2 Industrial Avenue, West QLD 4551 Lot 1 on RP912701 Town Planning report June 2017

HPC Urban Design + Planning ACN 095 337 661 Level 12, 126 Margaret Street, QLD 4000 PO Box 15038, City East QLD 4000

© HPC Urban Design + Planning 2017 Pty Ltd

This document is and shall remain the property of HPC Urban Design + Planning. The document may only be used for the purposes for which it was commissioned and in accordance with the Terms of Engagement for the commission. Unauthorised use of this document in any form whatsoever is prohibited.

Prepared by HPC Urban Design + Planning Pty Ltd

Reference Workshed_Industrial 17052

Document Control

Rev Date File Author Signed Status

1 01.06.2017 DA Report HH JW DA lodgement

Architecture | Urban Planning | Project Management | Development A d v i c e Town Planning report June 2017

Application Overview Address 2 Industrial Avenue, Caloundra West QLD 4551 Lot 1 on RP912701

Site Area 3,847m2

Local Authority Sunshine Coast Regional Council

Local Authority Zoning Medium Impact Industry Zone

Local Plan Caloundra Local Plan

Existing Use/s Warehouse

Application Details Material Change of Use for Warehouse and Ancillary Caretaker’s Accommodation - Development Permit Level of Assessment Code Assessable

Referral Agencies N/A

Applicant Details KMR Holdings No1 Pty Ltd

c/- HPC Urban Design + Planning Pty Ltd

Level 12, 126 Margaret Street, BRISBANE QLD 4000 Contact: Julian Wooderson Phone: 3217 5800 Email: [email protected] Web: www.hpcurban.com.au

Land Owner KMR Holdings No1 Pty Ltd

Architecture | Urban Planning | Project Management | Development A d v i c e Town Planning report June 2017

Table of Contents

1 Introduction ...... 2 Overview ...... 2 Summary of Proposals ...... 2 Supporting Information ...... 3 Recommendations ...... 3 2 Site + Surrounding Development ...... 4 Site Locality ...... 4 Surrounding Land Uses ...... 5 Servicing ...... 6 Easement ...... 6 On-site Vegetation...... 6 Approval History ...... 7 Site Photographs ...... 7 3 Proposed Development ...... 10 Application Details ...... 10 Description of Proposal ...... 10 Extent of Works ...... 11 Key Planning Issues ...... 12 4 State Assessment Framework ...... 18 Sustainable Planning Act 2009 ...... 18 State Planning Policy (SPP) ...... 20 State Planning Regulatory Provisions ...... 20 South East Plan 2009-2031 ...... 21 5 Local Assessment Framework ...... 22 Sunshine Coast Planning Scheme 2014 ...... 22 Approvals Sought ...... 22 Medium Impact Industry Zone ...... 23 6 Conclusion ...... 26

Appendices Appendix A: Architectural Plans HPC Architecture Appendix B: Detail Survey Plan Kevin Holt Consulting Appendix C: Bushfire Management Plan Land and Environment Consultants

Architecture | Urban Planning | Project Management | Development A d v i c e Town Planning report June 2017

Appendix D: Engineering Services Report Inertia Engineering Appendix E: Landscape Concept Plan Citicene Appendix F: Traffic Engineering Assessment Rytenskild Traffic Group Appendix G: Code Compliance Statements HPC URBAN Design + Planning Appendix H: Land Owner’s Consent and Title KMR Holdings No1 Pty Ltd Appendix I: SCRC & IDAS Forms HPC URBAN Design + Planning

Architecture | Urban Planning | Project Management | Development A d v i c e Town Planning report June 2017

1 Introduction

Overview HPC Urban Design + Planning Pty Ltd (“HPC Urban”) have been engaged by KMR Holdings No1 Pty Ltd (“the Applicant”) to prepare and lodge a development application seeking approval for a

Development Permit for Material Change of Use for Warehouse and Ancillary Caretaker’s P a g e | 2 Accommodation upon land at 2 Industrial Avenue, Caloundra West QLD 4551, formally described as Lot 1 on RP912701 (“the subject site”).

This town planning report provides context to the proposed development by describing the subject site, surrounding locality and scheme design. Second, the report provides an independent assessment of the proposal against the applicable statutory planning instruments, which demonstrates the acceptability of the proposed development.

Under the Sunshine Coast Regional Planning Scheme 2014 (“Sunshine Coast Planning Scheme”), the subject site is located within the Medium Impact Industry Zone and the Caloundra Local Plan Area. In accordance with the Medium Impact Industry Zone Code, a warehouse and caretaker’s accommodation are both listed as consistent land uses within the Medium Impact Industry Zone. The proposal is subject to Code Assessment and does not trigger referral to any external or State agencies.

The subject site is affected by the following overlays as defined by the Planning Scheme:

• Acid Sulfate Soils Overlay • Airport Environs Overlay • Bushfire Hazard Overlay • Flood Hazard Overlay • Height of Buildings and Structure Overlay • Land Subject to Regional Infrastructure Overlay

Summary of Proposals The proposal comprises two warehouse buildings with a total gross floor area (“GFA”) of 2,176m2, together with 37 on-site car parking spaces and landscaping. The warehouse buildings are divided into 21 tenancies, including a single ancillary caretaker’s unit. The tenancies range in size from 48.3m2 to 162.5m2.

The warehouses are speculative, being for unknown end users at this time. It is anticipated the individual warehouse tenancies will be used for a range of storage and distribution activities (excluding dangerous goods) as per the definition of ‘warehouse’ under the Planning Scheme.

The proposed warehouse is responsive to the relevant constraints and issues encumbering the land and is consistent with the intent of the Zone. The proposal is of a low impact nature and consequently does not present any significant issues for assessment and warrants Council support.

The acceptability of a warehouse use in this location is well established and it is hoped that an expeditious planning decision will help facilitate the delivery of the proposed warehouse into favourable market conditions.

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Supporting Information Independent specialist studies have been prepared to ensure that all engineering, environmental and amenity matters are evaluated and addressed as part of the development application and design process. This town planning report should be read in conjunction and considered with the following supporting documentation:

• IDAS Form 1 - Prepared by HPC Urban Design + Planning P a g e | 3 • IDAS Form 5 - Prepared by HPC Urban Design + Planning • Architectural Plans - Prepared by HPC Architecture • Code Compliance Statements - Prepared by HPC Urban Design + Planning • Engineering Services Report - Prepared by Inertia Engineering • Traffic Engineering Assessment - Prepared by Rytenskild Traffic Group • Bushfire Hazard Assessment - Prepared by Land and Environment Consultants • Landscape Concept Plan - Prepared by Citicene

The preparation of the aforementioned studies was an iterative process with the results and recommendations shaping the design of the development proposed. All relevant supporting information has been lodged for the development application to be considered as Properly Made.

Recommendations This independent town planning report, coupled with the supporting specialist reports demonstrate that the proposed development is an appropriate development outcome for the site, generally accords with the relevant provisions of the Sunshine Coast Planning Scheme 2014 and does not prejudice the development potential of adjoining lots. As such, the application is recommended for approval, subject to reasonable and relevant conditions.

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2 Site + Surrounding Development

Site Locality The subject site is situated at 2 Industrial Avenue, CALOUNDRA WEST QLD 4551 and comprises a single lot as described in Table 1. Street Address RP Description Zoning Site Area P a g e | 4 2 Industrial Avenue, Lot 1 RP912701 Medium Impact Industry Zone 3,847m2 Caloundra West Total Subject Site Area: 3,847m2 Table 1: Site Details

The subject site is located within an established industrial area of Caloundra West. The site is situated approximately 1km northwest from Stockland’s Caloundra Shopping Centre and approximately 7km east of the Bruce Highway.

Pursuant to the Sunshine Coast Planning Scheme, the subject site is located in the Medium Impact Industry Zone and the Caloundra Local Plan Area. The subject site has primary frontage to Industrial Avenue which grants direct access to the subject site. Figure 1 below shows the location of the site in relation to the immediate surrounding area; while Figure 2 shows the zoning of the land.

Figure 1: Site Plan Source: Nearmap, 2017

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Figure 2: Sunshine Coast Planning Scheme Zoning Source: Sunshine Coast Planning Scheme 2014 - MyMaps

Surrounding Land Uses The subject site is appropriately integrated with the surrounding land uses and built form. More specifically, the subject site is neatly positioned among lots zoned Medium Impact Industry, which are predominately developed in the form of medium industry, warehouses and showrooms. Aside from industrial uses, the rear north-western boundary of the site abuts a densely vegetated area which is zoned Environmental Management and Conservation Zone (refer to Figure 2).

Existing businesses operating in the surrounding industrial area are indicated in Figure 3. The surrounding uses include:

A. Jetty Specialist (SUBJECT SITE - 2 Industrial Avenue, Caloundra West) B. Sunshine Coast Nissan Caloundra (1 Industrial Avenue, Caloundra West) C. Askin Cabinets/Tech Cut Benchtops (4 Industrial Avenue, Caloundra West) D. Ronca Metal Industries (6 Industrial Avenue, Caloundra West) E. Caloundra Mower Centre (8 Industrial Avenue, Caloundra West) F. Kitchen Shop (7 Industrial Avenue, Caloundra West)

The subject site is ideally located for transport and accessibility being located within an established industrial area of Caloundra West. With regard to private transport, the site is situated within close proximity (500m drive) to the roundabout intersection of Caloundra Road, Nicklin Way and Pelican Waters Boulevard. Caloundra Road gives connection to the Bruce Highway (to the west) and the community centre of Caloundra (to the east). Nicklin Way provides a northerly link to the Sunshine Motorway, and Pelican Waters Boulevard links with the Pelican Waters community to the south.

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Additionally, the site is serviced by public transport, with Industrial Avenue containing a bus stop which gives hourly connections to central Caloundra, Caloundra Busway Station and other various residential locations.

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Figure 3: Surrounding Users Source: Nearmap, 2017

Servicing The subject site can be adequately serviced by all necessary infrastructure, including reticulated sewerage, water, electricity, telecommunication and gas. For Further details relating to the availability of these urban services to service the development, please refer to Section 2.3 and Section 8 of the Engineering Services Report included at Appendix D.

Easement As per the Detail Survey Plan included at Appendix B, no easements currently burden or benefit the subject site.

On-site Vegetation The site is void of significant vegetation, cleared as part of previous site remediation works. Furthermore, as per the Sunshine Coast Regional Council interactive mapping, the site is not included within the Sunshine Coast Planning Scheme 2014 Biodiversity, Waterways and Wetlands Overlay mapping. No significant adverse ecological impacts are anticipated as a result of the proposed development.

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Approval History A Development Permit for Material Change of Use to Extend an Existing Industrial Use and Preliminary Approval for Building Works (Council reference: 2007/500024) was issued on 30/08/2007. The approval involved the development of a 584m2 shed extension and an additional seven (7) car parking spaces over the subject lot. The approval has since been completed.

Site Photographs P a g e | 7 The following site context photographs demonstrate that the site is generally flat and is improved with an industrial warehouse which is linked via a covered loading bay with the warehouse of the adjoining Lot 2 on RP912701 (to the southwest) (refer to the Detail Survey Plan of Appendix B for further details). The images illustrate that site is also improved with adequate verge treatments including a footpath, concrete kerb and channel, crossovers, turf and boundary landscaping. The view locations of the individual photographs are identified in Figure 9.

Figure 4: Northwest view from the Industrial Avenue frontage towards the subject lot and existing warehouse

Figure 5: West view from the Industrial Avenue Street frontage looking towards adjoining Lot 2 on RP912701

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Figure 6: Northwest view from the adjoining Lot 2 on RP912701 showing the rear environmental management and conservation zone, which is protected from disturbance by wire-mesh fencing

Figure 7: Existing cement retaining wall along the northern boundary of the subject site

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Figure 8: South-western view, looking towards the existing car parking arrangement and façade of adjoining Lot 2 on RP912701

Figure 9: Photograph Location Map Source: Nearmap 2017

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3 Proposed Development

Application Details The application seeks approval for: • Material Change of Use for Warehouse and Ancillary Caretaker’s Accommodation P a g e | 10

Description of Proposal The proposal involves the removal of the existing warehouse (not assessable development) to facilitate the redevelopment of the subject site to provide two warehouse buildings (Building 1 and Building 2) comprising a total GFA of 2,176m2. The warehouse buildings are divided into 21 tenancies, incorporating an ancillary caretaker’s unit, associated car parking, landscaping and amenity areas. The key development parameters of the proposal are summarised in Table 2 below.

Access will be gained via a single crossover on Industrial Avenue, approximately midway along the site frontage. A total of 37 car parking spaces will be provided on site.

The warehouse has evolved through a design-led approach, resulting in a warehouse development of high architectural distinction designed and orientated to address the public realm and to minimise the overall scale of the development when viewed from Industrial Avenue.

The proposal is for speculative warehouse units for unknown end users at this time and has been designed to accommodate a range of storage and distribution activities. The contemporary commercial architectural style and proposed quality landscaping enhance the visual appearance of Industrial Avenue and achieves a style and massing commensurate with the existing industrial development in the surrounding area. The proposed development is entirely consistent with the directions set by the Sunshine Coast Planning Scheme and does not yield unreasonable or unacceptable adverse impacts on the amenity of adjoining occupiers or the Industrial Avenue streetscape.

It can be concluded that the subject site is suitable for the proposed warehouse and caretaker’s accommodation in terms of the nature of the activity, character, scale, compliance with the Sunshine Coast Planning Scheme statutory planning controls and should be supported by Council.

The proposed site layout and built form is demonstrated in the Architectural Plans included at Appendix A.

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Extent of Works Table 2: Key Development Parameters Total Site Area 3,847m2 Number of Stages 1 Quantity of Tenancies 21 (including 1x caretaker’s unit)

Permitted/ Required Proposed P a g e | 11 GFA Building 1 = 1,657.4m2 2 N/A Building 2 = 518.2m Total GFA: 2,176m2

Ancillary Caretaker’s Caretaker’s accommodation GFA: GFA not exceeding 200m2 Accommodation 134.4m2 2 Site Cover 70% maximum (2692.9m2) 46% (1,726m ) Setbacks Building 1: 19.32m (setback area includes car parking and landscape Primary street frontage: 6m buffer)

Building 2: 88.95m Building 1: • Side (north) boundary: 8.9m; • Side (south) boundary: 6.5m Side or rear boundary • Rear boundary: 21.4m (unless built to boundary wall): 3m Building 2: • Built to boundary on side and rear boundaries

Building Height 7.2m to the eaves (Building 1 and 11m Building 2)

Car parking Warehouse: 1 Space/ 50m2 37 car parking spaces for first 500m2 and 1 Space/ 100m2 for components > 500m2 = 27 spaces

Caretaker’s Unit: 1 space / dwelling= 1 space Total= 28 spaces

Access Access is proposed to be gained via a single 9.0m wide crossover off Industrial Avenue. As shown in the supporting Traffic Engineering Assessment, the proposed access crossover has been designed in accordance with Council’s standard requirements and allows for a Heavy Rigid Vehicle to access the site satisfactorily. Manoeuvring The layout allows for a Medium Rigid Vehicle (8.8 metre truck) to circulate around the central building. A Heavy Rigid Vehicle will be able to manoeuvre within the front car parking area.

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A breakdown of the individual building areas is provided in Table 3 below.

Table 3: GFA Breakdown Building 2: Building 1: GFA Proposed GFA Proposed Tenancy Tenancy PWD 6.8m2 9 142.1m2 P a g e | 12 1 (caretaker’s unit) 134.4m2 10 78m2 2 134.5m2 11 78m2 3 134.5m2 12 78m2 4 78m2 13 142.1m2 5 78m2 6 78m2 7 78m2 8 78m2 14 48.3m2 15 48.3m2 16 96m2 17 96m2 18 128m2 19 128m2 20 162.5m2 21 150.1m2 Total: 1,657.4m2 Total: 518.2m2

Key Planning Issues The proposed warehouse and caretaker’s accommodation are responsive to the relevant constraints and issues encumbering the land and is consistent with the intent of the Zone. The proposal is of a low impact nature and consequently does not present any significant key issues for assessment, however the following sections provide more detail regarding the following:

• Architectural intent • Bushfire management • Building height • Earthworks • Hours of operation • Flooding • Noise • Acid Sulfate Soils • Dust and noise management • Stormwater management • Car parking and access • Refuse storage and collection • Ancillary caretaker’s • Landscaping accommodation

3.4.1 Architectural Intent The scale, massing and height of the proposed warehouse is a result of a design-led approach to create a scheme that responds to the industrial context of the locality, and makes optimum use of a site which has long been established for industrial uses. The contemporary commercial architectural style is appropriate to the aspirations of modern business and enhances the visual appearance of Industrial Avenue and the broader industrial area. The proposed development is entirely consistent with the

Architecture | Urban Planning | Project Management | Development Advice Town Planning report June 2017 design requirements set by the Industry Uses Code and does not yield unacceptable adverse impacts on the amenity of adjoining occupiers or the streetscape.

The proposed warehouse structure will exhibit a design that is typical for the use, with building facades suitably varied and articulated. The proposed eastern elevation of Building 1 which is the most prominent visual feature of the development will present attractively to Industrial Avenue through the use of significant landscaping, architectural detailing and a mixed colour palette. P a g e | 13

The approach to articulation and façade treatment of Building 1 is defined by a combination of high quality durable materials, front balcony, feature green walls, large glazed window openings, projecting signage and awnings. The external finishes will be primarily precast concrete panels and metal roof sheeting. The varied material and colour treatment achieves a high level of visual interest and breaks down building mass. Furthermore, the protruding balcony and glazed features soften the overall profile of the building and provide good levels of external amenity/causal surveillance of public areas. The eastern elevation treatment and design is replicated across the remainder of the development to maintain consistency and maximise the aesthetic appeal of the development.

Please refer to the Elevations included at Appendix A for further details.

Figure 10 below is an extract from the Proposed Architectural Plans and demonstrates the intended built form. The proposal is consistent with development intended for the Medium Impact Industry Zone and will present appropriately to all public spaces.

Figure 10: Perspectives (building 1) Source: HPC Architecture, 2017

3.4.2 Building Height Performance Outcome PO1 of the Height of Buildings and Structures Overlay Code stipulates a mandatory building height limit of 11m. The proposed warehouse buildings will have a maximum height of approximately 8.4m (to the peak of the roof, 7.2m to the eaves), which comfortably satisfies Sunshine Coast Planning Scheme building height requirements.

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PO2 of the Heights and Buildings Overlay Code specifies that where adjoining land with a lower maximum building height, development provides for a transition of building height adjacent to this land to minimise amenity impacts and achieve a greater consistency of character and scale. As per Figure 11, the adjoining site to the rear of the subject lot contains a lower maximum building height of 8.5m. However, this requirement is not applicable in this instance as the rear adjoining lot is designated for environmental management and conservation purposes and is therefore unlikely to be P a g e | 14 redeveloped for industrial development. Notwithstanding this, the proposal provides an appropriate sensitive building height of 8.4m to minimise any potential visual impacts.

Figure 11: Heights of Buildings and Structures Overlay Source: Sunshine Coast Planning Scheme 2014 – MyMaps

3.4.3 Hours of Operation Due to the subject site’s location in the Medium Impact Industry Zone, a limit on trading hours is not required. The proposed development will operate 24 hours per day, 7 days per week. In addition, the site is within an established industrial area and is located in proximity to Nicklin Way and Caloundra Road therefore any noise impacts will be within the reasonable expectation for the locality.

3.4.4 Noise Due to the subject site’s existing background noise context, location in the middle of an established industrialised area and given the warehouse use will not generate excessive noise emissions, a Noise Impact Assessment is not required to accompany this development application. The site is located within an established industrial precinct and in close proximity to Nicklin Way and Caloundra Road illustrating that a warehouse use, of the type proposed, would be acceptable in this location. The current ambient noise environment including traffic and industrial activities will remain the dominant noise sources in the locality.

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It should also be noted that the majority of the general warehouse activities to be undertaken on site will primarily be carried out indoors, thereby minimising opportunities for adverse noise impacts on surrounding sites and the locality.

In summary, it is considered that the level of noise associated with the operation of the proposed development is expected to be minimal for this Zone and the proposed use will operate successfully in this location, comfortably within the existing local noise context. P a g e | 15

3.4.5 Dust and Noise Management It is not anticipated that the proposal will have a detrimental impact on surrounding local amenity by way of traffic, air quality or noise. Air quality impacts associated with warehouse uses such as that being proposed are generally considered minimal, particularly within an established industrial setting. Notwithstanding this, prior to the commencement of the development a Site Based Construction Management Plan (CMP) will be prepared by the Applicant or a suitably qualified consultant. The CMP will manage noise and dust generated from the site during the construction phase. This can be further regulated by a condition of approval if necessary.

3.4.6 Car Parking + Access Pursuant to the Transport and Parking Code, parking for the proposed development is to be provided at the following rate:

• Warehouse: 1 Space/ 50m2 for ≤ 500m2 and 1 Space/ 100m2 for components > 500m2 • Caretakers Unit 1 space/ dwelling

Application of the above rates to the proposal generates a minimum requirement of 28 car parking spaces. The proposed layout provides a total of 37 car parking spaces, thereby comfortably complying with Code requirements.

Access is proposed to be gained via a single 9.0m wide crossover off Industrial Avenue. As shown in the supporting Traffic Engineering Assessment (Appendix F), the proposed access crossover has been designed in accordance with Council’s standard requirements and allows for a Heavy Rigid Vehicle to access the site satisfactorily.

3.4.7 Refuse Storage and Collection The proposed development will provide suitable onsite refuse collection. A screened waste storage and collection area is provided in the eastern corner of the site (refer Architectural Plans included at Appendix A). The refuse storage and collection area will allow for a Refuse Collection Vehicle to manoeuvre on site and exit in a forward gear. A private refuse collection contractor will be used to service the development.

For further details please refer Traffic Engineering Assessment included at Appendix F.

3.4.8 Landscaping The proposed development includes a meaningful amount of landscaping appropriate for this industrial infill site. A Landscape Plan has been prepared and is attached (Appendix E) to demonstrate the proposed landscape concept for the site. The proposed landscaping will contribute to the visual amenity of the development. As part of the landscape and visual mitigation process existing front boundary vegetation will be retained and reinforced with a mix of canopy, shrub and groundcover

Architecture | Urban Planning | Project Management | Development Advice Town Planning report June 2017 planting to provide an entry statement and balance the scale of the proposed built form. New feature trees are provided along car parking areas to provide shade and screening of hard surface coverage. In addition, the proposed green wall across the front elevation of Building 1 will further soften the built form and add visual interest.

3.4.9 Ancillary Caretaker’s Accommodation The Industry Uses Code requires on-site administrative functions to be ancillary to the industrial use. P a g e | 16 The ancillary caretaker’s accommodation will be for the exclusive use of the on-site Caretaker Manager responsible for the security and maintenance of the proposed development. The proposed caretaker’s accommodation will be ancillary and necessarily associated with the primary non- residential use of the site being a warehouse in the Medium Impact Industry Zone. The caretaker’s accommodation will be a small-scale component of the building or premises, subsidiary in size, form and function to the principal non-residential use of the premises; complying with the purpose of the Industry Uses code.

AO12 of the Industry Uses Code requires that development of administration functions (such as a caretaker’s accommodation) has a maximum 200m² or 10% of the gross floor area of the premises, whichever is the lesser. The proposed ancillary caretaker’s unit has a total GFA of 134.4m2, which comfortably meets the Acceptable Outcomes for administrative functions.

The design of the caretaker’s unit achieves an acceptable level of residential amenity. The unit provides 1 bedroom, kitchen and living area, separate occupant access, separate car parking from the non-residential use and 32m2 of private open space in the form of an above-ground balcony.

3.4.10 Stormwater Management All roof runoff from the site is to be collected by a series of gutter and downpipes and directed to a manhole located near the property frontage. This manhole will be fitted with a 10-cartridge Stormwater 360 StormFilter system to treat the flows prior them discharging into the existing kerb- inline gully pit on Industrial Avenue.

Surface flows from the road and landscaping areas will be captured via field inlets fitted with Stormwater 360 Enviropods and directed to the manhole fitted with Stormwater 360 StormFilter cartridges.

Please refer to the Engineering Services Report included at Appendix D for further details.

3.4.11 Earthworks For further details regarding the extent of proposed fill and retaining wall construction on site please refer to the Engineering Services report included at Appendix D.

3.4.12 Bushfire Management The subject site is mapped within the medium bushfire hazard buffer area and is subject to assessment against the Bushfire overlay code. The supporting Bushfire Hazard Assessment and Bushfire Management Plan prepared to support the development application concludes that subject to the implementation of the identified mitigation measures, the proposed development complies with the relevant Acceptable Outcomes of the Bushfire overlay code.

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Please refer to the Bushfire Hazard Assessment and Bushfire Management Plan included at Appendix C for further details.

3.4.13 Flooding The subject site has been flagged by Council mapping as being susceptible to riverine flooding. The site is subject to the Flooding Hazard Overlay Code, thereby necessitating the proposed development to achieve a 500mm freeboard above the 1% AEP flood event. A flood information search completed P a g e | 17 by Council (refer to Engineering Services Report) suggests that the applicable flood level is 7.98m AHD, resulting from Riverine/Creek flooding. For this reason, it is proposed that the minimum design surface and floor levels for the development is set at no less than 8.48m AHD. Please refer to the Engineering Services Report included at Appendix D for further details.

3.4.14 Acid Sulfate Soils According to the Acid Sulfate Soils (ASS) Overlay of the Sunshine Coast Planning Scheme, a portion of the subject site has been mapped (land between 5 and 20m AHD) as potential land containing ASS. The overlay is an informative mapping layer to ensure that potential impacts from the disturbance of acid sulfate soils are mitigated where necessary. An ASS investigation will be undertaken prior to construction to determine possible impacts of soil disturbance and filling. This can be further regulated by a condition of approval if necessary.

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4 State Assessment Framework

This section of the report explains the applicable components of the State planning framework and its relevance to the proposed development.

Sustainable Planning Act 2009 P a g e | 18 The Sustainable Planning Act 2009 (SPA) is the governing piece of legislation that regulates development within Queensland. The SPA seeks to achieve the delivery of a contemporary planning, development and building system that can provide sustainable development outcomes for all Queenslanders.

The Act delivers an Integrated Development Assessment System (IDAS) for integrating State and Local Government assessment and approval processes for development. Relevant stages in the IDAS process, including referral and public notification, are addressed below.

4.1.1 Code Assessment Section 238 of the SPA prescribes that a development permit is necessary for assessable development, as declared under the relevant planning scheme. In this instance, a Code Assessment development application is required to be made to the assessment manager to acquire the necessary development permit prior to the commencement of the use.

4.1.2 Public Notification According to Section 295 of the SPA, the notification stage of the IDAS process applies to an application which is subject to impact assessment or an application to which Section 242 applies. As the development application requires Code Assessment, public notification is not required.

4.1.3 Referral Agencies Under the Sustainable Planning Act 2009, various components of development applications trigger referral of the application to external Referral Agencies. Each external Referral Agency can have either Advice or Concurrence Jurisdiction. Advice Agencies may recommend a course of action or conditions of approval to the Assessment Manager, whereas Concurrence Agencies have the power to request additional information, direct an application be refused, or to impose conditions of approval on the Assessment Manager. On the 1st of July 2013 the State Assessment and Referral Agency (SARA) made the Department of State Development, Infrastructure and Planning (now Department of Infrastructure, Local Government and Planning) the single lodgement and assessment point for all applications where the state has jurisdiction under the Sustainable Planning Act 2009.

The following table details matters of state-wide interest and whether the jurisdictional powers (Concurrence or Advice) of the relevant External Referral Agencies:

Referral Agency Jurisdiction Trigger

Department of Community Safety Concurrence N/A Advice Department of Education, Training Concurrence N/A and Employment Advice

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Department of Justice and Attorney - Concurrence N/A General Advice Queensland Health Concurrence N/A Advice Safe Food Queensland Concurrence N/A Advice P a g e | 19 Electricity Infrastructure Concurrence N/A Advice Core Port Land Concurrence N/A Advice Strategic Port Land Concurrence N/A Advice Airports Concurrence N/A Advice Oil and Gas Infrastructure Concurrence N/A Advice Queensland Bulk Water Supply Concurrence N/A Authority Advice

The referral triggers were mapped using the SARA mapping online system as depicted in Figure 12 below.

Figure 12: SARA Mapping for 2 Industrial Avenue, Caloundra West Source: SARA DA mapping system

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State Planning Policy (SPP) A State Planning Policy is an instrument made by the Minister about matters of State interest. As prescribed by Section 314(2)(d) of the SPA, an assessment manager must have regard to State Planning Policies which are not adequately reflected in the relevant regional plan or planning scheme.

The single State Planning Policy (SPP) was introduced on the 2 December 2013. The SPP defines the ’s policies about matters of state interest in land use planning and P a g e | 20 development. The single State Planning Policy has replaced the superseded multiple State Planning Policies.

The State Planning Policy (SPP) is a key component of Queensland’s land use planning system, which enables development, protects the natural environment and allows communities to grow and prosper.

Part E of the State Planning Policy outlines the interim development assessment requirements. The interim development assessment requirements are applicable to the assessment of development applications to the extent that the new SPP has not been identified in a Planning Scheme as being appropriately integrated.

The new SPP is identified as being appropriately reflected within Sunshine Coast Planning Scheme 2014. As such, the interim development requirements in Part E of the SPP are not applicable.

State Planning Regulatory Provisions A State Planning Regulatory provision is an instrument made under Division 2 and Part 6 of the SPA 2009 for an area to advance the purpose of the Act by:

a) Providing regulatory support for regional planning or master planning; or b) Providing for a charge for the supply of infrastructure; or c) Protecting planning scheme areas from adverse impacts.

Section 314(2)(a) of the SPA 2009 requires an assessment manager to assess an application against the State Planning Regulatory Provisions to the extent that the State Planning Regulatory Provision is relevant to the development.

The list below outlines the current State Planning Regulatory Provisions at the time of lodgement of this application and the applicability and relevancy discussed.

Regulatory Provision Applicable

Draft Palm Island Station Planning Regulatory Provision 2015 N/A

Yeerongpilly Transit Orientated Development State Planning Regulatory Provision N/A

South East Queensland Regional Plan 2009-2031 State Planning Regulatory Provisions N/A (as amended)

Guragunbah State Planning Regulatory Provision N/A

State Planning Regulatory Provisions (adopted charges) ✓

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Off-road Motorcycling Facility on State-Owned Land at Wyaralong N/A

State Planning Regulatory Provisions (Adult stores) N/A

South East Queensland Koala Conservation State Planning Regulatory Provisions N/A

Queensland Housing Affordability Strategy, Greenfield land supply in South East N/A P a g e | 21 Queensland

South East Queensland Plan 2009-2031 The primary purpose of the South East Queensland Regional Plan 2009-2031 (SEQRP) is to provide sustainable growth management strategies for the region. It articulates strategic direction to enable SEQ to accommodate a significant increase in population in SEQ to 2026.

The subject site is wholly located within the Urban Footprint of the SEQRP. The site is not located within a Development Area or an Identified Growth Area. The proposed development complies with the provisions of the SEQRP and is consistent with the Regional Vision, Strategic Directions, Regional Land Use Pattern and Regional Policies.

Architecture | Urban Planning | Project Management | Development Advice Town Planning report June 2017

5 Local Assessment Framework

Sunshine Coast Planning Scheme 2014 The Sunshine Coast Planning Scheme 2014 is the relevant planning instrument for assessing this development application. The following section of the town planning report evaluates the proposed development against the relevant provisions of the Sunshine Coast Planning Scheme. P a g e | 22

Approvals Sought This application is seeking the following approvals: Development Permit Preliminary Approval

Material Change of Use for Warehouse and Ancillary Caretaker’s Accommodation

Approval is sought for a Material Change of Use for Warehouse and Ancillary Caretaker’s Accommodation on land at 2 Industrial Avenue, Caloundra West, QLD 4551, formally described as Lot 1 on RP912701.

5.2.1 Land Use Definition The Sunshine Coast Planning Scheme 2014 defines Warehouse as:

“Premises used for the storage and distribution of goods, whether or not in a building, including self-storage facilities or storage yards. The use may include sale of goods by wholesale where ancillary to storage. The use does not include retail sales from the premises or industrial uses.”

The proposal is predominately for an industrial use consistent with the above definition, 6% of the GFA constitutes an ancillary caretaker’s accommodation and thus does not require assessment against the Caretaker’s Accommodation Code.

5.2.2 Level of Assessment In accordance with the relevant level of assessment tables, the proposed development triggers a Code Assessable application in accordance with Figure 13.

Figure 13: Medium Impact Industry Level of Assessment 5.5.10 Table Extract. Source: Sunshine Coast Planning Scheme 2014

Architecture | Urban Planning | Project Management | Development Advice Town Planning report June 2017

Medium Impact Industry Zone Under the provisions of the Sunshine Coast Planning Scheme, the subject site is located within the Medium Impact Industry Zone. In accordance with 6.2.10.2 of the Sunshine Coast Planning Scheme, the purpose of the medium Impact Industry Zone is to:

“Provides predominantly for low to medium intensity industrial activities, including low impact industry, medium impact industry, research and technology industry, service industry, P a g e | 23 transport depot and warehouse uses.

Non-industrial activities, including caretaker’s accommodation, small scale food and drink outlets primarily servicing local employees, service stations and veterinary services may also be established in the zone where they directly support or are compatible with the ongoing industrial use of the zone.”

Response The proposed warehouse supports the use of the subject site for a low to medium impact industrial activity and therefore aligns with the intent of the Zone. The warehouse will operate as a low to medium impact industry and will not detrimentally affect the surrounding local amenity or compromise the operation of current or future adjoining industrial land uses.

5.3.1 Applicable Planning Scheme Codes The following planning scheme codes are applicable to this application:

Primary Codes Code Initial Response Industry Uses Code Complies. Please refer to the Code Compliance Statements (Appendix G). Caloundra Local Plan Code Complies. Please refer to the Code Compliance Statements (Appendix G). Medium Impact Industry The development complies with the intent of the zone by Zone Code providing Warehouses in the Medium Impact Industry Zone. No further assessment is necessary.

Secondary Codes Code Initial Response Advertising Device Code Not Applicable. The proposal is not inclusive of an advertising device. Landscaping Code Complies. Please refer to the Code Compliance Statements (Appendix G). Nuisance Code It is not anticipated that the proposal will have a detrimental impact on surrounding local amenity by way of traffic, air quality or noise. It should also be noted that the nearest sensitive use (Caloundra Christian College) to the subject site is over 175m to the east. In addition, noise emissions from the site will be shielded by established industrial and dense environmental land uses on all sides and finally the majority of the general warehouse activities will primarily be undertaken indoors, thereby minimising opportunities for adverse noise impacts on surrounding sites and

Architecture | Urban Planning | Project Management | Development Advice Town Planning report June 2017

the locality. It is therefore concluded that the proposed operations will not be clearly audible from a sensitive use and the proposed hours of operation are appropriate for the industrialised area. The proposal is therefore considered to comply with the code and will not be addressed further.

Reconfiguring a Lot Code Not Applicable. Reconfiguring a Lot does not form part of this P a g e | 24 application. Safety and Security Code Complies. Please refer to the Code Compliance Statements (Appendix G). Stormwater Management Complies. Please Refer to the Engineering Services Report Code (Appendix D). Sustainable Design code Complies. Please refer to the Code Compliance Statements (Appendix G) Transport and Parking Code Complies. Please refer to the Traffic Engineering Assessment included at Appendix F. Vegetation Management Not Applicable. Clearing Vegetation does not form part of this Code application. Waste Management Code Complies. Please refer to the Code Compliance Statements (Appendix G) Works, Services and Complies. Please Refer to the Engineering Services Report Infrastructure Code (Appendix D).

Overlay Codes Code Initial Response Acid Sulfate Soils Overlay An assessment has been undertaken against the Acid Sulfate Soils Code Overlay Code. According to the Acid Sulfate Soils (ASS) Overlay of the Sunshine Coast Planning Scheme, a portion of the subject site has been mapped (Land above 5m AHD and below 20m AHD) as potential land containing ASS. The overlay is an informative mapping layer to ensure that potential impacts from the disturbance of acid sulfate soils are mitigated where necessary. In accordance with the relevant guidelines (Queensland Sampling Guidelines and Laboratory Methods Guidelines) an ASS investigation will be undertaken prior to construction to determine possible impacts of soil disturbance and filling. Where potential or actual ASS are identified, they can be managed in accordance with an ASS management plan. This can be further regulated by a condition of approval if necessary.

The proposal is therefore considered to comply with all relevant Acceptable Outcomes of the Potential and Actual Acid Sulfate Soils Overlay Code, and will not be addressed further. Airport Environs Overlay Complies. Please refer to the Code Compliance Statements Code (Appendix G)

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Bushfire Hazard Overlay Complies. Please Refer to the code compliance statements Code attached as Appendix 4 of the Bushfire Management Plan (Appendix C). Flood Hazard Overlay Code Complies. Please Refer to Engineering Services Report (Appendix D).

Height of Buildings and Complies - Please refer to section 3.4.2 above. The proposal P a g e | 25 Structures Overlay Code complies with all applicable Acceptable Outcomes, no further assessment is necessary.

Regional Infrastructure An assessment has been undertaken against the Regional Overlay Code Infrastructure Overlay Code. The site is partially situated within the Dedicated Transit Corridor and Buffer of the overlay (refer to Figure 14). The code requires that development is compatible with the nature and function of the transit corridor and does not compromise the operational efficiency of the corridor. The corridor is for the proposed a passenger rail service branching off the North Coast railway line at Beerwah and extending through Caloundra to – known as the Caboolture to Maroochydore Corridor Study.

Despite the site being encumbered by a portion of the dedicated transport corridor buffer, in accordance with SARA map of Figure 12 and Figure 7.2.6A (Caloundra Local Plan Elements) of the Sunshine Coast Planning Scheme 2014, the subject site is well distanced from the future public passenger transport corridor. Furthermore, as the proposal is an industrial use which is low impact in nature, it will not be sensitive to any future nuisance emissions from the corridor, nor will it generate significant emissions which detract from the corridor. Consequently, the proposal is considered to be compatible with will function of the corridor and is unlikely to compromise the operational efficiency of the corridor. The proposal is therefore considered to comply with the code and will not be addressed further.

Figure 14: Regional Infrastructure Corridor Buffer Source: Sunshine Coast Planning Scheme 2014 - MyMaps

Architecture | Urban Planning | Project Management | Development Advice Town Planning report June 2017

6 Conclusion

This town planning report has been prepared on behalf of KMR Holdings No1 Pty Ltd, in support of a development application seeking a Development Permit for Material Change of Use for Warehouse and Ancillary Caretaker’s Accommodation upon land at 2 Industrial Avenue, CALOUNDRA WEST QLD

4551, described as Lot 1 on RP912701. P a g e | 26

The application has been assessed against the relevant requirements of the Sunshine Coast Planning Scheme 2014 and it is considered that on balance the proposal is appropriate to the site in which it is located and should be favourably determined. The proposal is consistent with the relevant codes and outcomes of the Sunshine Coast Planning Scheme 2014 and has sufficient merit to warrant approval on the following grounds:

• The proposal is consistent with the land use intent of the area and aligns in scale and use with developments operating on adjoining lots; • The subject site lies within a sustainable, attractive and accessible location, enjoying a range of transport modes. The proposed design demonstrates a high standard of contemporary commercial architecture and landscaping, complementing the site’s location and significantly enhances the Industrial Avenue frontage; • There will be no adverse impacts upon the site, surroundings or transport network; • The development is considered to contribute to, and enhance the amenity of the area through incorporating a high standard of architectural design which significantly enhances the visual appearance of Industrial Avenue and the broader industrial area; • The proposed warehouses are designed to be responsive to the inherent constraints of the land; • The subject site is appropriately serviced by the necessary infrastructure; and • The proposal will create additional job opportunities for the local area, in line with the overarching ethos of the new Draft SEQ Regional Plan.

In light of the above, subject to minor conditions relating to design detail, it is considered that having regard to the context of the locality there is no substantive planning argument against the proposal. The application satisfies the requirements of the Sunshine Coast Planning Scheme 2014 and therefore warrants approval subject to reasonable and relevant conditions.

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