DA Report Change Development Approval MCU15/0096.03

DELEGATED REPORT
PLANNING

REQUEST TO CHANGE DEVELOPMENT APPROVAL

Application No:	MCU15/0096.03
	
Author:	Wilhelm Koschade
	
Project Director:	Wilhelm Koschade - Development Planner
	

SUMMARY:

APPLICATION DETAILS
Application Number:	MCU15/0096.03
Applicant:	Chris Clout Design Pty Ltd
Request Received Date:	15/03/2017
Original Approval Type:	Material Change of Use – Detached Dwelling
Number of Submissions for Original Application:	Not Applicable

PROPERTY DETAILS
Property Address:	50 Seaview Tce SUNSHINE BEACH  QLD  4567
RP Description:	Lot 61 RP 81810
Land Area:	No Land Area details available
Existing Use of Land:	Vacant

STATUTORY DETAILS
SEQRP Designation:	Urban Footprint
Planning Scheme:	The Noosa Plan (28 October 2016)
Planning Locality:	Eastern Beaches Locality Detached Housing Zone
Planning Zone:	
Assessment Type:	Change to Approval - Code

PROPOSAL:

The application seeks approval for an alternative roof pitch to that which was originally approved. The proposed alteration includes a roofed section to the front of the dwelling with frontage to Seaview Terrace. The application proposes to replace an approved curved roof on this section of the dwelling with a gable roof with a 2 degree pitch. The two inserts below depict both the approved roof form and the proposed alterations.

Figure 1 - Proposed Alterations

Figure 2 – Origional approved curved roof form

[Note: state the specific IDAS components of the application (eg. a Development Permit for Material Change of Use (Office)).

BACKGROUND:

A Development Permit or Material Change of Use – Detached Dwelling was issued on 13/05/2016. Council approved a Generally in Accordance application on 16 August 2016. A further Generally in Accordance approval was issued by Council on 5 October 2016.Note: exipiry of appeal periods/decision outcome" \d "expiry of the applicants/submitter appeal period/s OR the issue of a Negotiated Decision Notice OR the outcome of a Planning & Environment Court appeal

Note: Provide brief discussion of the original approval and any subsequent approvals that have been issued in relation to the development (eg. OPW, other permissible changes.
Note: Provide discussion of known background information leading to the lodgement of the current application (if any), and any site history of general interest and context to the application

STATUTORY PROCESS:

The applicant has requested to make a change to a development approval under s369 of the Sustainable Planning Act 2009.  A request to change a development approval under s369 can only be made in circumstances where that change would constitute a ‘permissible change’.

The proposed change to the development approval requested by the applicant is determined to constitute a permissible change on grounds that:
The change would not result in a substantially different development; Note: provide reasons
The change would not require the application to be referred to additional concurrence agencies;
The original application was code assessable and the change would not cause the application to become impact assessable;
The change would not cause the approval to involve prohibited development.

On this basis, the applicant has followed lawful process in making a request under s369 of the Act.

ASSESSMENT:
Note: Provide an assessment of the proposal, including an assessment of whether the proposed changes comply with the planning scheme provisions that were in effect at the time the original application was made, with appropriate weight given to the current planning scheme provisions (refer to SPA).  Also, your assessment must look at the degree of change from the first, original approval, not just the difference between the current proposal and the last change that was done.  The assessment must also consider the submissions that were made during the original application
Note: Where conditions are changing, provide a list of all affected conditions showing track changes.  New words are to be shown in bold, and deleted words are to be shown with a strikethrough.  Also list and discuss any changes required to the list of approved plans and documents including any plan amendments

The application seeks approval to delete a curved roof to the front of the dwelling and replace with a 2 degree gable roof. The proposed pitch does not align with Probable Solution S16.1 of the Detached House Code whereby a minimum pitch of 5 degrees is sought. A minimum pitch is sought to ensure buildings do not present an appearance of excessive bulk onto the streetscape while complementing the low density character of the locality.

Although the development does not incorporate a minimum 5 degree pitch, the proposal is recommended for approval based on the following grounds:

Numerous existing dwellings along Seaview Terrace incorporate a flat roof forms with parapet designs;
The proposed roof form results in a reduction in building height to front façade of 1.5m which reduces building bulk onto streetscape;
When viewed from Seaview Terrace, the curved roof will have a ‘flat’ parapet presentation given it falls with the land and away from the front boundary;
The proposed design incorporates sufficient eaves and articulation to break up the front façade and off set and building bulk caused by the reduction in roof pitch;
Numerous portions of the roof form has been approved with a reduced pitch; and
The site slopes from street level which reduces any potential building bulk.

RECOMMENDATION

APPROVE the request to change a development approval, Application No. MCU15/0096.03, situated at 50 Seaview Tce SUNSHINE BEACH QLD 4567, in accordance with the following details for the Decision Notice.

In relation to the request to make a change to the existing approval, Council decided to:
Note: delete the items which are not applicable

A.	Amend Condition 2 of the approval to read as follows:

Approved Plans
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
SP1.0		Site Plan, prepared by Chris Clout Design	25/01/17
WD1.0		Lower Floor Plan, prepared by Chris Clout Design	25/01/17
WD2.0		Ground Floor Plan, prepared by Chris Clout Design	25/01/17
WD3.0		Upper Floor Plan, prepared by Chris Clout Design	25/01/17
WD4.0		Elevations, prepared by Chris Clout Design	25/01/17
WD5.0		Elevations, prepared by Chris Clout Design	25/01/17
WD6.0		Sections, prepared by Chris Clout Design	25/01/17
WD7.0		Sections, prepared by Chris Clout Design	25/01/17

Note: Provide a list of all amended conditions and approved plans as they would appear on the new Decision Notice (ie. with no track changes displayed)

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NOOSA COUNCIL
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MCU15/0096.02 5 Oct 2016 SQUTHELEVAT