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Minor Change - Planning Report · MCU17/0024.02
Town Planning Report Request for a Minor Change to the Conditions specified within approval – MCU17/0024 Sunshine Beach Surf Life Saving Club 4 The Esplanade, SUNSHINE BEACH 4567 QLD Lot 126 on CP845336 & Lot 5 on SP269274
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Page 2
Table of Contents
Important Note 2
1. Summary 3
2. Background 5
3. Development Intent – Proposed Change 6
4. Proposed Change to Conditions 6
5. Planning Assessment 9
5.1 Development Codes 9
5.2 Minor Change 11
6. Conclusions 13
List of Tables
Table 1 - Substantially Different Development Guideline ................................................................................... 11
RG Strategic Planning Report – Minor Change Application 1
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Important Note
Apart from fair dealing for the purposes of private study, research, criticism, or review as permitted
under the Copyright Act, no part of this report, its attachments or appendices may be reproduced
by any process without the written consent of RG Strategic. All enquiries should be directed to RG
Strategic.
We have prepared this report for the sole purposes of Sunshine Beach Surf Life Saving Club Inc
(“Client”) for the specific purpose of demonstrating the proposed use as being permitted under the
Noosa Plan 2020 (“Purpose”). This report is strictly limited to the purpose and the facts and matters
stated in it and does not apply directly or indirectly and will not be used for any other application,
purpose, use or matter.
In preparing this report we have made certain assumptions. We have assumed that all information
and documents provided to us by the Client or as a result of a specific request or enquiry were
complete, accurate and up to date. Where we have obtained information from a government
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been made, we have not made any independent investigations with respect to the matters the
subject of that assumption. We are not aware of any reason why any of the assumptions are
incorrect.
This report is presented without the assumption of a duty of care to any other person (other than
the Client) (“Third Party”). The report may not contain sufficient information for the purposes of a
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• this report may not be relied on by a Third Party; and
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RG Strategic Planning Report – Minor Change Application 2
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1. Summary RG Strategic has prepared this development application on behalf of Sunshine Beach Surf Life Saving Club Inc. The purpose of this report is to seek approval for a Minor Change to approval MCU17/0024. The subject site is located at 4 The Esplanade, Sunshine Beach and is formally described as Lot 126 on CP845336 and Lot 5 on SP269274. The proposed Minor Change seeks approval to install stackable 2.4m high glass doors along the east edge of the main floor deck and proposes a connecting fly over roof between the existing roof structures, also on the main deck. The roof and glazing are required as the deck is rendered unusable during any type of inclement weather and during midday heat in summer and uncomfortable for patrons at other times. The deck will remain consistently open to take advantage of the view and sea breezes but closed when necessary for the weather. Figure 1 – SBSLSC – eastern deck The fly over roof sits slightly above the existing roof structure to preserve a sleek coastal modern design consistent with the existing roof and to maintain the ocean view from the upper level balcony. The proposal is not increasing gross floor area or site cover as the whole deck has been included in the original calculations for these parameters. The Minor Change seeks an amendment to Condition 1 of the approval to reflect the change minor built form changes. The Floor plan and Elevation is provided below as Figures 2 and Figure 3. RG Strategic Planning Report – Minor Change Application 3
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Figure 2 – Main Floor Plan – eastern deck Figure 3 - New fly over connecting roof (red outline) RG Strategic Planning Report – Minor Change Application 4
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This report should be read in conjunction with the accompanying covering letter, DA Form and Appendices. The development is appropriate and is not anticipated to impact upon the amenity of the locality. Council’s approval of the application is therefore sought, subject to relevant and reasonable conditions. 2. Background On 19 October 2017, Council approved MCU17/0024, Development Permit for Material Change of Use of Premises - Entertainment & Dining Business Type 1 Food & Beverages and Type 2 Recreation, amusement and fitness. Noting this application was not for new uses onsite but the extensive change in built form for a new Surf Life Saving Club did not meet the criteria for a minor change. On 20 October Council issued a superseded Decision Notice MCU17/0024, this was due to a tidy up required in wording of conditions of earlier Decision Notice. Figure 4 – Eastern Deck and Existing Roof Line RG Strategic Planning Report – Minor Change Application 5
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3. Development Intent – Proposed Change
The purpose of this report is to seek approval for a Minor Change to approval MCU17/0024. The
subject site is located at 4 The Esplanade, Sunshine Beach and is formally described as Lot 126 on
CP845336 and Lot 5 on SP269274.
The proposed Minor Change seeks approval to install 2.4m high stackable glass doors along the
east edge of the main floor deck and proposes a connecting fly over roof between the existing roof
structures, also on the main deck.
The roof and glazing are required as the deck is rendered unusable during any type of inclement
weather and during midday heat in summer and uncomfortable for patrons at other times. The deck
will remain consistently open to take advantage of the view and sea breezes but closed when
necessary for the weather.
The fly over roof sits slightly above the existing roof structure to preserve a sleek coastal modern
design consistent with the existing roof and to maintain the ocean view from the upper level balcony.
The proposal is not increasing gross floor area or site cover as the whole deck has been included in
the original calculations for these parameters.
The proposed changes are reflected in the Proposed Plans prepared by RG Strategic and are
enclosed within Appendix A.
4. Proposed Change to Conditions
The floor plans are required to be amended to reflect the new roof and the stackable glazing .
Condition 2 sets out the approved plans for the development and therefore it is required to be
amended.
Existing Condition 2 reads-
2. Development undertaken in accordance with this approval must generally comply with
the approved plans of development. The approved plans are listed in the following table
unless otherwise amended by these conditions.
Plan Rev. Plan/Document Name Date
No.
0000 A Cover Page, drawn by Andrew Bock Architecture February
2017
1002 B Proposed Site Plan, drawn by Andrew Bock March 2017
Architecture
1003 B Proposed Site Plan – Aerial Photo, drawn by Andrew March 2017
Bock Architecture
1004 B Proposed Roof Plan, drawn by Andrew Bock March 2017
Architecture
1005 B Proposed Upper Floor Plan, drawn by Andrew Bock March 2017
Architecture
1006 C Proposed Ground Floor Plan (from IR response) , drawn July 2017
by Andrew Bock Architecture
1007 A Proposed Lower Floor Plan, drawn by Andrew Bock March 2017
Architecture
RG Strategic Planning Report – Minor Change Application 6
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Plan Rev. Plan/Document Name Date
No.
1008 B Proposed Landscape Plan, drawn by Andrew Bock March 2017
Architecture
2001 B Proposed Elevations, drawn by Andrew Bock March 2017
Architecture
2002 B Proposed Elevations, drawn by Andrew Bock March 2017
Architecture
2003 B Proposed Sections A & B, drawn by Andrew Bock March 2017
Architecture
2004 B Proposed Sections C & D, drawn by Andrew Bock March 2017
Architecture
2005 B Proposed Sections E & F, drawn by Andrew Bock March 2017
Architecture
3001 A Perspective Views North and North West, drawn by February
Andrew Bock Architecture 2017
3002 B Perspective Views West and South West, drawn by March 2017
Andrew Bock Architecture
3003 A Perspective Views East and North East, drawn by February
Andrew Bock Architecture 2017
3004 A Perspective Views View to Entry and Deck Lounge, February
drawn by Andrew Bock Architecture 2017
3005 B Aerial View showing Height line, drawn by Andrew Bock March 2017
Architecture
3006 B Views showing Height line, drawn by Andrew Bock March 2017
Architecture
4001 A Colours and Textures of Sunshine Beach, drawn by February
Andrew Bock Architecture 2017
4002 A Proposed Material Palette, drawn by Andrew Bock February
Architecture 2017
It is requested Condition 2 be amended to read as follows-
2. Development undertaken in accordance with this approval must generally comply with
the approved plans of development. The approved plans are listed in the following table
unless otherwise amended by these conditions.
Plan Rev. Plan/Document Name Date
No.
0000 A Cover Page, drawn by Andrew Bock Architecture February
2017
1002 B Proposed Site Plan, drawn by Andrew Bock March 2017
Architecture
1003 B Proposed Site Plan – Aerial Photo, drawn by Andrew March 2017
Bock Architecture
1004 B Proposed Roof Plan, drawn by Andrew Bock March 2017
Architecture
1005 B Proposed Upper Floor Plan, drawn by Andrew Bock March 2017
Architecture
1006 C Proposed Ground Floor Plan (from IR response) , drawn July 2017
by Andrew Bock Architecture
1007 A Proposed Lower Floor Plan, drawn by Andrew Bock March 2017
Architecture
1008 B Proposed Landscape Plan, drawn by Andrew Bock March 2017
Architecture
2001 B Proposed Elevations, drawn by Andrew Bock March 2017
Architecture
RG Strategic Planning Report – Minor Change Application 7
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Plan Rev. Plan/Document Name Date
No.
2002 B Proposed Elevations, drawn by Andrew Bock March 2017
Architecture
2003 B Proposed Sections A & B, drawn by Andrew Bock March 2017
Architecture
2004 B Proposed Sections C & D, drawn by Andrew Bock March 2017
Architecture
2005 B Proposed Sections E & F, drawn by Andrew Bock March 2017
Architecture
3001 A Perspective Views North and North West, drawn by February
Andrew Bock Architecture 2017
3002 B Perspective Views West and South West, drawn by March 2017
Andrew Bock Architecture
3003 A Perspective Views East and North East, drawn by February
Andrew Bock Architecture 2017
3004 A Perspective Views View to Entry and Deck Lounge, February
drawn by Andrew Bock Architecture 2017
3005 B Aerial View showing Height line, drawn by Andrew Bock March 2017
Architecture
3006 B Views showing Height line, drawn by Andrew Bock March 2017
Architecture
4001 A Colours and Textures of Sunshine Beach, drawn by February
Andrew Bock Architecture 2017
4002 A Proposed Material Palette, drawn by Andrew Bock February
Architecture 2017
November 2024
SD- A Main Level Floor Plan Proposed – Part Plan, drawn by Oct 2024
D11 Andrew Bock Architecture
SD- A Main Level Floor Plan Proposed – Extg Terrace Glazing Oct 2024
E01 Southeast Elevation - drawn by Andrew Bock
Architecture
SD- A Main Level Floor Plan Proposed – Extg Terrace Glazing Oct 2024
E01 North East Elevation - drawn by Andrew Bock
Architecture
SD-01 A Roof Closure Concept Page 01, drawn by Andrew Bock July 2022
Architecture
SD-03 Roof Closure Concept - Section, drawn by Andrew July 2022
Bock Architecture
SD-04 Roof Closure Concept- New Roof Over Existing, drawn July 2022
by Andrew Bock Architecture
11.7 3d Views – New Roof Infill - drawn by Andrew Bock May 2022
Architecture
RG Strategic Planning Report – Minor Change Application 8
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5. Planning Assessment
The proposed Minor Change can be supported on several grounds as detailed below:
• No increase in the gross floor area, Use area or site cover;
• No impact to the built form when viewed from the beach as it is screened by coastal
vegetation;
• No change to the use;
• Minor change to the external built form;
• No change to the internal floor layout;
• Does not generate additional parking or traffic;
• The proposal can be defined as a Minor Change to Approval in accordance with Schedule
1 of the Planning Act 2016; and
• The proposal is consistent within the intent of the Decision Notice (132006.272).
5.1 Development Codes
The development codes applicable to the proposed Minor Change are:
• Coastal Communities Local Plan Code,
• Recreation and Open Space Zone Code.
A review of the development codes has been undertaken with the Minor Change complying with the
intent of the Acceptable Outcomes, Performance Outcomes and Overall Outcomes of the
abovementioned codes. More specifically, a review of the built form has been assessed below.
5.1.1 Built form
The stackable glazing and new flyover roof are incorporated into the existing built form. The glazing
will only be closed when necessary for weather purposes with most of the time open to take
advantage of the view and sea breezes. The intention of the glass is so the view can be enjoyed
when closed during the inclement weather events.
The roof will be constructed of the same materials as the existing decks roof to blend with and
complement the existing roof. The roof will sit slightly above the current roof and protect patrons
from uncomfortable weather and beneficial given the effects of climate change.
Both the glazing and new roof sit within the building footprint and as such will be screened by
coastal vegetation and not seen from the beach. The new roof is unlikely to be noticeable from the
street as demonstrated in Figure 3 below.
RG Strategic Planning Report – Minor Change Application 9
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In terms of gross floor area, use area and site cover, these areas were included in the calculations as part of the original approval and the proposal does not alter them. The proposed changes fully comply with the Noosa Plan 2020. Figure 5 - Street elevation. RG Strategic Planning Report – Minor Change Application 10
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5.2 Minor Change
In accordance with Schedule 2 of the Planning Act 2016 a ‘minor change’ means change that -
(b) for a development approval—
(i) would not result in substantially different development; and
(ii) if a development application for the development, including the change, were made
when the change application is made would not cause—
(A) the inclusion of prohibited development in the application; or
(B) referral to a referral agency, other than to the chief executive, if there were no
referral agencies for the development application; or
(C) referral to extra referral agencies, other than to the chief executive; or
(D) a referral agency, in assessing the application under section 55(2), to assess the
application against, or have regard to, a matter, other than a matter the referral
agency must have assessed the application against, or had regard to, when the
application was made; or
(E) public notification if public notification was not required for the development
application.
In respect of whether the change results in a ‘substantially different’ development, assessment
against Schedule 1: Substantially Different Development Guideline contained within the
Development Assessment Rules, is provided in Table 1 below:
Table 1 - Substantially Different Development Guideline
‘Substantially different’
Comment
development
Involves a new use No change of use is proposed, only minor built form
changes.
Results in the application applying No new land is applied over as part of this change
to a new parcel of land
application.
Dramatically changes the built Minor changes to the built form are proposed but they sit
form in terms of scale, bulk, and
within the existing built form and will not be noticeable
appearance
from the street or seen from the beach
Changes the ability of the proposal Does not change the ability of the Surf Club to operate
to operate as intended
as intended.
Removes a component that is The proposed minor change will not alter the operation
integral to the operation of the
of the development.
development
Significantly impacts on traffic flow The deck area was included in the original gross floor
and the transport network, such as
area calculation and use area which determines traffic
increasing traffic to the site
generation from the use. Therefore no additional use
RG Strategic Planning Report – Minor Change Application 11
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‘Substantially different’
Comment
development
areas are proposed as part of this Minor Change
application.
Introduces new impacts or increases No new impacts are proposed.
the severity of known impacts
Removes an incentive or offset No incentive or offset component will be impacted as a
component that would have
result of the proposed Minor Change.
balanced a negative impact of the
development
Impacts on infrastructure provisions The proposed Minor Change will not impact upon any
infrastructure network.
RG Strategic Planning Report – Minor Change Application 12
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6. Conclusions
As demonstrated, the proposed stackable glazing and connecting flyover roof are consistent with
the definition of a Minor Change under the Planning Act 2016 and align with the original approval
conditions. The development aligns with the Noosa Plan 2020, ensuring minimal visual and
environmental impact while enhancing functionality. Specifically, the proposal:
• Enhances Usability: By providing weather protection, the modifications ensure the deck can
be utilized year-round, supporting the business's operational needs and enhancing patron
comfort, which aligns with the intent of the original approval to provide a functional and
welcoming space.
• Maintains Visual Integrity: The design preserves the site's coastal aesthetic, with materials
and forms that blend seamlessly with the existing structure. The changes remain visually
unobtrusive from both the street and the beach, maintaining the area's visual amenity and
character.
• Adheres to Planning Requirements: There is no increase in gross floor area, use area, or site
coverage. The proposal does not generate additional traffic or parking requirements,
demonstrating compliance with the conditions of the Noosa Plan 2020 and the Planning Act
2016.
• Environmental Considerations: By incorporating a structure that offers flexibility (open
when favourable weather conditions allow), the design maximizes the natural environment's
benefits (e.g., breezes and views) while providing necessary protection during adverse
conditions.
Based on the thorough assessment of the proposal's compliance with planning regulations and the
minimal impact on surrounding areas, we recommend approval of the Minor Change. This
development supports the operation of the Sunshine Beach Surf Life Saving Club and aligns with
Council's broader planning objectives for coastal communities.
We look forward to Council processing the application at its earliest convenience.
Should you require any additional information or have any queries please to not hesitate to contact
us.
RG Strategic Planning Report – Minor Change Application 13
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