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Further Information to Noosa Council · 51991.652.02
Attached to the e-mail Change to DA (Shop to Restaurant & roof top terrace to additional unit) - 51991.652.02.
Council’s Reference: 51991.652.01 Our Reference: 01891 L02 NG Our Contact: Nadine Gorton 31st August 2018 Chief Executive Officer Noosa Council PO Box 141 TEWANTIN QLD 4565 ATTENTION: PLANNING DEPARTMENT – GLEN CONFORTI Dear Glen, RE: RESPONSE TO REQUEST FOR FURTHER INFORMATION Minor Change to a Development Permit TPC 2409 (Approved as a Shop and Additional Multiple Dwelling unit) to convert a Roof Top Terrace into an Additional Dwelling Unit and Extend a Shop over Lot 30 on BUP12150 located at 180/6 Hastings Street, Noosa Heads I refer to the above application and Councils request by email of 30th July 2018 for further information following inspection of the site. The applicant provides the following response with regard to the matters raised: Item 1: The development has an approval for a shop which means: o that kitchen and food storage areas cannot be excluded for the purposes of calculating carparking. The development has a credit of 4 spaces and the shop has been approved for 75m² GFA (1 space per 20m²) which does not leave a car space for the additional dwelling unit and; and o the shop appears to be operating as a restaurant as defined at the time of the original approval. At the time of the original approval a restaurant serves at least 2 courses and provides substantial meals. A shop at the time of the original approval was more like a takeaway - a café, milk bar, expresso bar, snack bar. Please provide further discussion on the use of the lower level. Applicant’s Response to Item 1: The applicant notes that the site has been used since construction for restaurant/café purposes. The images below illustrate this use of the site for restaurant purposes, however to clarify the situation, the applicant is willing to amend the application and seek approval for the ground floor shop to be used for Entertainment and Dining Business Type 1 Food & Beverages. An amended application form is included as part of this application.
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The applicant has leased the ground floor shop to a tenant who is understood to have lodged an
application for a restaurant fit out. A copy of the proposed layout is included as Attachment A which
details a combined kitchen and bar area of 28m2
From the proposal plans provided, the ground floor tenancy has a total gross floor area of 90.6 m2 (not
including the internal stair as these are not to be used as part of the restaurant) whereas the original
approval details an approved area of 75m2. The proposed extensions therefore equate to an additional
15.6 m2 of floor area which includes the area previously occupied by a significant tree and area at the
front of the site.
In accordance with the 2006 Noosa Plan, car parking is calculated on use area:
use area means the sum of the area of the premises (exclusive of all walls and columns), including all
storeys, used or intended for use for a particular purpose. The term excludes—
a) the areas (inclusive of all walls and columns) of any lift rooms, motor rooms, air conditioning or
other mechanical or electrical plant or equipment rooms located at any topmost storey;
b) The areas of any staircases or liftwells;
c) The areas of any common foyer or arcade;
d) The areas of any public toilets; and
e) The areas used for the access, parking and associated manoeuvring of motor vehicles.
The existing shop has a total use area of 77.74m2 of which 28m2 is to be used for kitchen and storage
areas which are excluded from carparking calculations. Therefore the proposed restaurant has an area
of 49.74m2 that is able to be assessed for carparking. Based on the carparking rate of 1:20m2 a total
of 2.5 spaces are relevant for the restaurant.
It is noted that the existing shop tenancy has a credit of 4 spaces and therefore no additional carparking
is applicable for the restaurant use, expanded area or for the additional unit.
Item 2: An accurate GFA calculation should be provided to ascertain the proposed GFA of the
shop.
Applicant’s Response to Item 2: Refer item 1 above.. Amended plans of the proposal are included
Attachment A and B.
Item 3: The planning scheme requires a 2m setback, average of 4m for the ground floor and 2nd
floor. The development has encroached on the original setback (1m to 3.4m) without
approval. It is considered that the development should provide a greater building
setback to the upper storey. Council would accept the upper level wall to the dwelling
unit setback 3.4m with light weight open balustrading/screening on both sides to 1.5m
above FFL. The balcony could be roof with a lower level roof. Removal of the upper
level roof over the balcony. Please amend plans to provide less bulk and a greater
setback to the upper storey to Hastings Street.
Applicant’s Response to Item 3: Please refer to Attachment B which details amended plans that
provides a 3.45 metre to setback for the upper level with lightweight screening and rooflines. The revised
plans are considered to provide an improved presentation to Hastings Street.
The applicant considers that she has now responded to Council’s request for further information . The
Decision Making Period has therefore commenced and we request that your Council proceeds with its
assessment of the application as soon as possible in accordance with the Planning Act 2016.
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Page 3 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.
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