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GIA - Application Cover Letter
21st September 2021 Our Ref: 02335 Noosa Shire Council The Chief Executive Officer 9 Pelican Street Tewantin QLD 4565 Via email: [email protected] ATTENTION: Planning and Development Assessment Lodgment of Request to be Generally in Accordance with the existing approval TPC 1528 (3 units) for proposed changes to the roof form and minor internal renovations of lot 2. Unit 2/7 Lake Street, Tewantin Lot 2 BUP7091 Good Day, In relation to the abovementioned property, and on behalf of Ashburton Pastoral Company Pty Ltd A.C.N. 137 063 444, we hereby submit a Request to be Generally in Accordance. Please find enclosed the following documentation to facilitate Council’s assessment of the submission: • Certificate of Title and signed Landowner’s Consent, • Appendix A – Proposed Architectural Plan. • Appendix B – Existing Town Planning and Building Plans. Background • The ‘as constructed’ units are not the same as the planning approval TPC 1528. • However, the units are generally constructed in accordance with the building approval. • Differences between the planning approval and building approval is the roof form and the internal layout. • It is a common occurrence for older development that ‘as constructed’ built form is different to the planning approval. This occurs because the planning approval, in this case condition 10 of TPC 1528 (see appendix B), requires the plans for BA to be substantially in accordance with the planning approval. RG Strategic PO Box 1818 07 5474 3873 Noosa Heads [email protected] QLD 4567 rgstrategic.com.au
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• At the time of the original approval, certification was part of Council (no private certification existed)
and the BA plans were referred to the planning department to ensure they complied with the
planning approval.
• In this case, because of what is constructed, and the historical Council processes, the planning
department deemed the BA plans to be substantially in accordance with the planning approval and
hence has been constructed as such.
• There have been no built form changes to that originally constructed in 1985/6.
Proposal
The generally in accordance request seeks the following changes to the plans.
• Change the roof form so there is head height to the full extent of the approved mezzanine rather
than a low ceiling to the edges. The roof change is shown in Figure 1 below. Noting the new section
of the gable end will be finished in weather board consistent with the existing external material and
the character of Tewantin.
Figure 1 - 3 D perspectives of the existing and proposed development.
PO Box 1818 07 5474 3873
Noosa Heads [email protected]
QLD 4567 rgstrategic.com.au
Page 3
Figure 2 - Building approval and 'as constructed’ and proposed mezzanine layout.
• Transform the approved mezzanine into an ensuite and bedroom. This is not increasing the number
of bedrooms on site, as the size of the living and dining area is increasing on the lower level and
the bedroom is moving to the mezzanine. This also utilises the northern aspect for the living area.
• A new window to the western elevation 1.7m above the FFL of the mezzanine to avoid overlooking
and provide better cross flow ventilation.
• The overall height of the development is reduced due to the round roof replaced with a continuing
pitched roof to the northern side where the dormer window is located.
In support of the request for the plans to be considered generally in accordance with TPC 1528, the following
key matters are provided for Council’s consideration:
• The use is not changing.
• No increase to the number of bedrooms onsite.
• No increase to the size of the approved mezzanine.
• The proposal seeks to provide head height to the full extent of the approved mezzanine rather
than having a low ceiling to the edges.
PO Box 1818 07 5474 3873
Noosa Heads [email protected]
QLD 4567 rgstrategic.com.au
Page 4
• There is no increase to Site Cover.
• There is no increase to GFA.
• A slight change to the roof form only.
• Building height is reduced; and
• The gable end is weatherboard consistent with the external finishes of the development and the
character of Tewantin.
We look forward to Council processing the application at its earliest convenience. Should you require any
additional information or have any queries please to not hesitate to contact us.
Kind Regards,
Russell Green APIA MQELA
Managing Director
RG Strategic
PO Box 1818 07 5474 3873
Noosa Heads [email protected]
QLD 4567 rgstrategic.com.au
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