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2017-09-12 Planning & Environment Committee Agenda
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AGENDA
Planning & Environment
Committee Meeting
Tuesday, 12 September 2017
commencing at 9.30am
Committee Room, 9 Pelican Street, Tewantin
Committee: Crs Joe Jurisevic (Chair), Ingrid Jackson, Brian Stockwell, Tony Wellington
“Noosa Shire – different by nature”
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Full text of sections 2 to 42 (of 144)
Section 2
PLANNING & ENVIRONMENT COMMITTEE MEETING AGENDA 12 SEPTEMBER 2017
TABLE OF CONTENTS
ITEM PAGE
ATTENDANCE & APOLOGIES -
PRESENTATIONS -
REPORTS FOR CONSIDERATION OF THE COMMITTEE 3
1 MCU17/0025 & OPW17/0095 - DEVELOPMENT APPLICATION FOR MATERIAL
CHANGE OF USE FOR INDUSTRIAL BUSINESS TYPE 1 WAREHOUSE (SELF
STORAGE FACILITY), OPERATIONAL WORKS (ADVERTISING DEVICES) AT 62
AND 64-66 RENE STREET, NOOSAVILLE 3
2 MCU15/0109 - REQUEST FOR NEGOTIATED DECISION NOTICE -
DEVELOPMENT PERMIT FOR MATERIAL CHANGE OF USE FOR MULTIPLE
HOUSING - TYPE 4 CONVENTIONAL (44 UNITS) AT RESORT DRIVE, NOOSA
HEADS 21
3 132005.1133.06 REQUEST TO CHANGE A DEVELOPMENT APPROVAL FOR 155
MULTIPLE DWELLING UNITS AND ASSOCIATED FACILITIES - SHOP,
RESTAURANT, MULTI-FUNCTION ROOM, AND GYM FOR RESORT DRIVE AND
LESLIE DRIVE, NOOSA HEADS 44
4 51994.1353.01 REQUEST TO CHANGE DEVELOPMENT APPROVAL FOR A
RESTAURANT AND OUTDOOR DINING AREA FOR 5/50 HASTINGS STREET,
NOOSA HEADS 91
5 RAP16/0033 - CONCURRENCE AGENCY REFERRAL FOR A DETACHED
HOUSE SITUATED AT 35 SEAVIEW TERRACE, SUNSHINE BEACH 112
6 MCU16/0081 - APPEAL D93 OF 2017 - DEVELOPMENT APPLICATION FOR
MATERIAL CHANGE OF USE FOR MULTIPLE HOUSING TYPE 3, RETIREMENT
& SPECIAL NEEDS (90 BED AGED CARE FACILITY) AT 28 EENIE CREEK
ROAD, NOOSAVILLE 126
7 AMENITY & AESTHETIC RESOLUTION 128
8 LOCAL GOVERNMENT INFRASTRUCTURE PLAN (SOW COSTS & NETWORK
DEMANDS) 132
9 ENVIRONMENTAL MONITORING CONTRACT - NOOSA SHIRE OPEN AND
CLOSED LANDFILLS - CONTRACT NO: 1617T055 138
CLOSED SESSION 143
10 132003.221152.5 & CASE /
3814/2016 - PLANNING & ENVIRONMENT COURT APPEAL 3184 OF 2016 -
CHANGE TO AN EXISTING APPROVAL FOR MCU FOR A DWELLING TO
INCLUDE AN UNROOFED DECK AND RETAINING WALL AT 12 PARK RD,
NOOSA HEADS 143
11 OPW16/0016 - PLANNING &
ENVIRONMENT COURT APPEAL 281/2017 REFUSAL OF DEVELOPMENT
PERMIT FOR OPERATIONAL WORKS - PRESCRIBED TIDAL WORKS
SITUATED AT 2 PARKYN COURT, TEWANTIN 158
Page 2 of 168
Section 3
PLANNING & ENVIRONMENT COMMITTEE MEETING AGENDA 12 SEPTEMBER 2017
REPORTS FOR CONSIDERATION OF THE COMMITTEE
1 MCU17/0025 & OPW17/0095 - DEVELOPMENT APPLICATION FOR MATERIAL
CHANGE OF USE FOR INDUSTRIAL BUSINESS TYPE 1 WAREHOUSE (SELF
STORAGE FACILITY), OPERATIONAL WORKS (ADVERTISING DEVICES) AT 62 AND
64-66 RENE STREET, NOOSAVILLE
DOCUMENT INFORM AT ION
Author Development Planner, Wilhelm Koschade
Environment & Sustainable Development Department
Index ECM/ Application/ MCU17/0025 & OPW17/0095
Attachments 1. Proposal Plans – Self Storage Facility
2. Proposal Plans – Advertising Devices
APPLICATION DETAILS
Applicant Sharpe Enterprises Pty Ltd Tte
Proposal Development Permit for Material Change of Use of Premises -
Industrial Business Type 1 – Warehouse
Development Permit for Operational Works – Advertising Devices
Properly Made Date 10 April 2017
Information Request Date 27 April 2017
Information Response Date 10 August 2017
Decision Due Date 09 October 2017
Number of Submissions Not Applicable
PROPERTY DETAILS
Property Address 62 Rene St NOOSAVILLE QLD 4566
64-66 Rene St NOOSAVILLE QLD 4566
RP Description Lot 59 RP 228906
Lot 280 SP 104321
Land Area 2096 Square Metres
4050 Square Metres
Existing Use of Land Industrial Business Type 1 – Warehouse (Self Storage – ‘OnGuard
Storage’)
STATUTORY DETAILS
SEQRP Designation Urban Footprint
Locality Noosaville Locality
Zone Industry Zone
Overlays Natural Hazards Overlay (Bushfire Hazard & Acid Sulfate Soils)
Assessment Type Code
Page 3 of 168
Section 4
PLANNING & ENVIRONMENT COMMITTEE MEETING AGENDA 12 SEPTEMBER 2017
RECOMMENDATION
That Council note the report by the Development Planner to the Planning & Environment
Committee Meeting dated 12 September 2017 regarding Application No. MCU17/0025 &
OPW17/0095 for a Development Permit for Material Change of Use for Industrial Business Type
1 Warehouse (Self-Storage Facility) and Development Permit for Operational Works (Advertising
Devices) situated at 62 and 64-66 Rene Street, Noosaville and:
A. Approve the application in accordance with the following conditions:
PLANNING
When Conditions must be Complied With
1. Unless otherwise stated, all conditions of this Decision Notice must be complied with
prior to the use commencing, and then compliance maintained at all times while the
use continues.
Approved Plans
2. 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
OGSS-003-02 B Site Layout – Stages 1, 2 & 3, prepared by 06/03/2017
Steve McGregor Design Service
OGSS-003-03 B Preliminary Site Plan - Stage 3, prepared by 06/03/2017
Steve McGregor Design Service
OGSS-003-04 B Basement Floor Plan, prepared by Steve 06/03/2017
McGregor Design Service
OGSS-003-05 B Ground Floor Plan, prepared by Steve 06/03/2017
McGregor Design Service
OGSS-003-06 B First Floor Plan, prepared by Steve McGregor 06/03/2017
Design Service
OGSS-003-07 B Elevation 1, 2, 3 & 4, prepared by Steve 06/03/2017
McGregor Design Service
OGSS-003-09 B Roof Plan, prepared by Steve McGregor 06/03/2017
Design Service
OGSS-003-10 B Streetscape Signage Elevation, prepared by 06/03/2017
Steve McGregor Design Service
Nature and Extent of Approved Use
3. No external storage or use areas are approved on the site.
Building Height
4. The maximum height of the development must not exceed 10.4 metres above the
finished ground level and the natural ground level.
5. Certification must be submitted to Council from a Licensed Surveyor which certifies
that the building does not exceed the maximum height requirement of this Decision
Notice.
Page 4 of 168
Section 5
PLANNING & ENVIRONMENT COMMITTEE MEETING AGENDA 12 SEPTEMBER 2017
Performance Bond
6. Security in the form of a cash bond or trading bank guarantee to the sum of $10,000
must be submitted to Council, to secure performance of all conditions of this
approval, prior to the issue of a Development Permit for Operational Works. The cash
bond or trading bank guarantee will be returned on performance of the conditions of
approval less any costs incurred by Council in respect of enforcing performance of
this permit. Council reserves the right to call upon the bond or guaranteed sum to
effect compliance with conditions.
Street Identification
7. The street address of the development must be clearly visible and discernible from
the primary frontage of the site by the provision of a street number and, where
appropriate, the building name.
Water & Sewer Connections
8. An underground connection to reticulated water and sewerage must be provided to
the development site in accordance with the standards and requirements of Northern
SEQ Distributor–Retailer Authority (Unitywater).
9. A Certificate of Completion from the Northern SEQ Distributor–Retailer Authority
(Unitywater) must be submitted to Council that certifies an underground connection to
reticulated water and sewerage has been provided to the development site.
Landscaping
10. The development site must be landscaped. The works must be undertaken in
accordance with an Operational Works approval and The Noosa Plan’s Planning
Scheme Policy 3 Landscaping Plants and Guidelines for that specific area and must
include:
10.1. The landscaped areas as generally shown on the approved Site Plan.
10.2. Trees planted to achieve tall, dense screening vegetation within the western
landscaped area to assist with screening the new building.
10.3. A minimum of 3 trees within the front setback area and along western
boundary to soften the visual building bulk.
11. All landscape works must be established and maintained in accordance with the
approved design for the life of the development, and in a manner that ensures
healthy, sustained and vigorous plant growth. All plant material must be allowed to
grow to full form and be refurbished when its life expectancy is reached.
Nature and Extent of Approved Signs
12. The approved signs must not be used for the advertisement of goods and/or services
not sold or conducted on the site (ie. third party advertising).
13. The approved signs must not exceed the dimensions and sign areas as shown on the
Approved Plans.
14. The approved signs must be positioned wholly within the property boundaries of the
subject site, and must not be located within or across any easements.
Illumination
15. The approved signs must not be illuminated in any way.
Movement
16. The approved signs must not revolve, move, contain moving parts, change its
message, flash, have a moving or flashing border, or give the impression of
movement in any way.
Page 5 of 168
Section 6
PLANNING & ENVIRONMENT COMMITTEE MEETING AGENDA 12 SEPTEMBER 2017
Maintenance
17. The approved signs must be properly maintained by the owner of the property to
ensure the signs continue to comply with the Approved Plans and conditions of this
Decision Notice.
ENGINEERING
18. All landscape works must be established and maintained in accordance with the
approved design for the life of the development, and in a manner that ensures
healthy, sustained and vigorous plant growth. All plant material must be allowed to
grow to full form and be refurbished when its life expectancy is reached.
External Works
19. Rene Street must be upgraded for the length of its frontage to the subject site. The
works must be undertaken in accordance with an Operational Works approval and
must include in particular:
a. construction of a 2 metre wide footpath within the road verge extending from
the existing path in the frontage of the site to the existing path to the east in the
frontage of No 64 Rene Street
b. removal of the existing property access and reinstatement of the kerb, footpath
and verge area to match the balance of the site frontage, including the provision
of topsoil and turf where the existing verge is grassed
Site Access and Driveways
20. A sealed access driveway must be provided from Rene Street to all parking and
manoeuvring areas of the development. The works must be undertaken in
accordance with an Operational Works approval and must include in particular a
driveway crossover in accordance with Council’s standard drawing RS-051.
21. The driveway at the rear of the site that crosses Council’s lane between No 62 and
No 64 must be undertaken in accordance with an Operational Works approval. The
access driveway must be designed and constructed to ensure that safe access to the
reserve area at the rear is maintained for the public, Council, service authorities and
emergency services. The works:
a. must ensure that the pathway is clear at all times
b. must not include any significant changes in height or retaining walls in the
“pathway”
c. a driveway that is 6m wide maximum
d. include signage for drivers warning indicating that pedestrians may cross the
driveway
e. include signage for pedestrians warning indicating that vehicles may cross the
pathway
Car Parking
22. A minimum of 4 car parking spaces must be provided and marked on the site and
made available and accessible at all times while the use is open for business. The
works must be undertaken in accordance with an Operational Works approval and
must include in particular:
a. provision of vandal resistant public lighting with intensities to satisfy the
requirements of Australian Standard AS1158: Public Lighting Code
b. crossfalls and gradients in accordance with Australian Standard AS2890:
Parking Facilities
Page 6 of 168
Section 7
PLANNING & ENVIRONMENT COMMITTEE MEETING AGENDA 12 SEPTEMBER 2017
23. All car parking areas and access driveways must be maintained exclusively for
vehicle parking and manoeuvring and kept in a tidy and safe condition at all times.
24. Directional signage must be provided to direct visitors and customers to the car
parking spaces provided on site.
Stormwater Drainage
25. The site must be provided with a stormwater drainage system connecting to a lawful
point of discharge. The works must be undertaken in accordance with an Operational
Works approval and be generally in accordance with The Site Based Stormwater
Management Plan Report – Report No. 5588-1.0 dated 8 June 2017 prepared by
Storm Water Consulting and must include in particular the use of gravity stormwater
drainage.
Electricity and Telecommunication Services
26. Unless otherwise stipulated by telecommunications legislation at the time of
construction, the development must be provided with all necessary conduits, pits and
pipes to accommodate the future connection of optic fibre technology
telecommunications.
27. Certification must be submitted to Council from all relevant service providers which
certifies that the development has met the requirements of this Decision Notice and
all applicable legislation at the time of construction.
Easements
28. An easement for access purposes must be registered in favour of Lot 59 RP228906
against the title of Lot 280 SP104321. The easement must be of sufficient width to
provide for free access for all customer, service and emergency service vehicles. The
easement must be registered prior to the commencement of the use.
29. Unless otherwise agreed in writing by the relevant service provider, any public or third
party infrastructure located on the subject site must be placed within an easement
registered against the title of the property.
30. All easements must be designed in accordance with the planning scheme and
granted at no cost to the Grantee. Where the Grantee is Council or a service
authority, the easement documentation must be in accordance with the Grantee’s
standard easement terms. Draft easement documentation must be submitted to
Council for endorsement.
31. All works must be kept clear of any existing or proposed easements on the subject
land, unless agreed otherwise in writing by the Grantee.
Earthworks and Retaining Walls
32. All fill and associated batters must be undertaken in accordance with an Operational
Works approval, and contained entirely within the subject site unless written
permission from the respective landowner(s) is provided to Council.
33. All retaining walls must be designed and constructed in accordance with the planning
scheme and must be certified by an RPEQ where exceeding 1.0m in height. All
retaining walls that are publicly accessible and exceed 1.0m in height must be fitted
with a commercial grade safety fence.
Damage to Services and Assets
34. Any damage caused to existing services and assets as a result of the development
works must be repaired at no cost to the asset owner at the following times:
a. where the damage would cause a hazard to pedestrian or vehicle safety,
immediately; or
Page 7 of 168
Section 8
PLANNING & ENVIRONMENT COMMITTEE MEETING AGENDA 12 SEPTEMBER 2017
b. where otherwise, upon completion of the works associated with the
development.
Any repair work which proposes to alter the alignment or level of existing services
and assets must first be referred to the relevant service authority for approval.
B. Agree to the use of the existing lane between 62 and 64-66 Rene Street for access
purposes for the development.
REPORT
1. PROPOSAL
The application seeks approval for a code assessable Material Change of Use for an Industrial
Business Type 1 Warehouse for a self-storage facility (OnGuard Storage). The proposal involves
extending the existing storage facility at 64 – 66 Rene Street to include 62 Rene Street.
The new facility at 62 Rene Street will comprise a 3 storey building partially excavated into the
site with the basement level to be utilised for the storage of bulky goods such as boats, trailers,
vehicles and the like. The ground and first floor is intended to be used for general self-storage
with units ranging in size from 5.7m2 to 24m2.
Access arrangements comprise a rear entry driveway which circulates via the adjoining lot (64 –
66 Rene Street), across a Council controlled lane and leads to a turnaround bay provided within
the site at basement level. As a result of this arrangement, an easement is proposed over a small
portion of Council’s lane which runs parallel north to south between 62 Rene Street and 64-66
Rene Street. A driveway and crossover will also be developed at the site’s frontage to provide
access directly off Rene Street. The associated car parking (4 car parks) and a loading dock
facility is also proposed in this location.
The building will have a total floor area of 4,159m2 and an associated use area of 3,467m2. A
total landscaped area of 338.1m2 is proposed equivalent to 16.1% of the site area.
Building materials comprise a block wall for the basement level and structural insulated wall
panel for the ground and first floor. The gable roof has a 2 degree pitch with a zero overhang.
Building elevations are unarticulated, with the front façade having a parapet and a mix of
materials. Proposal plans are provided in Attachment 1.
In addition to the Material Change of Use approval, the application also seeks a Development
Permit for Operational Works (Advertising Devices). Approval is sought for advertising devices
across the site’s (62 Rene Street & 64 – 66 Rene Street) three buildings. Various walls signs and
awning signs are proposed on both the existing buildings at 64 – 66 Rene Street and the
proposed building at 62 Rene Street. The signage will equate to a total sign face area of 31.98m 2
across the three buildings. No illuminated signage is proposed. Proposal plans of the advertising
devices is provided in Attachment 2.
A locality plan of both sites is provided below in Figure 1.
Page 8 of 168
Section 9
PLANNING & ENVIRONMENT COMMITTEE MEETING AGENDA 12 SEPTEMBER 2017
Council Laneway
62 Rene Street
64-66 Rene Street
Figure 1 – Subject Site
2. SITE DETAILS
2.1. Background
A combined Material Change of Use for an Industrial Business Type 1 (Self-Storage Facility) and
Operational Works (Advertising Devices) was submitted to Council on 26 June 2014 for 64-66
Rene Street. Approval was sought to operate a self-storage facility from an existing and
proposed building.
Council resolved to approve the Material Change of Use and refuse the application for
Operational Work (Advertising Devices) on the basis that the proposal represented excessive
signage for a single business; would result in unnecessary visual clutter and adversely impact on
the visual amenity of the area. In addition, the applicant was requested to remove all excess
signage to ensure signage complied with the Advertising Devices Code of The Noosa Plan.
Subsequently, the applicant appealed Council’s decision to the Planning & Environment Court.
On June 2015 Council agreed to settle the appeal with a Development Permit for Operational
Works issued for some additional signage approved. The appeal was settled on the basis that
the total combined signage was reduced with the existing building not exceeding 12.53m2 and
the new building not exceeding 9.23m2 given each building was considered a premises and the
site could be reasonably subdivided into 2 lots. Approval was also issued for two 5.9m 2 “Self
Storage” wall signs to be fixed to each of the buildings.
Council inspected the premises following the completion of the development in late 2015. A
Show Cause Notice was subsequently issued as signage exceeded the approved area for the
site. The applicant failed to appropriately address the matter and an enforcement notice was then
issued.
Page 9 of 168
Section 10
PLANNING & ENVIRONMENT COMMITTEE MEETING AGENDA 12 SEPTEMBER 2017
The applicant appealed the Enforcement Notice to the Planning and Environment Court on 4 July
2016.
The Court is aware of the process and are awaiting the outcome of the application before the
matter is set down for trial.
Following appointment of court mediation, the applicant advised of his intentions to lodge this
application.
2.2. Site Description
62 Rene Street
Existing buildings generally comprising sheds and unenclosed car ports have been developed
across the lot. The site has been mostly sealed and an existing drainage easement is located in
the south-western corner.
The land naturally slopes from north to south, down from Rene Street.
64 - 66 Rene Street
The lot has recently been redeveloped for storage units. Existing buildings onsite include two
multilevel self-storage facilities. Two crossovers have been developed off Rene Street which
provides access and circulation throughout the site. The use is currently operational.
A drainage easement is located in the south-eastern corner of the site and the land naturally
slopes from north to south.
2.3. Surrounding Land Uses
Adjoining land uses include a civil and electrical contractor (Hendrie Brothers) to the west and a
concrete batching plant to the east. A Council owned access lane is located in between 62 and
64-66 Rene Street which provides access from Rene Street to a reserve to the rear. The lane is
intended to provide access to the reserve to undertake maintenance.
Lots in the immediate area are zoned industry.
3. ASSESSMENT
3.1. Instruments for Statutory Assessment
Under the Sustainable Planning Act 2009 the application must be assessed against each of the
following statutory planning instruments to the extent they are relevant to the development:
State Planning Policies;
the South East Queensland Regional Plan;
State Planning Regulatory Provisions;
any Structure Plan or Master Plan in place for declared areas;
any Preliminary Approval Overriding the Planning Scheme for the land;
the Planning Scheme for the local government area; and
any Temporary Local Planning Instrument in place for the local government area.
Of these, the statutory planning instruments relevant to this application are discussed in the
sections that follow.
Page 10 of 168
Section 11
PLANNING & ENVIRONMENT COMMITTEE MEETING AGENDA 12 SEPTEMBER 2017
3.2. State and Other Statutory Instruments
State Planning Policies
The following State Planning Policies are applicable to this application:
State Planning Policy July 2014
The above State Planning Policies have been deemed by the Minister for Local Government and
Planning as appropriately reflected in the Planning Scheme and therefore do not warrant a
separate assessment.
South East Queensland (SEQ) Regional Plan 2009 - 2031
The site is located within the Urban Footprint area of the SEQ Regional Plan and the proposal is
consistent with the regional policies of the SEQ Regional Plan.
State Planning Regulatory Provisions
The following State Planning Regulatory Provisions apply to the application:
SEQ Regional Plan Regulatory Provisions
The proposal is for an urban activity within the Urban Footprint and is consistent with the SEQ
Regional Plan Regulatory Provisions
3.3. Statutory Instruments – Planning Scheme
The subject site is located in the Noosaville Locality and is zoned Industry. The proposed use is
identified as a consistent use within the zone and is required to follow a code assessable
application process.
Locality Provisions
The proposed development has been found to generally comply with the Locality Provisions. The
Planning Scheme outlines key parameters for the development which are identified in the
following Table with pertinent issues discussed thereafter:
Criteria Planning Scheme Proposal Complies
Site Area 1000m² 2,096m²
Landscaped open space 314m² min 338.1m²
Soft landscaping 15% of the site 16.1%
Landscaping Setbacks 2.0m to uncovered car parking 2.0m to loading bay
Building height
storeys 2 storeys max 3 storeys X
metres 10 metres 10.38 metres X
Boundary setbacks
Frontage (primary) 6 metres min 7 metres
West Side 0 metres min .9 metre
East Side 0 metres min 1 metre
South Side 3 metres min 5.2 metres
Car parking 7 spaces min 4 spaces X
Page 11 of 168
Section 12
PLANNING & ENVIRONMENT COMMITTEE MEETING AGENDA 12 SEPTEMBER 2017
Building Height
The Noosa Plan nominates a maximum building height of 10m and 2 storeys in the Industry Zone
in Noosaville. The maximum building height is nominated to ensure buildings and other
structures do not visually dominate the street and preserve the amenity of surrounding land.
The application proposes a 3 storey development with a maximum building height of 10.38m
relative to the finished and natural ground level measured at the rear of the building. The height
encroachment is shown in Figure 2 below. Although a basement is proposed, largely as a result
of the natural slope, the finished floor level has not been sufficiently excavated into the site to
meet the Planning Scheme definition and results in the development comprising 3 storeys.
While the proposed building exceeds the maximum height in storeys and metres, the proposal is
unlikely to impact on the amenity of the adjoining land. Dense vegetation in Council’s reserve
fully screens the development from residential lots to the south and the existing self-storage
facility to the east hides the proposed building from Rene Street and from adjoining lots further to
the east.
The proposed building is however prominent from the adjoining development to the west and
viewable from Rene Street if traveling east. To minimise building bulk, the plan of development
incorporates a tapered setback from the adjoining lot to the west. The building tapers to a
maximum setback of 8.9m at the south-western corner where the Planning Scheme permits a
zero setback. A substantial landscaped area is also proposed in this location which will provide
adequate screening and visual relief from the adjoining lot.
The building will also present no more than 2 storeys when viewed from Rene Street and has a
maximum vertical height of 8.75m in this location.
The proposed building height raises no major concern and is recommended for approval with the
inclusion of landscaping conditions to soften building bulk and provide a reasonable screen to the
west.
Figure 2 – Area of Building Height Encroachment
Car Parking
The application proposes a total use area of 3,467m2. Based on a car parking ratio of 1 space
per 500m2 of use area, the development triggers a total of 7 car parks. Four marked spaces are
proposed along the site’s frontage to Rene Street which represents a 3 space shortfall.
Page 12 of 168
Section 13
PLANNING & ENVIRONMENT COMMITTEE MEETING AGENDA 12 SEPTEMBER 2017
A 18m x 10m loading dock is also proposed in this location and the applicant suggests this area
is intended to informally accommodate 4 vehicles or 2 trucks. It is further suggested that the
proposed basement area will operate independently from the ground and 1st floor levels with no
lift access provided linking these levels. On this basis the proposed driveway provides self-
regulated and unmarked parking for this area.
Discussions with Council’s Development Engineer confirms the basement driveway provides
sufficient area to accommodate self-regulated parking for vehicles with passing opportunities.
Given the layout and nature of the use, the proposed lined marked car parking at the site’s
frontage, loading bay at ground level and self-regulated parking at basement level is an
appropriate response to address the likely car parking demand associated with the use. The
majority of customers will utilise the basement driveway or docking station for loading and
unloading of goods intended for storage.
Land Use & Works Provisions
The following codes which regulate land use and design are applicable to this application:
Business Uses Code
Advertising Devices Code
Engineering Works Code
Landscaping Code
The proposed development has been found to generally comply with these Codes. The pertinent
issues relating to signage are discussed below:
Advertising Device
The application seeks an Operational Works approval for Advertising Devices for various wall
signs across the three buildings over both sites (62 & 64-66 Rene Street). More specifically,
approval is sought for 10 existing wall signs currently installed and operational on Building 1, two
wall signs on Building 2 and three proposed wall signs to be fixed to Building 3 at 62 Rene Street.
Proposal plans are provided in Attachment 2.
The application proposes a total sign face area of 31.98m2 across the 3 buildings and seeks
approval for a “Self Storage” wall sign fixed to each of the buildings with a sign face area of
5.9m2 in lieu of 4m2 sought under the code.
Details of individual signage proposed to each building is set out below under Figures 3, 4 and 5.
Figure 3 – Building One: Sign Face Area
Page 13 of 168
Section 14
PLANNING & ENVIRONMENT COMMITTEE MEETING AGENDA 12 SEPTEMBER 2017
Figure 4 – Building Two: Sign Face Area
Figure 5 – Building Three: Sign Face Area
Specific Outcome O7 of the Advertising Devices Code nominates a maximum sign face area of
10m2 per tenancy with a maximum sign face area of 4m2 per wall sign. The Code nominates
such dimensions to ensure advertising devices do not unduly detract from the area by visually
dominating the appearance of a building or being visually intrusive on the streetscape or setting
in which it is located.
Although exceeding the maximum sign face area for an individual sign and total sign face area,
the proposed devices across the 3 buildings are generally considered consistent with the nature
of each building with regards to building bulk and scale and previous signage approved. Each of
the lots are substantial in size (62 Rene St – 2,094m2 & 64-66 Rene St – 4,046m2) and able to
accommodate subdivision with a minimum lot size requirement of 1,000m2 nominated for the
Industry Zone.
On this basis, the proposed devices across the three buildings are considered appropriate in
scale and unlikely to cause visual clutter or detract from the streetscape and amenity of the area.
3.4. Council Laneway
The application seeks approval to cross a section of Council’s laneway in order to obtain access
to the proposed basement at 62 Rene Street. Vehicle circulation is proposed via a cross over
from 64-66 Rene Street which leads to the basement of the proposed self-storage facility.
The laneway is intended to provide access to reserve land to the south for maintenance
purposes. Council’s Property and Natural Areas section have advised that they have no objection
to the proposal providing the usability of the laneway for its intended purpose is not
compromised. Conditions of approval have been recommended accordingly.
3.5. Public Notification
The application is code assessable and therefore is not required to be publicly notified.
Page 14 of 168
Section 15
PLANNING & ENVIRONMENT COMMITTEE MEETING AGENDA 12 SEPTEMBER 2017
4. CONCLUSION
Approval is sought for a combined Material Change of Use for Industrial Business Type 1 (Self-
Storage) and Operational Works for Advertising Devices. The proposed land use is recognised
as a consistent use in the Industrial Zone and complies with the acceptable measures of The
Noosa Plan with the exception of building height and car parking ratios.
Although exceeding maximum building height in metres and storeys, the building presents
positively to Rene Street and is appropriately screened and buffered from adjoining uses so as
not to detract on the amenity of these lots.
With regards to car parking, the application proposes a combination of formal and unmarked self-
regulated parking at ground level and basement level which is considered an appropriate
response based on the nature of the use.
Approval is sought for existing advertising devices on Buildings 1 and 2 and proposed devices on
Building 3. The proposed advertising devices are considered appropriate based on the scale and
bulk of each building and size of both lots and previous approval granted.
Departments/Sections Consulted:
Chief Executive Officer Community Services Corporate Services
Executive Officer Community Development Financial Services
Executive Support Community Facilities ICT
Libraries & Galleries Procurement & Fleet
Local Laws Property
Waste & Environmental Health Revenue Services
Executive Services x Environment & Sustainable Development Infrastructure Services
Community Engagement Building & Plumbing Services Asset Management
Customer Service x Development Assessment Buildings and Facilities
Governance Economic Development Civil Operations
People and Culture Environmental Services Disaster Management
Strategic Land Use Planning Infrastructure Planning,
Design and Delivery
Page 15 of 168
Section 16
ATTACHMENT 1
Figure 1 – Site Layout (Stage 1, 2 & 3)
Figure 2 – Stage 3 Basement Plan
Page 16 of 168
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Page 16 of 168Section 17
Figure 3 – Stage 3 Ground Floor Plan
Figure 4 – Stage 3 First Floor Plan
Page 17 of 168
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Page 17 of 168Section 18
Figure 5 – Stage 3 Elevation Plan
Page 18 of 168
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PANEL SYSTEM FIXED TO GALV. STEEL PANEL SYSTEM FIXED 70 GALV, STEEL STRUCTURE IN ACCORDANCE WITH
STRUCTURAL WALL FRAME To STRUCTURAL WALL FRAME TO MANUFACTURERS SPECFICATIONS
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Page 18 of 168Section 19
PLANNING & ENVIRONMENT COMMITTEE MEETING AGENDA 12 SEPTEMBER 2017
ATTACHMENT 2
Figure 6 – Advertising Devices Stage 1
Figure 7 – Advertising Devices Stage 2
Page 19 of 168
Section 20
PLANNING & ENVIRONMENT COMMITTEE MEETING AGENDA 12 SEPTEMBER 2017
Figure 8 – Advertising Devices Stage 3
Page 20 of 168
Section 21
PLANNING & ENVIRONMENT COMMITTEE MEETING AGENDA 12 SEPTEMBER 2017
2 MCU15/0109 - REQUEST FOR NEGOTIATED DECISION NOTICE - DEVELOPMENT
PERMIT FOR MATERIAL CHANGE OF USE FOR MULTIPLE HOUSING - TYPE 4
CONVENTIONAL (44 UNITS) AT RESORT DRIVE, NOOSA HEADS
DOCUMENT INFORM AT ION
Author Coordinator Planning, Patrick Murphy
Environment & Sustainable Development Department
Index ECM/ Application/ MCU15/0109
Attachments 1. Proposal Plans - Proposed Precinct E2 Development Noosa Springs
APPLICATION DETAILS
Applicant Altum Constructions
Proposal Development Permit for Material Change of Use of Premises - Multiple
housing Type 4 - Conventional (44 units)
Properly Made Date 23 November 2015
Information Request Date 21 December 2015
Information Response Date 04 May 2016
Decision Due Date N/A
Number of Submissions 3 properly made
PROPERTY DETAILS
Property Address Resort Dr NOOSA HEADS QLD 4567
RP Description Lot 6 SP 178340
Land Area 11,800m2
Existing Use of Land Vacant
STATUTORY DETAILS
SEQRP Designation Urban Footprint
Locality Noosa Heads
Zone Semi-Attached Housing
Overlays Environmental Enhancement Area
Bushfire Hazard Area
Landslide Hazard Area
Low Potential Acid Sulphate Soils
Assessment Type Impact
Page 21 of 168
Section 22
PLANNING & ENVIRONMENT COMMITTEE MEETING AGENDA 12 SEPTEMBER 2017
RECOMMENDATION
That Council note the report by the Coordinator Planning regarding representations made to
change conditions of a Development Permit for a Material Change of Use (MCU15/019) for
Multiple housing Type 4 - Conventional (44 units) situated at Resort Drive, Noosa Heads (Noosa
Springs) and:
A. Amend the description of the development within the Decision Notice to Development
Permit for Material Change of Use of Premises – Multiple Housing Type 4 – Conventional
(37 units)
B. Agree to change conditions 1, 2, 3, 4, 6, 13, 20, 27, 28 30, 31, 37, 48, 50, 51, 52 & 53 as
follows:
1. Unless otherwise stated, all relevant conditions of this Decision Notice must be
complied with prior to each stage of the use commencing, and then compliance
maintained at all times while the use continues.
2. 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, and may be further amended by the conditions of this approval.
Plan No. Rev. Plan/Document Name Date
7043-DA01 09 LOCATION PLAN & PROJECT SUMMARY by 26-06-17
Blackburne Jackson Design
7043-DA02 12 SITE PLAN by Blackburne Jackson Design 26-06-17
7043-DA03 13 SITE PLAN by Blackburne Jackson Design 26-06-17
7043-DA04 07 SITE PLAN by Blackburne Jackson Design 26-06-17
7043-DA05 07 SITE SECTIONS PLAN by Blackburne Jackson Design 26-06-17
7043-DA11 10 BUILDING 26: BASEMENT by Blackburne Jackson 26-06-17
Design
7043-DA12 10 BUILDING 26: :LEVEL 1 by Blackburne Jackson Design 26-06-17
7043-DA13 10 BUILDING 26: ELEVATIONS & SECTION by 26-06-17
Blackburne Jackson Design
7043-DA14 07 BUILDING 25: BASEMENT by Blackburne Jackson 26-06-17
Design
7043-DA15 07 BUILDING 25: LEVEL 1 by Blackburne Jackson Design 26-06-17
7043-DA16 07 BUILDING 25: LEVEL 2 by Blackburne Jackson Design 26-06-17
7043-DA17 07 BUILDING 25: ELEVATIONS by Blackburne Jackson 26-06-17
Design
7043-DA18 07 BUILDING 25: SECTION by Blackburne Jackson 26-06-17
Design
7043-DA19 08 BUILDINGS 23 & 24: BASEMENT by Blackburne 26-06-17
Jackson Design
7043-DA20 06 BUILDINGS 23 & 24: LEVEL 1 by Blackburne Jackson 15-12-16
Design
7043-DA21 07 BUILDINGS 23 & 24: LEVEL 2 by Blackburne Jackson 26-06-17
Design
7043-DA22 07 BUILDING 24: ELEVATIONS by Blackburne Jackson 26-06-17
Design
7043-DA23 07 BUILDING 24: ELEVATION & SECTION by Blackburne 26-06-17
Jackson Design
Page 22 of 168
Section 23
PLANNING & ENVIRONMENT COMMITTEE MEETING AGENDA 12 SEPTEMBER 2017
Plan No. Rev. Plan/Document Name Date
7043-DA24 07 BUILDING 23: ELEVATION by Blackburne Jackson 26-06-17
Design
7043-DA25 07 BUILDING 23: ELEVAION & SECTION by Blackburne 26-06-17
Jackson Design
7043-DA26 03 FINISHES PALETTE / SCHEDULES by Blackburne 15-12-16
Jackson Design
7043-DA28 04 FIRE AND EVACUATION MANAGEMENT PLAN by 26-06-17
Blackburne Jackson Design
7043-DA30 08 HEIGHT PLAN PROJECTIONS by Blackburne Jackson 26-06-17
Design
7043-DA31 08 HEIGHT PLAN PROJECTIONS by Blackburne Jackson 26-06-17
Design
7043- 06 LANDSCAPING LOWER POOL by Blackburne Jackson 15-12-16
DA101 Design
7043- 06 LANDSCAPING UPPER POOL by Blackburne Jackson 15-12-16
DA102 Design
7043- 06 BLOCK 26: LANDSCAPING by Blackburne Jackson 15-12-16
DA103 Design
7043- 06 BLOCK 25: LANDSCAPING by Blackburne Jackson 15-12-16
DA104 Design
7043- 07 BLOCKS 23 & 24: LANDSCAPING by Blackburne 15-12-16
DA105 Jackson Design
7043- 06 BLOCK 24 & CORNER LANDSCAPING by Blackburne 15-12-16
DA106 Jackson Design
7043- 06 PLANT SPECIES PALETTE & HARDSCAPE 15-12-16
DA107 MATERIALS by Blackburne Jackson Design
7038-DA13 07 Overall Staging Plan by Blackburne Jackson Design 14-06-17
DD1.3 H SITE PLAN by Sparks Architects 27.06.2017
DD1.15 G GROUND FLOOR PLAN BLOCK 10 by Sparks 27.06.2017
Architects
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 27.06.2017
Architects
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 27.06.2017
Architects
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
WD2.8 B ELEVATIONS BLOCK 10 by Sparks Architects 23.08.2017
WD2.9 B ELEVATIONS BLOCK 11 by Sparks Architects 23.08.2017
WD2.10 B ELEVATIONS BLOCK 12 by Sparks Architects 23.08.2017
15128/SK10 A2 Concept Siteworks and Drainage Layout Plan, prepared 19/04/16
Page 23 of 168
Section 24
PLANNING & ENVIRONMENT COMMITTEE MEETING AGENDA 12 SEPTEMBER 2017
Plan No. Rev. Plan/Document Name Date
by Morgan Consulting Engineers
15128/SK11 A2 Concept Siteworks and Drainage Layout Plan –Sheet 1, 19/04/16
prepared by Morgan Consulting Engineers
15128/SK12 A2 Concept Siteworks and Drainage Layout Plan – Sheet 19/04/16
2, prepared by Morgan Consulting Engineers
15128/SK13 A1 Concept Road 1 Longitudinal Section, prepared by 19/04/16
Morgan Consulting Engineers
15128/SK14 A1 Concept Road 2 Longitudinal Section, prepared by 19/04/16
Morgan Consulting Engineers
3. The approved development comprises a total of 4 x 2 bedrooms and 33 x 3 bedroom
units, subject to compliance with the further requirements of Condition 4.
4. Prior to the issue of a development permit for Operational Works associated with this
approval, amended plans shall be submitted demonstrating compliance with The
Noosa Plan’s limits for population density by reducing population density by a
minimum of 0.6 persons and the internal wall adjacent to the entry of the media room
of dwelling Type 18 within Building 25 must be amended to a maximum length of 1.0
metre.
6. Certification must be submitted to Council from a Licensed Surveyor at the
completion of each stage confirming the constructed buildings do not exceed the
maximum height requirement of this Decision Notice.
13. External colours and finishes of the building must comprise of muted environmental
tones that blend with the natural environment, as indicated on approved plan DA26
“Finishes Palette / Schedule” by Blackburne Jackson Design. Buildings 23, 24, 25
and 26 must not contain broad areas of light coloured walls.
20. The development site must be landscaped. The works must be undertaken in
accordance with an Operational Works approval and Planning Scheme Policy 3
Landscaping Plants and Guidelines and must include in particular:
a. the works shown on the Approved Plans
b. the use of large tree species to provide visual screening of the bulk of the
buildings.
c. compliance with the approved bushfire management plan for the development.
d. vegetated screening of any electrical transformers, bin storage areas, and the
like, from the road frontage and the southern pathway.
e. retention of the existing koala food trees and amenity trees along the Resort
Drive road reserve frontage, unless permitted to be removed in accordance with
an approved Arborist Report.
f. the provision of street furniture, specifically a public bench situated
approximately half way up the path in the southern road reserve.
g. control of all weeds species listed in the following standards and legislation:
declared plants under the Land Protection (Pest and Stock Route
Management) Act 2002 and sub-ordinate Regulation 2003.
Undesirable species as listed in Planning Scheme Policy 3 Landscaping
Plants and Guidelines.
Page 24 of 168
Section 25
PLANNING & ENVIRONMENT COMMITTEE MEETING AGENDA 12 SEPTEMBER 2017
27. Certification for each stage must be submitted to Council from a qualified person*
which certifies that the development has been constructed in accordance with the
bushfire management conditions of this Decision Notice, prior to the commencement
of use. *(Refer to Advisory Note)
28. External works, pathways, must be provided with the first stage of the development in
accordance with an Operational Works approval, unless already constructed, and
must include in particular:
a. A new 2.0 metre wide concrete pathway must be constructed along the full
length of the eastern boundary lines for Lot 6 SP178340 (this property) and Lot
3 SP 221524 (the adjoining site) generally within the created pathway reserve
and to alignment protects existing trees.
b. A new concrete pathway must be constructed within the unformed road reserve
south to the site. This pathway must connect to the pathway along the eastern
boundary and connect to the existing cul-de-sac end of Resort Drive, and shall
be 2.0m wide and reduced to a minimum width of 1.5 meter where necessary to
protect existing vegetation.
The pathways must be designed and constructed in accordance with relevant
standards and best engineering practice using method/s of construction that minimise
the impact on natural flora and fauna and maintenance needs while also ensuring
pedestrian safety.
This condition is imposed pursuant to s665 of the Sustainable Planning Act 2009
being non-trunk infrastructure.
30. Two temporary cul-de-sac ends with a turning circle 9.0m in radius minimum must be
constructed at both ends of the proposed driveway of compacted gravel and stable
approved sealed surface to allow for vehicles, particularly refuse collection trucks, to
turn around in forward gear. The works must include any required batters and/or
retaining walls and be undertaken in accordance with an Operational Works approval
as follow:
a. for the western cul de sac, prior to the commencement of use of Stage 6B,
b. for the eastern cul de sac, prior to the commencement of use of Stage 2B.
31. A minimum of 80 car parking spaces must be provided and marked on the overall site
generally in accordance with the approved plans. The works may be staged and
must be undertaken in accordance with an Operational Works approval and must
include in particular:
a. 9 visitor parking spaces within the total, which are clearly marked for that
purpose and accessible at all times for visitor use.
b. Crossfalls, gradients and vehicle headroom in accordance with Australian
Standard AS2890: Parking Facilities.
c. The minimum number of parking spaces as indicated on the approved plans for
each of the buildings in the particular Stage.
37. Each stage of the development must be provided with a stormwater drainage system
connecting to a lawful point of discharge. The works must be undertaken in
compliance with a development permit for operational works and must include in
particular:
a. Stormwater collection and pipe system in accordance with the requirements of
latest Queensland Urban Drainage Manual (QUDM) and related guidelines.
Page 25 of 168
Section 26
PLANNING & ENVIRONMENT COMMITTEE MEETING AGENDA 12 SEPTEMBER 2017
b. Stormwater retention and/or detention systems must be provided within the
property to ensure all stormwater runoffs from each cumulative stage of the
development on the site are maintained to its predevelopment rates for all
storm events up and including 1% AEP.
48. The application for operational works approval must demonstrate, through water
balance calculations prepared by a hydraulic engineer, that the hydraulic residence
time of the Noosa Springs Lake System will not be reduced as a result of stormwater
management on each cumulative stage of the development the site.
50. For a minimum of 5 rainfall events per year, stormwater at the following locations and
times must be collected and sampled for Total Nitrogen, Total Phosphorous and Total
Suspended Solids using NATA accredited methods:
a. The release point from Precinct E2 for all waters directed to the Noosa Springs
lake system.
b. At monitoring point W6 shown on Plan A – Water Quality Monitoring Locations
Noosa Springs by Jelliffe Environmental (Qld) Pty Ltd.
The time for collection of water samples for monitoring must be quantified by the
applicant’s hydraulic engineer within the Operational Works application for
stormwater. The time for water quality monitoring shall be a minimum of the time of
concentration for all waters from Precinct E2 destined for the Noosa Springs Lake
System to reach the release point from Precinct E2, and within a maximum of 24
hours of commencement of rainfall events that generate runoff from Precinct E2.
Water quality monitoring required by this condition must commence at the
commencement of operation of the first stage of the development until five (5) years
following the completion of the final stage of the development
51. The annual and long term 90th percentile concentrations of Total Nitrogen, Total
Phosphorus and Total Suspended Solids measured within runoff from Precinct E2
must not be higher than the 90th percentile concentrations of those parameters
measured within the receiving Noosa Springs Lake System. The applicant must
notify Noosa Council within 24 hours of becoming aware of non-compliance with this
condition.
52. The first application for Operational Works Approval for this development must
include:
a. An overall concept stormwater design for the completed development that is
able to satisfactorily meet all conditions of this approval.
b. A monitoring strategy prepared by a suitably qualified person to demonstrate
how the water monitoring obligations of this development approval will be met.
c. A stormwater infrastructure design that incorporates a facility suitable for
obtaining the water samples needed to fulfil the obligations of this development
approval;
53. The Operational Works application for stormwater for each stage development must
demonstrate that all stormwater runoff from hardstand and fertilised landscaped
areas of the relevant and cumulative stage, including runoff destined for groundwater
infiltration will be treated to achieve pollution reduction targets to achieve an 80%
reduction in Total Suspended Solids, 60% reduction in Total Phosphorus and 45%
reduction in Total Nitrogen compared to an untreated scenario.
Page 26 of 168
Section 27
PLANNING & ENVIRONMENT COMMITTEE MEETING AGENDA 12 SEPTEMBER 2017
C. Add the following conditions:
63. The first application seeking Operational Works approval for this development must
include a concept design that demonstrates all stormwater runoff from hardstand and
fertilised landscaped areas of the completed development, including runoff destined
for groundwater infiltration, can be treated to achieve pollution reduction targets to
achieve an 80% reduction in Total Suspended Solids, 60% reduction in Total
Phosphorous and 45% reduction in Total Nitrogen compared to an untreated
scenario.
64. Where proprietary devices are proposed to be used within the development, the first
application seeking Operational Works for this development must demonstrate that
the performance input/output parameters used within water quality modelling for the
nominated proprietary device are consistent with the final approved version of the
Stormwater Australia Stormwater Quality Improvement Devices Evaluation Protocol.
65. The rear 2 metres of Blocks 10, 11 and 12 is to be extensively landscaped and no
structures or swimming pools are to be located in these areas. No access is to be
provided from the rear of these Blocks to Resort Drive.
REPORT
1. PROPOSAL
The applicant has requested a Negotiated Decision Notice for the Development Permit for a
Material Change of Use for Multiple housing Type 4 - Conventional (44 units) situated at Resort
Drive, Noosa Heads and situated at Resort Dr, Noosa Springs; and approved on 15 September
2016.
In accordance with S366 of the Sustainable Planning Act 2009 on 19 October 2016 the applicant
suspended the appeal period and requested a Negotiated Decision Notice be issued addressing
a number of conditions contained within the Decision Notice.
The most recent supporting documentation provided by the applicant on 28 June 2017 advises:
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 a 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.
Page 27 of 168
Section 28
PLANNING & ENVIRONMENT COMMITTEE MEETING AGENDA 12 SEPTEMBER 2017
A general summary of the amendments to the plans are as follows:
The overall design intent has been maintained across the development site;
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 10– 12 and Building 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;
Building 23 (previously building G) now comprises 4 x Type 3 units and 4 x Type 5 units;
Building 24 (previously building F) now comprises 4 x Type 3 units and 4 x Type 5 units;
Building 25 (previously building E) now comprises 4 x Type 3 units, 3 x Type 5 units and 3
x Type 18 units; and
Building 26 (previously building D) now comprises 4 x Type 8 units.
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)
The proposed changes will require consequential changes to conditions to reflect the amended
site layout, proposed staging amendments and updated building number references. Accordingly
it is requested to amend conditions 2, 3, 4, 20(e) and 31.
Summarised proposal plans are provided within Attachment 1.
Page 28 of 168
Section 29
PLANNING & ENVIRONMENT COMMITTEE MEETING AGENDA 12 SEPTEMBER 2017
The following image details the Precinct E2.
Precinct E2
Figure 1 - Proposed Overall Staging Plan
2. SITE DETAILS
2.1. Background
The site is located within Precinct E2 of the Noosa Springs development at Links Drive, Noosa
Heads. Noosa Springs is a master planned residential golf estate, with most development on the
site completed. The subject site and the adjoining resort site to the north (Precinct F – refer
figure 5) have remained undeveloped and were recently purchased by the applicant.
2.2. Site Description
The site is a 1.18ha irregularly shaped allotment located on the western slopes of a high dune on
the eastern side of the Noosa Springs development. The lot has frontage to Resort Drive of
approximately 290 metres though resort drive ends at a cul-de-sac head halfway along the
frontage and the eastern half is unformed/vegetated. Part of the site was used as a sand quarry
in the past, with most of the quarry area located on the adjoining Precinct F site to the north. The
land falls from a ridgeline on the eastern boundary sloping down to the Resort Drive along the
western boundary. Most of the site slopes moderately to the southwest at around 15% but there
are very steep slopes on the excavated quarry batters near the northern property boundary.
Page 29 of 168
Section 30
PLANNING & ENVIRONMENT COMMITTEE MEETING AGENDA 12 SEPTEMBER 2017
Most of the site has been previously cleared of vegetation. Some scattered mature White
Cypress Pines (Callitris columellaris) and Brush box (Lophostemon confertus) are located near
the southern boundary and rear of the site. The road reserve to the south of the site contains
remnant vegetation with mature White Cypress Pines, Bloodwoods (Corymbia intermedia) and
Brush box, a shrub layer of Banksia, Alyxia, Acacia, Persoonia and a sparse ground of
Austromyrtus dulcis and Lomandra. There are occasional occurrences of weed species including
asparagus fern, umbrella trees and lantana, mainly along the forest edges.
The majority of the development site is mapped as containing “Non-remnant” vegetation and
does not contain any mapped regrowth vegetation, according to the Vegetation Management Act
1999. A minor portion of the site towards the south eastern ridge line, contains mapped remnant
vegetation (approximately an area of 300m2). The road reserve to the south (unformed) contains
remnant vegetation.
Aerial photographs of the site and its surrounds are shown in Figures 2 & 3.
Figure 2 – Locality Plan
Page 30 of 168
Section 31
PLANNING & ENVIRONMENT COMMITTEE MEETING AGENDA 12 SEPTEMBER 2017
Figure 3 – Aerial Photograph of Site
2.3. Surrounding Land Uses
The site is adjacent to Girraween Nature Reserve to the east, Noosa National Park to the south,
Noosa Springs Residential Precinct E1 to the west and Resort Precinct F to the North. Precinct
E1 has been developed for 42 multiple dwelling units and Precinct F has a current approval for
an integrated resort of 155 multiple dwellings for which a change application has been made.
The Noosa Springs golf clubhouse, restaurant, health spa and common facilities are
approximately 200m to the northwest and the Noosa Heads sewerage treatment plant is roughly
600m to the north of the site. Noosa Springs golf course is west of the site and Lake Weyba is
400m to the southwest.
A 3 metre wide footpath reserve runs along the eastern boundary and is the subject of a current
Operational Works application to complete a new pathway required by the Council subdivision
approval that created the subject lot.
3. ASSESSMENT
Plans
The proposed changes to the development are considered to be reasonable. The proposal
maintains consistency with the original approval in that the application maintains the multiple
dwelling development which is interrelated with the development on Precinct F. The built form is
maintained and it is considered that the development still remains within the intent of the
approved development.
Page 31 of 168
Section 32
PLANNING & ENVIRONMENT COMMITTEE MEETING AGENDA 12 SEPTEMBER 2017
The primary changes to the development are the reduction in the number of units, density, gross
floor area and car parking spaces. These changes have not significantly altered the scale of the
multiple dwelling development. In addition to a reduction in unit numbers the proposal includes
reconfiguration of the bedroom composition within the units.
The plans submitted with the Representations include minor variations to the heights of the
buildings. It is considered that these variations are inconsequential and consistent with the
building heights previously approved with the Development Permit.
The alterations result in a density of 118.5 which exceeds the allowable density for the site. The
site is 1.179 hectares in area allowing for a density of 117.9. Therefore it is recommended to
amend condition 4 requiring density to comply. The Gross Floor Area complies with the scheme
requirement.
The original approval required that 80 car spaces be provided on the site including 15 visitor
spaces within the total, the condition was reflective of the plans which provided car parking above
the minimum number required. The proposed changes to the plans result in a reduction of the car
parking required whereby 71 resident and 9 visitor spaces are required, the plans detail 74
resident and 14 visitor car parking spaces. With regards to car parking it is noted that the
provision of 88 car spaces exceeds the 80 required by the planning scheme.
It is noted that the plans for blocks 10, 11 and 12 provide access from the rear of the dwellings to
Resort Drive and that a swimming pools and access pathways are located adjacent to the rear
boundary of block 11. These elements are not supported as it is preferred that landscaping be
provided within the rear setback and existing vegetation be maintained in this area. Therefore a
new condition is recommended which requires modified plans which removes these elements.
Accordingly the amendments to the plans are supported subject to a new condition and an
amended condition 4.
Representations
Condition 2
2. 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, and
may be further amended by the conditions of this approval.
Issue:
Update plans and include additional staging plan.
Applicant’s Representation
It is intended the proposed development be staged to form an orderly extension of development
both within the subject site and as a natural extension of the adjacent approved development to
the north (132005.1166.5); which is currently the subject of a Request for a Permissible Change
application.
The design and staging of the proposed development within Precinct E2 is anticipated to
integrate with the amended Precinct F proposal. It is requested that the table of approved plans
in Condition 2 be amended to represent the proposed changes to the development layout and to
include an Overall Staging Plan (Fig 3); to clearly articulate the intended staging of the
development within Precinct E2.
Assessment:
It is considered reasonable to update the schedule of proposed plans with the plans which reflect
the proposed changes. With regards to the staging of the development it is the applicant’s
request that flexibility be provided to enable the schedule of staging to be determined and
modified as required by the developer. The applicant advises that the staging of the development
applies to both precincts E2 and F and it is possible that the developer will seek to alternate
between both stages during the construction phase.
Page 32 of 168
Section 33
PLANNING & ENVIRONMENT COMMITTEE MEETING AGENDA 12 SEPTEMBER 2017
It is reasonable to allow for the staging of the development and to also provide flexibility
regarding the order of the staging however several other issues arise and existing conditions of
the Decision Notice will need to be modified in order to facilitate the staging of the development.
A summary of the issues to be addressed for the proposed staged development are discussed
later in this report.
Condition 3
3. The approved development comprises 4 x 1 bedroom, 22 x 2 bedroom and 18 x 3+
bedroom units, subject to compliance with the further requirements of Condition 4.
Issue:
Request to amend condition 3.
Applicant’s Representation:
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.
Assessment:
It is noted that the applicant’s representations has not accurately reflected the bedroom layout of
the development. Accordingly the amended condition will reflect the correct bedroom layout and
read:
3. The approved development comprises a total of 4 x 2 bedroom and 33 x 3 bedroom units
subject to compliance with the further requirements of Condition 4.
The proposed bedroom layout as detailed on the plans provides for a density of 121.2 persons
when the allowable density is 117.9 persons. Furthermore the 3 x 2 bedroom units to Building 25
each include a Media room which have the potential to be used for the purpose of a third
bedroom. A new condition will require the deletion of part of the wall to the media rooms so that
they cannot be used for the purpose of a bedroom. It is recommended that Condition 4 be
amended to address this.
The modifications to the media rooms still result in a proposed density of 118.5 which exceeds
the allowable density of 117.9, this can also be addressed via condition 4.
Condition 4
4. Prior to the issue of a development permit for Operational Works associated with this
approval, amended plans shall be submitted demonstrating compliance with The Noosa
Plan’s limits for population by reducing the density by a minimum of 1 person and 38m 2
respectively.
Issue:
Request to delete condition 4.
Applicant’s Representation:
On the basis that the plans have 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.
Assessment:
The maximum population density and gross floor area have been amended, but the density still
exceeds the maximum permissible for the site even with the media rooms being modified. This
condition therefore still needs to be maintained.
As the plans do not demonstrate compliance with this condition and in order to address the
issues raised above about the media rooms the condition should not be deleted but amended to
read:
Page 33 of 168
Section 34
PLANNING & ENVIRONMENT COMMITTEE MEETING AGENDA 12 SEPTEMBER 2017
4. Prior to the issue of a development permit for Operational Works associated with this
approval, amended plans shall be submitted demonstrating compliance with The Noosa
Plan’s limits for population density by reducing population density by a minimum of 0.6
persons and the internal wall adjacent to the entry of the media room of dwelling Type 18
within Building 25 must be amended to have a maximum length of 1.0 metre.
Condition 20(e)
20. The development site must be landscaped. The works must be undertaken in accordance
with an Operational Works approval and Planning Scheme Policy 3 Landscaping Plants
and Guidelines and must include in particular:
a. the works shown on the Approved Plans
b. the use of large tree species to provide visual screening of the bulk of the buildings.
c. compliance with the approved bushfire management plan for the development.
d. vegetated screening of any electrical transformers, bin storage areas, and the like,
from the road frontage and the southern pathway.
e. retention of the existing vegetation along the Resort Drive road reserve frontage.
f. the provision of street furniture, specifically a public bench situated approximately half
way up the path in the southern road reserve.
g. control of all weeds species listed in the following standards and legislation:
declared plants under the Land Protection (Pest and Stock Route Management)
Act 2002 and sub-ordinate Regulation 2003.
Undesirable species as listed in Planning Scheme Policy 3 Landscaping Plants
and Guidelines
Issue:
Request to delete Condition 20(e)
Applicant’s Representation:
The Vegetation Management Plan (VMP) submitted with the original 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:
Trees to be retained and protected
Trees possible for retention (the intent to retain these trees subject to detailed design)
Trees for removal
Weed species
Dead tees
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 already reflected in Condition 22 of the Decision Notice.
It is therefore requested that Condition 20(e) be deleted.
Assessment:
Council agrees with the Applicant that the Vegetation Management Plan articulates which
vegetation along Resort Drive should be retained, removed, or assessed for possible retention
subject to the detailed design. The Plan also affords the opportunity for a further arborist
assessment to be undertaken in relation to existing vegetation (including along Resort Drive)
through an Operational Works Approval; as reflected in Condition 22 of the decision notice.
Page 34 of 168
Section 35
PLANNING & ENVIRONMENT COMMITTEE MEETING AGENDA 12 SEPTEMBER 2017
An Arborists Report should be undertaken with consideration of the Vegetation Management
Plan at the time of detailed design and subsequently approved/ endorsed through the
Operational Works approval. It is also considered more appropriate to specifically refer to the
‘koala food trees and amenity trees’ along the Resort Drive frontage, instead of the general term
‘vegetation’ currently referred to in the existing condition for the Resort Drive Road Reserve
frontage.
Condition 20 shall be amended to read as follows:
Landscaping Works
20. The development site must be landscaped. The works must be undertaken in accordance
with an Operational Works approval and Planning Scheme Policy 3 Landscaping Plants
and Guidelines and must include in particular:
e. retention of the existing koala food trees and amenity trees along the Resort Drive
road reserve frontage, unless permitted to be removed in accordance with an
approved Arborist Report.
Condition 31
31. A minimum of 80 car parking spaces must be provided and marked on the site generally in
accordance with the approved plans. The works must be undertaken in accordance with
an Operational Works approval and must include in particular:
a. 15 visitor parking spaces within the total, which are clearly marked for that purpose
and accessible at all times for visitor use.
b. Crossfalls, gradients and vehicle headroom in accordance with Australian Standard
AS2890: Parking Facilities.
Issue:
Amended car parking numbers
Applicant’s Representation:
We have calculated carparking as follows:-
In light of the above, we request that condition 31 be amended to refer to the minimum number of
spaces required by the planning scheme (i.e. a minimum of 80 spaces, including 9 visitor parking
spaces within the total).
Page 35 of 168
Section 36
PLANNING & ENVIRONMENT COMMITTEE MEETING AGENDA 12 SEPTEMBER 2017
Assessment:
In light of the development complying with the minimum car parking requirements it is considered
reasonable to amend the condition such that the minimum requirement is reflected.
31. A minimum of 80 car parking spaces must be provided and marked on the site generally in
accordance with the approved plans. The works must be undertaken in accordance with an
Operational Works approval and must include in particular:
a. 9 visitor parking spaces within the total, which are clearly marked for that purpose
and accessible at all times for visitor use.
b. Crossfalls, gradients and vehicle headroom in accordance with Australian Standard
AS2890: Parking Facilities.
Conditions required to be changed for staging of the development
In order to facilitate the staging of the development as proposed, relevant conditions are required
to be changed. The conditions which require amendment are conditions 1, 6, 13, 27, 28, 30, 37,
48, 50, 51, 52 & 53
These conditions require reference to the staging of the development to ensure relevant works
are completed prior to the use of each relevant stage. The conditions relate to when conditions
must be complied with, certification of building height, certification of bushfire management
measures, water quality, external works and service vehicle turn around areas.
Condition 13 requires amendment as the buildings are now referred to in numerical form as
opposed to alphabetical.
Three new conditions, 63, 64 and 65, are recommended to address stormwater management
associated with the staging of development, more recent stormwater management options and
landscaping requirements to the rear of Blocks 10, 11 and 12.
4. CONCLUSION
The application seeks Representations to the original approval and to make minor changes to the
development including the introduction of the development being staged and a reduction in the
number of units from 44 to 37. The proposed changes are consistent with the original
development and are considered supportable under the Sustainable Planning Act provisions.
The application is recommended for approval, subject to amended conditions. A number of
consequential changes to conditions are also required.
Departments/Sections Consulted:
Chief Executive Officer Community Services Corporate Services
Executive Officer Community Development Financial Services
Executive Support Community Facilities ICT
Libraries & Galleries Procurement & Fleet
Local Laws Property
Waste & Environmental Health Revenue Services
Executive Services x Environment & Sustainable Development Infrastructure Services
Community Engagement Building & Plumbing Services Asset Management
Customer Service x Development Assessment Buildings and Facilities
Governance Economic Development Civil Operations
People and Culture x Environmental Services Disaster Management
Strategic Land Use Planning Infrastructure Planning,
Design and Delivery
Page 36 of 168
Section 37
ATTACHMENT 1
Page 37 of 168
ATTACHMENT 1
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PROPOSED PRECINCT F DEVELOPMENT ALTUM CONSTRUCTIONS e
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cale: 1:1000 @ A3
NOOSA SPRINGS, NOOSA HEADS CONSTRUCTION PHASE & issue: O7 date: 14-06-17 Blackburne Jackson Design
STAGING MASTERPLAN 7038-DA 13
Page 37 of 168Section 38
Page 38 of 168
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Page 38 of 168Section 39
Page 39 of 168
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Page 39 of 168Section 40
Page 40 of 168
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LINE OF BASEMENT FLOOR BELOW
1:100
PITCHING PT
RL SY. 274 *
COLOURBOND METAL CLADDING
PCAING Pt ‘oO
0
——
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WINDOWS & GLAZED DOORS
LINE OF 8.0m HEIGHT LIMIT:
CONTRAST CLADDING
LEVEI SS So So So
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RY
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BUILDIN mS
25 eS.
td S
S
§ LY YY 03 BUILDING 23: SOUTH ELEVATION
RYRSY WY, WAY YY 1:100
PROPOSED PRECINCT E2 DEVELOPMENT ALTUM CONSTRUCTIONS Development Approval is
scale: 1:100@ Al
NOOSA SPRINGS, NOOSA HEADS BUILDING 23: ELEVATIONS issue: 07 date: 26-06-17 cise if . st
Si kson De
7043/DA24 I fi n r E
Page 40 of 168Section 41
Page 41 of 168
FINISHES PALETTE zs we
1. Rockcote Smooth Set - Concrete Cel
2. Cemintel, Designer Series - Woodgrain Teak —
3. Fibre Cement SHeeting with Cover Battens - Vary
4. Scyon Linea Weatherboard - Vary = aa
Ds Paint finish, Taulbmans Tahira White =
6. Paint finish, Taubmans Apple Delight
Tis Paint finish, Taubmans Long Paddock
8. Paint finish, Taubmans Silver Threads 1. 2.
9. Paint finish, Taubmans Flint Grey
10. Dulux Powdercoat - Monument
11. Colorbond - Woodland Grey i
CONCEPTUAL BUILDING FINISHES SCHEDULE
BUILDINGS A, B & C
Tem DESCRIPTION FINISH
METAL ROOF SHEET LYSAGHT 0.48bmt KLIP-LOK PROFILE COLORBOND - WOODLAND GREY
METAL FASCIA FOLDED METAL 0.42bmt TWO PART FASCIA COLORBOND - WOODLAND GREY
METAL EAVES GUTTER FOLDED HALF ROUND METAL GUTTER WITH COLORBOND - WOODLAND GREY
EXPOSED UNDERSIDE SUPPORT BRACKETS
SOFFITS FIBRE CEMENT SHEETING WITH PAINT FINISH TAUBMANS - FLINT GREY
AWNINGS / HOODS PAINT FINISH TO COMPRESSED FIBRE CEMENT SHEET DULUX POWDERGOAT - MONUMENT
AWNING, FIXED ON POWDERCOATED ALUMINIUM FRAME Fc SHEET - SILVER THREADS,
FIBRE CEMENT SHEETING PAINT FINISH TO FIBRE CEMENT SHEETING WITH TAUBMANS
- FLINT GREY
WITH COVER BATTENS TREATED HARDWOOD COVER BATTENS
FIBRE CEMENT SHEETING PAINT FINISH TO 9MM FIBRE CEMENT SHEETING WITH TAUBMANS SUBMARINE
WITH FLUSH SET JOINTS: FLUSH SET JOINTS
WEATHERBOARD CLADDING SCYON LINEA'180mm FIBRE CEMENT TAUBMANS
- FLINT GREY
WEATHERBOARD
WEATHERBOARD CLADDING SCYON 'LINEA'180mm FIBRE CEMENT TAUBMANS
- SILVER THREADS
WEATHERBOAR'
RENDERED BLOCKWORK BLOCKWORK WALLS WITH APPLIED SMOOTH CONCRETE
SET RENDER FINISH
DOWNPIPE UPVC DOWNPIPE WITH PAINT FINISH - REFER TO MATCH WALL COLOUR ADJACENT :
HYDRUALIC ENGINEERS SIZE REQUIREMENT
WINDOW AND DOOR FRAMES POWDERCOATED ALUMINIUM FRAME TO DULUX POWDERGOAT - MONUMENT
SELECTED GLAZING SUITES - GREY TINT GLASS
HARDWOOD TIMBER DECK HARDWOOD TIMBER DECKING WITH DECKING OIL FINISH
BALUSTRADES POWDERGOATED ALUMINIUM UPRIGHTS AND HANDRAIL DULUX POWDERCOAT - MONUMENT
WITH HORIZONTAL STAINLESS STEEL TENSION CABLE
PANEL LIFT GARAGE DOOR STEEL LINE PANEL LIFT DOOR - SEVILLE PROFILE KNOTWOOD - CASUARINA
HARDWOOD TIMBER POSTS 100 X 100 HARDWOOD TIMBER POSTS WITH DECKING OIL CLEAR “ Che ar at pai
Fi at Ms he a vs
) eS ar -
EXPOSED AGGREGATE EXPOSED AGGREGATE CONCRETE WALKWAY TO BORAL "ECLIPSE" MIX OR SIMILAR ad BN Cas os
STRUCTURAL ENGINEERS DESIGN WITH GLEAR SEALER CLEA\
CONCRETE HARDSTAND CONCRETE HARDSTAND TO STRUCTURAL ENGINEERS CLEAR
DESIGN WITH CLEAR SEALER Ci a oe
ear
a
fh
BUILDINGS D, E, F&G | ] i] h = 4 a
cy
—
Tem COLORBOND - eT | | i A oe T a]
METAL ROOF SHEET LYSAGHT 0.48bmt KLIP-LOK PROFILE WOODLAND GREY
METAL FASCIA FOLDED METAL 0.42bmt TWO PART FASCIA COLORBOND - WOODLAND GREY ] me — —— ae
—
METAL EAVES GUTTER FOLDED HALF ROUND METAL GUTTER WITH COLORBOND - WOODLAND GREY ——)
EXPOSED UNDERSIDE SUPPORT BRACKETS | | = —— =
——
SOFFITS FIBRE CEMENT SHEETING WITH PAINT FINISH TAUBMANS - FLINT GREY et Ps
Le | re
AWNINGS / HOODS PAINT FINISH TO COMPRESSED FIBRE CEMENT SHEET DULUX POWDERGOAT - MONUMENT | 2 =
AWNING, FIXED ON POWDERGOATED ALUMINIUM FRAME Fc SHEET - SILVER THREADS, -
i I
RENDERED BLOCKWORK 1 BLOCKWORK WALLS WITH APPLIED SMOOTH CONCRETE
SET RENDER FINISH we
RENDERED BLOCKWORK 2 BLOCKWORK WALLS WITH APPLIED TEXTURE TAUBMANS - FLINT GREY —
RENDER FINISH
~s
RENDERED BLOCKWORK 3 BLOCKWORK WALLS WITH APPLIED TEXTURE TAUBMANS - SUBMARINE
RENDER FINISH a
RENDERED BLOCKWORK 4 BLOCKWORK WALLS WITH APPLIED TEXTURE TAUBMANS - SILVER THREADS 7
RENDER FINISH F
WEATHERBOARD CLADDING CEMINTEL DESIGNER SERIES TEXTURED WOODGRAIN - TEAK cs 7 —
CLADDING SYSTEM OR SIMILAR
DOWNPIPE UPVC DOWNPIPE WITH PAINT FINISH - REFER TO MATCH WALL GOLOUR ADJACENT
HYDRUALIC ENGINEERS SIZE REQUIREMENT
oa) as
WINDOW AND DOOR FRAMES POWDERCOATED ALUMINIUM FRAME TO DULUX POWDERGOAT MONUMENT
SELECTED GLAZING SUITES - GREY TINT GLASS at
BALUSTRADES 1 POWDERGOATED ALUMINIUM UPRIGHTS AND HANDRAIL DULUX POWDERCGOAT MONUMENT
WITH HORIZONTAL STAINLESS STEEL TENSION CABLE {x
BALUSTRADES 2 POWDERGOATED ALUMINIUM UPRIGHTS AND HANDRAIL DULUX POWDERGOAT MONUMENT HH nt * at betes hs —
WITH GLASS INFILL PANELS ati.
VERTICAL SCREEN POWDERCOATED ALUMINIUM RHS SECTIONS DULUX POWDERGOAT MONUMENT | | ; na
ae
ih
STEEL POSTS 100 X 100 HARDWOOD TIMBER POSTS WITH DECKING OIL CLEAR
FINISH ad
EXPOSED AGGREGATE EXPOSED AGGREGATE CONCRETE WALKWAY Ti BORAL “ECLIPSE” MIX OR SIMILAR
STRUCTURAL ENGINEERS DESIGN WITH CLEAR SEALER
CONCRETE HARDSTAND CONCRETE HARDSTAND TO STRUCTURAL ENGINEERS CLEAR 1}
DESIGN WITH CLEAR SEALER at he
AnH,
PROPOSED PRECINCT E2 DEVELOPMENT ALTUM CONSTRUCTIONS Development Approval SS
scale:
Issue: 03 date: 15-12-16 Blackburn ckson Desig
NOOSA SPRINGS, NOOSA HEADS FINISHES PALETTE / SCHEDULE 7043/DA26 Are ritec + i Indse ipe nter rs
hit
Page 41 of 168Section 42
Page 42 of 168
c rev date issued | details Detailed Design
A 28.06.2017 RS Detailed Design
(7
Legend
refer to schedules for details
Note:
all structural elements; including all
slabs, columns, beams, footings and
framing; to be in accordance with
engineer's design and detail.
BAL# Balustrade Type
CLA# Cladding Type
FLF# Floor Finish Type
REN# Render Type
RFS# Roof SystemType
SCN# Screen Type
BRE Breeze Blocks
CT Cooktop
DP Downpipe
FFL Finish Floor Level
HWS Hot Water System
REF Refrigerator
in|
SHR Shower
SOL Solar Array
ST Storage
VB Vanity basin
ov Bathtu b
BTH
\ Washing Machine }
WM
8m height limit
a= eee eee ae
----
--
a=
ae
a
--
on
a=
—--
—--- ae fall 5 deg WW RL+17,396 _ :
aaa ( | ] }
_ — Uy WT TTT SW RL+15,510 _
BRE
window hood ! oi i first floor 13
ct - aes aN SW RL+12,810 _
a existing ground line
Teg oe d ee
eee
—S—= Baca P _ ground floor a} So
_ RL+10,050
WW RLH9510_ Pt
ENE= = pS
Ee
$10 South Block 10 E10 East Block 10
Scale 1:200 Scale 1:200
ee
8m height limit a Tat eet ee
-_--
ae
--
a
-~--
--
--
RFS2 8m height limit ~—— _
a
~~
~~
a
~ ee
~e
SOL —— RFS2 ~~ ~ = ~- ~- ~~ ~~ SOL
~-
~-
RFS‘ ~~ ~~
~~
fall 5 deg a ae SW RL+17,396
~s 098
~
~
~
RFS1 OY ~~
~
EC ~~
~ 8 8
WW RL 15,510 ~|
a
ETISOIG
} DS
window hood i eS first floor a] “| §)
existing ground line -—- —~ SW RL+12,810
SI
= existing ground line ~ — _ -. BRE
tA
a=
— HE DIS
ground floor
SW RL+10,050
JOU
te WW RL+9,510
a ye
t ~~
~~
~
N10 North Block 10 W10 West Block 10
Scale 1:200 Scale 1:200
1. sulle 6, 8 kingfisher drive, peregian beach, qld 473 Parkridge Villas Scale 1:200 UUUUL O)
p.lo7) S471 3033
sparks architects wevw. Ssporksarc hilects.com Precinct F Development, Noosa Springs Altum Constructions 19 RS Elevation Block 10 DD 2.3
sparks architects ply. lid, atin $9124 611 721 project client job no. drawn drawing dwg no.
Wd architect's registration No. 3974
Page 42 of 168The text continues on section 43.