ECM_21232265_v5_Pre-Lodgement Notes PLM20 0026

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                 5.      ADVICE & INFORMATION

                 Patrick Murphy, Coordinator Planning - Comments


                 It is proposed to develop 2 x retail shop tenancies (100m2) and 3 x office tenancies (560m2)
                 as an ‘other change’ to TPL 21 which was issued in June 1980 for the development of the
                 existing shops and offices.
                 The proposed development has little relationship to the existing approval and appears to be a
                 new development on the site. As such it is not suitable for this to be assessed an ‘other change’
                 and accordingly a new Material Change of Use application is required. The application will be
                 Code Assessable.
                 At the time when TPL was issued 6 car parking spaces were approved on site and 15 car
                 parking spaces were provided by way of contribution.
                 The current proposal requires 33 car spaces and seeks to provide 11 onsite car parking
                 spaces on-site, rely on the previously paid contributions for 15 spaces and pay contributions
                 for the 7 additional spaces required.
                 Credit for the 15 spaces previously paid for by way of contribution is attached to the land and
                 as such will be recognised in the assessment of a new Material Change of Use application.
                 Payment by way of contributions for 7 car parking spaces is supported at officer level. It is
                 noted that an Infrastructure Agreement is required when contributions are proposed and that
                 the application will need to be determined by Council (with an officer making a
                 recommendation).


                 The application would be subject to assessment against the following codes:
                        Noosa Heads Local Plan Code
                        Major Centre Zone Code
                        Business Activities Code
                        Works Code


                 Design
                 There are a number of aspects within the Noosa Plan (2020) which recognise the significance
                 of the sites location and which seek a built form that provides a high quality and positive
                 contribution to the streetscape. Noting that the Framework and Character Pan within the
                 Noosa Heads Local Plan Code designates the site as having a Primary Active Street Frontage
                 and being located on a Key Corner. As such is it requested that the proposal pans are subject
                 to a peer review (Noel Robinson) prior to the lodgement of an application
                 Landscaping
                 It is noted that the proposal seeks to vary the 2.0 metre landscaped setback requirement to
                 Berrima Row, generally related to the wall adjacent to car space 11. The variation is generally
                 supported on the basis that this is offset by a broader landscaped setback in the remaining
                 areas as detailed on the plans and by the successful use of screening vegetation to lessen
                 the bulk of the building in this area.
                 The proposal also seeks to utilise podium areas to the rear of the site for landscaping and for
                 these areas to be included in the minimum 10% landscaped area. The inclusion of this area
                 in the 10% landscaping requirement is contingent on the application demonstrating that
                 successful landscaping elements can be provided and sustained long term in this area, in this

                  This document is a record of prelodgement discussions and will not be made available for public viewing. Prelodgement
                  discussions are conducted to explore development options and requirements, identify issues and provide guidance to prospective
                  applicants about Council’s policies for development. The recorded discussion items and outcomes in no way imply or commit to
                  an approval of the proposal on the part of Council or Council officers, nor guarantee that all potential issues associated with a
                  development proposal have been raised / identified. When a formal development application is lodged, the proposal will be
                  assessed on its planning merits in accordance with Council’s policy framework existing at the time of the assessment.
Document Set ID: 21232265
Version: 5, Version Date: 14/09/2020

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                 regard details of an appropriate watering system, soil media, maintenance schedule and
                 nomination of responsibilities should be provided.
                 Western wall
                 A perspective of the western wall was provided at the meeting, the wall is 3 storeys high and
                 provides for no articulation or variation in material. The appearance of this wall, in its current
                 form, is of significant concern. It is expected that the architectural review would address this
                 wall.
                 Built from
                 The Major Centre Zone Code includes elements relating to the built form including height, site
                 cover, plot ratio and setbacks. The proposal plans appear to align with the requirements for
                 building height and plot ratio. With regards to the third storey setback it is noted that
                 Acceptable Outcome AO19.1 requires no setback to the third storey provided the
                 third storey has an open balcony to any street frontage with a minimum width of 2.5 metres,
                 otherwise a setback of 2 metres for the third storey is required. No measurement has been
                 provided confirming the setback of the third storey, the third storey should comply with
                 Acceptable Outcome AO19.1.
                 Street awning
                 Acceptable outcome AO30 of the Major Centre Zone Code details the requirements for street
                 awnings. It appears that the awning may not conform to the height, form and materials of the
                 awning of the adjoining property at 37 Sunshine Beach Road. It is anticipated that the form of
                 the awnings will be included in the architectural review. Notwithstanding, the application
                 should demonstrate compliance with Acceptable Outcome AO30.


                 Mark Lewis, Coordinator Development Engineering – Comments
                 Access and Carparking
                 The proposed access was discussed and while the access is generally acceptable there are
                 a number of issues that would need to be addressed as part of any application.
                 Driveway
                 Any application would need to include a preliminary design of the access driveway that has
                 been prepared by a suitably qualified person. The preliminary design must include but not be
                 limited to:
                      i. A longitudinal section extending from the centreline of the road formation to the
                         basement floor level. The must demonstrate that passenger vehicles can enter and exit
                         without bottom out or scraping on the driveway or the road formation
                     ii. Levels that demonstrate stormwater runoff from the road formation will not travel down
                         the driveway into the basement
                    iii. Complaint headroom can be achieved at the entrance to the basement level
                   iv. Complaint sight lines can be provided to pedestrians and vehicles
                     v. The gate location and a comment regarding the potential for vehicles to queue and
                         extend back into the road reserve
                   vi. Passing opportunities if required
                   vii. Effected vegetation in the road reserve
                 Parking
                 Any application will need to include comment and detail regarding:
                     i. Whether the carparking area is for tenants/staff only


                  This document is a record of prelodgement discussions and will not be made available for public viewing. Prelodgement
                  discussions are conducted to explore development options and requirements, identify issues and provide guidance to prospective
                  applicants about Council’s policies for development. The recorded discussion items and outcomes in no way imply or commit to
                  an approval of the proposal on the part of Council or Council officers, nor guarantee that all potential issues associated with a
                  development proposal have been raised / identified. When a formal development application is lodged, the proposal will be
                  assessed on its planning merits in accordance with Council’s policy framework existing at the time of the assessment.
Document Set ID: 21232265
Version: 5, Version Date: 14/09/2020

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                      ii. The swept paths for vehicles accessing the spaces and address any potential conflicts
                          at the entrance to the basement
                 Stormwater
                 Any application will need to include a preliminary stormwater management plan for the
                 development. The plan must be prepared by a suitably qualified person and include but not
                 be limited to:
                     i. The collection and drainage system
                    ii. The discharge location
                   iii. Basement drainage
                 External/frontage works
                 It is noted that the submitted concept indicated a low retaining wall adjacent to the intersection.
                 The wall appeared to conflict with the existing pram ramp. Any application will need to clearly
                 indicate any proposed external/frontage works and their potential impacts on existing
                 infrastructure and vegetation.
                 6.      INFRASTRUCTURE CHARGES

                 A request for written advice for an Infrastructure Charges Contribution Estimate relevant to
                 your proposal may be obtained for a fee.
                 7.      FURTHER ADVICE TO BE SOUGHT

                 You are advised to contact Unitywater and any relevant Queensland Government Agencies
                 for their specific requirements in respect of your proposal.
                 Yours faithfully,




                 Patrick Murphy
                 Coordinator Planning




                  This document is a record of prelodgement discussions and will not be made available for public viewing. Prelodgement
                  discussions are conducted to explore development options and requirements, identify issues and provide guidance to prospective
                  applicants about Council’s policies for development. The recorded discussion items and outcomes in no way imply or commit to
                  an approval of the proposal on the part of Council or Council officers, nor guarantee that all potential issues associated with a
                  development proposal have been raised / identified. When a formal development application is lodged, the proposal will be
                  assessed on its planning merits in accordance with Council’s policy framework existing at the time of the assessment.
Document Set ID: 21232265
Version: 5, Version Date: 14/09/2020