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170628_Submission of Amended Plans for NDN - FINAL
Attached to the e-mail MCU15/0109 - Further Representations for Request for Negotiated Decision Notice - Links Dr, Noosa Heads - Email 1 of 4.
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Log in to see the plans as drawnSUNSHINE COAST 28 June 2017 Job Ref: M2652/E2 Noosa Council [email protected] Att: Patrick Murphy – Planning Coordinator Re: Further Representations for Request for Negotiated Decision Notice - Development Permit for Material Change of Use of Premises – Multiple Housing Type 4 – Conventional (44 units) at Links Drive, Noosa Heads described as Lot 6 on SP178340 (Council Ref: MCU15/0109) Dear Patrick Further to recent discussions with Council, and on behalf of the applicant Altum Constructions Pty Ltd, please find outlined below further representations in relation to our request for a Negotiated Decision Notice submitted to Council by way of letter dated 19 October 2016. As you are aware, the plans submitted with our original representations have been the subject of a review to investigate opportunities to amend the layout. Throughout the course of this exercise, various iterations of the plans have been submitted to Council for feedback, with the most recently submitted provided by email dated 16 December 2016. Subsequent feedback was received from Council in relation to the internal design of a number of the dwelling units, specifically in relation to the configuration of media rooms. Our understanding of the feedback from Council is that there were several circumstances where media rooms in particular 2 bedroom units appeared to have the opportunity to be utilised as an third bedroom, which would, as a consequence, increase the development density of the development beyond that which is required by Council (and specifically Condition 4 of the original decision notice. In response to this feedback, the plans have now been reviewed to remove this anomaly, with the development adhering to the nominated maximum density and gross floor area required by Condition 4 of the original decision notice. It is advised that the reduction in density and gross floor area has, by consequence, resulted in a decrease in overall site cover and an increase in landscape area. The development statistics are detailed on the attached amendment plans, and a list of the attached amended plans is provided below for your ease of reference. These plans are intended to replace the equivalent list of approved plans outlined in the original decision notice. A general summary of amendments to the plans is as follows:- • The overall design intent has been maintained across the development site; BRISBANE SUNSHINE COAST CENTRAL QUEENSLAND JFP House 237-239 Bradman Avenue, Maroochydore 59 Goondoon Street, Gladstone 76 Ernest Street, South Brisbane PO Box 6 Maroochydore Qld 4558 PO Box 172, Gladstone Qld 4680 PO Box 3634, South Brisbane Qld 4101 P 07 5450 3900 F 07 5443 4759 P 07 4839 4100 F 07 4972 5444 P 07 3012 0100 F 07 3112 1958 JFP URBAN CONSULTANTS PTY LTD. ABN 79 050 414 045 MEMBERSHIPS. UDIA. PCA. PIA. UDAL. SSSI. RPECQ. AILA. WEBSITE. WWW.JFP.COM.AU
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• The overall yield has been reduced from 44 dwelling units to 37 dwelling units by virtue of amendments
to the internal design of dwelling units. This in turn provides a decrease in density from 119 persons to
100.7 persons.
• Existing building footprints remain generally unchanged. However, the overall gross floor area of the
development has decreased from 4,720sqm to 4719.5sqm, and is therefore less than that which was
previously identified by Council by way of condition 4 of the original decision notice;
• Units types have been amended to align more closely with those that are anticipated over the adjacent
Noosa Springs Precinct F approval;
• Carparking has been reduced by approximately 6 spaces as a consequence of the reduction in overall
yield. This includes the reduction in visitor parking by 1 space only across the development;
• Buildings have been re-badged from Buildings A to G to Blocks 1 – 12 and 23 – 26;
• Block 10 (previously building A) now comprises 2 x Type 1 units;
• Block 11 (previously building B) now comprises 2 x Type 1 units and 1 x Type 2 unit;
• Block 12 (previously building C) now comprises 2 x Type 1 units;
• Block 23 (previously building G) now comprises 4 x Type 3 units and 4 x Type 5 units;
• Block 24 (previously building F) now comprises 4 x Type 3 units and 4 x Type 5 units;
• Block 25 (previously building E) now comprises 4 x Type 3 units, 3 x Type 5 units and 3 x Type 18 units;
and
• Block 26 (previously building D) now comprises 4 x Type 8 units.
As a consequence of the amendments made to the plans, the following is noted in relation to the description of
the original approval and additional comments made in relation to specific conditions:-
1.0 DESCRIPTION OF APPROVAL
As a consequence of the reduction in the overall yield, it is requested that the description of the proposed
development be amended to read as follows:-
Development Permit for Material Change of Use of Premises – Multiple housing Type 4 – Conventional
(37 units)
2.0 CONDITIONS
Condition 2
It is requested that the list of approved plans be updated to incorporate the updated plans, as follows:-
Plan No. Rev. Plan/Document Name Date
DA01 09 Location Plan & Project Summary by Blackburne Jackson Design 26-06-17
DA02 12 Site Plan by Blackburne Jackson Design 26-06-17
DA03 13 Site Plan by Blackburne Jackson Design 26-06-17
DA04 07 Site Plan by Blackburne Jackson Design 26-06-17
DA05 07 Site Sections Plan by Blackburne Jackson Design 26-06-17
DA11 10 Building 26: Basement by Blackburne Jackson Design 26-06-17
DA12 10 Building 26: Level 1 by Blackburne Jackson Design 26-06-17
DA13 10 Building 26: Elevations & Section by Blackburne Jackson Design
JFP Ref: M2652/E2 Page 2
Page 3
DA14 07 Building 25: Basement by Blackburne Jackson Design 26-06-17
DA15 07 Building 25: Level 1 by Blackburne Jackson Design 26-06-17
DA16 07 Building 25: Level 2 by Blackburne Jackson Design 26-06-17
DA17 07 Building 25: Elevations by Blackburne Jackson Design 26-06-17
DA18 07 Building 25: Section by Blackburne Jackson Design 26-06-17
DA19 08 Buildings 23 & 24: Basement by Blackburne Jackson Design 26-06-17
DA20 06 Buildings 23 & 24: Level 1 by Blackburne Jackson Design 15-12-16
DA21 07 Buildings 23 & 24: Level 2 by Blackburne Jackson Design 26-06-17
DA22 07 Building 24: Elevations by Blackburne Jackson Design 26-06-17
DA23 07 Building 24: Elevation & Section by Blackburne Jackson Design 26-06-17
DA24 07 Building 23: Elevation by Blackburne Jackson Design 26-06-17
DA25 07 Building 23: Elevation & Section by Blackburne Jackson Design 26-06-17
DA26 03 Finishes Palette / Schedules by Blackburne Jackson Design 15-12-16
DA28 04 Fire and Evacuation Management Plan by Blackburne Jackson Design 26-06-17
DA30 08 Height Plan Projections by Blackburne Jackson Design 26-06-17
DA31 08 Height Plan Projections by Blackburne Jackson Design 26-06-17
DA101 06 Landscaping Lower Pool by Blackburne Jackson Design 15-12-16
DA102 06 Landscaping Upper Pool by Blackburne Jackson Design 15-12-16
DA103 06 Block 26: Landscaping by Blackburne Jackson Design 15-12-16
DA104 06 Block 25: Landscaping by Blackburne Jackson Design 15-12-16
DA105 06 Blocks 23 & 24: Landscaping by Blackburne Jackson Design 15-12-16
DA106 06 Block 24 & Corner Landscaping by Blackburne Jackson Design 15-12-16
DA107 06 Plant Species Palette & Hardscape Materials by Blackburne Jackson 15-12-16
Design
DD1.3 H Site Plan by Sparks Architects 27.06.2017
DD1.15 G Ground Floor Plan Block 10 by Sparks Architects 27.06.2017
DD1.16 G First Floor Plan Block 10 by Sparks Architects 27.06.2017
DD1.17 F Roof Floor Plan Block 10 by Sparks Architects 27.06.2017
DD1.18 G Ground Floor Plan Block 11 by Sparks Architects 27.06.2017
DD1.19 G First Floor Plan Block 11 by Sparks Architects 27.06.2017
DD1.20 F Roof Plan Block 11 by Sparks Architects 27.06.2017
DD1.21 G Ground Floor Plan Block 12 by Sparks Architects 27.06.2017
DD1.22 G First Floor Plan Block 12 by Sparks Architects 27.06.2017
DD1.23 F Roof Plan Block 12 by Sparks Architects 27.06.2017
DD2.3 A Elevation Block 10 by Sparks Architects 28.06.2017
DD2.4 F Elevation Block 11 by Sparks Architects 27.06.2017
DD2.5 F Elevation Block 12 by Sparks Architects 27-06.2017
Condition 3
It is requested that Condition 3 be amended to reflect the mix of units now proposed on the updated plans, being
a total of 6 x 1 beds, 4 x 2 beds and 27 x 3 beds.
Condition 4
On the basis that the plans have now been amended to comply with the density and gross floor area
requirements nominated by this condition, it is requested that Condition 4 now be deleted.
JFP Ref: M2652/E2 Page 3
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Condition 20(e)
For completion please find our original request in relation to this condition reproduced below.
The Vegetation Management Plan (VMP) submitted with the application clearly articulates that a number of trees
along Resort Drive may require removal subject to further detailed arborist assessment. The VMP was premised
on a detailed vegetation survey of the site and adjoining road reserves to identify (among other things):-
• Trees to be retained and protected
• Trees possible for retention (the intent is to retain these trees subject to detailed design)
• Trees for removal (refer vegetation assessment schedule)
• Weed species (refer vegetation assessment schedule)
• Dead trees (refer vegetation assessment schedule).
The intent of the VMP was to afford the opportunity for a further arborist assessment to be undertaken in
relation to existing vegetation (including along Resort Drive) through an operational works approval. This is
reflected in Condition 22 of the decision notice.
It is therefore requested that Condition 20(e) be deleted.
We look forward to receiving Council’s Negotiated Decision Notice for the application as soon as possible. Should
you require any clarification on any of the above issues please do not hesitate to contact our office.
Yours faithfully,
GRAEME BEWS
Associate Director – Planning & Urban Design
JFP URBAN CONSULTANTS PTY LTD
Encl: Updated Architectural Plans, prepared by Blackburne Jackson Design
Updated Architectural Plans, prepared by Sparks Architects
CC: Altum Constructions
JFP Ref: M2652/E2 Page 4