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Minor Change Planning Statement to NSC · 51901.4113.01
Council Reference: TPC852 & COM19/0115 Our Reference: 2568 L02 NG M2C Contact Person: Nadine Gorton 3rd June 2019 Chief Executive Officer Noosa Council PO Box 141 TEWANTIN QLD 4565 Confidential Email Transmission: [email protected] Original in Post: No Dear Sir/Madam RE: LODGEMENT OF A CHANGE APPLICATION _ Minor Change to a Development Approval for a Multiple Dwelling (4 units) TPC852 over 15 Katharina Street, Noosa Heads described as Lot 0 on BUP3942 The applicant and landowner, Chris O’Neil and Kerri Crawford, have engaged Martoo Consulting to submit a minor change application to Noosa Council under the provisions of Planning Act 2016. This application seeks approval to utilise an existing enclosed area underneath the existing building for a common bathroom and storage area for the complex. This letter details the proposal and provides an assessment of the proposed changes against the relevant code provisions contained within the 2006 Noosa Plan. 1. THE SUBJECT SITE The subject site is a rectangular shaped lot located on the western side of Katharina Street, Noosa Heads. The site slopes down from the Katharina Street frontage and contains and existing unit complex of four units in a three storey configuration. The area is characterised by a mix of small to medium unit complexes. The map and aerial below illustrates the site location and existing conditions.
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Subject site
Figure 1 – Site location
Vehicular access to the site is from Katharina Street and the site is serviced by all essential urban
infrastructure including reticulated water supply, sewerage, underground telecommunications and
overhead electricity cables, stormwater drainage and a bitumen roadway.
2. PROPOSED CHANGES
The applicant proposes to change the approved plans by converting a ground floor area approved
for foundations and included in the common property at the front of the site, for a common bathroom
(shower and toilet) and storage room for the entire complex. The room will enable residents to wash
off after the beach as well as providing storage for items such as surf craft as well as bikes and
other household items.
The applicant advises that the area is not to be rented out and is for use by residents of the units.
3. ASSESSMENT
An assessment of the proposed changes against the provisions of the Planning Act 2016 relating to
what defines a minor change is detailed below. The Planning Act 2016 states that a minor change:
b) for a development approval, is a change to the approval that —
(i) would not result in a substantially different development; and
The proposed changes are not considered to be a substantially different development as
detailed by the Development Assessment Rules which include:
(a) involves a new use;
No new use proposed.
(b) results in the application applying to a new parcel of land;
No new parcel of land to be utilised.
(c) dramatically changes the built form in terms of scale, bulk and appearance;
No dramatic changes to the built form – works internal to the building.
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(d) changes the ability of the proposed development to operate as intended;
No changes in the ability of the proposed development to operate as intended.
(e) removes a component that is integral to the operation of the development;
Does not remove a component that is integral to the operation of the development.
(f) significantly impacts on traffic flow and the transport network, such as increasing traffic
to the site;
Does not significantly impact on traffic flow and the transport network.
(g) introduces new impacts or increase the severity of known impacts;
Does not introduce new impacts or increase the severity of known impacts.
(h) removes an incentive or offset component that would have balanced a negative impact
of the development; or
No change to proposed use.
(i) impacts on infrastructure provisions.
No change to existing infrastructure servicing the site.
(ii) if a development application for the development, including the change, were made
when the change application is made would not cause—
(A) the inclusion of prohibited development in the application;
The proposed changes are not prohibited development.
(B) referral to a referral agency, other than to the chief executive, if there were
no referral agencies for the development application;
The proposed changes do not trigger referral to a referral agency.
(C) referral to extra referral agencies, other than to the chief executive;
The proposed changes do not trigger referral to an extra referral agency.
(D) a referral agency to assess the application against, or have regard to,
matters prescribed by regulation under section 55(2), other than matters the
referral agency must have assessed the application against, or have had
regard to, when the application was made;
The proposed changes do not trigger referral to a referral agency.
(E) public notification if public notification was not required for the
development application.
The proposed changes do not trigger public notification of the proposal.
The Planning Act 2016 states that when assessing a change application the responsible entity:
81 (3) (a) must assess against, or have regard to, the matters that applied when the
development application was made; and
(b) may assess against, or have regard to, the matters that applied when the change
application was made.
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The Noosa Plan 2006 is the current Planning Scheme for the Noosa Area. The Plan includes the site in
the Noosa Heads Locality in the Semi - Attached Housing Zone which caters for small unit developments.
The original application for four units was approved under TPC82 in April 1979 under the 1973 Planning
scheme. The existing development has been compared to the provisions of the current Noosa Plan 2006
in the table 1.0 below. As detailed in this table, the existing building does not comply with population
density, gross floor area, building height and setback provisions of the current Noosa Plan.
Table 1.0
Criteria Proposal
2006 Noosa Plan
Population density – 5.94 persons 9.6 persons – existing approved units
Gross Floor Area – 237.6m2 316.18m2 - existing units plus 43 m2 additional area
proposed.
359m2 total
Site cover - 40% 31.3%
Landscaping Existing and not altered
Roof form - 5 degree minimum pitch Existing roof pitch - 9 to 15 degree roof pitch
and 600 mm eaves
Eaves provided for 75% perimeter of building Existing eaves
Boundary setbacks
• Frontage - 6.0m • existing building – 4.5m
• Rear - 6.0m • existing building – 6.0m
• Side – 4.3m • Side north – 5.1m
• Side – 4.3 m • Side east – 2.5 m
Building Height
• in storeys - 2 storeys max • in storeys - 3 storeys
• in metres - 8 metres max • in metres – 8.6 metres max (estimated)
Length of wall
• 15 metres with one design element • 20 metres
• variation in roof forms • variation in roof forms
• segmented balconies • segmented balconies
• no more than 4 attached dwelling units • complies
Carparking - 1 covered space per dwelling unit and 1 space for 4 covered spaces and 2 visitor spaces
visitor parking
The proposal does not alter the external appearance of the building or the population density with the only
changed criteria relating to Gross Floor Area (GFA). A review of the proposed GFA against the Specific
Outcome is detailed below:
O9 The site cover, gross floor area and plot ratio of buildings and other roofed structures—
a) results in a building scale that is compatible with surrounding development;
The proposed increase in gross floor area relates to an area that is internal to the building and does
not change the external appearance of the building or impact on building scale.
b) does not present an appearance of excessive bulk to adjacent properties, roads or other areas
in the vicinity of the site;
The proposed increase in gross floor area relates to an area that is internal to the building and does
not change the external appearance of the building or impact on building scale. The additional floor
area is not visible to surrounding premises due to existing fencing and landscaping and being
located in an existing void area.
c) maximises the retention of existing vegetation and allows for soft landscaping between buildings;
No alteration to existing vegetation on site.
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c) allows for adequate area at ground level for outdoor recreation, entertainment, clothes drying
and other site facilities; and
No alteration to existing outdoor areas.
d) facilitates onsite stormwater management and vehicular access.
No change to existing on site stormwater and vehicular access.
The applicant seeks approval to convert an existing fully enclosed area located within the common area
for storage and an ancillary bathroom for the complex. The proposed extension does not alter the external
appearance of the building or increase impacts of the development. The applicant seeks Council support
for the proposal.
The attached development application is lodged electronically and includes:
1. Change application Form 5
2. Proposal Plans
Application fees will be paid separately following lodgement of the application and notification of
Council’s reference.
Please contact me if you require any further information and/or clarification.
Yours faithfully,
Nadine Gorton
Senior Town Planner
martoo consulting pty. ltd.
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