Planning Statement Minor change · MCU17/0046.01

Page 2

   Page 2

As part of the assessment process, Noosa Council issued an information request on 6th June 2017
which raised the following issue:

       Issue
       The design of the driveway and the zero setback of the garage and car spaces from the front
       boundary has resulted in a large expanse of hardstand area which impacts on the amenity of
       the area and removes opportunity for landscaping and on street car parking. This scenario is not
       supported in its current form. This position is consistent with advice in email dated 22 March
       2017 to NOF Architects.

       Information Required
       1. Provide a revised design that reduces the amount of hardstand area, narrows the driveway
       access on the street frontage and provides for more landscaping. Consideration of building
       setbacks to the front boundary should be investigated to facilitate this outcome.

Due to the applicant’s construction time frame, an amended plan was submitted that addressed
Councils concerns and removed one of the open visitor spaces which enabled the approval to be
issued and construction commenced.




Figure 2 – Approved plans detailing three carparking spaces



Minor Change

The applicant has commenced construction of the duplex on site and it has become very apparent that
there is insufficient carparking in the area to cater for the carparking demands of the existing units and
the new development proposed. Prior to construction commencing on the site, the applicant noted that
there were a number of vehicles parked within the Park Crescent road reserve however now advises
that there will be a significant demand for off street parking once the duplex has been finalised. At
present vehicles park on both sides of Park Crescent which with a distance of 6.4 metres is too narrow
for this arrangement to work safely.

The applicant therefore seeks approval to convert and extend the approved bin area along the
northern boundary.

Attachment A includes full plans of the proposed changes.

Page 3

  Page 3

Minor Change

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 works are considered to comply with the provisions relating to a minor change
      and 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;

                 Building form not significantly altered as works relate to an elevated platform that is not highly visible to the
                 surrounding area.

         (d) changes the ability of the proposed development to operate as intended;

                 Proposed units will function more efficiently with the additional carpark.

         (e) removes a component that is integral to the operation of the development;

                 No components removed.

         (f) significantly impacts on traffic flow and the transport network, such as increasing traffic to the site;

                 Proposed units will function more efficiently with the additional carpark.

         (g) introduces new impacts or increase the severity of known impacts;

                 Proposed carpark will improve carparking in the street and alleviated congestion.

         (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;

                 Complies.

                 (B) referral to a referral agency, other than to the chief executive, if there were
                 no referral agencies for the development application;

                 The proposed carpark does not trigger referral to a referral agency.

                 (C) referral to extra referral agencies, other than to the chief executive;

                 The proposed carpark does 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

Page 4

  Page 4
                 referral agency must have assessed the application against, or have had
                 regard to, when the application was made;

                 The proposed carpark does not trigger referral to a referral agency.

                 (E) public notification if public notification was not required for the
                 development application.

                 The proposed carpark does not trigger public notification of the proposal

ASSESSMENT

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.

The original application for the duplex dwelling was approved by Council 30th August 2017 under the
2006 Noosa Plan which is still current for the site. The application is consistent with these provisions
and is considered to be a minor change.

Councils original assessment of the application detailed that the proposed northern carpark was not
supported due to the perceived loss of landscaping and provision of hardstand across the frontage of
the site. The applicant reviewed the design during this original assessment period and noted that due
to the very steep slope of the site it was extremely difficult to push the carparking area further
eastward and down the slope and still comply with stormwater drainage and gradient requirements
whilst minimizing impacts on surrounding properties. The northern carpark was however deleted to
enable the application to be finalized due to construction time frames.

The current building works have highlighted the lack of on street carparking in the area and the issues
with current parking in the area. The applicant therefore seeks to provide one additional carpark on
site noting the following:

    •    There is insufficient width to safely park cars on both sides of the street;
    •    The footpath is on the opposite side of the street;
    •    The available curb naturally facilitates easier parking on the western side of the street;
    •    Approving the additional carpark will lead to a safer street environment for both vehicles and
         pedestrians as there will be less vehicles parked directly on the road effectively creating a
         wider/open streetscape;
    •    As there is insufficient space for parking on both sides of the street, the proposed carpark will
         actually provide one additional carpark to the street; and
    •    The proposed design provides ample space for street trees along the property frontage.

It is also noted that the proposal provides a more open presentation to the Park Crescent streetscape
compared to the dwellings provided to the south of the site at 28 and 30 Arakoon Crescent, which
present a solid wall extend across the entire front of the site. (Refer Figure 3 below.)

Figure 4 provides an illustration of how the carparking will relate to the street and clearly illustrates that
the combination of open carparking on the boundaries of the site maintains the character of the area
and provides the opportunity for landscaping.

Page 5

   Page 5




 Figure 3 – 28 and 30 Park Crescent, Sunshine Beach. Illustrating dwellings within the street extending across the
entire frontage of the site.




Figure 4 – Impression of proposed carparking to street.



The applicant has provided further documentation that details the provision of landscaping across the
frontage of the site and available areas for parking and seeks Councils support for this minor change.

The enclosed development application is lodged electronically and includes:

    •    Change Application Form 5;
    •    Owners Consent; and
    •    Proposal Plans.

Application fees will be paid separately by cheque following lodgment of the application and
notification of Councils reference. Please contact our Sunshine Coast office if you require any further
information and/or clarification.

Yours faithfully,




Nadine Gorton
Senior Planner
martoo consulting pty ltd