DA Report Change Development Approval 132004.4078.08

DELEGATED REPORT
PLANNING

REQUEST TO CHANGE DEVELOPMENT APPROVAL

Application No:	132004.4078.08
	
Author:	Lisa Pienaar
	
Project Director:	Lisa Pienaar - Development Planner
	

SUMMARY:

The applicant proposes some building alterations to the Noosa Surf Club building which are outlined below.

APPLICATION DETAILS
Application Number:	132004.4078.08
Applicant:	Building Surveying Professionals (Qld) Pty Ltd
Request Received Date:	17 January 2017 (information requested received April 2017)
Original Approval Type:	Indoor Recreation

PROPERTY DETAILS
Property Address:	61 Hastings St NOOSA HEADS  QLD  4567
RP Description:	Lot 3 CP 862568
Existing Use of Land:	Noosa Surf Club

STATUTORY DETAILS
Planning Scheme:	The Noosa Plan
Planning Locality:	Noosa Heads locality Community Services zone
Planning Zone:	
Assessment Type:	Change to Approval

PROPOSAL:

The application seeks approval for minor alterations to the Noosa Surf Club which are as follows:
Enclosure of space currently used as a planter on the Hastings Street frontage and which is to be utilised as a storage area.  The plans show a sign on the façade, for which an application has not been submitted.
Enclosure of existing first floor deck area facing Hastings Street (currently used for staff and smoking area). Louvers and timber battens are the finishes and it will be enclosed covered with a roof to match existing roof and screening.
Install new windows on part of the western façade/wall facing the car park.
Installation of folding glass screens, new balustrading and canopies along the beach facing deck to allow maximum usability in inclement weather.
New steel and timber canopy over the below entrance, new glass entrance door and new concrete stairs to entrance.
Existing planter beds, which require maintenance, are to be replanted on the Hastings Street frontage. No other vegetation is proposed to be removed other than what is being replaced in the existing planter beds. Established trees such as the pandanus tree will be preserved. The applicant’s consultant has provided a landscape and planting schedule report and this will be conditioned as part of this approval.
[Note: state the specific IDAS components of the application (eg. a Development Permit for Material Change of Use (Office)).

BACKGROUND:

The Noosa Surf Club has a long development history with many town planning approvals.  For the sake of relevancy for this application and the lack of historical recording (pre 2004), the following approvals/changes to approvals are listed as follows:
In relation an application for a Material Change of Use for Indoor Entertainment (redevelopment of Noosa Heads Surf Life Saving Club), Council on 7 April 2005 approved this redevelopment including public toilets and the tourism centre and there has been a series of minor changes to that approval that followed between 2005-2010. A generally in accordance (plans) notice was issued in 2014.
Note: Provide discussion of known background information leading to the lodgement of the current application (if any), and any site history of general interest and context to the application

STATUTORY PROCESS:

The applicant has requested to make a change to a development approval under s369 of the Sustainable Planning Act 2009.  A request to change a development approval under s369 can only be made in circumstances where that change would constitute a ‘permissible change’.

The proposed change to the development approval requested by the applicant is determined to constitute a permissible change on grounds that:
The change would not result in a substantially different development because it consists of minor alterations to an existing building;
The change would not require the application to be referred to additional concurrence agencies;
The original application was impact assessable and the proposed changes would not likely cause a person to make a properly made submission because the proposal consists of minor alterations to the existing building;
The change would not cause the approval to involve prohibited development.

On this basis, the applicant has followed lawful process in making a request under s369 of the Act.

ASSESSMENT:

This application was referred to the Property section of Council as Council is trustee for the land for which the surf club is located. Property’s advice in March 2017 was that the proposal is consistent with the intent of the reserve and the lease area.

The proposed changes are of a minor nature and are consistent with the existing built form.  The applicant has not specified what conditions required changing, rather this has been indicated by a series of plans with annotations.  Therefore changes indicated have been cross referenced with the last set of consolidated conditions (Doc No. 10536298) and relevancy determined.  Additional conditions are required to cover the proposed changes eg. landscaping.

Existing condition 10 specifies that ‘any deck areas are not to be enclosed with shutters, glass panelling or the like, thus remaining as open structures, apart from temporary measures used during periods of inclement weather conditions’.  Consideration of this condition is required given there are 2 deck areas that are proposed to be either enclosed (Hastings St frontage) and the addition of glass panelling on the beachside deck. Both alterations are contrary to condition 10 in some way, as the proposed changes for both areas are not temporary in nature, but are for the provision of all weather protection.

This change and the other proposed changes are discussed in further detail below.

Deck on the Hastings Street frontage
Use and gross floor area (GFA) - The deck on Hastings Street side is proposed to be enclosed and roofed.  The extended roof will match the existing roof line which will result in a fully enclosed area which will be utilised as a meeting room and a smoking room/area.  The enclosure of this space results in an additional 47m2 GFA (approximately). It is difficult to determine in the sites history what the allowable GFA is and no conditions specify this.

Currently this area is utilised for staff and smoking area. Refer Figure 1 – Existing deck south west elevation.  The use is not affectively changing as it will remain as a gathering space and smoking area.  No new use is being introduced. However it is acknowledged that this space may be available for hire for meetings.   It is likely that anyone using the new space will be utilising the facilities the Surf Club currently offers.  Based on this, it is considered an increased use of this space has little effect on the current car parking provisions for this site.

Built form - Glass louver windows will be provided where the current shade sails are and timber battening will match existing timber battens. This may add to the bulk of the building to a certain degree, however the established trees on site and on the road reserve are well established, effectively screening the building from Hastings Street. Poles currently in place to support the existing shade sails will need to be removed which improves the existing look of the western and southern façade. This will be conditioned separately. The resultant outcome is a building frontage/facade that is aesthetically pleasing and ‘completes’ the building line. It is recommended to amend Condition 10 accordingly. Refer to Figure 2 – South & West Elevation - enclosure of deck.

Figure 1 – Existing deck – south west elevation

Figure 2 – South & West Elevation - enclosure of deck

Northern (beachside) deck
The northern deck area currently is embellished with glass balustrading and timber battening.  Refer Figure 3 – existing northern deck.

The following is proposed for the northern deck.

Aluminium framed folding glass screens - although the folding glass screen is a permanent structure, they can be folded back when not required. Refer to Figure 4 - open and closed rendering and Figure 5 - North Elevation. The design and installation of the glass screen is considered minor and a change to condition 10 is required to accommodate this addition.

Steel framed canopies will be constructed between existing columns. Refer Figure 4 - open and closed rendering. There are no issues associated with this.

New glass balustrading to replace the existing will accommodate the new screening and canopies.  There are no issues associated with this.

Figure 3 – existing northern deck

Figure 4 - open and closed rendering

Figure 5 – North Elevation

Windows on western wall
The applicant proposes to install new fixed windows along part of the western wall.  An acoustic report prepared by TTM was provided in response to new windows to be installed on part of the western façade/wall in the place of an existing wall. The windows will be double glazed with the report recommending that the glazing system should comply with several factors as outlined.  The approval will be conditioned to comply with this report.

The addition of the windows is in keeping with the buildings design and creates a more open subtropical western facade. Refer Figure 6– Proposed West Elevation and Figure 7 – Existing west elevation.

Figure 6 – Proposed West Elevation

Figure 7 – Existing west elevation.

Frontage and entry works
New entry doors, stairs and timber canopy over the entrance will replace existing ones.  Materials used are consistent with the current built form and improve the aesthetics of the building.

Other
Existing toilets within the building will be reconfigured and enlarged within the general area of where they currently are now.

Existing planter beds on the Hastings Street frontage will be replanted with native species and will be conditioned to comply with the submitted landscaping and plant schedule report.

The plans show a sign along the new wall (enclosing planter) ‘Noosa Heads Surf Life Saving Club’. This is considered a wall sign and is 10 m2.  An application for a sign has not been applied for and will not be approved as part of this approval.  There are existing 2 wall signs and a free standing pylon sign currently identifying the surf club on the Hastings Street frontage that are in surf colour theme. There maybe an opportunity to consolidate the signage on this elevation by removing the existing signage in place of a more sophisticated identifying signs.  Note: Provide an assessment of the proposal, including an assessment of whether the proposed changes comply with the planning scheme provisions that were in effect at the time the original application was made, with appropriate weight given to the current planning scheme provisions (refer to SPA).  Also, your assessment must look at the degree of change from the first, original approval, not just the difference between the current proposal and the last change that was done.  The assessment must also consider the submissions that were made during the original application

Note: Where conditions are changing, provide a list of all affected conditions showing track changes.  New words are to be shown in bold, and deleted words are to be shown with a strikethrough.  Also list and discuss any changes required to the list of approved plans and documents including any plan amendments

Overall the proposed alterations improve the aesthetics of the building and provide all weather protection for improved usability of existing areas.

RECOMMENDATION

APPROVE the request to change a development approval, Application No. 132004.4078.08, situated at 61 Hastings St NOOSA HEADS  QLD  4567, in accordance with the following details for the Decision Notice.

In relation to the request to make a change to the existing approval, Council decided to:

A.	Change Conditions 1 and 10

Change Condition 1 to read as follows:
Development undertaken in accordance with this approval must generally comply with the approved plans of development.  The approved plans are titled and numbered DA 100 Site Plan, DA 101 Ground Floor Plan, DA 102 First Floor Plan, DA 103 Roof Plan, DA 104 South elevation, DA 105 West elevation, DA 106 North Elevation drawn by PCA Architects and dated 3 January 2017, DA 108 Hastings Street Extension drawn by PCA Architects dated 4 April 2017 and DA 109 External Folding Sliding glass screens drawn by PCA Architects and dated 10 April 2017 and as may be amended by these conditions.

Change Condition 10 to read as follows (Delete existing Condition 10 and replace):
Any deck areas that are to be partially enclosed or enclosed are to be in accordance with the plans referred to in Condition 1.

B.	Include additional Conditions as follows

Landscaping
All trees and vegetation identified for retention must be protected in accordance with AS 4970, Protection of trees on development sites.
Exposed timber surrounds to garden beds must not create a trip hazard.
Rehabilitation of garden areas must:
Be undertaken immediately following completion of the construction works;
In accordance with the approved plans and ‘Proposed Landscape Report and Proposed Plant Schedule as prepared by John Hope Designs, dated 3 March 2017;
Result in the area being stable and landscaped.

General
The installation of the windows on the western façade of the building must be in accordance with the Acoustic advice provided by TTM, dated 12 April 2017.
The structural poles currently supporting the shade sails on the south western corner must be removed as part of the construction of this area.

Approved Plans - April 2017

Plan No.	Plan, prepared by	Date
DA 100	Site Plan drawn by PCA Architects	3 January 2017
DA 101	Ground Floor Plan drawn by PCA Architects	3 January 2017
DA 102	First Floor Plan drawn by PCA Architects	3 January 2017
DA 103	Roof Plan drawn by PCA Architects	3 January 2017
DA 104	South elevation drawn by PCA Architects	3 January 2017
DA 105	West elevation drawn by PCA Architects	3 January 2017
DA106	North Elevation drawn by PCA Architects	3 January 2017
DA 108	Hastings Street Extension drawn by PCA Architects	4 April 2017
DA 109	External Folding Sliding glass screens drawn by PCA Architects	10 April 2017

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WEST ELEVATION


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NORTH EASTCORNER OF BULDNG WTH PROPOSED FOLDING SLIDING SCREENS IN OPEN POSITION


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NORTH EASTCORNER OF BULDNG ITH PROPOSED FOLONG SLING SCREENS N CLOSED POSTION


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