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A common enquiry to Align is from owners and tenants of industrial properties within the City who would like to establish a mezzanine. Many properties have also been served with a show cause notice for a mezzanine extension, without being aware of the requirement for a development approval. Mezzanine extensions are most commonly seen in the traditional, strata titled industrial sheds which are located within suburbs such as Southport, Burleigh Heads and Nerang. Mezzanine’s within sheds are often established by tenants who have reached capacity within their existing premises and therefore add an extra storey via a mezzanine.
Any extension to an existing Industrial shed will likely require a further development approval with City of Gold Coast, most likely a Minor Change Application. Although these applications are usually supported by the City tenants / owners are required to go through the application process. A Minor Change Application is required in most cases as an Industrial estate within the Gold Coast would likely have required a development approval when it was originally established. A Minor Change application updates this original development approval to then approve the mezzanine within the relevant industrial shed.
It is also possible a new Material Change of Use Development Application maybe triggered even for a mezzanine extension depending on what land use is approved at the property. Many tenants / owners are unaware that different land uses exist within the industrial / commercial realms of the city. For example, many of the existing industrial sheds maybe approved as a Warehouse use, which allows for storage of goods etc. However, the tenant / owner maybe operating a furniture making business which would be classified as an industrial activity and therefore is a different land use. Subsequently, a new development application is required. Align will be able to determine for you if a Minor Change or a Material Change of Use is required for your mezzanine extension.
The key consideration from a planning perspective when considering a mezzanine extension is the additional car parking that the mezzanine will trigger. The standard car parking rate for Low Impact Industry / Warehouse uses within the city is 1 car park per 50m² of total use area (more commonly known as floor area). The majority of industrial developments within the city are already at capacity in regard to car parking, with car parking also commonly allocated within lease agreements. This can make it difficult to achieve the acceptable car parking as per the Gold Coast City Plan when additional car parks are required as part of a mezzanine extension. An alternate solution will often have to be put forward by the applicant, or justification will need to be provided by a traffic engineer. The potential short fall in car parking should be examined by any owners / tenants that are considering establishing a mezzanine.
Another important consideration for a mezzanine extension is the infrastructure charges that will be payable. An infrastructure charge is issued by the City to aide in paying for infrastructure within the City, in consideration of the extra pressure brought on infrastructure by development in the City. Infrastructure charges are issued at a rate of $55.50 per m² of gross floor area for the majority of industrial uses (as of 4 February 2023). This charge should be considered by all tenants / owners who establish a mezzanine.
Should you be considering a mezzanine extension or have been issued with a Show Cause Notice please contact Align Planning and we will be able to help you navigate through the town planning requirements.