Letter to NC - Minor Change for Storage Areas

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exceeding 1,000m². In any event, the application is a request for a ‘minor change’, which is
discussed below, and therefore does not change the level of assessment.




Figure 1 – Extract of proposed Site Plan showing the location of the two (2) storage areas

In terms of an assessment under the planning scheme, the relevant codes include:

       •   Tewantin Local Plan Code
       •   District Centre Zone Code
       •   Community Activities Code; and
       •   Driveway and Parking Code.

Given the nature and small scale of the storage areas, the proposed development is considered
to be a ‘minor change’ for reasons explained below. Further, having regard to the nature of
the development, being for storage purposes only, it is not necessary to consider all aspects
of abovementioned codes. The most relevant provisions have been discussed below.

Relevant Provisions

The additional storage areas do not change the nature of the use and will not result in any
adverse impacts off the site. The proposed design of Store Room 1 utilises compatible building
materials that will complement the existing built form and maintain an appropriate
presentation to Pelican Street. Store Room 2 is not visible off the site and will not have any
impact on the built form character and does not present to Donnella Street1.


1
    District Centre Zone Code – PO19 & PO22

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The materials being used for Store Room 1, include FC weatherboard sheeting to match
existing, which complements the existing design of the RSL2. The roller doors provide for ease
of access and are not out of place in a carpark location and provide for a different contrast in
building materials. The larger storage area (Store Room 1) is contained within the existing eave
area but maintains a small eave along the roof line presenting to Pelican Street (refer Figure
2) 3.




Figure 2 – Extract of proposed Pelican Street Elevation

There is no change to the building height of the development, with both storage areas being
below the existing roof line4. The proposed storage areas will not result in an increase in site
cover, being located at the first level and above the existing basement carpark. Further, the
larger storage area is located under the existing eave of the building. The proposed small
additions to the RSL will not contribute to an increase in building bulk being presented to the
Pelican or Donnella Street frontages5.

At this stage the existing plot ratio is not known for the existing development. In any event,
the proposed storage areas result in a combined GFA of 56.4m² which has a negligible increase
in the amount of plot ratio6. The plot ratio allowed on the site (6,116.06m²) is approximately
2,834.8m² of GFA. It is expected that the existing GFA of the RSL will be less than the allowable
amount of GFA, referred to above.

The proposed additional storage areas make no material difference to the building setbacks
of the development, being no further forward than the existing built form in Pelican Street and
Donnella Street. Further, the larger storage area (Store Room 1) fronting Pelican Street will not
affect the continuity of the built form along this streetscape and does not result in a large


2
  Tewantin Local Plan Code, PO7
3
  District Centre Zone Code – PO18
4
  District Centre Zone Code – PO12
5
  District Centre Zone Code – PO13
6
  District Centre Zone Code – PO14

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continuous wall presentation7. The proposed changes are complementary to the existing built
form and provide for an attractive and functional building for the additional storage needed
onsite8.

The proposed development also has no bearing on the existing streetscape treatments
provided for the Pelican Street and Donnella Street frontages. Under the current development
approval, a number of planter boxes are provided along the edge of the existing building
where Store Room 1 is to be located. The proposed development provides for three (3) planter
boxes in the same location, between the roller doors and at the end, which will soften the built
form and concrete parking area more generally (refer Figure 2) 9.

It is my understanding that condition 9 under the development approval (MCU16/0079.02)
relates to the provision of the planter boxes referred to above (refer Attachment 2). Approval
of the proposed development would require an amendment to condition 9. The proposed
changes to the built form do not affect any of the in ground landscaping fronting Pelican
Street but does affect the planter boxes originally proposed within the larger storage area as
explained above.

The proposed changes to the existing RSL will not significantly alter the bulk and scale of the
built form. Overall, the development including the changes will provide for a broken down
façade with finer scaled components, by making use of subtle changes in colours, textures and
materials. Further, provides for integrated landscaping in the form of planter boxes into the
design at the edge of the parking area. The existing and proposed built form is and will remain
well articulated with strong horizontal and vertical elements providing for an interesting
streetscape10.

The proposed changes will maintain a high quality streetscape, when having regard to the
nature of the site and the development as a whole, with three (3) street frontages, which means
parking and back of house areas are visible to Pelican Street, which is unavoidable11. The
proposed changes do not affect the presentation of the built form to Memorial Avenue, which
is the main activated frontage and where pedestrian awnings are expected12.

Given the above, the proposed development complies with the relevant performance
outcomes under the District Centre Zone Code.

Given the nature of the proposed development being for storage purposes only and being
small in scale, the proposed development is not inconsistent with the outcomes sought under
the Community Activities Code.


7
  District Centre Zone Code – PO17
8
  District Centre Zone Code – PO19
9
  District Centre Zone Code – PO35 & PO38
10
   District Centre Zone Code – PO21
11
   District Centre Zone Code – PO22
12
   District Centre Zone Code – PO23 & PO24

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While technically these additional enclosed storage areas are considered gross floor area
(GFA), given they are being used for storage purposes, there is no added demand for parking.
Further, the location of the storage areas will not adversely impact existing parking within the
site. Having regard to the scale of the existing RSL development and the minor nature of the
proposed changes being made for storage, sufficient parking is provided for the
development13.

The existing bicycle parking located beside Store Room 1 will be relocated elsewhere onsite,
potentially at Level 1 near the entry as shown on the Proposed Floor Plan (refer Figure 1) or
within the basement. Proposed Store Room 2 is well removed within the back of house and
will not affect onsite parking.

Minor Change

Pursuant to the definition of a minor change under the Planning Act 2016, the proposed
changes do not result in a substantially different development. Consistent with Schedule 1 of
the Development Assessment Rules, the proposed development is for the same use over the
same land, does not dramatically change the built form, does not change how the use will
operate, does not remove an integral component of the use and does not increase traffic or
any other impacts. Further, does not remove an incentive or offset component and will not
have any bearing on existing infrastructure.

The proposed development does not trigger public notification and does not trigger referral
to additional referral agencies. The proposed development is consistent with the definition of
a ‘minor change’.

Summary

In summary, the proposed development is for two (2) small storage areas collectively
comprising about 56.4m². The small storage area (Store Room 2) is located within the back of
house area beside an existing storage area off the main dining room and is not visible off the
site.

The large storage area (Store Room 1) fronts but is removed from Pelican Street. The proposed
built form of the larger storage area has a design and makes use of building materials, which
complements the existing built form. Further, the proposed development will include three (3)
large planter boxes to retain some softening of the built form presenting to Pelican Street.

While the proposed storage areas are technically GFA, there is no added demand for parking.
In the circumstances, given the nature and scale of the existing development, sufficient parking
is already provided for the development.



13
     Driveway and Parking Code – PO6

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The proposed development constitutes a ‘minor change’ to the existing development
approval, with condition 9 to also be amended to refer to the proposal plans given the change
in the number and location of the planter boxes in this location.

Should you require further information or have any concerns with the proposed minor change,
please contact me.

Yours faithfully




Shane Adamson (BEngTech, GDURP, MPIA, MQELA)
Town Planning Specialist
Director - Adamson Town Planning Pty Ltd




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25015 – Tewantin Noosa RSL