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The Hastings Unit 19 - Planning Report · 51983.3225.13
Town Planning Report Minor Change to Development Approval (TPC 1632) The Hastings Unit 19, 30 Hastings Street, NOOSA HEADS 4567 Lot 19 on GTP1154 Transmission Brokers Pty Ltd 26th June 2020
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Table of Contents
Important Note 1
1. Summary 2
2. Application Information 3
3. Development Intent 4
4. Characteristics of Site and Surrounds 5
4.1 Site Characteristics 5
4.2 Site History 7
4.3 Surrounding Land Uses 7
4.4 Current Registered Landowner 8
5. Pre-lodgement Meeting 9
6. Proposed Development Details 10
6.1 Change Application 10
7. State Planning Interests 11
7.1 Planning Act 11
7.2 South East Queensland Regional Plan 2017 11
7.3 Development Assessment Rules 11
8. Noosa Council Planning Scheme Considerations 13
8.1 Local Plan and Zoning Considerations 13
8.2 Level of Assessment 13
8.3 Applicable Codes 14
8.4 Applicable Overlay Codes 18
8.5 Planning Scheme Polices 18
9. Conclusions 19
List of Figures
Figure 1: Site Location Map 5
Figure 2: Cadastral Map 6
Figure 3: Entrance to The Hastings 7
Figure 4: Council Zone Map 8
Figure 5: Architectural Render – South East perspective 10
List of Tables
Table 1: Application Information 3
Table 2: Project Team and Appendices 3
Table 3: Surrounding Uses 8
Table 4: Pre-lodgement Meeting Notes 9
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Important Note
Apart from fair dealing for the purposes of private study, research, criticism, or review as permitted
under the Copyright Act, no part of this report, its attachments or appendices may be reproduced
by any process without the written consent of RG Strategic. All enquiries should be directed to RG
Strategic.
We have prepared this report for the sole purposes of Transmission Brokers Pty Ltd (“Client”) for the
specific purpose of demonstrating the proposed use as being permitted under the Noosa Plan 2006
(“Purpose”). This report is strictly limited to the purpose and the facts and matters stated in it and
does not apply directly or indirectly and will not be used for any other application, purpose, use or
matter.
In preparing this report we have made certain assumptions. We have assumed that all information
and documents provided to us by the Client or as a result of a specific request or enquiry were
complete, accurate and up-to-date. Where we have obtained information from a government
register or database, we have assumed that the information is accurate. Where an assumption has
been made, we have not made any independent investigations with respect to the matters the
subject of that assumption. We are not aware of any reason why any of the assumptions are
incorrect.
This report is presented without the assumption of a duty of care to any other person (other than
the Client) (“Third Party”). The report may not contain sufficient information for the purposes of a
Third Party or for other uses. Without the prior written consent of RG Strategic;
• this report may not be relied on by a Third Party; and
• RG Strategic will not be liable to a Third Party for any loss, damage, liability or claim
arising out of or incidental to a Third Party; and
• publishing, using or relying on the facts, content, opinions or subject matter contained
in this report
If a Third Party uses or relies on the facts, content, opinions or subject matter contained in this report
with or without the consent of RG Strategic, RG Strategic disclaims all risk and the Third Party
assumes all risk and releases and indemnifies and agrees to keep indemnified RG Strategic from any
loss, damage, claim or liability arising directly or indirectly from the use of or reliance on this report.
In this note, a reference to loss and damage includes past and prospective economic loss, loss of
profits, damage to property, injury to any person (including death) costs and expenses incurred in
taking measures to prevent, mitigate or rectify any harm, loss of opportunity, legal costs,
compensation, interest and any other direct, indirect, consequential or financial or other loss.
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1. Summary
Transmission Brokers Pty Ltd (the Applicant) have engaged RG Strategic to seek a development
permit for a change to the existing development approval for Unit 19 “The Hastings” at 30 Hasting
Street, Noosa Heads 4567. The desired change involves the revision of the submitted architectural
plans, approved in the early 1980s (TPC 1632), wherein a Visitor Accommodation Type 4 was
approved.
The applicant seeks approval to reinvest in the modernisation of a current use through incorporating
contemporary design and materials which enhances the visual amenity and utility of the
development. It is requested that the proposed architectural plans as per Appendix A succeed the
approved plans.
The subject site is formally described as Lot 19 on GTP 1154 at “The Hastings”, 30 Hastings Street as
shown on Figure 1 Site Location Map and Figure 2 Cadastral Plan.
The proposal constitutes ‘development’ as defined by Schedule 2 of the Planning Act 2016. This
report demonstrates that the proposed Change is permitted and provides details of the nature of
the proposal, describes the site characteristics and surrounding land uses, and provides a statutory
assessment against the intent of the Noosa Plan 2006. These matters are set out in;
• Proposed development intent;
• Description of the characteristics of site and surrounds;
• Proposed development details;
• An assessment of the proposal against the Noosa Plan 2006; and
• A conclusion that provides summary grounds which support the proposed
development.
The proposed Change to the existing Development Approval (TPC 1632) establishes an efficient
development outcome whilst ensuring that the existing coastal character of the area is preserved
and enhanced.
This report should be read in conjunction with the accompanying covering letter, DA Form and
attachments. The proposed Change is consistent with the intent of the Noosa Plan 2006 for the
subject land and warrants approval subject to reasonable and relevant conditions.
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2. Application Information
Table 1: Application Information
Address The Hastings Unit 19, 30 Hastings Street, Noosa Heads 4567 QLD
Real Property Description Lot 19 on GTP1154
Land Area 89.15m2
Local Authority Noosa Council
Current Use Visitor Accommodation Type 4
Planning Scheme Noosa Plan 2006 (version 8 June 2018)
Locality Noosa Heads
Zone Visitor Mixed Use
• Noosa Heads Locality Code
• Residential Uses Code,
Relevant Codes and • Landscaping Code
Overlays • Engineering Works Code
• Relevant Overlay Codes
– Natural Hazards Code
Applicant Transmission Brokers Pty Ltd
Level of Assessment Code Assessable* Refer to section 8.2
Referrals Not applicable
Table 2: Project Team and Appendices
Town Planning RG Strategic
Architectural Plans Lisa Page Interior Design Appendix A
Detailed Survey Landmark Consulting Appendix B
Flood Search Certificate Noosa Council Appendix C
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3. Development Intent
Transmission Brokers Pty Ltd (the applicant) are seeking a Change to the existing Development
Approval at Unit 19 “The Hastings”, 30 Hastings Street, Noosa Heads 4567. The application
constitutes a Minor Change Application (Code Assessable) as advised by Noosa Council’s senior
planner Lisa Pienaar.
The proposal seeks to construct a contemporary four-storey dwelling unit as part of the existing
approved Visitor Accommodation on the site (TPC 1632). The existing approval limits the utilisations
of the site and consists of a dwelling unit unfitting for the current precinct vernacular and coastal
context.
The applicant has engaged Lisa Page Interior Design to redesign the dwelling unit to provide a more
modern and aesthetically pleasing design which is fitting of the coastal environment and responsive
to the local vernacular. To ensure that the dwelling unit is more appropriate and manages the
elements of the coastal environment, robust materials have been proposed (Appendix A- page 14).
Through the redesign and reconstruction process, the proposed development portrays a consistent
and complementary built form more suitable for the locality’s vernacular and intent. The height of
the building is within the permissible maximum, as well as being consistent with neighbouring
developments, and will not add to any appearance of bulk.
The appropriateness of the proposed development is demonstrated through the architectural
drawings (Appendix A). The proposal is consistent with the general and specific outcomes for the
Visitor Mixed Use zone in the Noosa Heads locality in that it:
• is designed in a manner so that there is unlikely to be any adverse impact on the
amenity enjoyed by residents and visitors, including impacts associated with—
– visual and acoustic privacy;
– safety and security; and
– lighting
• presents a contemporary design which is respects and complements the built form of
surrounding development and coast context;
• enhances the visual amenity and streetscape character through an active frontage
and the incorporation of robust materials fitting for the coastal environment;
• presents a building height consistent with structures on surrounding land;
• maintains a maximum height across balance area of site below the permissible 15m;
• results in a building scale that is compatible with surrounding development;
• does not present an appearance of excessive bulk to adjacent properties, roads or
other areas in the vicinity of the site, and
• does not create opportunities for residents to overlook the private open space areas
of neighbouring properties.
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4. Characteristics of Site and Surrounds
4.1 Site Characteristics
The land which is subject of this report (i.e. the subject site) are located at The Hastings Unit 19, 30
Hastings Street, Noosa Heads 4567 QLD, legally described as Lot 19 on GTP1154. Refer to Figure 1
Site Location Map and Figure 2 Cadastral Map.
Accessed via Noosa Parade, the site is south of Hastings Street and is known as “The Hastings” units.
Having frontage to Noosa Parade, the site is developed for a mix of visitor accommodation and
retail purposes consistent with the mixed uses character of location.
The site has access to all services and required infrastructure.
A number of existing mature trees surround the site will be retained to partially screen the
development.
N
SUBJECT SITE
Figure 1: Site Location Map
Source: NearMap
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Figure 2: Cadastral Map Source: QLD Globe RG Strategic Town Planning Report – Minor Change to Development Approval 6
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4.2 Site History The site has a long history of use for a mix of visitor accommodation (“The Hastings”) and retail shopping (Ripcurl, Billabong). Sited on the lot in question is a 3-storey dwelling unit which overlooks The Hastings units 17 and 21. The Hastings development consists of 25 Visitor Accommodation (Type 4) dwelling units, all of which were constructed in the early 1980s from materials which were considered appropriate at the time. More recently, numerous units in the development have had to undergo substantial rebuilds due to the incompatibility of the dated construction materials in a coastal environment. As such, the proposed reconstruction of the site using robust materials is considered essential. The site has access to all utilities and has vehicular and pedestrian access via Noosa Parade (Figure 3). Additional pedestrian access to Hasting Street is by way of an easement adjoining the site’s eastern boundary. Figure 3: Entrance to The Hastings Source: Google Maps 4.3 Surrounding Land Uses The subject site is located in the Visitor Mixed Use zone within the Noosa Heads locality at depicted in Figure 4 below. Hastings Street is Noosa’s premium holiday strip featuring a diversity of retail, entertainment and visitor accommodation. The precinct in which the site is located is currently undergoing multiple major renovations and refurbishment projects, creating a modern coastal architectural aesthetic. Immediately adjacent to the site are large developments of similar purpose (The Sebel Noosa and the Sofitel; Visitor Accommodation), which have recently undergone vast refurbishments. The proposed architectural plans have been produced with consideration to the neighbouring RG Strategic Town Planning Report – Minor Change to Development Approval 7
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properties and as such the redesign of the four-storey dwelling unit does not pose any impacts on the adjoining buildings. The architectural plans (Appendix A) illustrate a proposed development which is sympathetic to the adjoining properties in terms of building scale and design. Landscaping and screening treatments enhance the streetscape as well as minimising opportunities for overlooking or covering of pedestrian and private property. Figure 4: Council Zone Map Source: Noosa Plan 2006 Table 3 details the surrounding land uses immediately adjacent to the subject sites. Table 3: Surrounding Uses North The Hastings Unit 21 South The Hastings Unit 17 East The Sebel West The Hastings Unit 20 4.4 Current Registered Landowner The Current Registered Landowner of the subject site is Transmission Brokers PTY LTD of which Denise Maree Semple is the director of. The above details are confirmed by the Certificate of Title and written consent from the registered owner, enclosed with this application. RG Strategic Town Planning Report – Minor Change to Development Approval 8
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5. Pre-lodgement Meeting
A pre-lodgement meeting (PLM19/0024) was undertaken with Noosa Council in relation to the
proposed Change Application and to understand the opportunities and constrains of the site and
determine Council’s support for the development. A summary of the key items raised by Council and
the applicant’s response has been provided below in Table 4:
Table 4: Pre-lodgement Meeting Notes
Issue Applicant’s Response
Building Height A four-storey unit with a maximum height of 10.7 metres is proposed.
Site Cover The minor departure of the existing unit’s footprint will have negligible
impact on the character of the streetscape and adjoining properties.
Gross Floor Area The proposal represents an increase in gross floor area; however
increase is within the maximum permitted for the whole of the site as
specified within the original Town Planning Consent (1632).
Density A 2-bedroom unit is proposed as reflected in the Architectural Plans
enclosed within Appendix A.
Flood Hazard Overlay A Flood Search Certificate has been obtained from Council and is
enclosed within Appendix C. The proposed redesign of Unit 19 has
appropriately addressed the flood hazard overlay. No habitable
rooms are proposed for the ground floor.
Built Form 3D elevations and a proposed palette of materials have been
developed and included within the Architectural Plans (Appendix A).
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6. Proposed Development Details
6.1 Change Application
This application is seeking a Minor Change to the Development Approval to permit the construction
of a contemporary four-storey dwelling unit. The existing 3-storey dwelling unit is retained with
additional elements and additional storey added. The new dwelling unit is designed to be
responsive to the coastal environment and local vernacular, and in accordance with the proposal
plans enclosed in Appendix A.
The application constitutes a Minor Change as the proposed development:
• Does not result in a substantially different development,
• Does not include prohibited development, and
• Does not trigger referral agency assessment.
There will be no major change to the use of the lot, nor the access, parking, landscaping or servicing
of the lot. The proposed design maintains the orientation of the existing building on the site.
Local designer Lisa Page has been engaged to develop the architectural concepts and drawings
for the project. The proposed architectural plans present conceptually a modernised impression of
resilient coastal architecture.
Figure 5: Architectural Render – South East perspective
Source: Lisa Page Interior Design (Appendix A – sheet 9)
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7. State Planning Interests
The following is an assessment of how the proposed development addresses the relevant statutory
planning documents.
7.1 Planning Act
The Planning Act 2016 (‘the Act’) is the relevant statutory instrument under which development
applications are assessed. The development application is made in accordance with s.79 of the
Act.
The only matter raised within state planning instruments is whether the development complies with
criteria in Schedule 2 of the Act with respect to a Minor Change to a Development Approval. The
application constitutes a Minor Change as the proposed development:
• Does not result in a substantially different development,
• Does not include prohibited development, and
• Does not trigger referral agency assessment.
7.2 South East Queensland Regional Plan 2017
The subject site is located within the Urban Footprint of the South East Queensland Regional Plan.
The proposed use is consistent with the SEQ Regional Plans intent for the urban footprint.
7.3 Development Assessment Rules
Schedule 1 of the Development Assessment Rules 2017 (DA Rules) provides guidance on determining
whether a proposed change to a development approval results in substantially different
development. The proposed change has been reviewed against the criteria listed within the DA
Rules. The change is not considered to be a substantially different development as:
A change may be considered to result in a substantially different development if any of the
following apply to the proposed change:
(a) involves a new use; or
No new uses are proposed as part of the change application.
(b) results in the application applying to a new parcel of land; or
No new parcel of land is to be utilised.
(c) dramatically changes the built form in terms of scale, bulk and appearance; or
No dramatic changes to the built form are proposed. The proposed design represents a form which
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is sympathetic to the site’s coastal context which is reflective of the palette of materials proposed.
(d) changes the ability of the proposed development to operate as intended; or
No change to the current use is proposed.
(e) removes a component that is integral to the operation of the development; or
The proposal does not remove a component that is integral to the operation of the development.
(f) significantly impacts on traffic flow and the transport network, such as increasing traffic
to the site; or
The proposal will have no change to the traffic flow or transport network.
(g) introduces new impacts or increase the severity of known impacts; or
No new impacts will be introduced.
(h) removes an incentive or offset component that would have balanced a negative impact
of the development; or
The proposal does not remove any incentive or offset component.
(i) impacts on infrastructure provisions.
The proposal will not impact upon the current and future infrastructure provisions.
The proposed change to the existing approval is considered to meet the requirements detailed
under the Planning Act 2016 and the Development Assessment Rules 2017 for a Minor Change and
will not result in a substantially different development. The proposed changes are considered minor
changes under the Act.
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8. Noosa Council Planning Scheme Considerations
8.1 Local Plan and Zoning Considerations
The subject site is located in the Visitor Mixed Use zone of the Noosa Heads locality. The following
extracts are taken from the Noosa Heads Locality Plan in Part 9 of the Noosa Plan and state the
relevant overall outcomes for the Noosa Heads Locality
9.2.1 Division 14 – Overall Outcomes for the Noosa Heads Locality for the Visitor Mixed Use
Zone - development
i. comprises small business outlets with individual character;
ii. comprises residential development that includes a mixture of building sizes and are
designed for Visitor accommodation, are setback from the street and beach
frontages and have a landscaped character consistent with the street landscaping
themes;
iii. contributes to a high level of residential amenity, design quality, landscape quality
and safety;
iv. respects the scale and character of the streetscape and surrounding development;
v. enhances the traditional focus for Visitor accommodation in the coastal part of
Noosa;
vi. incorporates Entertainment and dining businesses, Retail businesses and
Commercial businesses that are of particular interest to visitors;
vii. contributes to the economy of Noosa through the tourism and hospitality sectors;
and
viii. integrates with nearby public recreation and landscaped carparking areas.
Comment:
The proposed development is for the same residential use on the land with the Minor Change being
to the built form only. The design of the development in terms of orientation and use of deck areas
are oriented away from the adjoining residential units near the site. Privacy screens are provided to
the Level 1 outdoor balcony and the roof-top terrace to provide shelter and privacy.
The proposed design of the four-storey dwelling unit comprises articulated, fine grain Sunshine
Coast architectural language and draws reference to the scale, look and feel of the surrounding
built form (Appendix A).
The development is nestled into the existing, lush subtropical setting and presents a light, natural
and transparent living environment, responsive to the local vernacular and coastal context. The
minor departure of the existing unit’s footprint will have negligible impact on the character of the
streetscape and adjoining properties.
8.2 Level of Assessment
As per discussions with Council staff (Lisa Pienaar) during the pre-lodgement meeting (PLM19/0024),
the proposed Minor Change is Code assessable.
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8.3 Applicable Codes
The following codes are applicable to the proposed development.
• Noosa Heads Locality Code
• Residential Uses Code,
• Landscaping Code
• Engineering Works Code
• Relevant Overlay Codes
– Natural Hazards Code
Noosa Heads Locality Code
The proposed development is assessed against the relevant specific outcomes and probable
solutions for the Noosa Heads Locality and the Visitor Mixed Use Zone codes in the table below. The
proposed development is such that it furthers the intent of the Noosa Heads Locality Code and
generally complies with the Specific Outcomes and Probable Solutions of the code.
DIVISION 15—Specific Outcomes and Probable Solutions for the Noosa Heads Locality
Table 9.11
Proposal
Specific Outcomes Probable Solutions
Outcomes
11.9 Effects of use
Amenity
O1 Uses are located, designed and No solution provided. Complies: The proposed
operated to avoid significant adverse design of the dwelling unit is
changes to the light, air quality, noise, sensitive to the amenity of
accessibility or other conditions enjoyed the surround development.
by users of associated, adjoining or nearby Balconies have been
uses. designed as to not impede
on the accessibility and
safety of the adjoining uses.
The pergola and screening
treatments of the roof
terrace will result in a
reduction of shadowing
from the development.
Other conditions will be
unchanged.
Major Road Network
O2 The visual amenity and character No solution provided. Complies: The subject site is
surrounding the major road network, not visible from Noosa
including Sunshine Beach Road (David Parade; however, the
Low Way), Eenie Creek Road, Noosa Drive proposed design offers a
and Noosa Parade, is protected and dynamic and activated new
enhances the entrances to Noosa Heads frontage.
through—…
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Proposal
Specific Outcomes Probable Solutions
Outcomes
AND
O3 Development generates traffic No additional traffic demands
demands that are consistent with the are expected to be
future capacity of the road network. generated.
Scenic Vistas
O4 Aesthetic and cultural values of the No solution provided Compiles: The proposed
natural landscape are maintained through design maintains the
protecting important scenic vistas— orientation of the existing
a) from the streets, beaches and other building and incorporates
public spaces; primary living spaces
b) to the ocean, river, coastal lowlands positioned to capitalise the
and the vegetated backdrop of scenic vistas of the site.
Noosa Hill; Refer to the Architectural
c) within Little Cove– vistas over Plans enclosed within
Laguna Bay and to the Noosa Appendix A
National Park and the vegetation
stands, part of the hills and sand
dunes;
d) within Cooloola and Weyba Park
Estates– the scenic view of Noosa
National Park and Weyba Creek; and
e) within Noosa Sound– vistas across
Noosa River.
11.10 Built form
Density
O6 The density of development within No solution provided Complies: The proposed
the site area— development does not add
additional bedrooms to the
a) is compatible with surrounding
site and therefore maintains
development;
current population density.
b) does not exceed— iv. Visitor Mixed
Use Zone—a maximum population
density of 280 persons per hectare;
Height
Complies –
O7 Buildings and other structures— S7.1 Buildings and other The proposal meets the
structures have a Probable Solution in terms of
a) present a building height consistent
maximum building height the height in metres.
with structures on adjoining and
of—
surrounding land;
b) do not exceed a maximum height a) for the Business Refer Appendix A for
of— Centre Zone–12m; or architectural plans.
b) for the Visitor Mixed
ii For the Visitor Mixed Use Zone— Use Zone—
B Southern side of Hastings Street— ii. Southern side of
• within 10m of the Hastings St or Hastings Street —
Noosa Drive alignments– 2 storeys;
or a) within 10m of the
• balance area of site – 4 storeys; Hastings St or
Noosa Drive
alignments – 6m;
b) balance area of
site – 15m;
Setbacks
O8 Buildings and other structures are S8.1 Buildings and Complies –
appropriately designed and sited to— structures comply with the The siting of the proposed
minimum building development preserves the
a) provide amenity for users of the
setbacks identified in existing amenity and
premises as well as preserve the
Schedule1-Minimum continuity of the streetscape.
visual and acoustic privacy of
adjoining and nearby properties; Boundary Setbacks.
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Proposal
Specific Outcomes Probable Solutions
Outcomes
b) provide adequate distance from The new unit preserves
adjoining uses; existing vegetation whilst
c) preserve any existing vegetation enhancing the continuity and
that will buffer the proposed pattern of the local built form.
building;
d) allow for landscaping to be
provided between buildings;
e) maintain the visual continuity and
pattern of buildings and landscape
elements within the street;
f) protect public safety and property
within erosion prone areas by
ensuring such areas are maintained
largely free of development; and
g) help protect the natural character
and visual amenity of coastal areas
and watercourses.
Site cover, gross floor area and plot ratio
O9 The site cover, gross floor area and plot No solution provided Complies: The proposed
ratio of buildings and other roofed design is sympathetic in scale
structures— and proportion of the
surrounding built form.
a) results in a building scale that is
compatible with surrounding
development;
b) does not present an appearance of
excessive bulk to adjacent
properties, roads or other are as in
the vicinity of the site;
O10 Site cover— No solution provided Complies:
e) for the Visitor Mixed Use Zone does
not exceed 45%
Complies: The site is still well
O14 For the Visitor Mixed Use Zone, the under the development
No solution provided
maximum gross floor area equals the permissible.
allowable population in persons multiplied by
40m2, provided that the gross floor area does
not exceed 13,600m2.
Roof form
O15 Roof forms— S15.1The main roof of the Complies: The proposed roof
a) contribute positively to the local building has a roof pitch no structure complements the
skyline; less than 5 degrees and vernacular of the surrounding
b) complement the beachside character has minimum 600 mm modern development.
of the locality; eaves to at least 75% of the
c) use soft and articulated pitched or perimeter of the building;
Does Not Comply, requires
curved roof forms; AND consideration:
d) avoid low pitched (e.g. less than 5 S15.2Buildings and
degrees) or box profiles/parapets; and The architectural design is
structures do not include such that it maintains and
e) do not create opportunities for roof top terraces.
residents to overlook the private open protects the private open
space areas of neighbouring space of neighbouring
properties. properties. In addition, the
overall height of the proposed
new building (including roof
top terrace design) is within
the permissible 15m.
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Proposal
Specific Outcomes Probable Solutions
Outcomes
Furthermore, Council have
approved a roof top terrace
and swimming pool at Unit 15.
Despite not providing a
traditional roof form, the
design otherwise provides a
highly articulated and
interesting upper
presentation; incorporating a
pergola and windows.
9.25 Effects of Use
Character and Amenity
O49 Mixed-use development, incorporating S49.1 No development Complies:
Visitor accommodation, is designed has a non-Residential The proposal is designed in a
and operated to ensure Business Uses Use component of more manner so that there is
and Community Uses do not have any than 20% of the gross unlikely to be any adverse
adverse impact on the amenity floor area on the site; impact on the amenity
enjoyed by residents and visitors, AND enjoyed by residents and
including impacts associated with— visitors. The proposed
S49.2 No single Business
Use has a use area in architectural treatments are
a) visual and acoustic privacy; excess of 300m2; will result in an improved
visual and acoustic privacy of
b) safety and security; and AND guests and neighbours while
S49.3 Business deliveries potentially reducing the
c) lighting; are undertaken only amount of light escaping from
between the hours of the site.
6am to 7pm;
AND
S49.4 Business Uses operate
only between the hours of
7am and 9pm with the
exception of Entertainment
and dining business, which
may operate until 2am..
9.26 Built Form
Streetscape & character
O56 Development— S56.1 Ground floor uses Complies: The proposed
a) respects and complements the existing have at least 50% design presents a
neighbourhood character; transparent glazing to contemporary design which is
b) addresses the street and contributes shopfronts to create respects and complements
positively to the streetscape; active street fronts. the built form of surrounding
c) incorporates attractive and development and coastal
contemporary designs; context. The siting of the new
d) contributes positively to the skyline with building enhances the visual
pitched roofs; amenity and streetscape
e) provides variation and vitality in character through an active
setback alignment; frontage and the
f) incorporates outdoor dining or incorporation of robust
landscaped areas; materials fitting for the
g) includes covered pedestrian entrances coastal environment.
to premises;
h) varies in line and plane;
Residential Uses Code
The proposed redevelopment of the unit complies with the Overall Outcomes specified within the
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Residential Uses Code. The proposed design is a modernisation of the current use and incorporates contemporary design and materials which enhance the visual amenity and utility of the development. The built form of the proposed design respects and complements that of the surrounding development and aligns with the coastal context of the subject site. The design presents a building height consistent with the surrounding structures and maintains a maximum height below the permissible 15 metres. The development is nestled into the existing vegetation and does not present an appearance of excessive bulk to adjacent properties. The proposed minor change does not create opportunities for residents to overlook the private open space areas of neighbouring properties. Landscaping Code The proposed boundary realignment achieves the Overall Outcomes specified within the Landscaping Code. The reconfigurations of the allotments enables the appropriate retention of existing vegetation on site. Both sites are densely vegetated with mature bushland and minimal disturbance of existing vegetation is required in order to achieve the reconfigurations. Engineering Works Codes The proposed development is replacing a single dwelling unit within the Multiple Dwelling complex which is appropriately serviced by the existing sewerage, water supply stormwater drainage, electricity, and telecommunication infrastructures. Consequently, the proposed development will not have any additional impact upon the existing infrastructure network. 8.4 Applicable Overlay Codes The land is mapped as being affected by some Planning Scheme Natural Hazard overlays including Acid Sulfate soils and Flood Hazard. Whilst the subject site is identified as being affected by Acid Sulfate soils, the proposed development does not involve the excavation of 100m3 of fill or the filling of land with more than 500m3 of fill. A Flood Search Certificate has been obtained from Noosa Council and enclosed within Appendix C. The proposed unit will be constructed to achieve the flood immunity requirements as specified within Tables 13.12 and 13.13 within the Natural Hazards Overlay Code. 8.5 Planning Scheme Polices No planning scheme polices are relevant to the proposed Minor Change. RG Strategic Town Planning Report – Minor Change to Development Approval 18
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9. Conclusions
The proposed Development Permit for a Minor Change to Development Approval on land at Unit 19
The Hastings, 30 Hastings Street, Noosa Heads 4567 has been assessed against the requirements
of the Local and State Statutory Planning Requirements.
This application seeks a change to an existing approval (TPC 1632) wherein the dwelling unit was
required to be built as per the approved architectural plans. The applicant seeks approval to
reinvest in the modernisation of a current use through incorporating contemporary design and
materials which enhances the visual amenity and utility of the development.
The proposed redevelopment of the site is a consistent use and generally complies and is consistent
with all probable solutions and specific outcomes. The report provides reasonable grounds for the
relaxation of the specific outcome with respect to the roof form of the building.
The construction of the new dwelling is consistent with the specific outcomes of the Noosa Plan 2006
in that it:
• is designed in a manner so that there is unlikely to be any adverse impact on the
amenity enjoyed by residents and visitors, including impacts associated with—
– visual and acoustic privacy;
– safety and security; and
– lighting.
• presents a building height consistent with structures on adjoining and surrounding land;
• maintains a maximum height across balance area of site below the permissible 15m;
• results in a building scale that is compatible with surrounding development;
• does not present an appearance of excessive bulk to adjacent properties, roads or
other areas in the vicinity of the site;
• improves the built form in a way that —
– contributes positively to the streetscape;
– complements the character of the locality;
– uses articulated, fine grain Sunshine Coast architectural language;
– draws reference to the scale, look and feel of the existing beach houses;
– incorporates robust materials fitting for the coastal environment;
– does not create opportunities for residents to overlook the private open space
areas of neighbouring properties.
On the basis of the assessment it is recommended that Noosa Council favourably consider the
proposed Minor Change, subject to reasonable and relevant conditions.
RG Strategic Town Planning Report – Minor Change to Development Approval 19
Page 22
a G STRATEGIC STRATEGIC SOLUTIONS, CREATIVE THINKING rgstrategic.com.au
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