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Town Planning Report
Attached to the e-mail IDAS Form & Planning Report email 1 of 3 MCU17/0024.
Development Application Material Change of Use – Entertainment and dining business – Type 1 Food & Beverages and Type 2 Recreation, Amusement & Fitness (extensions and alterations to a Surf Club) at 4 The Esplanade, Sunshine Beach and described as Lot 126 on CP845336 & Lot 5 on SP269274 For the Sunshine Beach Surf Life Saving Club V er s io n - 01 9 78 – 01
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Proposal Report Proposed Material Change of Use of Premises for an Entertainment and dining business Type 1 Food & Beverages and
Type 2 Recreation, amusement & fitness (extensions and alterations to a Surf Club) over land at 4 The Esplanade, Sunshine Beach and
described as lot 126 on CP845336 and Lot 5 on SP269274
Applicant: Sunshine Beach Surf Life Saving Club
Application for a Material Change of Use – Entertainment and
dining business Type 1 Food & Beverages and Type 2
Recreation amusement & fitness (extensions and alterations
to a Surf Club) over land at 4 The Esplanade Sunshine
Beach, described as Lot 126 on CP845336 & Lot 5 on
SP269274
Prepared for:
Sunshine Beach Surf Life Saving Club
Consultants:
Martoo Consulting Pty Ltd.
PO BOX 1684
NOOSA HEADS Q 4567
Telephone: 07 5447 2550
© Martoo Consulting Pty Ltd 2015
martoo consulting - Town Planning + Urban Designers + Development Managers 2
Page 3
Proposal Report Proposed Material Change of Use of Premises for an Entertainment and dining business Type 1 Food & Beverages and
Type 2 Recreation, amusement & fitness (extensions and alterations to a Surf Club) over land at 4 The Esplanade, Sunshine Beach and
described as lot 126 on CP845336 and Lot 5 on SP269274
Applicant: Sunshine Beach Surf Life Saving Club
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.
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Page 4
Proposal Report Proposed Material Change of Use of Premises for an Entertainment and dining business Type 1 Food & Beverages and
Type 2 Recreation, amusement & fitness (extensions and alterations to a Surf Club) over land at 4 The Esplanade, Sunshine Beach and
described as lot 126 on CP845336 and Lot 5 on SP269274
Applicant: Sunshine Beach Surf Life Saving Club
Contents
1 Introduction 4
2 Basic Information 5
3 The Characteristics of The Site 6
3.1 Site Characteristics 6
3.2 Existing Infrastructure Servicing the Site 8
3.3 Site Contamination 8
3.4 Sunshine Beach Surf Club 8
4 The Characteristics of the Surrounding Environment
4.1 Description of Land Uses Adjacent to the Site and within the Surrounding Area 9
4.2 Surrounding Road Network 9
5 Background 10
6 The Proposal 11
7 Development Assessment 14
7.1 Statutory Instruments 14
7.2 Noosa Plan 15
7.2.1 Eastern Beaches Locality 15
7.2.2 Applicable Codes 15
7.2.3 Overlays 25
8 Conclusion 27
Annexures 28
Annexure A: Proposal Plans
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Proposal Report Proposed Material Change of Use of Premises for an Entertainment and dining business Type 1 Food & Beverages and
Type 2 Recreation, amusement & fitness (extensions and alterations to a Surf Club) over land at 4 The Esplanade, Sunshine Beach and
described as lot 126 on CP845336 and Lot 5 on SP269274
Applicant: Sunshine Beach Surf Life Saving Club
1 Introduction
This planning report has been prepared for the Sunshine Beach Surf Life Saving Club (SBSLSC) being
the applicant of a development application for a Material Change of Use of Premises to undertake
renovations and extensions to the existing surf club at Sunshine Beach. The SBSLSC is an iconic feature
of the Sunshine Beach locality, providing necessary beach safety operations for the area as well as a
community hub for residents and visitors. The proposed alterations and renovations provide a much
needed upgrade to the existing 30 year old building on site.
The subject site is described Lot 126 on CP845336 and Lot 5 on SP269274 and is within the Noosa local
government locality.
The proposed development of this site constitutes ‘development’ as defined by Section 7 of the
Sustainable Planning Act 2009. This development application seeks a Development Permit for a Material
Change of Use of Premises for an Entertainment and dining business Type 1 Food & Beverages and
Type 2 Recreation, amusement & fitness on the site. The Type 1 use is deemed impact assessable
development and the Type 2 code assessable development under the provisions of the Noosa Plan
2006 and the Sustainable Planning Act 2009.
This planning report covers the following matters in order to assist the assessment of this development
application:
Section 2: The basic details of the application as extracted from certain parts of the
application forms;
Section 3: A description of the subject site;
Section 4: A brief description of the locality surrounding the subject site;
Section 5: An explanation of the proposal;
Section 6: An assessment of the proposal against the Noosa Plan 2006; and
Section 7: A conclusion that provides summary grounds, which support the approval of
the application as proposed.
The Noosa Council is the Assessment Manager for this development application.
Any words or terms are shown in italic font in this proposal report, refer to either relevant state legislation
direct quotes from this planning scheme as indicated. Words in bold font refer to definitions as detailed
by the Noosa Plan.
The report concludes that the proposal is appropriate for the site and should be approved as it
establishes an inspiring and iconic building on the site that reflects the beachside character, provides a
new community hub for the Sunshine Beach locality and establishes a new standard for beach side
architecture.
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Proposal Report Proposed Material Change of Use of Premises for an Entertainment and dining business Type 1 Food & Beverages and
Type 2 Recreation, amusement & fitness (extensions and alterations to a Surf Club) over land at 4 The Esplanade, Sunshine Beach and
described as lot 126 on CP845336 and Lot 5 on SP269274
Applicant: Sunshine Beach Surf Life Saving Club
2 Basic Information
Basic information relating to this development application includes:
Applicant: Sunshine Beach Surf Life Saving Club C/- Martoo Consulting, PO Box
1684, Noosa Heads Qld 4567
Address of Site: 4 The Esplanade, Sunshine Beach
RPD of Site: Lot 126 on CP845336 and Lot 5 on SP269274
Owners: Reserve for Local Government - Surf Life Saving under control of Council
as Trustee
Area of Site: 1464m2
Current Use of Site: Sunshine Beach Surf Lifesaving Club
South East Queensland Urban
Regional Plan:
Planning Locality: Eastern Beaches
Zone: Open Space Recreation
Overlays: Biodiversity – Environmental Protection
Natural Resources - Coastal Protection Area
Natural Hazard –Landslide & Flooding
Natural Hazard – Acid Sulfate Soils
Proposal: Entertainment and dining business - Type 1 Food & beverages and
Type 2 Recreation, amusement & fitness (extensions and alterations to
existing Surf Club)
Approvals Sought: Development Permit for Material Change of Use of Premises
Administering
Authority: Noosa Council
Referral Agencies: Nil
Consultants for
development application: Town Planners: Martoo Consulting
Architects: Push Architects and Andrew Bock Architecture
Engineers: Tod Consulting Engineers
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Proposal Report Proposed Material Change of Use of Premises for an Entertainment and dining business Type 1 Food & Beverages and
Type 2 Recreation, amusement & fitness (extensions and alterations to a Surf Club) over land at 4 The Esplanade, Sunshine Beach and
described as lot 126 on CP845336 and Lot 5 on SP269274
Applicant: Sunshine Beach Surf Life Saving Club
3 The Characteristics of The Site and Surrounds
3.1 Site Characteristics
The land the subject of this application (to be known as the site), is located at 4 The Esplanade, Sunshine
Beach and comprises two sites described as Lot 126 on CP845336 and Lot 5 on SP269274. These sites
comprise two reserves for Local Government Purposes over which the Noosa Council is Trustee and who
has subsequently issued leases to the Sunshine Beach Surf Life Saving Club (SBSLSC).
The site has road frontage to a small stub road which is located off The Esplanade (commonly known as
Belmore Terrace) which also provides access to public carparking.
The site has a combined area of 1464m2 and contains the existing SBSLSC building and outdoor deck
area. The club was constructed on the site in the early 1980’s and has undergone various renovations
and changes over the year and currently comprises a three storey building with the following facilities:
• Ground floor – ‘Actives area’ comprising change rooms, toilets and showers, gym, recreation,
equipment storage area and cold rooms.
• First floor – sign in/entrance area, kitchen, dining, bar, pokies room, amenities and covered
outdoor dining area.
• Second floor – office/administration and training room and deck
The existing building is set down into the site and includes a mix of materials including rendered concrete
block wall and weatherboard cladding with a tiled roof and tension membranes sails over existing western
decks. The main building is generally located on Lot 126 with the outdoor dining area extending over onto
Lot 5 which comprises a timber deck covered by a seven semi permanent umbrellas.The photographs
below illustrate the existing site conditions.
Figure 1- Aerial photograph of site Source: Google maps
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Proposal Report Proposed Material Change of Use of Premises for an Entertainment and dining business Type 1 Food & Beverages and
Type 2 Recreation, amusement & fitness (extensions and alterations to a Surf Club) over land at 4 The Esplanade, Sunshine Beach and
described as lot 126 on CP845336 and Lot 5 on SP269274
Applicant: Sunshine Beach Surf Life Saving Club
Figure 2 - Photograph of front of existing Surf Club
Figure 2 – northern façade to the park
Figure 3 - Outdoor dining area
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Page 9
Proposal Report Proposed Material Change of Use of Premises for an Entertainment and dining business Type 1 Food & Beverages and
Type 2 Recreation, amusement & fitness (extensions and alterations to a Surf Club) over land at 4 The Esplanade, Sunshine Beach and
described as lot 126 on CP845336 and Lot 5 on SP269274
Applicant: Sunshine Beach Surf Life Saving Club
3.2 Existing Infrastructure Servicing the Site
The subject site currently has access to all infrastructure that commonly service urban development. This
infrastructure includes Council water supply, reticulated sewerage, underground telecommunication
services, overhead electricity supply and associated street lights, stormwater drainage, bitumen roadway
and kerb and channelling along the road frontages of the site.
A footpath is provided along Belmore Terrace and the stub road to the front of the Surf Club. Existing
servicing of the club is provided via an existing driveway that is located in Ed Webb Park and extends
around the north eastern boundary of the club to the rear actives area as well as leading to a pump
station and emergency access to the beach.
3.3 Site Contamination
The site is not on the Environmental Management Register, established under the Environmental
Protection Act 1994 and to the best of our knowledge is not contaminated.
3.4 Sunshine Beach Surf Life Saving Club
As indicated above the Sunshine Beach Surf Life Saving Club was established in the mid 1980’s and has
been in operation for over 30 years. The club has been growing consistently since the 1980s with
membership now comprising 497 active members, 4443 supporters and 54 permanent and part time
employees.
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Proposal Report Proposed Material Change of Use of Premises for an Entertainment and dining business Type 1 Food & Beverages and
Type 2 Recreation, amusement & fitness (extensions and alterations to a Surf Club) over land at 4 The Esplanade, Sunshine Beach and
described as lot 126 on CP845336 and Lot 5 on SP269274
Applicant: Sunshine Beach Surf Life Saving Club
4 The Characteristics of the Surrounding Environment
4.1 Description of Land Uses Adjacent to the Site and within the
Surrounding Area
It is important to appreciate the existing land uses in the locality surrounding the subject site which
include a mixture of commercial, residential and open spaces uses. Ed Webb Park totally surrounds the
site apart from the access road to the site. The park slopes down from the Belmore and Webb Road
frontages to the beach and includes public carparking to the north of the club as well as emergency
access to the beach which wraps around the northern and western sides of the Surf Club building. Picnic
facilities are provided within existing vegetation in the park.
More specifically the following uses are located in the surrounding area:
• to the north - Multi storied residential unit complexes including ‘Blue Tongue’ and
‘Costa Nova’ and the Duke Street Commercial area.
• to the east - Beachfront reserve and Sunshine Beach.
• to the south - Two storey dwellings.
• to the west - Unit developments including Craiglee and Palm Lodge.
Residential Unit
Development
Existing Duke Street
Commercial area
Subject site
Residential Unit
Development
Figure 4 – Aerial Photograph of site and surrounds Source: Google maps
It is also significant to note that the SBSLSC has been a part of the local landscape for over 30 years.
4.2 Surrounding Road Network
The site is located off an unnamed stub road which extends off a road known as Bryan Street or Belmore
Terrace but correctly identified as The Esplanade. The Noosa Council administers all roads in the area.
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Proposal Report Proposed Material Change of Use of Premises for an Entertainment and dining business Type 1 Food & Beverages and
Type 2 Recreation, amusement & fitness (extensions and alterations to a Surf Club) over land at 4 The Esplanade, Sunshine Beach and
described as lot 126 on CP845336 and Lot 5 on SP269274
Applicant: Sunshine Beach Surf Life Saving Club
5.0 Background
As detailed above, the original SBSLSC was constructed in the early 1980s with the building designed by
one of Queensland’s leading architects Maurice Hurst. Since that time, the club has grown and the
existing building has undergone a series of minor renovations and interior changes. The most recent
changes to the building include the renovation of the ground floor ‘actives area’ which included new
change room facilities, an actives gym and recreation room space as well as the reconstruction of the
ocean deck, side balcony and Designated Outdoor Smoking Area (DOSA).
At 30 years old, the existing building on site has reached a point where the structure is out of date in
terms of facilities and appearance and parts of the building are starting to fail. The building is currently
requiring constant repairs and the existing facilities are unable to meet the current demand or industry
standards. Issues include:
• Building structure failing
• Entrance area small, cramped and cluttered
• Poor directional flow from entrance through bar area
• Kitchen layout undersized, outdated and inefficient
• Bar severy undersized cramped and inefficient
• Amenities location impacting on dining experience
• Pokies room small with poor amenity
• Conflicts between different needs of patrons
Following the last renovations and an analysis of the structural and operational shortcomings of the
existing building, the club determined that a major renovation was required. After a rigorous tendering
process, the club engaged Push Architects and Andrew Bock Architect to prepare plans for the
redevelopment.
The architects brief was to design a new clubhouse that would:
• be unique in its visual appearance.
• be functional for the lifesaving and club fundraising operations.
• provide a memorable experience for visitors.
• create a sense of pride in the staff, the members and the local community.
• be in harmony with the site and the natural and coastal built environment .
• take advantage of the wonderful ocean views.
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Proposal Report Proposed Material Change of Use of Premises for an Entertainment and dining business Type 1 Food & Beverages and
Type 2 Recreation, amusement & fitness (extensions and alterations to a Surf Club) over land at 4 The Esplanade, Sunshine Beach and
described as lot 126 on CP845336 and Lot 5 on SP269274
Applicant: Sunshine Beach Surf Life Saving Club
6.0 The Proposal
The applicant is seeking approval from Council to renovate the existing building on site and enable a new
functional and elegant building on the site. The redevelopment will be predominately contained within the
lease area with eaves along the western boundary extending over into the park.
The proposal can be detailed as follows:
Lower Floor ‘Actives Area”
The existing lower floor area is to be predominantly retained with some minor extensions to the north
which will incorporate the service and plant areas. These service area directly adjoin the emergency
vehicle access and public park and present an unsightly and adhoc view to the adjoining public areas.
The proposed works have been designed to provide a cohesive and attractive presentation to the park
area and include:
• New First Aid room.
• New bin store.
• New plant equipment.
• New Actives area equipment storage.
Ground Floor
The existing ground floor level which currently contains the reception, kitchen, patron toilets, bar, pokies
and dining area is to be totally demolished with the existing slab retained. The existing outdoor dining
area to the beach is however to be retained with a new floor and cover proposed.
The ground floor layout addresses existing shortcomings of the building such as poor internal layout,
congested areas, lack of facilities by providing a more functional layout. The new layout includes:
• Defined entrance area including upgraded footpath and delineation between pedestrians and
vehicles.
• Upgraded landscaping to front of club.
• Structural timber batten screen to dining area.
• Reception and administration area.
• Male and female toilets.
• Kitchen and new coldrooms.
• Poker machine area.
• Bar and cold rooms.
• DOSA.
• Discrete internal dining areas.
• Kids room.
• Disabled access.
• New deck over existing outdoor dining area.
• Replacement of umbrellas with removable framed awning.
• Access to upper level.
Upper Floor
The upper floor level currently contains several office and administration rooms, plant room and a
training/meeting room. The level is to be demolished and replaced with a new level comprising new
toilets, offices and a dual purpose lifesaving/function area.
Proposal plans are included in Annexure A.
A breakdown of existing and proposed areas is detailed below:
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Proposal Report Proposed Material Change of Use of Premises for an Entertainment and dining business Type 1 Food & Beverages and
Type 2 Recreation, amusement & fitness (extensions and alterations to a Surf Club) over land at 4 The Esplanade, Sunshine Beach and
described as lot 126 on CP845336 and Lot 5 on SP269274
Applicant: Sunshine Beach Surf Life Saving Club
The above figures indicate that the renovations result in an increase in floor area of only 400m2 including
toilets, foyer and kitchen area.
It is proposed to provide the entire club with an external transformation. A new curved metal roof will
extend over the building and follows the natural contours of the site. New external cladding is proposed
that flows with the roof form and includes fibre cement sheeting with lower floors of rendered concrete.
Timber battens will be used across the building for screening and visual interest with plywood used for
lining ceilings.
Building Height
The proposed extension does alter the height of the existing surf club with the new roof form located
below 11.0 metres. The design of the extensions and renovations reflect the existing levels on site.
Architectural Statement
The architect has provided the following statement regarding the design of the building:
The architecture of the surf club has been considered with the importance of a public building. Set in the
privileged location adjacent the beach and the park it is iconic by default. At every aspect, the architecture
seeks the best response to climate, locality, user functionality, respect to neighbours, and sense of place.
The planning of the new club seeks to improve the amenity and functionality of the club. Notable are the
following:
• The new entry is more prominent and embraces the park aspect. It is conveniently located at the
simplest and safest pedestrian access point.
• The untidy service areas and bin storage have been removed from prominent view, relocated to
the lower level and discreetly screened.
• Covered external dining areas are the major seating areas. These have a tiered hierarchy to
enable ocean views to all areas.
• New facilities include better washrooms, kitchen and bar with improved plan layout and
functionality.
• An upper level function facility has been incorporated discreetly under the shell-like roof.
• Equitable access is provided to all public areas.
In form the building is designed in response to all aspects of the site. Climatically sensible, the
planning idea of North-East external dining areas and glazing respond to the ocean aspect and
views. Architecturally the club is nestled into the natural dunes of the site and respectfully the form
of the building folds down to all extremities to reduce the built scale. The arcing shape of the North
East roof edge expresses the planning layout which carefully shields the public areas from the
harsh South East weather and winds, whilst locating patrons in the best position of the site.
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Proposal Report Proposed Material Change of Use of Premises for an Entertainment and dining business Type 1 Food & Beverages and
Type 2 Recreation, amusement & fitness (extensions and alterations to a Surf Club) over land at 4 The Esplanade, Sunshine Beach and
described as lot 126 on CP845336 and Lot 5 on SP269274
Applicant: Sunshine Beach Surf Life Saving Club
Privacy of the southern neighbouring houses is architecturally designed with both visual and
acoustic considerations. Screening to windows and small outdoor areas are provided to the limited
access zones on the south. Roof plant is discreetly pocketed within the structure and exhausts are
disguised as roof such that a clean form presents. ‘Back of house’ ugliness is thus avoided through
considered design ensuring the best outcome for a building framed by the park and the beach.
Roofing the outdoor pedestrian dining areas is a very important consideration for climatic
functionality. With respect to the neighbouring apartments these areas have low lightweight
structures incorporating decorative battening. In some areas these will be planted with vines.
Visually simpler than mass umbrellas and functionally better, these elegant structures are a
cohesive element of the new architecture whilst remaining visually unobtrusive to the neighbouring
properties.
The club is important to the community as a hub for socialising, the celebration of significant events
and as a tourism facility. The architecture seeks to enhance the experience of all users of the club
from lifesavers, staff, local membership and visiting tourists. The architecture is responsive in both
social sustainability and environmental sustainability. As a significant building for the community, it
is iconic in location and in architectural form. The club has sought architectural excellence in
understanding the importance of all these factors.
Carparking
The existing lease area is currently filled by the existing surf club building and deck area. Due to the
constraints of the lease area and existing structures no additional carparking is able to be provided on
site. It is noted that a public car parking area exists immediately to the north of the club premises and
vehicular access to the actives and nippers area is provided along the northern side of the building
through Ed Webb Park.
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Proposal Report Proposed Material Change of Use of Premises for an Entertainment and dining business Type 1 Food & Beverages and
Type 2 Recreation, amusement & fitness (extensions and alterations to a Surf Club) over land at 4 The Esplanade, Sunshine Beach and
described as lot 126 on CP845336 and Lot 5 on SP269274
Applicant: Sunshine Beach Surf Life Saving Club
7 Development Assessment
7.1 Statutor y Instruments
Under the Sustainable Planning Act 2009, the application is required to be assessed against the following
statutory planning instruments:
• State Planning Policies;
The proposal is considered to be consistent with the State Planning Policy which details:
For coastal hazards—erosion prone areas:
(5) maintaining erosion prone areas within a coastal management district as development-free
buffer
zones unless:
(a) the development cannot be feasibly located elsewhere, and
(b) it is coastal-dependent development, or is temporary, readily relocatable or able to be
abandoned development, and
(6) requiring the redevelopment of existing permanent buildings or structures in an erosion prone
area to, in order of priority:
(a) avoid coastal erosion risks, or
(b) manage coastal erosion risks through a strategy of planned retreat, or
(c) mitigate coastal erosion risks.
The activities of the SBSLSC are coastal dependant and the development involves the redevelopment of
an existing permanent building on the site. It is noted that the proposed awning replacing the existing
umbrellas over the deck, has been designed to be removable.
Development:
(1) avoids or minimises adverse impacts on:
(a) coastal processes and coastal resources, and
(b) scenic amenity of important natural coastal landscapes, views and vistas, and
(2) maintains or enhances general public access to, or along, the foreshore unless this is contrary
to the protection of coastal resources or public safety
The proposed development involves the renovation of the existing SBSLSC on site and is located within
the existing lease area and over existing buildings and structures (such as the existing outdoor deck). The
development does not increase the actual footprint of the building on the site and has been designed to
respect the natural surrounds and existing constraints of the lease area and existing building platform.
Confirmation has been received by the Department of Infrastructure, Local Government and Planning that
as the proposal involves demolition and an increase of approximately 350m2 the proposal is below the
threshold detailed under the Sustainable Planning Regulation and the application does not require
referral.
• the South East Queensland Regional Plan;
Site is consistent with urban designation.
• State Planning Regulatory Provisions;
The proposal is considered to be consistent with the relevant regulatory provisions.
• the Planning Scheme for the local government area;
• any Temporary Local Planning Instrument in place for the local government area.
An assessment of the proposal against the Noosa Plan is detailed in section 7.2 below.
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Proposal Report Proposed Material Change of Use of Premises for an Entertainment and dining business Type 1 Food & Beverages and
Type 2 Recreation, amusement & fitness (extensions and alterations to a Surf Club) over land at 4 The Esplanade, Sunshine Beach and
described as lot 126 on CP845336 and Lot 5 on SP269274
Applicant: Sunshine Beach Surf Life Saving Club
7.2 Noosa Plan 2006
7. 2. 1 E a st er n Be a ch e s L o c a lit y
T he Noosa Plan includes the site in Eastern Beaches Locality and provides the site with an Open Space
- Recreation zone. An extract of the zoning map for the Planning Area is detailed below.
Zone Map 6 - Eastern Beaches Locality
Under the 2006 Noosa Plan, the existing and proposed uses would be defined as:
Entertainment and dining business - means the conduct of a business activity, where
entertainment, amusement, recreation or meals are afforded. The term includes the following
types:
Type 1 Food & beverages - The use of premises involving the sale of food and beverages for
consumption on the premises. The use class includes a function room or restaurant or café with
dining facilities for 10 or more people.
Type 2 Recreation, amusement & fitness - The use of premises involving recreation or
amusement activities, including cinema, health & fitness club, gym, sport activity or brothel.
The site is contained in the Open Space – Recreation zone under which Type 2 Recreation,
amusement & fitness uses are consistent, code assessable uses and Type 1 Food & beverages are
consistent, impact assessable uses.
7. 2. 2 Ap p li c ab le C o d es
The proposed Type 1 Food & beverages use is indicated as being impact assessable and therefore the
entire development is required to be assessed against the provisions of the entire Noosa Plan. The
Codes that are most relevant with regard to this proposal include the:
• Eastern Beaches Locality Code
• Business Uses Code
• Engineering works Codes
• Landscaping Code
7.2.2.1 Eastern Beaches Locality Code
A review of the proposal against the Overall Outcomes of the Eastern Beaches Locality Code is
relevant as the proposal is located in the Open Space Recreation zone. In this regard the
proposal has been reviewed against those Outcomes which are considered relevant to the site:
a) New uses and works are located, designed and managed to —
i be compatible with other uses and works;
ii maintain the safety of people and works;
iii avoid significant adverse impacts on the amenity enjoyed by users of other premises,
including acoustic and visual qualities;
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Proposal Report Proposed Material Change of Use of Premises for an Entertainment and dining business Type 1 Food & Beverages and
Type 2 Recreation, amusement & fitness (extensions and alterations to a Surf Club) over land at 4 The Esplanade, Sunshine Beach and
described as lot 126 on CP845336 and Lot 5 on SP269274
Applicant: Sunshine Beach Surf Life Saving Club
iv avoid significant adverse impacts on the natural environment, including native habitat
removal, fragmentation and attrition; and
v protect the natural beach experience and overall visual amenity for beach users
The proposal is considered to comply with the above Outcomes as:
• The works proposed reflect the existing uses on site and the activities of the existing
Surf Club.
• The Surf Club and associated activities have been operating on site for over 30
years.
• The works will provide a safe environment for patrons and staff whilst enabling the
community aspects of the club to continue.
• The design of the club has carefully considered the adjoining residential
development by minimizing openings to those areas to the west, south and north,
and orientating open public areas to the beach side.
• Existing vegetation on site will be retained and enhanced by new and improved
landscaping to the public carpark.
• The SBSLSC and Surf Clubs in general, are iconic and recognizable features of the
Queensland coast line and the new building is reflective of the character of the area.
The building is set into the site and dune and will not be readily visible from the
beach.
f) The scale and form of buildings and other structures are —
i designed to be responsive to the informal beachside character of the locality, being low
rise buildings, with pitched or curved roofs and building materials that blend with the
dune and coastal landscape;
ii in keeping with the surrounding streetscape and landscape qualities;
iii integrated into the topography and native vegetation of the dune system which
dominates the locality; and
iv consistent with the amenity and safety expectations of the community;
The proposed building form is low rise, with a low curved roof form that reflects the
undulating dunal character of the area. Materials chosen including rendered concrete, pre-
finished fibre cement cladding with timber battens and screening are well suited to the
beachfront elements and provide a muted palate that reflect the tones and character of the
area.
The Eastern Beaches Locality Code outlines the intent of the Open Space Recreation zone as:
bb) For the Open Space Recreation Zone — areas of open space contribute to the desired
lifestyle of residents by offering a variety of passive and active recreational experiences that
are conducive to community interaction and wellbeing;
The existing Surf Club is consistent with the intent of the zone and provides a focal point for
the community including the provision of necessary beach safety (patrols) and education
(nippers) operations but also a local club venue for visitors and residents.
A comparison of the proposal against the Eastern Beaches code is detailed below:
Division 15—Specific Outcomes and Probable Solutions for the Eastern Beaches Locality
Column 1 Column 2 Column 3
Specific Outcomes Probable Solutions (if code Compliance
assessable)
7.8 Effects of use
Amenity
O1 Uses are located, designed and No solution provided. Complies – proposal involves the
operated to avoid significant adverse renovation and extension of the
changes to the light, air quality, noise, existing Surf Life Saving club on site.
accessibility or other conditions This use is consistent with the zoning,
enjoyed by users of associated, existing lease and locational
adjoining or nearby uses. requirements relating to beach safety
operations.
New building has been designed to
focus club activities away from
surrounding residential areas.
martoo consulting - Town Planning + Urban Designers + Development Managers 17
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Proposal Report Proposed Material Change of Use of Premises for an Entertainment and dining business Type 1 Food & Beverages and
Type 2 Recreation, amusement & fitness (extensions and alterations to a Surf Club) over land at 4 The Esplanade, Sunshine Beach and
described as lot 126 on CP845336 and Lot 5 on SP269274
Applicant: Sunshine Beach Surf Life Saving Club
Column 1 Column 2 Column 3
Specific Outcomes Probable Solutions (if code Compliance
assessable)
Character and function of the David
Low Way
O2 The vegetated character of the No solution provided Not applicable - Site is not on David
David Low Way is protected and new Low Way
development recognises and protects
the function, capacity and efficiency of
the David Low Way as the major
north-south link throughout the coastal
part of the Shire.
7.10 Built form
Density
O3 The density of development within No solution provided Complies – the proposed works are
the site area— predominantly located within the
a) is compatible with surrounding existing footprint of the building. Small
development; and areas of the renovation extend beyond
b) …. the southern line of the existing
building and include staggered
enclosed seating areas and a part of
the outdoor deck.
c) has a low site impact to enhance Complies - The proposed design is
the opportunity to maintain natural site located on top of the existing ground
characteristics, including native floor level and therefore the existing
vegetation and natural landforms. site characteristics area maintained.
Height
O4 Buildings and other structures— S4.1 Buildings and other structures Complies - Site located in the Open
a) are low rise and present a building have a maximum height of — Space Recreation zone and therefore
height consistent with structures on a height of 11 metres is applicable.
adjoining and surrounding premises; c) if in the Open Space Recreation Height of building below 11 metres.
b) have a maximum building height zone or the Community Service zone
of— and used for an indoor sporting
iii. For any other zone— 2 complex – 11 meters.
storeys;
c) do not visually dominate the street,
surrounding spaces or the existing
skyline;
d) preserve the amenity of
surrounding premises including
privacy, views and access to sunlight;
e) respect the scale of the dune and
coastal vegetation; and
Setbacks
O5 Buildings and other structures are S5.1 Buildings and structures comply Noosa Plan Proposal
appropriately designed and sited to— with the minimum building setbacks Frontage—10m 0.0 metres to
a) provide amenity for users of the identified in Schedule 1 - Minimum façade
premises as well as preserve the Boundary Setbacks. Other
visual and acoustic privacy of boundaries— 0.0 m to
adjoining and nearby properties; 3.0metres boundaries
b) provide adequate distance from
adjoining uses;
c) preserve any existing vegetation The existing building does not comply
that will buffer the proposed building; with current planning scheme
d) allow for landscaping to be setbacks and reflects the lease
provided between buildings; boundaries that have been approved
e) maintain the visual continuity and by Council as well as the existing
pattern of buildings and landscape development footprint. The lease
elements within street; and areas have been specifically approved
f) protect the natural character and to cover the areas approved for use
visual amenity of the beachfront.. by the surf club and the proposed
works are limited to these areas. Ed
Webb park provides separation to the
surrounding uses.
Site cover, gross floor area and plot
ratio
O6 The site cover, gross floor area No solution provided Complies - the proposed works are
and plot ratio of buildings and other generally located over the footprint of
roofed structures— the existing building and uses on site.
a) results in a building scale that is The scale of the building is
compatible with surrounding appropriate considering the important
development; community role the Surf Cub plays in
b) does not present an appearance of the Sunshine Beach community and
excessive bulk to adjacent properties, creates a hub for the area.
roads or other areas in the vicinity of
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Proposal Report Proposed Material Change of Use of Premises for an Entertainment and dining business Type 1 Food & Beverages and
Type 2 Recreation, amusement & fitness (extensions and alterations to a Surf Club) over land at 4 The Esplanade, Sunshine Beach and
described as lot 126 on CP845336 and Lot 5 on SP269274
Applicant: Sunshine Beach Surf Life Saving Club
Column 1 Column 2 Column 3
Specific Outcomes Probable Solutions (if code Compliance
assessable)
the site; The proposed design steps down the
c) maximises the retention of existing site with the curved roof line reflecting
vegetation and allows soft the contours of the site.
landscaping between buildings;
d) allows for adequate area at ground
level for outdoor recreation,
entertainment, clothes drying and
other site facilities; and
e) facilitates onsite stormwater
management and vehicular access.
O7 Site cover NA
O8 NA
O9 NA
O10 NA
Flooding and drainage1
O11 Not applicable.
Roof form
O12 Roof forms— S12.1 The main roof of the building Complies – 11 degree roof pitch with
a. contribute positively to the local has a roof pitch no less than 5 deep eaves to east and south.
skyline; degrees and has minimum 600mm
b. complement the beachside eaves to at least 75% of the perimeter
character of the locality; of the building; AND
c. use soft and articulated pitched or S12.2 Buildings and structures do not Complies – no roof top terraces are
curved roof forms; include roof top terraces. proposed.
d. avoid low pitched (eg. less than 5
degrees) or box profiles/parapets;
and
e. do not create opportunities for
residents to overlook the private
open space areas of neighbouring
properties.
Sloping sites
O13 Not applicable
Entrance statement
Not applicable.
1.1.1 Environment, Conservation and Recreation
Environment and cultural heritage
values No solution provided Not applicable.
O14 There are no significant adverse
effects on biodiversity, natural Advisory note
vegetation, native fauna habitat, PSP24 – Effluent Disposal details
landscape quality, water quality or requirements for the design and
cultural heritage values, including siting of effluent disposal systems
those related to— where located outside a sewerage
a. changes to natural drainage; service area. Compliance with
b. changes to natural coastal PSP24 will be considered as part of
processes; Council’s assessment of the
c. disturbance of the dune system and plumbing and drainage application.
wetland system;
d. management of landslide and fire
risk;
e. erosion and the transport of
sediments off site;
f. unmanaged public access;
g. effluent disposal2;
h. changes to fauna habitat and
behaviour; and
i. disturbance of buildings and
features, including natural features
of cultural heritage significance.
Open space network
016 An integrated open space S16.1 Open space corridors and Not applicable.
network is established, enhanced and existing native vegetation in areas
protected throughout the locality to— indicated in Schedule 5 – Map 4 are
1
Council has mapping of minimum floor levels and flood levels and flood modelling for some parts of the Shire. Contact the Land
Development Section of Noosa Shire Council.
2
Council may request additional information on the proposed method of effluent disposal to ensure the nature of the development is
compatible with environmental values. Refer to PSP1 – Information Council May Request.
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Proposal Report Proposed Material Change of Use of Premises for an Entertainment and dining business Type 1 Food & Beverages and
Type 2 Recreation, amusement & fitness (extensions and alterations to a Surf Club) over land at 4 The Esplanade, Sunshine Beach and
described as lot 126 on CP845336 and Lot 5 on SP269274
Applicant: Sunshine Beach Surf Life Saving Club
Column 1 Column 2 Column 3
Specific Outcomes Probable Solutions (if code Compliance
assessable)
a. provide for both passive and active protected from fragmentation and
recreational pursuits; encroachment by development.
b. provide connectivity for pedestrians
and cyclists,
c. provide habitat connectivity for
wildlife;
d. protect watercourses and drainage
lines;
e. protect vegetation on steep slopes;
and
f. form a scenic backdrop for
residential development.
Pedestrian and bicycle pathways
O16 Safe and convenient pedestrian S17.1 Pedestrian and bicycle Site connects to existing pathway
and bicycle pathways are provided pathways are provided and retained system.
and retained between and throughout where indicated in Schedule 5 – Map
key destinations including— 2; AND
a. an east-west link between the S17.2 Contributions toward a
beach and the northern end of Lake Pathways Network are provided in A condition may be recommended
Weyba via Burgess Creek; accordance with PSP20. accordingly.
b. a north-south link between the
Noosa National Park to the north of
the locality and the Shire boundary
near Peregian Beach; and
c. links within and around Sunrise and
Sunshine Beach linking business
and community uses with
residential development.
Beach access points
O17 Access points to the sensitive No solution provided Not applicable. – no change to
foredune systems are defined and existing access points.
controlled by the establishment of key
access nodes which are designed and
site d having regard to the potential
adverse impacts on —
a) visual amenity;
b) dune stability;
c) natural habitat; and
d) water quality;
AND
O18 Access to the foredune system
and beachfront is via formalised
communal beach accesses, rather
than individual informal tracks
Division 23 — Specific Outcomes and Probable Solutions for the Open Space Recreation Zone
Table 7.19
Amenity
O77 Active recreation facilities do not No solution provided Not applicable not a defined active
result in significant levels of traffic recreation facility.
generation or significant levels of
noise or light emission affecting Design of new building focuses public
nearby Residential uses. areas away from nearby residential
areas.
O78 Buildings and structures are
designed and sited to — No solution provided Proposed building design provides a
a) encourage the co-locating of a public building that reflects the
range of open space uses; privileged location adjacent to the
b) be attractive, comfortable and beach and park whilst addressing
accessible to the public; and climate and functionality and
c) provide suitable landscape respecting neighbours and sense of
treatment, seating, lighting and other place.
amenities conducive to community
interaction and convenience and
public safety.
7.2.2.2 Business Uses Code
The proposal has been reviewed against the provisions of the Code and is considered to comply
with the relevant requirements as detailed in the table below.
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Proposal Report Proposed Material Change of Use of Premises for an Entertainment and dining business Type 1 Food & Beverages and
Type 2 Recreation, amusement & fitness (extensions and alterations to a Surf Club) over land at 4 The Esplanade, Sunshine Beach and
described as lot 126 on CP845336 and Lot 5 on SP269274
Applicant: Sunshine Beach Surf Life Saving Club
Table 14-8 For all Business Uses
Specific Outcome Probable Solutions Proposal Response
Electricity infrastructure
O18 The development does not S18.1 No solution provided Existing supply adequate for
adversely impact on existing or future development on site. Low energy
electricity supply infrastructure; AND lighting will be used and solar panels
provided.
O19 All uses and works maintain an S19.1 Development for uses adjacent Not applicable
adequate safe distance from electrical to or within 50m of an existing
infrastructure including substations, electricity substation incorporates
overhead powerlines, power poles and noise attenuation measures to
transformers. mitigate noise impacts;
AND
S19.2 Buildings and structures Complies
(including swimming pools, sheds,
tennis courts and outbuildings) are not
constructed under overhead electricity
transmission lines, or within electricity
easements.
Noise
O20 Development is designed and No solution provided Design of building has given careful
sited to avoid noise emissions that consideration to the surrounding area.
unreasonably diminish the amenity of Existing open deck area to the east
the area or surrounding uses. has been maintained whilst the open
deck to the west and opening to the
north, west and south have been
minimized.
Mechanical plant and equipment
and storage areas S21.1 Mechanical plant and Existing and new mechanical plant to
O21 Mechanical plant and equipment equipment are— be screened from adjoining areas.
(including air conditioning equipment) a) located more than 2m from any These areas have been integrated into
and storage areas are designed and property boundary; the roof line and overall form of the
located to— b) where located at ground level, building so as not to be visible to the
a) avoid adverse visual impacts when screened by fencing 1.5m in height or surrounding area.
viewed from the street and adjoining dense vegetation of at least 1.5m in
properties; and width incorporating grouped trees and
b) visually integrate with the building shrubs with maximum separation
design. distance of 1m measured from the
centre of the tree or scrub; and
c) are visually integrated into the line
and plane of the building and roof
design and do not project beyond the
height or width of the building when
viewed from the street and adjoining
properties; AND
S21.2 For Industrial business and Not applicable
Retail business Type 3, materials
stored outside of a building do not
exceed 4m in height or half the height
of the on-site buildings whichever is
the greater.
Safety and security
O22 All property boundaries are S22.1 Boundaries are identified by Existing boundaries clearly identified
clearly identifiable with public and such means as - by existing building form and fencing
private spaces clearly defined. a) fencing; or
b) changes in surface materials or
levels; or
c) landscape treatments;
AND
S22.2 Loading and storage areas are Deliveries to the Surf Club are
well lit or can be locked after hours. currently undertaken at the front of the
club and along the side access road.
O23 All premises and access routes S23.1 All premises are identified by
are clearly identifiable to all persons, the provision of the street number in a Complies
particularly emergency services prominent location, preferably near the
personnel. site entry, (i.e. on the kerb or letterbox
or by signage on the
building or site).
O24 All building entries are designed S24.1 The number of entrances and
to be obvious and easily identifiable. exits are limited and main building Complies – works proposed as part of
entrances/exits are located at the front the development include an upgrade
of the site, in view of the street. Where of the forecourt and entrance area as
this is not possible, due to site or well as the provision of a new
existing building constraints, a well pedestrian footpath to the beach
defined path is provided to the access. At present there is no defined
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Proposal Report Proposed Material Change of Use of Premises for an Entertainment and dining business Type 1 Food & Beverages and
Type 2 Recreation, amusement & fitness (extensions and alterations to a Surf Club) over land at 4 The Esplanade, Sunshine Beach and
described as lot 126 on CP845336 and Lot 5 on SP269274
Applicant: Sunshine Beach Surf Life Saving Club
entrance/exit; access from the park to the beach
AND access with beach goers required to
cross the carpark. The new entrance
and landscape works will provide
greater screening to the outdoor
dining area and provide a designated
footpath to the beach.
S24.2 All entrances/exits to buildings, Complies
are well lit and signed, and signage
includes hours of operation;
AND
S24.3 Entrances/exits are located to Complies
provide a direct link to driveways and
carparking areas;
AND
S24.4 Recessed doorways are Proposal able to comply
avoided where the recess is of
sufficient size to conceal a person.
Where recessed doorways are
unavoidable, measures are used to
enhance safety, as follows—
a) good lighting installed;
b) strategically placed mirrors
installed;
c) angled approaches provided; or
d) gates which restrict access
provided.
O25 Uses are arranged within S25.1 Windows and main entrances Complies
buildings and on sites to enable are positioned to allow for casual
external areas to be monitored. surveillance.
O26 Communal open space, including S26.1 Communal open spaces, Complies
congregation and seating areas, is including congregation and seating
located where it can be monitored. areas are situated where they are in
the line of sight of windows, doors
and/or balconies of buildings, or can
be seen from a street or other public
space.
O27 Buildings and structures are S27.1 Buildings or structures that are Complies –range of materials used to
designed to minimise opportunities for visible from a public street or minimize opportunities for vandalism.
vandalism. laneway—
a) avoid the use of solid fences and
blank walls which attract graffiti.
Where solid blank surfaces are
unavoidable, measures in the form of
landscaping, creepers, murals, vandal
resistant paint, etc are used;
b) use toughened glass, security
screens and other measures (but not
including security shutters that
obscure the view of shopfronts) are
used in windows which are provided at
ground level, to deter break and
enters; and
c) use hardy vandal proof materials
and anti-graffiti paint are used in the
construction of buildings.
O28 Lighting of appropriate intensities S28.1 Lighting of appropriate Complies
is provided to maximise safety. intensities is provided which satisfies
the requirements of Australian
Standard AS1158: Public Lighting
Code, unless otherwise specified in
this Code;
AND
S28.2 External lighting of a graduated Complies
intensity is provided which starts at a
lower level of brightness at the
perimeter of the site and rises to a
higher level at the entrance to
buildings or at the centre of the site;
AND
S28.3 Lighting is directed onto the site Complies
and away from neighbouring
properties;
AND
S28.4 Vandal-resistant lighting is used Proposal able to comply
in public and publicly accessible
areas.
O29 Public toilets are designed and S29.1 Public toilets are located in high Complies
constructed to— traffic areas;
a) ensure the safety of all people AND
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Proposal Report Proposed Material Change of Use of Premises for an Entertainment and dining business Type 1 Food & Beverages and
Type 2 Recreation, amusement & fitness (extensions and alterations to a Surf Club) over land at 4 The Esplanade, Sunshine Beach and
described as lot 126 on CP845336 and Lot 5 on SP269274
Applicant: Sunshine Beach Surf Life Saving Club
using them; and S29.2 Features that may legitimise Complies
b) take advantage of informal loitering, such as seating or public
surveillance from adjoining uses and telephones are not located within 20m
activities, discouraging non-legitimate of toilet entrances;
uses. AND
S29.3 Entrances to public toilets are Toilets located in central visible area.
visible from the street, footpath and
other activity areas on the site or
adjoining sites.
O30 Premises have accessibility to S30.1 Safe and convenient pathway Complies – bus stop in within
public transport. access is provided from the site to link 80metres of site. The Surf Club also
to existing pathway networks that provides a courtesy buss for members
services public transport facilities; and guests.
OR
S30.2 Direct pathway access is Complies
provided to the public transport facility
if the facility is contained on site or
within 50m from the property boundary
O31 Business Uses are designed S31.1 Safe and convenient cycle Complies
and constructed to encourage users of access to and from the site from the
the development to access the site by existing road and bicycle network, and
means of foot or bicycle through safe bicycle movement within the site
provision of appropriate end-oftrip is provided;
facilities including bicycle parking and AND
shower/change rooms S31.2 Secure and convenient parking Complies
space for bicycles is provided on site
in accordance with AS2890.3 Bicycle
Parking Facilities and Figure 14-1
Minimum Requirements for Bicycle
Parking;
AND
S31.3 Where at least 5 bicycle parking Proposal able to comply with scheme
spaces are required in accordance requirements.
with Figure 14-1 Minimum
Requirements for Bicycle Parking,
end-of-trip cycle facilities are provided
at the following rate:
a) 1 locker per 2 bicycle parking
spaces; and
b) 1 shower cubicle with ancillary
change rooms per 10 bicycle spaces
or part thereof;
AND
S31.4 Bicycle parking spaces and Proposal able to comply with scheme
cyclist facilities are designed in requirements.
accordance with AUSTROADS Guide
to Traffic Engineering Practice, Part
14 – Bicycles, Section 10;
AND
S31.5 On-site pedestrian facilities Complies
such as seating and shade structures
are provided in developments for the
convenience of persons walking to the
site.
Site facilities
O32 Waste storage areas, external 32.1 Waste storage areas, external Complies – waste storage areas are
storage areas and loading docks do storage areas and loading docks are integrated into the façade of the
not detract from the visual amenity of situated to the rear of the building or building.
the streetscape or cause nuisance to under the ground;
adjoining properties. OR
S32.2 With the exception of the
access way, waste storage areas,
external storage areas and loading
docks are visually screened by
landscaping or fencing.
Environment & heritage values
O33 There are no significant adverse No solution provided Complies – no changes to natural
effects on the biodiversity, natural vegetation.
vegetation, native wildlife, habitats,
landscape quality, water quality or
heritage values, including those
related to—
a) changes to natural drainage;
b) disturbance to any of the wetland
systems;
c) management of landslide and fire
risk;
d) erosion and the transport of
sediments offsite;
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Proposal Report Proposed Material Change of Use of Premises for an Entertainment and dining business Type 1 Food & Beverages and
Type 2 Recreation, amusement & fitness (extensions and alterations to a Surf Club) over land at 4 The Esplanade, Sunshine Beach and
described as lot 126 on CP845336 and Lot 5 on SP269274
Applicant: Sunshine Beach Surf Life Saving Club
e) unmanaged public access;
f) effluent disposal;
g) changes to fauna habitat and
behaviour; and
h) disturbance of buildings and
features, including natural features, of
heritage significance.
Table 14 -10 – Entertainment & Dining Business or Retail Business Types 1 or 2
Outdoor dining areas
O36 Outdoor dining areas are 36.1 Walls to outdoor dining areas are The seven existing outdoor umbrellas
designed and located so that — — are proposed to be removed and
a) structures are aesthetically pleasing a) if facing a roadway or other public replaced with a more durable and
and in keeping with the existing area, transparent; attractive cover. The cover is of a light
character of the area, including the b) not made of flexible, roll - up or weight construction and open design
architecture of the drop plastic sheeting; that reflects the beachside character
associated building; c) separated from the floor and any of the area.
b) outdoor dining adds to the roof by a minimum vertical gap of
landscaped streetscape without 500mm; and
increasing perceived building bulk; d) if detachable or collapsible, are only
c) temporary walls or roofs are stored used during inclement weather;
when not in use and secured at all AND
times; S36.2 Roof, walls or other structures
d) adequate air movement is do not extend beyond the boundaries
available; and of the premises;
e) structures do not impede the AND
movement of pedestrians or vehicles; S36.3 The outdoor dining area
AND complies with Planning Scheme Policy
PSP 14 Outdoor Dining.
O37 Adequate clearways and head S37.1 Roof structures over outdoor
clearance are provided to allow safe dining areas have a minimum
movement of users of the premises. clearance height of 2.1m.
2
7.2.2.3 Engineering Works Code
The most relevant Engineering Works Codes applicable to this current application include the
Driveways and Carparking Code. The code provides assessment criteria for carparking which
includes:
Entertainment and dining business — Type 1 Food & Beverages: 1 space per 10m2, or
part thereof, of use area and outdoor dining area (excluding kitchen and food storage areas)
on the property.
Type 2 Recreation, amusement & fitness - 1 space per 20m2 , or part thereof, of use area;
OR 1 space per 3 persons capable of being entertained at any one time, whichever is the
greater.
In accordance with the Noosa Plan, use area excludes:
use area means the sum of the area of the premises (exclusive of all walls and columns),
including all storeys , used or intended for use for a particular purpose. The term excludes —
a) the areas (inclusive of all walls and columns) of any lift rooms, motor rooms, air
conditioning
or other mechanical or electrical plant or equipment rooms located at any topmost storey;
b) The areas of any staircases or liftwells;
c) The areas of any common foyer or arcade;
d) The areas of any public toilets; and
e) The areas used for the access, parking and associated manoeuvring of motor
vehicles.
It is noted that due to the upgrade proposed, the kitchen and associated storage areas as well as
lift rooms, plant rooms, toilets and foyer areas have been expanded considerably as these areas
were cramped and inefficient.
2
The surf club has an existing gross floor area of 1850m which provides the club with an existing
‘credit’ with regard to carparking on site. The SBSLSC was constructed sometime in the mid
1980’s at which time Surf Clubs were classed as indoor entertainment and assessed for
2
carparking based on a rate of 1 space per 20m of total floor area under the 1973 scheme.
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Proposal Report Proposed Material Change of Use of Premises for an Entertainment and dining business Type 1 Food & Beverages and
Type 2 Recreation, amusement & fitness (extensions and alterations to a Surf Club) over land at 4 The Esplanade, Sunshine Beach and
described as lot 126 on CP845336 and Lot 5 on SP269274
Applicant: Sunshine Beach Surf Life Saving Club
The assessment of carparking can therefore consider this a credit for the whole building against
the new works proposed. Carparking has therefore been assessed as follows:
Floor Level Existing Proposal Car parking Required
Lower Floor 797.7m2 • Additional 111.2m2 proposed. Area • No car parking - Area excluded from use area
includes bin area, plant and and carparking requirements.
equipment room, basement
storage and lift and stairs.
Ground Floor 910.35m2 • 45.5 spaces - credit - existing use area
• 323.7.2m2 - foyer, toilets, kitchen, • No car parking - Areas excluded from use area
bar, storage areas, lift, stairway and Type 1 - kitchen and storage areas.
and plant.
• 695.2m2 - internal and external • 34.7 spaces @ 1 space:20m2 .
dining
• Balance area of 215m2 (910.35m2 - 695.2m2)
credit = 10.8 spaces
Upper Floor 143m2 • 7.2 spaces – credit - existing use area
• 10.8 spaces – credit – existing use ground
floor
Total credit 18 spaces
• 148.3 m2 - foyer, toilets, kitchen, • No car parking - Areas excluded from use area
storage, lift, stairs and plant. and Type 1 - kitchen and storage areas.
• 66.45m2 – office –surf club related • Type 2 – 1 space:20m2 = 3.3 spaces
• 281.3m2 - function and training • Type 1 – 1 space:20m2 = 14 spaces
room
No additional carparking required to be provided
As detailed above no additional carparking is required to be provided due to the existing floor
area credits for the existing uses on site and the increased in service and amenities on the site
which do not attract additional carparking.
7.2.2.4 Landscaping Code
The existing boundaries of the site limit the area available for landscaping, however it is noted
that the development does not propose to remove existing vegetation rather will upgrade existing
footpath treatments to the front of the site. At present there the pedestrian foot path does not
extend from Ed Webb Park around to the beach access with pedestrian forced to walk across the
carparking and turning area. Refer figure 5 below. The applicants intend to provide a improved
pedestrian link to this beach access in combination with feature screening and landscaping.
Figure 5 – existing front of site
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Proposal Report Proposed Material Change of Use of Premises for an Entertainment and dining business Type 1 Food & Beverages and
Type 2 Recreation, amusement & fitness (extensions and alterations to a Surf Club) over land at 4 The Esplanade, Sunshine Beach and
described as lot 126 on CP845336 and Lot 5 on SP269274
Applicant: Sunshine Beach Surf Life Saving Club
7. 2. 3 O v e rl a ys
The site is mapped as being affected by the following overlays:
• Biodiversity – Environmental Protection
• Natural Resources - Coastal Protection Area
• Natural Hazard –Landslide & Flooding
• Natural Hazard – Acid Sulfate Soils
The proposed development does not require assessment against the Biodiversity Overlay as no clearing
of vegetation is proposed.
The Natural Hazards Overlay maps the site as being included in a Landslide Hazard Area. The proposal
has been reviewed against the provisions of the Overlay and is considered to comply as the applicant
intends to maintain the existing ground floor level which will preserve the existing stability of the site. The
existing deck area is also to be retained with a new structure located over to minimize disturbance to the
site.
The Natural Hazards Overlay also maps the site as being included in an Acid Sulfate Soils Area. As
detailed above the existing ground floor level is to be retained which will minimize excavation and
disturbance to the area. Appropriate conditions can however be imposed in relation to Acid Sulfate Soils.
The Natural Resources Overlay maps the site as being included in a Coastal Protection Area. A review of
the proposal against the provisions of the Overlay are detailed below:
Table 13.49 Coastal Protection Area
Specific Outcome Probable Solutions Proposal Response
O16 The siting and design of S16.1 A mix of native landscaping, The proposal is to be located over
development and materials used such as ground covers, shrubs and the existing building footprint and
within the Coastal Protection Area, as trees, is provided for a width of 5m therefore will not impact on the
identified on the Natural Resources from the seaward or rear boundary of coastal resources of the area.
Overlay Maps, do not cause any the site to provide adequate
significant adverse impacts on the landscape buffering to protect the
coastal resources of the location nor coastal dune system.
interrupt the natural cycles of erosion
and accretion of foreshore areas and
beaches; AND
O17 Buildings, structures and works S17.1A mix of native landscaping, Existing vegetation will be
within the Coastal Protection Area that such as ground covers, shrubs and retained on site. Building has
are visible from the beach— trees, is provided for a width of 5m been designed on top of the
a)are designed to protect the from the seaward or rear boundary of existing developed footprint and
character of the beachfront when the site to provide adequate steps down the site. The built
viewed from the water and integrate landscape buffering to protect the form responds to the site by
with the surrounding natural character of the beachfront nestling into the dunes with an
landscape and skyline vegetation and elegant roof form folding down to
the extremities to reduce overall
scale.
b)are finished predominately in A material and colour palette is
colours and hues of the surrounding provided which details colour and
natural landscape; and hues from the surrounding areas.
O18 Buildings and other structures S18.1No solution provided Not applicable - no coastal
including swimming pools and building line on site.
retaining walls do not extend seaward
of the coastal building line except—
a)uncovered and unenclosed
cantilevered balconies that do not
extend greater than 3m seaward of
the coastal building line; and
b)are setback a minimum of 6m from
the seaward boundary AND
O19 Where a coastal building line S19.1No solution provided Renovated building setback from
does not exist on properties fronting lease boundary. Existing deck
the beachfront or a reserve adjoining which is located within 6.0 metres
the beachfront–buildings, other of the lease line will be retained.
structures and retaining walls are Existing fixed umbrellas to be
setback a minimum of 6m from the replace with sculptural removable
seaward boundary of the site AND framed awning. Awning does not
impact on coastal resources or
cycles.
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Proposal Report Proposed Material Change of Use of Premises for an Entertainment and dining business Type 1 Food & Beverages and
Type 2 Recreation, amusement & fitness (extensions and alterations to a Surf Club) over land at 4 The Esplanade, Sunshine Beach and
described as lot 126 on CP845336 and Lot 5 on SP269274
Applicant: Sunshine Beach Surf Life Saving Club
O20 Rear fences adjacent to the S20.1Rear fences adjacent to the Complies – existing fencing on
beachfront within the Coastal beachfront within the Coastal site to be retained.
Protection Area are designed and Protection Area incorporate the
sited to be sympathetic with the visual following—
amenity of the beachfront and do not a)no more than 1.2m in height; and
degrade the natural beachfront b)open construction(ie at least 50%
character transparent);
c)lightweight materials (ie timber);
and
d)dark colours to blend with the
natural landscape. AND
S20.2Gates are not installed in fences
to gain direct access to the beachfront
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Proposal Report Proposed Material Change of Use of Premises for an Entertainment and dining business Type 1 Food & Beverages and
Type 2 Recreation, amusement & fitness (extensions and alterations to a Surf Club) over land at 4 The Esplanade, Sunshine Beach and
described as lot 126 on CP845336 and Lot 5 on SP269274
Applicant: Sunshine Beach Surf Life Saving Club
9 Conclusion
The above development application has been submitted to the Noosa Council as the Assessment
Manager of the application under the Sustainable Planning Act 2009. This application seeks a
Development Permit for a Material Change of Use of Premises for extension and alterations to the
Sunshine Beach Surf Life Saving Club. The proposal works have been defined as requiring a
Development Permit for Entertainment and dining business Type 1 Food & Beverages and Type 2
Recreation, amusement & fitness on the site which are impact and code assessable development
under the Noosa Plan 2006.
The proposed works will result in a substantially improved facility for the SBSLSC with improved
functionality that rejuvenates the existing 30 year old building and surrounds. The new building provides
an attractive and iconic built form that is reflective of the privileged position that the club holds and will
establish a new community hub and focal point for the locality and the entire Shire.
This application can be supported on a number of grounds as provided in detail in the above report.
These grounds include:
The proposed Entertainment and dining business Type 1 Food & Beverages and Type 2
Recreation, amusement & fitness uses are consistent in the Open Space Recreation zone;
The proposed extensions and alterations comply with most of the outcomes of the relevant
Codes and Overlays and the areas of compliance such as setbacks are minor;
The proposal involves the retention of the ground floor areas of the building with replacement
of upper floor levels and therefore substantially uses the existing building footprint;
The alterations improve the functionality of the operations of the club through expanded
reception, foyer, office, kitchen and storage areas as well as additional plant and service
areas which bring the building into line with industry standards;
The proposed building respects the surrounding area by focusing public areas away from
residential areas and following the contours of the site;
The proposal recognises that Surf Clubs are an iconic and cultural feature of coastal beaches
with the resultant design respectful of the surrounding areas.
The Assessment Manager’s favourable consideration of the above development application is therefore
recommended.
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Proposal Report Proposed Material Change of Use of Premises for an Entertainment and dining business Type 1 Food & Beverages and
Type 2 Recreation, amusement & fitness (extensions and alterations to a Surf Club) over land at 4 The Esplanade, Sunshine Beach and
described as lot 126 on CP845336 and Lot 5 on SP269274
Applicant: Sunshine Beach Surf Life Saving Club
______________________________Annexure
Annexure A: Proposal Plans
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