2020-10-06 Planning & Environment Committee Agenda

PLANNING & ENVIRONMENT COMMITTEE MEETING AGENDA                                   6 OCTOBER 2020


     OR
     S5.2 Where a character building or heritage site cannot be practicably retained on its
     existing premises, the building or structure is relocated to an alternative location within the
     Noosa Shire and reinstated to a standard that is suitable for reuse, provided relocation of
     the character building or heritage site will not result in the loss of valued streetscape
     character; OR
     S5.3 Demolition only occurs where the— a) building or structure cannot be practicably
     retained on the existing premises; and b) the premises are physically constrained such that
     the building or structure cannot be relocated to an alternative location; or c) the building or
     structure is structurally unsound and not capable of economic repair
The applicant maintains that there are three probable solutions and that the proposed
development complies with Probable Solution S5.2.
Whilst the applicant is correct insofar as there are three probable solutions related to Specific
Outcome O5 it is not merely about meeting one of the probable solutions in order to meet the
Specific Outcome. Whilst the probable solutions are separated by an ‘or’ there is a sequence of
assessment required before transitioning through the probable solutions. In the first instance the
probable solutions S5.1 seeks character buildings within character areas to be retained. Where
character buildings cannot be practicably retained on existing premises S5.2 permits the
relocation of the building to be relocated to an alternative location within the Shire.
In this regard, the question as to whether the building can be practicably retained needs to be
resolved.
The applicant provided a Structural Engineering Report (Bligh Tanner 24 February 2020)
assessing the ability to relocate the house. The report was based on a visual inspection of areas
that were easily accessible at ground level only. The report notes the following:
     … the visible original structure appears to have been constructed using quality timber and
     workmanship resulting in a dwelling that has weathered well.
     ... There were no visible structural concerns that would preclude a continued use of the
     building. The seemingly sound condition of the hardwood framing of the house would mean
     that the house can be relocated to a new site provided the correct preparation was
     undertaken by a qualified and experienced house removal contractor.
     The separate garage structure is in poor condition and if it is to be relocated, it would need
     significant strengthening/replacement of the floor framing and rectification of the
     chamferboard cladding and flooring.
In response to Council officer’s Information Request the applicant further advised that the
reasons the building cannot be practicably be retained include:
    The inability to retrofit the building to provide for universal access to comply with AS1428
     Design for access and mobility and the Disability Discrimination Act
    Access to the building does not meet AS1428 Design for access and mobility requirements
     with substantial building modification required to achieve this and which would impact on
     the existing external appearance
    Internals of the house do not meet compliance with AS1428 and would require substantial
     modification
    The building does not meet the current structural code requirements for a Class 5 building
    The building will not conform with Class 5 Type C construction fire rating
    The building has timber stump foundations which would require compete removal and new
     footings and foundations installed to accommodate the proposed use



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