Council archive · source document
Planning Report · 51991.652.01
Attached to the e-mail Change to DA (TPC 2409) - 51991.652.01.
proposal report
Minor Change to a Development Permit TPC 2409 (approved as a shop
and additional multiple dwelling unit) to convert a roof top terrace into an
additional dwelling unit and extend a shop
over Lot 30 on BUP12150 located at 180/6 Hastings Street, Noosa Heads
Prepared For: Crane Investments Noosa Pty Ltd
Prepared: June 2018
See the original
The page text is free to read. Viewing or downloading an original file needs an account.
Log in to see the originalFull text of the other 15 pages
Page 2
proposal report
Prepared by:
Martoo Consulting Pty Ltd
13/6 Bottlebrush Ave, Noosa Heads Q 4567 PO Box 1684, Noosa Heads Q 4567
T +61 7 5447 2550
38 Nash Street, Gympie Q 4570 PO Box 391, Gympie Q 4570
T +61 7 5482 7440
© Martoo Consulting Pty Ltd 2017
The information contained in this document produced by Martoo Consulting Pty Ltd is solely for the use of the Client identified on the
cover sheet for the purpose for which it has been prepared and Martoo Consulting Pty Ltd undertakes no duty to, or accepts any
responsibility to, any third party who may rely upon this document.
All rights reserved. No section or element of this document may be removed from this document, reproduced, electronically stored or
transmitted in any form without the written permission of Martoo Consulting Pty Ltd.
martoo consulting
town planners + urban designers + development managers page 2 of 16
Page 3
proposal report
Contents
1.0 Summary ......................................................................................................................... 4
1.1 Development application details ............................................................................................. 4
1.2 Planning instrument details ..................................................................................................... 4
1.3 Referral agencies ..................................................................................................................... 4
2.0 Site details ....................................................................................................................... 5
2.1 Site description ....................................................................................................................... 5
2.2 Surrounding land uses ............................................................................................................. 8
3.0 Proposed development details ......................................................................................... 9
4.0 Planning assessment ...................................................................................................... 11
4.1 Minor Change........................................................................................................................ 11
4.2 Key issues ............................................................................................................................. 11
4.2.1 Amenity .......................................................................................................................................... 12
4.2.2 Carparking....................................................................................................................................... 12
4.2.3 Setbacks .......................................................................................................................................... 12
4.2.4 Population Density and Gross Floor Area....................................................................................... 13
5.0 State assessment and other matters .............................................................................. 15
6.0 Conclusion ..................................................................................................................... 15
7.0 Appendices ................................................................................................................... 16
Appendix A Proposal Plans (attached separately) .............................................................................. 17
martoo consulting
town planners + urban designers + development managers page 3 of 16
Page 4
proposal report
1.0 Summary
1.1 Development application details
Proposed development: Convert existing covered roof area into a new dwelling unit
and approve minor extension to ground floor shop
Type of approval sought: Minor Change
Site address: 180/6 Hastings Street, Noosa Heads Qld 4567
Real property description: Lot 30 on BUP12150
Site area: Area subject of application 86m2 (total area of Lot 30:
177m2, total area of parent parcel: 2695m2)
Assessment manager: Noosa Council
Owner details: Crane Investments Noosa Pty Ltd
Applicant details: Crane Investments Noosa Pty Ltd
1.2 Planning instrument details
State planning policy: Water Quality, Natural Hazards Risk and Resilience (
medium storm tide inundation)
Regional plan: SEQ Regional Plan 2017 (version commenced 11 August
Designation: 2017), urban footprint designation.
Planning scheme: Noosa Plan 2006
Zone: Visitor Mixed Use
Locality: Noosa Heads Locality
Level of assessment: Impact
Applicable overlays: Natural Hazard: Landslide & Flooding – Flood hazard
Applicable codes: Noosa Heads Locality, Residential Uses, Landscaping and
Engineering Works Codes
1.3 Referral agencies
Not applicable
martoo consulting
town planners + urban designers + development managers page 4 of 16
Page 5
proposal report
2.0 Site details
2.1 Site description
The site is part of the entire Hotel Laguna development which was constructed sometime in the late
1970’s under TPC697 and includes multiple dwelling units and recreational facilities to the centre of
the lot with a restaurant known as Miss Moneypenny’s and shop located to the Hastings Street
frontage.
The area that is the subject of this application (to be known as the site) comprises a two storey
building located on the north eastern corner of the site, adjacent to Hastings Street. The site
comprises the upper level of Lot 30 on BUP12150 which is an approved roof top terrace that has
been used in the past for roof top dining and more recently enclosed and used for shops and the
ground floor used for a shop and café and Westpac ATM.
The upper floor is enclosed with a tension membrane roof, louvres and walls and is accessed via
stairs internal to the site. Access to the ground floor shop is directly from Hastings Street.
Table 1: Site description
Site Description
characteristic
Existing land use Area the subject of the application comprises an enclosed roof terrace
recently used for shops and ground floor shop.
Balance of lot includes Multiple dwelling of 25 units, restaurant and shop
known as Hotel Laguna.
Existing structures Masonry two storey building containing a ground floor shop and upper level
roof top area enclosed with tension membrane roof and louvres.
Canvas roof and walls are located on the roof top terrace.
Balance of lot include four storey unit complex located to the centre and rear
of the site. Front area includes a restaurant known as Miss Moneypenny’s.
Frontage and Area the subject of the application has a frontage of 4.9 metres to Hastings
access Street. The ground floor shop has direct access to Hastings Street, whilst
access to the roof top terrace is via an rear stair accessed through common
property.
Topography and Site is relatively level. Upper floor has views over Hastings Street.
views
Existing vegetation No vegetation on the area the subject of the application. Existing tree located
on the eastern boundary lawfully removed under OPW15/0092.
Existing waterways Area the subject of the application does not adjoin any waterways. Entire lot
backs onto to Noosa inlet.
martoo consulting
town planners + urban designers + development managers page 5 of 16
Page 6
proposal report
Subject site
Subject site
Figure 1: Subject site and locality
Source: DA Mapping System
martoo consulting
town planners + urban designers + development managers page 6 of 16
Page 7
proposal report
Subject site
Figure 1: Satellite view and site identification
Source: DA Mapping System
martoo consulting
town planners + urban designers + development managers page 7 of 16
Page 8
proposal report
2.2 Surrounding land uses
The site is located in Hastings Street which is a visitor accommodation and services precinct of the
Noosa Heads area providing a range of accommodation, shops and restaurants. The site is part of
a larger unit development known as Hotel Laguna which includes holiday units a central pool and
recreation area and restaurant (Miss Moneypenny’s) and a vacant shop.
Table 2: Surrounding land uses
Surrounding land uses
North Opposite the site – Multiple dwelling units and shop complex known as Maison Le
Plage
South Subject site adjoins Hotel Laguna Units which backs on to Noosa Inlet
East Multiple dwelling and shop
West Subject site adjoins restaurant known as Miss Moneypenny which adjoins a Multiple
dwelling and shops known as 2 Hastings Street.
martoo consulting
town planners + urban designers + development managers page 8 of 16
Page 9
proposal report
3.0 Proposed development details
The site is part of the Hotel Laguna complex which was approved in the late 1970’s for Multiple
dwellings, restaurant and shop. This parent parcel has had a number of applications approved over
it, including in 2011 a change to demolish and upgrade the existing restaurant on site now known as
Miss Moneypenny’s.
The area the subject of this application comprises the ground floor shop and the upper floor level of
Lot 30 which is located in the two storey building on the north eastern corner of the site.
The subject site was approved by Council in 1992 under TPC2409 (shop and additional dwelling
unit) for use as roof top terrace area with two canopys covering part of the area. This roof top area
was referenced in the planning assessment associated with the original development application as
a roof terrace area with access from the restaurant. The application documents do not indicate a use
for this area although staff have been advised it is likely to be used intermittently for restaurant
purposes.
Over time the shop has expanded and enclosed the outdoor area to Hastings Street and the roof
terrace area has been covered and enclosed and used for a range of commercial tenancies. Aerial
photographs confirm that these extension have been in existence since 2008.
The applicant now seeks approval to change this existing approval (TPC2409) and:
• Seek approval for the extension to the shop for the expanded area to Hastings Street;
• Enclose the entire roof terrace area and utilise it for an open plan one bedroom unit. At
present the roof terrace area is covered with several PVC fabric structures which will be
replaced with a solid colour bond roof with windows, louvres and sliding doors further
enclosing the area to create the one bedroom unit. Access to the unit will be via new stairs
located to the rear of the unit with the existing internal stairs closed off; and
• The external appearance of the unit will be upgraded to match the existing appearance of
the adjoining buildings.
The shop and roof top area are currently connected to electricity, water and sewer and will continue
to utilise these connections
No additional parking is provided as part of the proposal as there is no area available on site however
it is noted that Lot 30 has two designated spaces of which one will be assigned to the new unit.
The applicant advises that the Body Corporate are supportive of the application as it solves
waterproofing issues associated with the exiting roof top.
Table 3: Summary of development aspects
Material change of use
Building height 8.0 metres and 2 storeys
Gross floor area (GFA) Proposed unit is 74.7m2
Site coverage No change to existing site cover
martoo consulting
town planners + urban designers + development managers page 9 of 16
Page 10
proposal report
Car parking No additional car parking provided. Lot 30 has
two allocated carparking spaces.
Site access Access to shop from Hastings Street.
Access to new unit will be via stairs located at
rear of unit accessed through common
property.
Proposed servicing arrangements Existing services on site and to the premises
utilised.
martoo consulting
town planners + urban designers + development managers page 10 of 16
Page 11
proposal report
4.0 Planning assessment
4.1 Minor Change
This application seeks to change TPC2409 (Shop and Additional Dwelling unit) to enable extension
to the existing shop and an additional unit to be developed on the site. An assessment of the
proposed changes against the provisions of the Planning Act 2016 relating to what defines a minor
change is detailed below. The Planning Act 2016 states that a minor change:
b) for a development approval, is a change to the approval that —
(i) would not result in a substantially different development; and
The proposed works are considered to comply with the provisions relating to a minor change
and are not considered to be a substantially different development as detailed by the
Development Assessment Rules which include:
(a) involves a new use;
No new use proposed as site approved for units and shop.
(b) results in the application applying to a new parcel of land;
No new parcel of land to be utilised.
(c) dramatically changes the built form in terms of scale, bulk and appearance;
Building form not significantly altered as works will replace existing structures currently on the roof level
and extension to shop is consistent with existing works on site. Building height and building form are
consistent with the existing development on the site.
(d) changes the ability of the proposed development to operate as intended;
The additional unit and extension to the shop will not impact on the current operations of the complex.
(e) removes a component that is integral to the operation of the development;
No integral components removed.
(f) significantly impacts on traffic flow and the transport network, such as increasing traffic to the site;
One additional and minor increase to the shop will not significantly impact on the network or complex.
Existing Lot 30 has two designated carparking spaces one of which will be assigned to the new unit.
(g) introduces new impacts or increase the severity of known impacts;
New roof is supported by Body Corporate as it will improve water proofing issues associated with the
existing structures. New roof is of a similar height to existing roof top sails. Additional shop floor area will
not increase impacts of development.
(h) removes an incentive or offset component that would have balanced a negative impact of the development;
or
No change to proposed uses on site.
(i) impacts on infrastructure provisions.
No change to existing infrastructure servicing the site .
(ii) if a development application for the development, including the change, were made
when the change application is made would not cause—
martoo consulting
town planners + urban designers + development managers page 11 of 16
Page 12
proposal report
(A) the inclusion of prohibited development in the application;
Not prohibited development.
(B) referral to a referral agency, other than to the chief executive, if there were
no referral agencies for the development application;
The proposed additional unit does not trigger referral to a referral agency.
(C) referral to extra referral agencies, other than to the chief executive;
The proposed additional unit does not trigger referral to an extra referral agency.
(D) a referral agency to assess the application against, or have regard to,
matters prescribed by regulation under section 55(2), other than matters the
referral agency must have assessed the application against, or have had
regard to, when the application was made;
The proposed additional unit does not trigger referral to a referral agency.
(E) public notification if public notification was not required for the
development application.
The proposed development was previously publicly notified.
The proposal is considered to be a minor change to the existing approval.
4.2 Key issues
The Noosa Plan 2006 includes the site in the Noosa Heads locality and provides the site with a
Visitor Mixed Use zoning. Under this zoning, Multiple Housing is a consistent use.
4.2.1 Amenity
The proposal involves approval for an existing enclosure of the ground floor shop and conversion of
the existing tension membrane roof top to a solid colorbond roof and enclosure of the upper area
with walls and louvres to create a one bedroom unit. These structural alterations to the roof improve
the waterproofing of this portion of the building whilst being of a similar height to the existing
structures.
The roof top area was recognized as part of the original approval and has in the past been used for
rooftop dining and more recently fully enclosed for commercial uses including a hairdresser and
massage therapist. The proposed external works will improve impacts from noise due to use of solid
materials and will update the existing dated membrane sails that are in need of repair. The change
of use from commercial to residential purposes will also reduce impacts on the units to the rear.
4.2.2 Carparking
The applicant indicates that Lot 30 has two spaces allocated to it in the complex and one of these
will be assigned to the new unit.
As detailed previously the planning assessment associated with the original development application
referenced the upper area as a roof terrace area with access from the restaurant. The application
documents do not indicate a use for this area although staff have been advised it is likely to be used
intermittently for restaurant purposes…. Carparking would be required on the basis of 1 space for
the unit and 4 spaces for the shop and intermittent use of the roof terrace area.
martoo consulting
town planners + urban designers + development managers page 12 of 16
Page 13
proposal report
From the previous planning assessment it is clear that the upper level was approved for use as part
of a restaurant however no carparking appears to have been calculated for this use area. The
applicant notes that the ground floor is now to be used as a café and that the kitchen and storage
areas will negate the requirement for additional carparking.
The applicant advises that the ground floor shop will be used for a café and that the kitchen and
storage areas will negate the requirement for additional carparking associated with the extended
area.
4.2.3 Setbacks
The original approval details the front of the existing shop and roof terrace as having a curved
setback which appears to have been filled in (since at least 2008) and results in the frontage
extending to Hastings Street. This area appears to have been previously been approved for outdoor
seating associated with the original use.
The Noosa Plan 2006 details the following setbacks for the site:
2m, average of 4m from the front boundary to Hastings Street for the ground floor and 2nd
storey;
The existing structures on site the subject of this application do not comply with the setback however
do not negatively impact on the street and are consistent with the existing structures and setbacks
of Mis Moneypenny’ s and 10 Hastings Street. A review of the proposal against Outcome 8 of the
Noosa Heads Locality is provided below:
O8 Buildings and other structures are appropriately designed and sited to—
a) provide amenity for users of the premises as well as preserve the visual and acoustic
amenity of adjoining and nearby properties; - The existing building has been built to the
Hastings Street boundary and is visually consistent with the surrounding built form. The
existing setback provides privacy and separation to the subject site from the adjoining dining
uses.
b) provide adequate distance from adjoining land uses – The building alignment is consistent
with the character of the area and provides separation to the adjoining dining areas.
c) preserve any existing vegetation that will buffer the proposed building; - No vegetation
d) allow for landscaping to be provided between buildings; - Existing building built to boundary
and not opportunity for landscaping available.
e) maintain the visual continuity and pattern of buildings and landscape elements within the
street; - Existing building alignment consistent with development in the area and adjoining uses
which extend to the street front.
f) protect public safety and property within erosion prone areas by ensuring such areas are
maintained largely free of development; - Not applicable
g) help protect the natural character and visual amenity of coastal areas and watercourses. –
Not applicable
4.2.4 Population Density and Gross Floor Area
The Visitor Mixed Use zone details a maximum density of 280 persons per hectare which provides
the entire lot (2695m2) with a density of 75.46 persons. The entire complex has been approved for
25 units including a managers residence.
martoo consulting
town planners + urban designers + development managers page 13 of 16
Page 14
proposal report
The proposal will increase gross floor area however due to the existing approved commercial use,
the additional floor area is considered to be appropriate.
martoo consulting
town planners + urban designers + development managers page 14 of 16
Page 15
proposal report
5.0 State assessment and other matters
There are no matters in the Planning Regulation or State Planning Policy relevant to this change
application.
6.0 Conclusion
This application seeks approval to change the existing approval over the site and ratify existing
extensions to the building including extension of the existing ground floor shop and conversion of
the roof top area (lawfully approved for use as part of a restaurant) to an additional one bedroom
unit. The proposed changes apply to existing uses on the site and are considered to meet the
requirements of a Minor Change as detailed by the Planning Act.
The changes to the building are consistent with the character of the area and adjoining
development.
martoo consulting
town planners + urban designers + development managers page 15 of 16
Page 16
proposal report
7.0 Appendices
Appendix A – Proposal plans (attached separately)
martoo consulting
town planners + urban designers + development managers page 16 of 16
Used in these records
Planning Report.pdfRelated documentApplication case desk ↗
About this file
- File size
- 542 KB (small file)
- File type
No other editions are linked here.