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The challenge of interpreting uses and gross floor area in Town Planning Assessment.

The challenge of interpreting uses and gross floor area in Town Planning Assessment.

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Posted June 25, 2020
Ramblings, Town Planning

Our current Town Planning challenge is considering industrial uses and in particular warehousing in wholesaling of bulk food, cleaning and packaging products.

To keep it simple – 1,400m² warehouse, 8m high, with floor to ceiling racks full of toilet paper, bags of rice, flour, sauces etc… you get the picture.

Straight forward maths

Looking at the warehouse you could say with the provision of floor to 7m high ceiling racks, as most of these style of warehouses operate, would give you a storage volume of 9,800m³. Straight forward maths. Of course to get an accurate figure you would take out the access aisles etc, but for this exercise let’s not overcomplicate it.

The challenge

The challenge now arrives when it is decided to install, within the existing building, a 400m² cold room which is 3m high, for dairy products, seafood, meat and vegetables. On top of the cold room, as it doesn’t reach to the 8m ceiling height of the warehouse, a mezzanine is installed to add more storage for exactly the same products in the rest of the warehouse, cleaning products, packaging etc.

In a volume sense, we still have the theoretical 9,800m³ of storage… but the mezzanine is counted as an additional 400m² of gross floor area/use area (depending on how the planning scheme defines). This has the roll-on effect of requiring the applicant (client) to provide an additional four car parking spaces so you meet the Code Probable Solution requirement (cause god knows no one nowadays looks at the Specific Outcome in the left column) and payment of Infrastructure Charges of $20k+.

Nothing changes… but…

From the outside of the building, nothing changes. Internally it is simply a reconfiguring in the manner in which space is used for this particular activity of warehousing… but depending on the mindset and interpretation of the assessment officer, the outcome can be wide and varied.

No flexibility

The notion of a performance-based planning scheme and framework, paired with reasonable and relevant conditions pertinent to the approval and use being sought, just shouldn’t be that hard. But we are told that “we don’t meet the Code’s probable solutions”, “we have standard conditions to impose” and “what if the use or activity changes?”

I simply say, what if we meet the Specific Outcomes, what if the conditions are drafted specific to the application lodged and what if the use never changes? But then I also see the role of a Planning Scheme to be a document enabling appropriate development to occur in appropriate locations.

I also believe in unicorns and pots of gold at the end of the rainbow.

I have engaged the services of Russell and the team at RG strategic on previous town planning projects and again they were efficient, transparent, professional and friendly. Russell set out clear timelines, associated costs and what outcomes we could expect. He was accurate with everything that was stated from the start and we were able to achieve the outcome we were after. I would definitely recommend RG Strategic to anyone looking for expert town planning advice.

Liam Kennedy
Perky Turkey Coffee Co. - Noosa
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I engaged the services of RG Strategic to help with a unique council development application, Russell and his team came highly recommended. To say that I was impressed with Russell's professionalism, attention to detail and his knowledge of the process is an understatement. At one stage my application was not looking great, this is when Russell really pulled out all stops to ensure that my application got across the line. It was subsequently voted through 6-1 at a council meeting. I would highly recommend Russell, Tracey, Maree and the rest of the team at RG Strategic. Thanks Russell.

Adam Neilson
Game Harvesting - Tinbeerwah
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Would Recommend Russell and his Team for any of your Liquor Licensing needs. Use RG Strategic.

Scott & Jenny Davy
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Working with Russell on our new project, Larder & Baked no doubt allowed our venture to have its approvals in on time and with minimal hassle. Russell is a wealth of knowledge, super easy to work with and most importantly supportive of all businesses. Big and small. we're already working with RG Strategic on a new licence for our business and look forward to having his skilled expertise on all of our future ventures.

Carly Baum
Larder & Baked - Noosa Heads
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