site has a total area of 4050m and is of a rectangular configuration with a street frontage of 71 metres to Rene Street. The site contains a large colourbond building on the western half of the site and storage area on the eastern half which was previously utilised as a timber yard as part of a local business called Mad about Timber. The existing building has been upgraded and converted to storage sheds with the western portion remaining as an open paved yard. The levels of the site have been altered through the past industrial activities on the site with a retaining wall provided along the front of the site and the building and storage area excavated into the site. The site is located on the southern edge of the Noosaville industrial estate and industrial uses adjoin the site the west and east and opposite the site. The southern boundary adjoins an environmental reserve.
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The site has access to public infrastructure including water, sewer and underground
telecommunications and overhead electricity supply which is appropriate for urban development.
The aerial photograph below illustrates the sites location and surrounding uses.
Subject site
Figure 1 Subject site
THE DEVELOPMENT APPLICATION
The applicant seeks to construct a new industrial building on the eastern portion of the site to
complement and expand the existing industrial building on site. The new building is to be utilised for
self- storage consistent with the existing storage facilities on site.
The industrial building is to be partially excavated into the site and comprises three levels. The
proposal plans detail a basement floor plan with storage sheds partially excavated into site, a ground
floor plan with loading docks and storage sheds and level 1 floor plan with smaller storage sheds.
The storage sheds are to be rented out by individuals for self storage purposes and have areas
2 2
ranging from 5.7m to 24m .
The proposed building is to comprise reinforced concrete block wall on the basement level with the
upper two levels comprises a steel frame with colourbond walls.
Carparking for 4 vehicles is provided for the proposed extension. Trolleys are provided on all levels to
enable patrons to transport their goods to the individual storage sheds.
Proposal plans prepared by Steve McGregor Design Service are included in Attachment 1.
The applicant also seeks approval for signage across the premises. In this regard the applicant is
seeking approval for a number of signs that would be defined as General Signs under the Advertising
Devices Code of the Noosa Plan. The signs include wall and awning type signs on the existing and
proposed building.
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NOOSA PLAN
The Noosa Plan 2006 defines an Industrial Building Type 1 as:
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.
The proposed use is consistent with the above scheme definition and Type 1 Warehouse uses are
indicated as being consistent code assessable uses in the Industry zone in which the site is contained.
(refer Figure 2)
Figure 2 Extract of Noosaville Locality Map
The Noosa Plan 2006 indicates that Industrial Building Type 1 are to comply with the following
codes:
• Noosaville Locality Code;
• Business Uses Code;
• Landscaping Code; and
• Engineering Works Codes.
The proposal has been reviewed against the Noosaville Locality Code in Attachment 2 and is generally
considered to comply with the specific outcomes.
The proposal complies with the Business Uses Code as the proposed extensions and use are consistent
with the provisions of the code. With regard to waste disposal it is noted that only two wheelie bins are
required on site for waste generated by the office. Patrons of the storage sheds are not able to dispose of
rubbish on site. The premises are also appropriately lit and well secured.
The proposal has also been reviewed against the Engineering Works codes and is considered to be
consistent with detailed requirements.
The applicant is currently preparing a landscape plan for the site which will be submitted shortly.
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In accordance with the Driveways and Carparking Code, carparking is to be provided on site at the following
rate:
Four vehicle carparking spaces are provided on site in accordance with scheme requirements.
The planning scheme requires 1 bicycle parking space per 100m 2 or part thereof of gross floor area
which would result in the provision of 21 spaces for the site. The self storage nature of the site
generally means that most people drive to the site to deposit goods on the units and therefore 21 bike
spaces should not be required.
SIGNAGE
The applicant is also seeking approval for Operational Works for Signage across the site. In accordance
with the Advertising Devices Code several General Signs and one Medium Impact sign are proposed for the
site and include:
General Signs
• Awning face sign
• Wall sign
Medium Impact Sign
• Freestanding sign
Plans included as Attachment 2 provide dimensions and locations of the proposed signs. The Advertising
2
Devices Code indicates the maximum combined sign face area of all signs on the premises is 10m and
refers to the Sustainable Planning Act definition of premises which includes a building or land. As two
2
buildings are proposed on the site a total area of 20m of signage could be provided. Further it is noted
that in this instance the site could technically be subdivided into two lots and result in two separate
2.
buildings which would permit a total of 20m
2
The applicant is proposing a combined sign face area of 23.3m which the applicant considers to
comply with the relevant criteria. The applicant however further notes that the signage complies with
the Code as detailed below:
O2 Advertising devices—
f) are compatible with the human- scale and character of the locality in which they are situated;- The signs proposed
on site are reflective of the modernised building form on site.
g) are compatible with the scale, proportion, bulk and other characteristics of buildings, structures and landscaping;
- As above.
h) are designed, sited and integrated so as not to contribute to the proliferation of visual clutter. – The signs have
been professionally designed and placed on the building to integrate with the rectangular form and colours of the
building.
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This development application has been prepared in accordance with the Sustainable Planning Act
2009 and is submitted electronically with the following attachments:
1. Proposal plans prepared by Steve McGregor Design Service;
2. Completed IDAS Forms 1, 5 and 6; and
3. Council’s application fee as Assessment Manager for the proposal will paid separately
and is based on:
• Type 1 up to 500m2 base fee $ 3912.00
• 1676m2 @ $5.28 $ 8849.28
• Signage $ 722.00
• Unity Water fee $ 515.00
Total: $ 13998.28
Please contact our Sunshine Coast office if you require any further information and/or clarification in
relation to this proposal.
Yours sincerely,
Nadine Gorton
Senior Planner
martoo consulting pty ltd
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Page 6 ATTACHMENT 1___________________________________________________________________ PROPOSAL PLANS
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Page 7 ATTACHMENT 2__________________________________________________________________ Noosaville Locality Code