Planning Response to SCC · MCU13/0240

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                                                                                  Subject site




Figure 1 Subject site




THE DEVELOPMENT APPLICATION

The owner of the site seeks approval to extend the existing commercial development on site through
the demolition of the existing butcher shop and construction of a new two storey building which links to
a new office premise over the adjoining single storey bank.

The proposed development is to be undertaken in three stages which include:

          Stage 1: Construction of a lift to the rear of the premises.

          Stage 2: Demolition of the existing butcher shop and construction of a new building which will
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                   include a new shop on the ground floor of 135m and upper level office of 117 m .

          Stage 3: Construction of a new office over the existing bank.

Proposal plans prepared by Middap Architects are included in Attachment A.

The existing timber building on site containing the butcher shop is to be demolished and replaced with
a new two storey rendered masonry building that is to include a shop (butcher) at the ground floor
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which retains the existing area of 135m and a new upper level office with an area 158m . The
butcher shop will retain its direct frontage to Poinciana Avenue with a set of internal stairs providing
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access to the upper levels located between butcher shop and bank. A new upper level office of 158m
is proposed over the existing bank premises with both upper level offices separated by a central
hallway which extends to the rear of the premises where common amenities and a lift and rear stairs
provide access to the rear of the site and carparking.

Some internal alterations to the ground floor tenancies will be undertaken as part of the development
of the site.

Existing carparking on site will generally be retained in its current format however one carparking
space will be lost as part of the development due to the size of the lift required.

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The upper level offices will be of a masonry block construction with a sloping roof form and eave
provided over the Poinciana frontage.

The applicant intends to stage the development by constructing the lift first, followed by the upper level
offices at a later date.



NOOSA PLAN

The Noosa Plan 2006 defines a Commercial Business as:

         Commercial business means the conduct of a business activity, where a service is offered or
         provided and that service is not more clearly defined by other business or community uses. The
         term includes the following types:

               Type 1 Office The use of premises for a commercial business conducted in an office
               environment. The use includes a bank, professional office, travel agent and estate sales
               office.

The proposal is considered to comply with this scheme definition and Commercial Business Type 1
Office uses are consistent code assessable uses in the Business Centre zone in which the site is
contained. (Refer Figure 2)




Figure 2 Extract of Tewantin & Doonan Locality Map

The Noosa Plan 2006 indicates that Commercial Business Type 1 are to comply with the following
codes:

           •    Tewantin & Doonan Locality Code;
           •    Business Uses Code;
           •    Landscaping Code; and
           •    Engineering Works Codes.

The proposal has been reviewed against the Tewantin & Doonan Locality Code and is generally considered
to comply with the specific outcomes.

The proposal complies with the Business Uses Code as the proposed extensions and use are consistent
with the provisions of the code. The façade of the upper level is setback 2.0 metres with an eave extending
over the balcony and to the street. The existing service yard to the rear of the butcher shop is to be retained
and upgraded with the new offices utilising the existing rubbish store areas on site.

The proposal has also been reviewed against the Landscaping and Engineering Works codes and is
considered to be consistent with detailed requirements. Landscaping is not affected by the proposed works
and remains the same.

The proposed development is considered consistent with the surrounding development and represents infill
development as detailed in the photograph below:

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Figure 3 – view of rear of site highlighting adjoining commercial developments.

Carparking

In terms of Engineering Codes, bicycle facilities are provided adjacent to the lift and the existing Atrium
development includes shower facilities on site. The proposal however does not provide carparking in
accordance with the rates stipulated in the Noosa Plan. The existing approval over the site requires 15
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spaces to be provided on site and a further 14 spaces for the new works based on 1 space per 20m of
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275m of total use area. It is noted that due to the proposed extensions and revised lift design, one existing
space is removed and there is no actual area on site that can be used to provide further carparking.

It is noted that Council has previously approved an extension over the existing butcher shop for an office
under 05/2123 and that a contribution was previously taken in lieu of the provision of carparking. As
indicated above there is no area available on site to physically provide additional carparking. The proposed
uses are consistent with the type of uses envisaged by the planning scheme and surrounding area and there
is good on street and off street carparking available along Poinciana Avenue and Sidoni Street.

The applicant has however reviewed the existing public carparking area located within the Sidoni Lane
carpark and has determined that there is the ability to revise the existing layout and provide an additional 10
carparking spaces in this area. These new spaces are able to fit within the existing carparking framework
however result in the removal of some shrubs and trees that are past their peak condition. These additional
spaces would be beneficial to the overall Tewantin area as they:

      •    provide additional carparking in an area that is well known by patrons to the area;
      •    consolidates and efficiently uses the existing public carparking area;
      •    are in close proximity to proposed offices; and
      •    are able to be provided with minimal disruption to the area.

To ensure the works are undertaken so as to provide additional carparking for the new offices, the applicant
requests that Council condition the approval such that the applicant is required to construct the carparking
spaces in lieu of payment. In this regard as 10 spaces will be provided in the vicinity of the site the applicant
requests that Council only levy a contribution in relation to 5 spaces.

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It is noted that the site has contributed towards contributions as part of previous development approvals over
the site.

This development application has been prepared in accordance with the Sustainable Planning Act
2009 and is being lodged electronically. The following documents are attached with this application:

         1.        Proposal plans prepared by Middap Architecture;
         2.        Completed IDAS Forms 1 and 5; and
         3.        Council application fees will be paid separately.


Council application fees are based on the following rates:
                     Office up to 100m2 (GFA) - $4845.00
                     Plus m2 thereafter - $6.08
Council fees total $5197.61 plus a Unity Water fee of $360.00 for an infill development within an
established urban area. This fee is considered unreasonable based on:

     •        the amount of work that will be required to be undertaken by staff noting it is a consistent
              code assessable application;
     •        the fee is for assessment of an additional 275m2 of office space on the site;
     •        the site has been previously approved for commercial uses on the site and there is an
              existing approval over the site;
     •        the proposal provides an appropriate infill development for the area and has minimal issues.

A reduced fee of $3500.00 is therefore requested to be imposed for the application.

Please contact our Sunshine Coast office if you require any further information and/or clarification in
relation to this proposal.


Yours sincerely,




Nadine Gorton
Senior Planner
martoo consulting pty ltd

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ATTACHMENT 1___________________________________________________________________

PROPOSAL PLANS