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Planning Report - Gateway Drive
Attached to the e-mail Ancillary Dwelling Units x 16 - MCU19/0081.
Development Application
Planning Report
Material Change of Use for 21 Ancillary Dwelling Units
situated at 64 Gateway Drive, Noosaville
(Lot 13/SP170295)
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Contents
1.0 Summary ........................................................................................................................... 3
1.1 Development application details ................................................................................................3
1.2 Planning instrument details .......................................................................................................3
1.3 Referral agencies........................................................................................................................3
2.0 Site details ......................................................................................................................... 4
2.1 Site description ..........................................................................................................................4
2.2 Background Approvals ...............................................................................................................4
2.3 Surrounding land uses ................................................................................................................5
3.0 Proposed development details .......................................................................................... 6
4.0 Planning assessment .......................................................................................................... 6
4.1 Code Assessment – Ancillary Dwelling Units ................................................................................. 6
4.2 Amenity ......................................................................................................................................... 8
4.3 Carparking.................................................................................................................................... 12
5.0 State assessment and other matters ................................................................................ 13
5.1 State interests .......................................................................................................................... 13
5.1.1 Matters established in the Planning Regulation ............................................................................ 13
5.1.2 State Planning Policy ...................................................................................................................... 13
6.0 Conclusion ...................................................................................................................... 13
Client Name: 64 Gateway Pty Ltd ATF 64 GD Trust
Prepared by: Jack Lewis B.Sc Hons UNSW, M.Plan OTAGO
Version: 2
Date: 9 July 2019
This report is based on the QLD Government’s planning report template (Department of Infrastructure, Local Government
and Planning), which adopts a ‘report-by-exception’ approach. The planning report only discusses the key issues and
matters where a proposed development does not exactly meet the requirements of, or conflicts with, a planning scheme
or other planning instrument.
Disclaimer: While every care has been taken in preparing this report, Pivotal Perspective Pty Ltd accepts no responsibility
for decisions or actions taken as a result of any data, information, statement or advice, expressed or implied, contained
within. To the best of our knowledge, the content was correct at the time of publishing.
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1.0 Summary
1.1 Development application details
Type of approval sought: Development Permit for Material Change of Use -
16 Ancillary Dwelling Units
Site address: 64 Gateway Drive, Noosaville
Real property description: Lot 13/SP170295
Site area: 12,337m2
Assessment manager: Noosa Council
Owner details: 64 Gateway Pty Ltd ATF 64 GD Trust
Applicant details: 64 Gateway Pty Ltd ATF 64 GD Trust
c/- Pivotal Perspective Pty Ltd
1.2 Planning instrument details
State planning policy: State Planning Policy (July 2017)
Regional plan: SEQ Regional Plan 2009–2031 (version commenced 2 May
Designation: 2014), urban footprint designation.
Planning scheme: The Noosa Plan
Zone: Industry zone
Level of assessment: Code
Applicable overlays: No overlays relevant
Applicable codes: Detached House Code
1.3 Referral agencies
Nil
Figure 1: Aerial view with zoning overlay
Source: Noosa Council Mapping System
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2.0 Site details
2.1 Site description
Table 1: Site description
Site characteristics Description
Existing land use Vacant
Frontage and access Adjoins the existing Gateway Drive cul-de-sac head with 78m of direct road frontage.
Topography The site slopes to towards Lake Doonella to the north at approximately 2-5%.
Existing vegetation The site is proposed to be cleared as part of OPW19/0098.
Figure 2: Aerial view and site identification
Source: QLD Globe
2.2 Background Approvals
132007.738 • On the 2 July 2008, Council issued a development permit for Material Change of Use –
Industrial Business Types 1 & 2.
• On the 9 April 2013, Council approved a change to condition 22 extending the relevant
period until 20 July 2016 (.01).
• On the 14 June 2016. Council approved a change to condition 22 extending the relevant
period until 20 July 2020 (02).
• On the 24 June 2019. Council approved a change to condition 1, 3, 8, 10, 22, 24, 31,
32, 43, 44, 45, 50, 51, 52 and 68 including extending the relevant period until 20 July
2022 (.04).
OPW19/0098 On the 13 June 2019, Council issued approval for vegetation clearing and earthworks.
Vegetation exemption certificates have been obtained from the State and works are
expected to commence onsite later this month.
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Figure 3: Approved Industrial Development Layout
Figure 4: Approved Bulk Earthworks Plan
2.3 Surrounding land uses
Table 2: Surrounding land uses
Surrounding land uses
North and East Adjoining the site to the north and east is the Lake Doonella Park Council reserve.
South Adjoining the site to the south are the following industrial premises:
- 61 Gateway Drive includes 5 service industry tenancies ranging in size from
50m2 to 157m2.
- 62 Gateway Drive, currently vacant 2,446m2 industrial lot.
- 18 Venture Drive, currently vacant 2,505m2 industrial lot.
West Adjoining the site to the west is the 22 unit ‘Bushlands Manor’ residential complex with
130m2 attached units with common facilities. The closest units are less than 6m away
from the site’s property boundary.
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3.0 Proposed development details
The application proposes to convert the upstairs portion of 16 of the 42 industrial units to include
caretakers’ residences. Each residential unit is less than 65m2 in gross floor area and include balcony
terraces and entrances from within the industrial tenancy. A copy of the proposed plan is included
below.
Figure 5: Proposed First Floor Plans (Ancillary Dwelling Units)
4.0 Planning assessment
4.1 Code Assessment – Ancillary Dwelling Units
The Ancillary Dwelling Units trigger a code assessable application against the Detached House
Code. The units will be constructed within the approved building, as a result there are no changes
to setbacks, height or site cover provisions. No materials and finishes, roof form and/or garaging
requirements are applicable. The following table outlines the proposals compliance with the relevant
assessment criteria.
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Table 3: Detached House Code Compliance
Detached House Code – Ancillary Dwelling Units
Specific Outcome Probable Solution Comments
O1 Setbacks S1.1 Not Applicable – As no changes to existing
approved building.
O2, O3 Flooding, Drainage S2.1-3, S3.1 Complies – Ancillary Dwelling unit habitable
and Earthworks floor levels are located on the first floor and
above minimum flood levels.
O4 Filling S4.1-3 Not Applicable – No changes to existing
approved building.
O5 Lake Macdonald Water S5.1 Not Applicable.
Supply
O7 Electricity Supply S7.1 Not Applicable – Existing approved buildings not
located under power lines.
O8 Water Supply S8.1 Not Applicable – Existing approved buildings not
located near water supply pipeline.
O9 Steep Slopes S9.1-3 Not Applicable – Site is not on steep slopes.
O10 Height S10.1 Not Applicable – No changes to existing
approved building.
O11 Site Cover S11.1-2 Not Applicable – No changes to existing
approved building.
O12 GFA Noosa North Shore S12.1 Not Applicable – Not located on the Noosa North
Shore.
O13 GFA Noosa Heads S13.1 Not Applicable – Not located in Park Rd, Noosa
Heads.
O14 Materials and Finishes S14.1 Not Applicable – Not located in the Eastern
Beaches.
O15 Noosa North Shore S15.1 Not Applicable – Not located on the Noosa North
Shore.
O16 Roof Form S16.1-2 Not Applicable – Excludes ancillary dwelling
units from requiring roof form provisions.
O17 Kin Kin S17.1 Not Applicable – Not located in Kin Kin.
O18 Boreen Point S18.1 Not Applicable – Not located in Boreen Pt.
O19 Class 10a buildings S19.1 Not Applicable
O20 Water Storage S20.1 Not Applicable
O21 Bushfire Hazard S21.1 Complies – Located in a reticulated water
area and enough provision for hydrant
servicing.
O22 & O23 Effluent Disposal S22.1 Not Applicable
O24 Enviro Protection S24.1-2 Not Applicable – No additional clearing required
O25 Carparking Spaces S25.1 Complies – One dedicated caretaker car
Sufficient carparking is A minimum of 1 space is provided for each ancillary dwelling
provided to accommodate the carparking space unit.
number of vehicles likely to per dwelling unit is
use the site. provided on-site.
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026 Amenity S26.1 Complies – The ancillary dwelling units are
No solution located and designed to adjoin the
Detached houses (including provided (no environmental reserve and the residential
any secondary dwelling) and requirement for zones. The units are to be only used as
Ancillary dwelling units are accepted caretaker accommodation to the approved
located, designed and development industrial unit and are separated to avoid
operated to avoid significant subject to significant changes to the light, air quality,
adverse changes to the light, requirements). noise access or other conditions of adjoining
air quality, noise, accessibility industrial units or nearby residential
or other conditions enjoyed by premises.
users of associated, adjoining
or nearby premises;
O27 Lighting S27.1 Not Applicable – Tennis court not proposed.
O28 Display Homes S28.1-3 Not Applicable
O29 One Household Only S29.1-4 Not Applicable – Exceptions for Ancillary
Dwelling Units
O30 Extractive Resources S30.1 Not Applicable
O31 – O34 Not Applicable
4.2 Amenity
The Ancillary Dwelling units are located adjacent to existing residential areas and bushland reserve.
The design proposes for 38% of the 42 individual premises to include an ancillary dwelling unit. Each
unit is significantly smaller than the 150m2 gross floor area requirement allowed by the definition and
will be attached and subordinate to the non-residential use. Each unit will be occupied by the owner
or somebody employed in the industrial use on the premises.
The units are located and designed to avoid significantly changing the amenity enjoyed by users of
surrounding premises. Ancillary dwelling units are ordinarily expected in this part of the industrial
estate with ancillary uses compatible with industrial businesses. Other recent ancillary dwelling unit
developments are included below;
Figure 6: Recently Approved Ancillary Dwelling Units within the Venture Dr, Gateway Dr, Project Ave,
Vision Ct Industry Zone Area (Marked in Red).
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Table 4: Recently approved Ancillary Dwelling Units within a 300m radius of the subject
site.
Approval Reference Approved Plan
MCU17/0560
23 Venture Dr, Noosaville.
- 8 industrial units including 4
ancillary dwelling units
MCU17/0078
20-22 Venture Dr, Noosaville.
- 12 industrial units including 2
ancillary dwelling units
MCU17/0510
3 Vision Ct, Noosaville
- 2 industrial units including a 140m2
ancillary dwelling unit.
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MCU17/0538
5 Vision Ct, Noosaville
- 2 industrial units including a 147m2
ancillary dwelling unit.
MCU18/0062
6 Vision Ct, Noosaville
- 7 industrial units including 3
ancillary dwelling units.
MCU17/0013
4/8 Project Ave, Noosaville
- Ancillary dwelling unit within
existing industrial unit
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MCU16/0133
19 Venture Dr, Noosaville
- Ancillary dwelling unit within
brewery
MCU16/0098
21 Venture Dr, Noosaville
- Ancillary dwelling unit within
chocolate factory
132002.220270.5
4/40 Gateway Dr, Noosaville
- Ancillary dwelling unit within
existing industrial unit
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4.3 Carparking
The existing approval required a minimum of 127 uncovered carparking spaces to be provided on
the site. The approved development included 129 equivalent carparking spaces on the site (including
16 motor scooter spaces). The following table demonstrates the total parking demand for the
development, which requires 128.3 spaces for the conversion of the 16 industrial units, as shown
below.
Table 5: Carparking demand existing industrial and proposed ancillary dwelling units.
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The carparking layout can provide for 16 spaces exclusively for the use of each of the ancillary
dwelling units. These spaces will be provided in accordance with S25.1, and in addition to the
industrial use requirement.
The proposed Ancillary Dwelling Units meet the relevant probable solutions of the Detached House
code.
5.0 State assessment and other matters
5.1 State interests
5.1.1 Matters established in the Planning Regulation
Nil
5.1.2 State Planning Policy
Nil
6.0 Conclusion
The ancillary dwelling units are code assessable development against the Detached House Code.
The assessment finds the development meets the relevant Probable Solutions of The Noosa Plan.
The proposal is for 16 ancillary dwelling units on the first floor of the existing approved industrial units
adjoining the Lake Doonella Reserve and the residential zones to the west and northeast. Each unit
is orientated to the north to take advantage of the natural bush outlook and are to be exclusively
used for caretakers of the premises. The units are restricted to 65m2 and are consistent with other
recent approvals for ancillary dwelling units within the area. Sufficient carparking is provided on the
site to meet the carparking demand.
The Assessment Manager’s favourable consideration of the above development applications is
therefore recommended. Please contact me if you require any further information and/or clarification
with respect to the above application.
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