Generally In Accordance Report 51993.579.02

APPLICATION FOR CHANGES TO BE CONSIDERED GENERALLY IN ACCORDANCE WITH DEVELOPMENT APPROVAL
Author	Development Planner, Georgina Schramm
Development Assessment

APPLICATION DETAILS
Application No.	51993.579.02
Development Approval	51993.579 / TPC 2559
Applicant	MECCA Brands
Request Received On	21 December 2022
Report Reviewed By	Lisa Pineaar 30.1.2023

PROPERTY DETAILS
Property Address	Annabelles 1/35 Hastings St Noosa Heads Qld 4567
RP Description	Lot 0 and 1 on BUP 102127
Land Area	685 square metres
Existing Use of Land	Multiple Dwelling Units (3) & Shop

STATUTORY DETAILS
SEQRP Designation	Urban Footprint
Zone	Tourist Accommodation
Precinct	Hasting Street Mixed Use Precinct
Local Area Plan	Noosa Heads Local Plan
Overlays	Land Subject to Acid Sulphate Soil (Above Areas 1 & 2) Flood Hazard Overlay Landslide Hazard (Moderate Hazard Area)
Assessment Type	Generally in Accordance Request

PROPOSAL
The applicant seeks Council’s agreement that the following changes are consistent with the approved plans of development for the site.
Inclusion of a canvas awning along the eastern and southern perimeter of the Shopfront’s roofline.
The locality and proposal plan are included below.

Figure 1 – Shopfront Elevation

Figure 2 – Indicative Shopfront Awning Section Detail

Figure 3 – Elevation

background
The subject site contains various approvals, the most relevant permit is TPC 2559 which consented to Multiple Dwelling Units (3 units) and a Shop along the Hasting Street frontage. TPC2559 was approved on 23 September 1993, and later modified on 15 July 1994.  The modification allowed for changes to the minimum fencing setback requirements (Condition 7c).
On 9 February 2022, a minor change approval was issued relating to changes to the front façade of the Shop. The Shop is now operating at MECCA Cosmetics.
assessment
Instruments for Statutory Assessment
The following codes from the Noosa Plan 2020 are applicable to the proposed changes:
Tourist Accommodation Zone Code;
Noosa Heads Local Plan Code;
Business Activities Code;

Generally in accordance request
The proposal is for a new canvas awning in a ‘Sand’ colour, printed with the MECCA logo. This is proposed to be installed at the shopfront, hanging from the soffit. It will replace the existing MECCA advertising. It is worth noting that the new canvas awning is located where previously aluminium batten screens were installed for the previous tenant (Josephine’s boutique) and in that regard the proposed new awning is not a new building element to the façade, but rather a replacement of a hard element for a softer, more dynamic element. The Applicant understands that Hastings Street is considered the ‘premier’ street within Noosa and is generally characterised by muted tones and minimal advertising. Considering this, the awning has been developed to align with the outcomes Noosa Council seek to uphold on the Hastings Street streetscape, particularly PO15 of the Tourist Accommodation Zone Code which seeks the following:
PO15 Development with frontage to Hastings Street Noosa Heads, Gympie Terrace Noosaville or Duke Street Sunshine Beach, presents a particularly high quality streetscape with design elements and building forms that:
(a) contribute to the creation of an attractive, contemporary coastal built form that defines rather than dominates, the street and public spaces;
With this in mind, the Applicant has chosen a canvas fabric in the shade of sand, which is highly representative of the beachside character of Hastings Street. The proposal allows for moveability of the fabric and incorporates breaks in form to allow for air flow and movement. Branding is minimal and ultimately complements the pink shade of the building and terracotta roof.
Further, the awning introduces additional finer grained detailing to the façade, promotes the pedestrian entry to the store and assists with pedestrian shelter and shade.
Assessment of request
The applicant seeks to amend the presentation of the front façade of the building to incorporate canvas fabric awning in the shade of ‘sand’. The proposal allows for moveability of the fabric and incorporates breaks in form to allow for air flow and movement.
Council’s Subordinate Local Law No. 1 (Administration) 2015 provides content specific to Advertising Devices, which includes banner signage and/or blind signage as prohibited.  The applicant has since decided to proceed with the application without the signage ‘MECCA’ on the canvas awning and will address signage in a subsequent application with Local Laws.
The proposal plans will be annotated for signage to be addressed in a separate application.
The proposed variation to the prior approval is marginal and remains compliant with the character of the street, the Local Plan, Zone Code provisions of the scheme.
cONSULTATION
Not applicable
conclusion & reasons for decision
The proposed development generally complies with the requirements of the planning scheme and does not raise any significant issues that cannot be addressed by reasonable and relevant conditions. The application is therefore recommended for approval.
The report is provided in accordance with Section 63(5) of the Planning Act 2016.
RECOMMENDATION
With regard to Application No. 51993.579.02, seeking confirmation that the proposed changes are considered generally in accordance with the development approval for the Shop situated at 35 Hastings St Noosa Heads described as Lot 1 BUP 102127, Council on 30 January 2023 decided to:
A.	The plans listed in the following table are considered generally in accordance with the development approval.
Plan No.	Rev	Plan/Document Name	Date
A101	-	Shopfront Elevation, prepared by MECCA (as annotated by Council)	14 December 2022
A102	-	Indicative Shopfront Awning Section Detail,	12 December 2022
-	-	Render, provided by application (as annotated by Council)	21 December 2022

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