Minor Change Report 51901.3604.02

APPLICATION FOR A MINOR CHANGE TO A DEVELOPMENT APPROVAL
Author	Development Planner, Glen Conforti
Development Assessment

APPLICATION DETAILS
Application No.	51901.3604.02
Development Approval	Change to development approval for a new storeroom, guest lounge, reception, office and landscaping.
Applicant	JDBA Certifiers
Request Received On	15 November 2019

PROPERTY DETAILS
Property Address	Culgoa Point 5 Quamby Pl Noosa Heads Qld 4567
RP Description	BUP 4076
Land Area	11,070m²
Existing Use of Land	Multiple dwellings

STATUTORY DETAILS
SEQRP Designation	Urban Footprint
Locality	Noosa Heads
Zone	Attached Housing
Overlays	Natural Hazard (Flood and Acid Sulphate Soils)
Assessment Type	Minor Change to Development Approval

PROPOSAL
The applicant seeks to change the existing development approval. The changes include the following:
Demolish the existing waiting and reception building;
Construct a new store and guest lounge building and a new office/reception building with combined gross floor area of 110m² and a total Site Cover of 131m². The office/reception building incorporates a landscaped roof and the store room and guest lounge incorporates a 5 degree pitch roof;
Construct a 1.5m wide batten covered pergola (pervious) with a 3.2m setback to the frontage  extending to the rear of the site;
Construct a small feature wall approximately 6m in length and 0.8m high setback 1.8m from the frontage, set in a landscaped mound;
Demolish a portion of the podium to increase gardens along the main pathway to the canal and create a pedestrian ‘spine’;
Relocate stairs near the northern units  to allow for the pedestrian ‘spine’ through the complex;
Include batten screening over the existing 3 storey eastern gabled end of the northern building;
Reconfigure the stairs to the podium;
Reconfigure the car parking area (an additional 2 car spaces) and the relocation of the driveway south to allow for a more symmetrical and attractive pedestrian friendly access.
The applicant has provided a full set of architectural plans, landscape plans and engineering detail.
There is no proposed change to the residential unit layout.
The following Figures 1, 2 and 3 show the proposed renovations.

Figure 1 - General proposed layout and floor plan of the store/guest and reception office areas.

Figure 2 - Floor plans of the 2 new buildings.

Figure 3 - Landscape perspective viewed from the street.
background
A development approval for 65 Multiple Dwellings was issued on 4 February 1980.
On 27 July 1993, an approval for modification to the approved plans, in the form of 7 replacement visitor carparks, was issued.  The approval and associated application was in response to Council becoming aware that other ancillary infrastructure had been built over existing onsite car park.
On 2 September 1993, Council approved an extension to the reception and office building and an impervious shade structure.
assessment
Instruments for Statutory Assessment
Under the Planning Act 2016 the application must be assessed against each of the following statutory planning instruments to the extent they are relevant to the development:
State Planning Policy;
South East Queensland Regional Plan;
Planning Regulation 2017;
The Noosa Plan.
The following codes from the Noosa Plan are applicable to this development:
Noosa Heads Locality Code
Residential Uses Code
Landscaping Code
Engineering Works Codes
Statutory Process
The applicant has requested to make a minor change to a development approval under s78 of the Planning Act 2016. An application for a minor change to a development approval can only be made in circumstances where a change would constitute a ‘minor change’.
The proposed change to the development approval requested by the applicant is determined to constitute a minor change on the grounds that:
the development would not result in substantially different development as there is no change of use of the site and only minor works to include a new guest lounge/store room building and an office/reception building;
the change does not include prohibited development;
the change would not require the application to be referred to an additional referral agency or cause a referral agency to have regard to new mattes prescribed by regulation;
where the original application was code assessable, the change would not cause the application to become impact assessable.
Statutory Instruments – Planning Scheme
GFA
The proposal seeks a total GFA of 110m², 27m² net increase to the GFA of the existing guest/reception/office building. The development GFA totals 6,169m² (including renovations) well within 7084m² permitted by the Noosa Plan and 7,195m² permitted by the draft planning scheme for the site.
Site Cover
Site cover provisions at the time of the original approval were 35% of which the development was required to reduce the size of the podium to meet this provision. The site cover of the existing guest/reception/office is 120m². The proposed site cover of the new building is 131m², however, given some of the podium is being removed which reduces site cover, the proposals net site cover is 106m² resulting in a total site cover of 34.81% for the site.
Setbacks
The battened pergola is proposed with a 3.2m setback to the front boundary. It is considered the pergola provides amenity for visitors and guests and given it is proposed in a landscaped setting and is not bulky, the proposed setback raises no concerns. Figure 4  below shows the pergola within the setback.

Figure 4 - Battened pergola within the front setback.
The proposal plans indicate seats and a portion of the battened pergola within the rear canal boundary 6m setback. The pergola is not consistent with the development in the surrounding area where no structures are within this setback which is retained as turf or landscaped area facing the river. A condition is included to ensure the pergola is setback a minimum of 6m.
Built form
The store room and guest lounge building sits behind the new office/reception and proposes a 5 degree pitched roof behind a perimeter parapet. The architect suggest that the parapet and landscaped roof to the reception building helps to offset the dominant gabled end of the existing 3 storey units.
The roof of the reception building is flat and incorporates landscaping (green roof) which softens the look of the roof from the units above. A condition is included which ensures the roof to the reception building is landscaped or alternatively a minimum of 5-degree pitched roof with eaves to comply with the built form provisions of The Noosa Plan.
Landscaping
There is no net loss of landscaping across the site. The landscaping plans indicate good landscaping to the front of the site resulting in an overall landscaped frontage. Some non-natives are included in the planting schedule; however, a condition is included to ensure that only natives are utilised.
Car Carparking
The car parking area is proposed to be reconfigured with some visitor parking located at 90 degrees to the front boundary. An additional 2 visitor car spaces are proposed. The first car space closest to the frontage is proposed for a small vehicle as a larger vehicle’s manoeuvring may extend beyond the property boundary. This does not raise any concerns. An operational works application is required for works in the road reserve and line marking as some on street car spaces are required to be relocated in the cul de sac.
Approved Plans
As a result of the proposed development Condition 2 of the original approval is required to be deleted as those original plans for the reception building are obsolete and are superseded by the proposal plans.
cONSULTATION
Other Referrals
The application was forwarded to the following internal Council specialists:
Development Engineer
conclusion & reasons for decision
The proposal does not raise any significant planning matters and is recommended to be supported when conditions are included which ensure native plants are used and the pergola does not extend into the rear setback.
RECOMMENDATION
With regard to Application No. 51901.3604.02 51901.3604, to make a minor change to an existing approval for a new guest lounge, storeroom, reception, office and landscaping situated at Culgoa Point 5 Quamby Pl Noosa Heads Qld 4567  described as Lot  BUP 4076, Council on  decided to:
A.	Approve the change.
B.	Delete Condition 2 of the original approval
C.	Include additional conditions 14,15, 16, 17, 18, 19, 20, 21, 22, 23, 24, 25, 26, 27, 28, 29, 30, 31 and 32 to read as follows:
Additional Conditions March 2020
Development undertaken in accordance with this approval must generally comply with the approved plans of development. The approved plans are listed in the following table unless otherwise amended by these conditions.
Plan No.	Rev.	Plan/Document Name	Date
WD 1.1	A	Title Sheet, prepared by Sparks Architects	28.10.19
WD 1.5	B-WIP	Site Plan, prepared by Sparks Architects as annotated by Council	29.01.2020
WD 1.7	A	Ground Floor Plan, prepared by Sparks Architects as annotated by Council	28.10.19
WD 1.8	A	First and Second Floor Plan, prepared by Sparks Architects as annotated by Council	28.10.19
WD 1.9	A	Roof Plan, prepared by Sparks Architects as annotated by Council	28.10.19
WD 2.1	A	Elevations Sheet 1, prepared by Sparks Architects as annotated by Council	28.10.19
WD 2.2	A	Elevations Sheet 2, prepared by Sparks Architects as annotated by Council	28.10.19
WD 3.1	A	Sections, prepared by Sparks Architects as annotated by Council	28.10.19
WD 9.1	A	3D Perspective, prepared by Sparks Architects as annotated by Council	28.10.19
LP000	D	Cover Sheet, prepared by Conlon Group	09.03.20
LP001	D	Schedule of Finishes, prepared by Conlon Group	09.03.20
LP002	D	Planting Schedule and General Notes, prepared by Conlon Group	09.03.20
LP201	D	Set out & Surfaces Plan Ground Floor Plan, prepared by Conlon Group	09.03.20
LP202	D	Set out & Surfaces Plan Ground Floor Plan, prepared by Conlon Group	09.03.20
LP203	D	Set out & Surfaces Plan First Floor Roof Plan, prepared by Conlon Group	09.03.20
LP301	D	Planting Plan – trees, climbers & large shrubs Ground Floor Plan, prepared by Conlon Group	09.03.20
LP302	D	Planting Plan – trees, climbers & large shrubs Ground Floor Plan, prepared by Conlon Group	09.03.20
LP303	D	Planting Plan –shrubs & ferns Ground Floor Plan, prepared by Conlon Group	09.03.20
LP304	D	Planting Plan – shrubs & ferns Ground Floor Plan, prepared by Conlon Group	09.03.20
LP305	D	Planting Plan – Ground Covers & Orchids – Ground Floor Plan, prepared by Conlon Group	09.03.20
LP306	D	Planting Plan – Ground Covers & Orchids – Ground Floor Plan, prepared by Conlon Group	09.03.20
LP307	D	Planting Plan Level 1 Roof Plan, prepared by Conlon Group	09.03.20
LP401	D	Landscape details, prepared by Conlon Group	09.03.20
LP402	D	Landscape details, prepared by Conlon Group	09.03.20
Page 25	A	Landscape Perspective, prepared by Conlon Group	-
The roof of the reception/office building must be landscaped or alternatively include a 5-degree roof pitch and eaves to 75% of the perimeter of the building.
The pergola covering the walkway must be setback a minimum of 6m from the rear boundary (River boundary).
A sealed access driveway and pedestrian access must be provided from Quamby Place to all parking and manoeuvring areas of the development generally in accordance with the approved plans. The works must be undertaken in accordance with an operational works approval and must include in particular:
external works - crossover, footpath, on street car parking and line marking.
Landscaping must be generally in accordance with the approved landscaping plans and Planning Scheme Policy PSP 3 – Landscaping Plants and Guidelines. The following plants are not approved to be used:
magnolia grandiflora must be replaced with native species such as Elaeocarpus Eumundi; and
spathiphyllum floribundum (Peace lily) must be replaced with native species.
The area in the road reserve between the vehicle crossover and the adjacent footpath (directly in front of the planter and outside the property boundary) must be turf and not hard stand.
Demolition Conditions March 2020
Approved Plans
Development undertaken in accordance with this approval must comply with the approved plan of development. The approved plan is listed in the following table unless otherwise amended by these conditions.
Plan No.	Rev.	Plan/Document Name	Date
WD 1.6	A	Demolition Plan 1:200, prepared by Sparks Architects	28.10.19
Performance Bond
Security in the form of a cash bond or trading bank guarantee to the sum of $5,000 must be submitted to Council prior to the issue of a Development Permit for Building Works for demolition, to secure the demolition conditions of this approval. The cash bond or trading bank guarantee will be returned on performance of the demolition conditions of this approval less any costs incurred by Council in respect of enforcing performance of these demolition conditions. Council reserves the right to call upon the bond or guaranteed sum to effect compliance with conditions.
Works
Demolition must be undertaken in a manner that causes no detrimental effect upon the amenity of the neighbourhood by reason of the creation of excessive noise, lighting, air-borne hazards, atmospheric pollutants (including dust or odours) nuisance or any other emissions in accordance with the nuisance provisions of the Environmental Protection Act 1994.
Waste management
A Waste Management Plan (demolition) must be submitted in accordance with Planning Scheme Policy 11 - Waste Management Plan and approved by Council’s Waste Coordinator prior to issue of a development permit for Building Works for demolition, removal or relocation.
The purpose of the Waste Management Plan is to facilitate the segregation of waste for the effective reuse and recycling of such materials. Segregated wastes attract significantly reduced disposal fees at the landfill with some items free.  Higher gate fees are charged for mixed waste.
Waste storage areas must provide for adequate separation of all reusable, recyclable and waste materials. These must be located so that they are convenient and safe to use.
The Plan must contain the following information:
The areas for the storage and separation of waste shown on a site plan;
A waste management table as indicated below is to be completed showing how waste material is to be segregated - recycled – reused or disposed; and
Table – Waste Management Table
MATERIALS ON-SITE	DESTINATION
	Re-use and Recycling	Disposal
Expected waste materials	Estimated volume(m³)	On-site            *specify proposed re-use or on-site recycling methods	Off-site              *specify contractor and recycling outlet	*specify contractor and landfill site or other disposal site
Excavation material				
Green waste				
Bricks				
Concrete				
Timber-please specify				
Plasterboard				
Metals - please specify				
Asbestos				
Other - please specify				
Note * If a demolition contractor is undertaking works, then the Waste Management table is to be completed by the demolition contractor.
Damage to infrastructure
Any damage to footpaths, street plantings, natural vegetation/trees kerb and channel, bridges or roadways must be repaired or reinstated to at least pre-existing conditions.
Vacant site
The site must be left clean and tidy free from debris such as concrete, wire, rubble, brick/s and the like. If the site remains vacant for more than 30 days the lot must be turfed or landscaped in accordance with Planning Scheme Policy PSP 3 – Landscaping Plants and Guidelines and to the satisfaction of Council so as to not cause nuisance to the surrounding area.
All waste materials must be removed from site.
Litter, erosion and sediment control
Litter, erosion and sediment control measures must be installed and maintained until soils are stabilised by turf, vegetation or sealed.
Note: it is an offence under the Environmental Protection Act 1994 to deposit or potentially allow litter, waste, soil, or other contaminants to enter a waterway or storm water drainage system (e.g. roadside gutter).
Asbestos
Removal of building materials containing asbestos must be undertaken by a licensed asbestos removalist.
Asbestos removal work (Section 466) of the Work Health and Safety Regulation 2011 requires a licensed asbestos removalist to give notice to Workplace Health and Safety Queensland (WHSQ) of licensed asbestos removal work at least five days before the work commences. Notification must be made using Form 65: Notification of licensed asbestos removal work, demolition work or emergency demolition.
All building materials containing asbestos products are wrapped and disposed of in accordance with the Public Health Regulation 2006 and the Environmental Protection Regulation 2008.
Note: Asbestos is a Regulated Waste. The Department of Environment & Science licenses businesses that transport asbestos waste, and landfills that accept this waste.
All building materials containing asbestos, including asbestos cement sheeting or roofing and lagging are removed from the building prior to demolition/relocation.
Plumbing and Drainage
It is a requirement of the ‘Standard Plumbing and Drainage Regulation 2019’ that at demolition of a building, the existing sanitary drain upstream from the connection point for a service provider’s sewerage system must be sealed water tight. This work is deemed as notifiable Work and must be carried out by a suitably licenced plumber who must submit an As Constructed plan and Form 4 (Notifiable Works Form) to the QBCC (Queensland Building Construction Commission) within 10 days of completing the work

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RESORT ENTRY

CULGOA POINT BEACH RESORT NOOSA HEADS - ENTRY FACILITIES Landscape Per