Minor Change Report 51981.3322.01

APPLICATION FOR A MINOR CHANGE TO A DEVELOPMENT APPROVAL
Author	Graduate Development Planner, Jada Lyons
Development Assessment

APPLICATION DETAILS
Application No.	51981.3322.01
Development Approval	Town Planning Consent for Multiple Dwelling Units (x3)
Applicant	Ashburton Pastoral Company P/L TTE
Request Received On	24 September 2021
Report Reviewed By	Patrick Murphy
Decision Due Date	November 22 2021

PROPERTY DETAILS
Property Address	Esplanade Point 2/7 Lake St Tewantin Qld 4565 Esplanade Point 7 Lake St Tewantin Qld 4565
RP Description	BUP 709 Lot 2 BUP 7091
Land Area	128.11m2
Existing Use of Land	Multiple Dwelling Units

STATUTORY DETAILS
SEQRP Designation	Urban Footprint
Zone	Medium Density Residential Zone
Precinct	Not applicable
Local Area Plan	Tewantin Local Area Plan
Overlays	Land Subject to Acid Sulfate Soils 5 metres AHD or Below Flood Hazard Overlay Landslide Hazard Overlay Moderate Hazard Area
Assessment Type	Minor Change to Development Approval

PROPOSAL
The applicant seeks approval to change an existing development approval (TPC 1528) to alter the roof form of Unit 2 to extend the full length of the mezzanine roof and change the internal layout on the loft floor to include a bedroom and ensuite. The proposed change will not increase the number of bedrooms as one bedroom on the middle level will be removed to facilitate a larger living area. Body Corporate approval has been provided for the change.
The locality and proposal plan are included below.

Figure 1 – Locality

Figure 2 – Site Plan

Figure 3 – Existing and Proposed Floor Plan

Figure 4 – Proposed West (Left) Elevations

Figure 5 – Proposed South (Front) Elevations

Figure 6 – Proposed East (Right) Elevations

Figure 7 – Perspective View of Existing Unit and Proposed Roof Changes

background
A development approval for a multiple dwelling (3 units) was issued on 23 February 1982.
assessment
Instruments for Statutory Assessment
Under the Planning Act 2016 the application must be assessed against each of the following statutory planning instruments to the extent they are relevant to the development:
State Planning Policy;
South East Queensland Regional Plan;
Planning Regulation 2017; and
The Noosa Plan 2020.
The following codes from the Noosa Plan 2020 are applicable to this development:
Medium Density Residential Zone Code;
Tewantin Local Plan Code;
Low Density Housing Code;
Acid Sulfate Soils Overlay Code.
Statutory Process
The applicant has requested to make a minor change to a development approval under s78 of the Planning Act 2016. An application for a minor change to a development approval can only be made in circumstances where a change would constitute a ‘minor change’.
The proposed change to the development approval requested by the applicant is determined to constitute a minor change on the grounds that:
the development would not result in substantially different development as it does not significantly change the built form of Unit 2;
the change does not include prohibited development;
the change would not require the application to be referred to an additional referral agency or cause a referral agency to have regard to new matters prescribed by regulation;
where the original application was code assessable, the change would not cause the application to become impact assessable.
Statutory Instruments – Planning Scheme
The original town planning consent approved three multiple dwelling units with three storeys and a height of approximately 9 metres. Under the planning scheme in effect at the time of the approval, this height was accepted. Under the Noosa Plan 2020, buildings with three storeys and a height over 8 metres are not acceptable development and would not be supported in the Medium Density Residential Zone.

Condition 10
The approval given herein does not absolve the applicant from the responsibility of submitting for approval, working drawings complying with the Building Act 1975 as amended and the Standard Building By-laws. Such drawings shall be substantially in accordance with the Town Planning Consent approval and related drawings and approval pursuant to the Building Act shall be obtained prior to any building works being carried out on the site. This consent approval does not imply that building approval will be granted.

Applicant’s Request
The applicant requests that the proposed plans be generally in accordance with the original planning approval. The proposed plans seek to change the roof form to extend the mezzanine roof from having a low ceiling at the edges, to being head height for the extent of the roof.
Assessment of Request
The original units were built generally in accordance with the original planning approval, with a number of minor building variations to the original plans. The proposed plans will slightly change the built form of the mezzanine roof to expand the current low ceiling edges and change the internal layout of the loft floor. The roof extension will still make the upper floor of the unit present as a third storey. The change to the roof form will lower the overall roof height by approximately 0.30m to a height of 8.4m, which is over the acceptable height for the Medium Density Residential zone.

Figure 8 – Portion of Existing Roof Above 8m

Figure 9 – Portion of New Roof Above 8m
Although the building would not be accepted under the current planning scheme, it will not cause a significant impact to the built form of the building and will not significantly change the bulk and scale of the building from the street. The current roof form of the upper level appears less as a third storey than the proposed design, but the proposed design will better incorporate the loft level into the rest of the unit and surrounding properties with a more consistent roof design. As such, it is recommended that the change be approved, and a new condition be added regarding approved plans.

cONSULTATION
Referral Agencies
Not applicable
Internal Council Referrals
Not applicable
conclusion & reasons for decision
The proposed development generally complies with the requirements of the planning scheme and does not raise any significant issues that cannot be addressed by reasonable and relevant conditions. The application is therefore recommended for approval.
The report is provided in accordance with Section 63(5) of the Planning Act 2016.
RECOMMENDATION
With regard to Application No. 51981.3322.01, to make a minor change to an existing approval for Multiple Dwelling Units situated at Esplanade Point 2/7 Lake St Tewantin Qld 4565 Esplanade Point 7 Lake St Tewantin Qld 4565 described as Lot 2 BUP 7091, Council on 12 November 2021 decided to:
A.	Approve the change.
B.	Include the following additional condition:
22 November 2021
Approved Plans
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 No.	Rev.	Plan/Document Name	Date
PR – 01	-	Site Plan, prepared by Anna Jobs	02/09/2021
PR – 02	-	Ground & First Floor Plan, prepared by Anna Jobs	02/09/2021
PR – 03	-	Loft Plan Existing and Proposed, prepared by Anna Jobs	02/09/2021
PR – 06	-	Proposed Elevations, prepared by Anna Jobs	02/09/2021
PR – 09	-	Perspective View of Unit 2, prepared by Anna Jobs	02/09/2021

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[UNIT 2 LOFT - PROPOSED ROOF DO NOT CHANGE

 

EXISTING BUILDING PERIMITER AND HEIGHT

 

18.86

37.42

EXISTING
UNIT 1&3

EXISTING

33.39
LAKE STREET

 

LAKE STREET

Existing Site Plan
1: 200


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Loft Level
1100

 

Proposed Loft
1: 100

 

 

 

 

   

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 


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PROPOSED Left Elevation
1: 100 Raa moo REN Te
lon SuAaLE ScREEi sO A 125nm SPHERE CANNOT PASS THROUGH TO

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reat

 

 

 

  

PROPOSED Front Elevation
1:100

 

NEW WINDOWS TO REPLACE
EXISTING TO MATCH EXISTING
JOPENNING (IF REQUIRED)

 

 

 


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PROPOSED Right Elevation
1:100


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— y — —

2650

65m

LE Ceiling
oO 18250

Loft Level

 

 

 

 

 

 

 

 

 

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[Attachment: image9.png (image text)]
EXISTING RIDGE

PROPOSED WINDOW.
700mm MIN. SILL ABOVE FFL.

    

NEW RAFTERS ROOF ABOVE TO EXISTING RIDGE AND
PITCHING ABOVE WINDOWS:

 

 

 

 

 

 

 

 

 

 

 

 

 

LE Citing
18250
EXTEND HEIGHT OF EXTERNAL WALLS TO REACH NEW ROOF
MATCH EXISTING WEATHERBOARO CLADDING
NEW CEILING TO MATCH EXISTING
Loft Level
NN DELETE ROOF EAVE AND REPLACE
|WITH HOOD To WINDOWS IF REQUIRED
First Floor Level
Kt
Pad Level —