Minor Change Report MCU17 0014.02

APPLICATION FOR A MINOR CHANGE TO A DEVELOPMENT APPROVAL FOR MATERIAL CHANGE OF USE OF PREMISES - MULTIPLE HOUSING TYPE 4 CONVENTIONAL - 10 UNITS AND COMMERCIAL BUSINESS TYPE 1 OFFICE AND TYPE 2 MEDICAL AT 30 – 32 DOONELLA STREET TEWANTIN

Coordinator Planning, Patrick Murphy
Development Assessment

APPLICATION DETAILS
Application No.	MCU17/0014.02
Development Approval	Development Permit for Material Change of Use of Premises - Multiple housing Type 4 Conventional - 10 units and Commercial business Type 1 Office and Type 2 Medical
Applicant	Doonella Street P/L TTE
Request Received On	11 February 2019

PROPERTY DETAILS
Property Address	30 and 32 Doonella St Tewantin
RP Description	Lot 32 RP 893427 Lot 903 T 1631
Land Area	516 Square Metres 2023 Square Metres
Existing Use of Land	Dwelling house and dwelling units

STATUTORY DETAILS
SEQRP Designation	Urban Footprint
Locality	Tewantin and Doonan
Zone	Community Services
Overlays	Natural Hazard Overlay: Acid Sulfate Soils
Assessment Type	Minor Change to Development Approval

PROPOSAL
The applicant seeks approval to change to an existing development approval and advises the changes involve:
Ground level

The car park layout has been amended to include blind isles rather than a one way circulation system;
The width of the driveways has been amended to 4m in accordance with condition 22 of the
Decision Notice;
A fire separation compartment has been introduced to isolate 40 and 14 comparative car spaces. This change includes fire walls, monitors and fire doors;
A single storey fire hydrant pump room has been added at the front of the building;
Further details of the Stormwater 360 system and rainwater harvesting tank have been added;
The inclusion of an electrical store on the western of the car park;
The setback of the fire stairs to the eastern boundary has been reduced marginally by 0.2m and this continues on the remaining floors of the stairs; and
The original layout of the lockers, motorbike parks and bicycles has been amended.

Level One

The layout of the communal space and amenities has been revised;
The setback of the lift to the western boundary and fire stairs have been reduced marginally to 2m and this reduced setback continues up the balance of these elements of the building; and
The size of the lawn for unit 1 has been reduced.

Elevations

The opening on the northern elevations of the residential building have been amended; and
Small amendments have been made to the design of the window openings and the car parking level on the eastern side of the commercial building.

Sections

In order to accommodate the services within the basement and provide sufficient head room, the floor to ceiling height in the basement has had to be increased slightly by 200mm. This change has increased the height of the proposed residential and commercial buildings but they continue to comply with the maximum building height of 8m from natural ground level.

background
A Development Permit for Material Change of Use of Premises - Multiple housing Type 4 Conventional - 10 units and Commercial business Type 1 Office and Type 2 Medical was issued on 17 August 2017.
The site is to be developed for a mixed use development that will comprise four separate buildings over a partially buried carpark that extends across the entire site. The residential units are to be located in one building located to the northern rear part of the site with three commercial buildings located to the Doonella Street frontage.
At the time the application was publicly notified one properly made submission was received. The submission was primarily concerned with access from Doonella Street, residential density and that an overall precinct plan should be developed first.
The applicant made representations on 8 September 2017 to the development approval conditions. The representations primarily related to minor amendments to rectify errors in the original approval and resulted in minor changes to three conditions.

assessment
Instruments for Statutory Assessment
Under the Planning Act 2016 the application must be assessed against each of the following statutory planning instruments to the extent they are relevant to the development:
State Planning Policy;
South East Queensland Regional Plan;
Planning Regulation 2017;
The Noosa Plan.
The following codes from the Noosa Plan are applicable to this development:
Tewantin and Doonan Locality Code
Residential Uses Code
Business Uses Code
Landscaping Code
Engineering Works Code
Statutory Process
The applicant has requested to make a minor change to a development approval under s78 of the Planning Act 2016. An application for a minor change to a development approval can only be made in circumstances where a change would constitute a ‘minor change’.
The proposed change to the development approval requested by the applicant is determined to constitute a minor change on the grounds that:
the development would not result in substantially different development as the proposal does not amend the types or scale of uses proposed;
the change does not include prohibited development;
the change would not require the application to be referred to an additional referral agency or cause a referral agency to have regard to new matters prescribed by regulation;
where the original application was code assessable, the change would not cause the application to become impact assessable.
Assessment
In support of the application the applicant submits:
With regard to the proposed pump room at the front of the building, it should be noted that this is required as there is not enough water pressure in the street, in case of a fire. The pump room also needs to be in the south eastern corner of the site where the water connection is located. The project team has looked at a number of ways to minimise the impact of this change on the design whilst balancing the overriding need to provide for access to the room in the event of a fire event. As a result the architect has looked at moving the room back into the building, moving it away from the main building and reducing its size but it has been concluded that the proposed design is the only feasible outcome given the constraints and amount of infrastructure in this corner of the site. As a result, the architect had tried to ensure that the room will integrate with the overall design as much as possible by adopting a roof line and colours that are consistent with the main building.

With regard to the potential impacts of the pump room on visibility from the exit driveway it should be noted that the conditions of the approval restrict this to a left turn only and as such, the room will not impact on the key sightline to the right (west). With regard to pedestrian movements, the architects have prepared the following screen shot images to show that the driveway also complies with the minimum sightline clearance required by AS2890.1 for pedestrian safety.

The applicant was provided with Further Advice which raised concern with the proposed location of the booster pump and fire hydrant and also sought clarification with regards to turning areas within the basement. The applicant provided a response to the Further Advice providing additional information with regards to vehicle manoeuvring in the basement car park and amended plans which relocated the Fire Hydrant Pump Room behind the building line on the eastern side of the building. The applicant advised that …..The plans also show the introduction of an Energex pad mount transformer which we understand has been discussed with Council previously. The transformer has been located in accordance with Energex requirements.

The proposed changes are generally considered to be minor variations to the approval. The proposed fire hydrant pump room was originally proposed at the front boundary however has been re-located in line with the front wall of the building and will not have a detrimental impact on the streetscape. A booster cabinet is to be located at the front boundary however there is no alternative location for this asset, it is noted that the cabinet does not need to be red and therefore a new condition will be included to require it be of a muted tone. The applicant has provided supporting information which confirm that there are no alternative sites available for the Energex pad which is required as the existing energy supply for the locality is not capable of servicing this development. Energex were contacted to confirm their requirements. A new condition will require dense landscaping to the east and west of the pad mount
The updated information with regards to the amended parking layout and dimensions (for cars, m-bikes and bicycles) was reviewed and determined to be consistent with the relevant standards.
The proposed changes (Energex booster and fire hydrant assets) result in additional hard surfacing however these are infrastructure items which are not specifically related to the proposed uses. The increase in hard surfacing is in part offset by reduced driveway widths and considered to be inconsequential, accordingly no additional infrastructure charges are to be applied.
The changes require that condition 2 be updated to reflect the new set of plans, the amended condition will read as follows:
Development undertaken in accordance with this approval must generally comply with the approved plans of development. The approved plans are listed in the following table unless otherwise amended by these conditions.

Plan No.	Rev.	Plan/Document Name	Date
1646-SD01	14	Site Plan By Archiology	17/04/2019
1646-SD02	16	Ground/Carpark Plan By Archiology	17/04/2019
1646-SD03	14	Level 1 Plan By Archiology	17/04/2019
1646-SD04	14	Level 2 Plan By Archiology	17/04/2019
1646-SD05	13	Level 3 Plan By Archiology	17/04/2019
1646-SD07	14	Northern and Eastern Elevations By Archiology	17/04/2019
1646-SD08	13	Southern and Western Elevations By Archiology	17/04/2019
1646-SD09	12	Section Plans By Archiology	17/04/2019
1646-SD10	13	Section Plans By Archiology	17/04/2019
SD-1	B	Landscape Concept Strategy by Project Urban	15.02.2017
SD-2	B	Landscape Concept Strategy by Project Urban	15.02.2017
1630-001 (Sheet 01)	A	Entry Driveway Long Section – Western Side, prepared Greys Consulting (certified by Brett Franklin RPEQ 18447)	02/05/2017
1630-001 (Sheet 02)	A	Entry Driveway Long Section – Eastern Side, prepared Greys Consulting (certified by Brett Franklin RPEQ 18447)	02/05/2017
1630-001 (Sheet 03)	A	Exist Driveway Long Section – Western Side, prepared Greys Consulting (certified by Brett Franklin RPEQ 18447)	02/05/2017
1630-001 (Sheet 04)	A	Exist Driveway Long Section – Eastern Side, prepared Greys Consulting (certified by Brett Franklin RPEQ 18447)	02/05/2017
1630-001 (Sheet 05)	A	Front Boundary Long Section – prepared Greys Consulting (certified by Brett Franklin RPEQ 18447)	02/05/2017

draft planning scheme
The draft planning scheme proposes to rezone the site from Community Services to District Centre. As the multiple dwelling units are less than 90m2 they would be subject to code assessment where in conjunction with a non-residential use in a mixed use format. The Office and Medical components of the development would also be subject to Code assessment. The original application was Impact assessable
cONSULTATION
Referral Agencies
No external referrals were required for this application.
Other Referrals
The application was forwarded to the following internal Council specialists:
Development Engineering
conclusion & reasons for decision
The applicant seeks to change the approval by a number of minor changes to the development. The more significant aspects of the changes are the inclusion of a brigade booster cabinet and Energex pad at the front of the site and a fire hydrant pump room adjacent to the front of the site and set to the side boundary. These changes are supported as they relate to service infrastructure for which the siting options are limited, alternative options have been explored and are not available. The revised proposal plans are considered to be appropriate and consistent with the current approval. The changes application is considered minor and recommended for approval.
RECOMMENDATION
With regard to Application No. MCU17/0014.02, to make a minor change to an existing approval for Multiple housing Type 4 Conventional - 10 units and Commercial business Type 1 Office and Type 2 Medical situated at 30 and 32 Doonella Street Tewantin described as Lot 32 on RP 893427 and Lot 903 on T1631, is provided in accordance with Section 63(5) of the Planning Act 2016, Council on 7 May 2019 decided to:
A.	Approve the change.
B.	Amend condition 2 to read as follows:
Development undertaken in accordance with this approval must generally comply with the approved plans of development. The approved plans are listed in the following table unless otherwise amended by these conditions.
Plan No.	Rev.	Plan/Document Name	Date
1646-SD01	14	Site Plan By Archiology	17/04/2019
1646-SD02	16	Ground/Carpark Plan By Archiology	17/04/2019
1646-SD03	14	Level 1 Plan By Archiology	17/04/2019
1646-SD04	14	Level 2 Plan By Archiology	17/04/2019
1646-SD05	14	Level 3 Plan By Archiology	01/04/2019
1646-SD07	14	Northern and Eastern Elevations By Archiology	17/04/2019
1646-SD08	13	Southern and Western Elevations By Archiology	17/04/2019
1646-SD09	12	Section Plans By Archiology	17/04/2019
1646-SD10	13	Section Plans By Archiology	17/04/2019
SD-1	B	Landscape Concept Strategy by Project Urban	15.02.2017
SD-2	B	Landscape Concept Strategy by Project Urban	15.02.2017
1630-001 (Sheet 01)	A	Entry Driveway Long Section – Western Side, prepared Greys Consulting (certified by Brett Franklin RPEQ 18447)	02/05/2017
1630-001 (Sheet 02)	A	Entry Driveway Long Section – Eastern Side, prepared Greys Consulting (certified by Brett Franklin RPEQ 18447)	02/05/2017
1630-001 (Sheet 03)	A	Exist Driveway Long Section – Western Side, prepared Greys Consulting (certified by Brett Franklin RPEQ 18447)	02/05/2017
1630-001 (Sheet 04)	A	Exist Driveway Long Section – Eastern Side, prepared Greys Consulting (certified by Brett Franklin RPEQ 18447)	02/05/2017
1630-001 (Sheet 05)	A	Front Boundary Long Section – prepared Greys Consulting (certified by Brett Franklin RPEQ 18447)	02/05/2017

C.	Include additional conditions 47 and 48 to read as follows:
Additional Conditions 10 May 2019
Dense landscaping must be provided adjacent to the eastern and western sides of the Energex pad mount to screen the pad mount and transformer as much practical.
The ’Brigade Booster Cabinet’ must be finished in a subdued muted colour.

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or domestic driveway.

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way IS tworlane,

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DIMENSIONS IN METRES

FIGURE 3.3. MINIMUM SIGHT LINES FOR PEDESTRIAN SAFETY