ECM_21232265_v5_Pre-Lodgement Notes PLM20 0026

                 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