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36-40 Aerodrome Road, Maroochydore (Lots 6, 7 & 8 On

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36-40 Aerodrome Road, Maroochydore (Lots 6, 7 & 8 On 36-40 Aerodrome Road, Maroochydore (Lots 6, 7 & 8 on RP65092) TABLE OF CONTENTS Executive Summary .....................................................................................................................5 The Proposal – Use Defined ........................................................................................................7 Pre-Lodgment Advice (SARA) ......................................................................................................8 State-Controlled Road Matters....................................................................................................8 Access to State-Controlled Road .................................................................................................8 Advertising Devices .....................................................................................................................8 Locality And Site Characteristics ..................................................................................................9 Specifics of the Development Proposal .....................................................................................12 Form and Function ....................................................................................................................13 Noise .........................................................................................................................................13 Traffic and Access......................................................................................................................14 Traffic Generation .....................................................................................................................14 Access .......................................................................................................................................15 Service Vehicle Provisions .........................................................................................................15 Car Parking ................................................................................................................................16 ‘Development’ Defined .............................................................................................................17 State & Local Statutory Planning Framework.............................................................................19 State Planning Instruments ....................................................................................................19 State Planning Regulatory Provisions (SPRP) ..........................................................................19 State Planning Regulatory Provision (Adopted Charges) .........................................................20 State Planning Policies ...........................................................................................................20 Regional Plan .........................................................................................................................21 State Assessment And Referral Agencies (SARA) ....................................................................23 Local Planning Instruments ....................................................................................................24 Zoning ....................................................................................................................................24 Level Of Assessment ..............................................................................................................26 Temporary Local Planning Instruments ..................................................................................27 Arnold Development Consultants 36-40 Aerodrome Road, Maroochydore (Lots 6, 7 & 8 on RP65092) Assessment Against Relevant Local Planning Instrument Requirements ....................................28 Zone, Use, Overlay & General Codes ......................................................................................28 Zone Codes ............................................................................................................................29 ‘Principal Centre Zone’ ...........................................................................................................29 ‘Maroochydore Local Area Plan .............................................................................................30 Use Code: ‘Service Station’ ....................................................................................................31 Use Code: ‘Shop’ ....................................................................................................................32 Transport & Parking Code ......................................................................................................32 Overlay Codes ........................................................................................................................33 Acid Sulfate Soils Overlay Code ..............................................................................................33 Airport Environs Overlay Code ...............................................................................................34 ..............................................................................................................................................34 Flood Hazard Overlay Code ....................................................................................................34 Business Uses & Centre Design Code .....................................................................................35 Waste Management Code......................................................................................................35 Assessment Of Key Use-Specific Development Issues.............................................................36 Engineering Issues: ................................................................................................................36 Traffic/Access Analysis: ..........................................................................................................39 Environmental Noise Impact Response ..................................................................................39 Concluding Comments ..............................................................................................................41 Summary ...................................................................................................................................43 Arnold Development Consultants 36-40 Aerodrome Road, Maroochydore (Lots 6, 7 & 8 on RP65092) EXECUTIVE SUMMARY Arnold Development Consultants (ADC) have been engaged by S.H.A Premier Constructions Pty Ltd to seek Development Approval from Sunshine Coast Regional Council (SCRC) for a Material Change of Use (MCU) for a ‘Service Station & Shop’ over land described as 36-40 Aerodrome Road, Maroochydore (Lots 6, 7 & 8 on RP65092). ADC is of the belief that the proposal (detailed herein and supported by the appended suite of consultant reports and plans) warrants approval on the subject site. Furthermore, we consider the redevelopment envisages a form of development that is both generally consistent with the overall intent of the ‘Principal Centre’ Zone and the ‘Maroochydore Local Area Plan’ and is supportive of the overall strategic intent of the Planning Scheme generally. Importantly, it is considered that the proposal will result in little, if any additional off-site impacts. Typically, of most concern to Council in applications such as this are traffic impacts and amenity related issues. In this particular instance, how the proposed redevelopment intends to facilitate appropriate access/egress to the site, accommodate generated traffic and the overall potential off-site impacts arising from the use itself are key issues addressed by this application. Furthermore, the site offers ready access onto and off the site and it is considered that this is able to be achieved safely and easily at all times. Additional issues associated with on-site engineering and acoustic matters have also been addressed in a comprehensive manner and the resultant means of implementation is considered generally consistent and compliant with both State and Commonwealth legislation and local council requirements. In support of the proposal, a suite of sub-consultant reports has been prepared. Each of these reports are appended to this application at Section 4: Specialist Reports. Without exception, each of these reports supports the establishment of the facilities on the premises. It is ADC and the proponent’s opinion that the matters raised are adequately reflected in the Proposal Plans (prepared by United Petroleum Pty Ltd). These are further referenced in this town planning report - and as a consequence, we consider that the impacts associated with the proposed ‘Service Station & Shop’ are likely to be negligible. In support of the proposal, the following technical reports and site-based management measures have been prepared, and these are variously appended to this report in Sections 3 and 4. Plan Number Title Rev Date Prepared By A01 Site Plan- 8 Hose E October 2017 United Petroleum Pty Dispenser Ltd Arnold Development Consultants Page 5 36-40 Aerodrome Road, Maroochydore (Lots 6, 7 & 8 on RP65092) A02 Store Plan C October 2017 United Petroleum Pty Ltd A03 North & East Elevation A October 2017 United Petroleum Pty Ltd A04 South & West Elevation A October 2017 United Petroleum Pty Ltd A05 Signage A October 2017 United Petroleum Pty Ltd K4161-0004- Engineering Service 5 October Knobel Consulting
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