Applicant Response to NC information Request

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    •   Request for pavement treatment and bollards to separate pedestrians and define existing
        park/club beach vehicular access;
    •   Cross fall of park access and impact of northern façade of building;
    •   Design of northern garden bed to park access; and
    •   Provision of carparking and exploration of options for additional parking.

In association with Council officers, the applicant has investigated and reviewed the carparking area to
the front of the Club with the view to improving the function of the carpark. Concerns were raised by
Council officers about the existing lack of well defined pedestrian pathways that extended from the
beach access to the club, park and shopping area. Additional works to the front carpark were
requested to be detailed.

The applicant has prepared revised plans which demonstrate new frontage works that will increase
pedestrian safety and priority for the area through the installation of bollards and new paving treatment
of coloured concrete that delineates pedestrian and shared zones (Attachment C).

Extracts of the proposed frontage works and an aerial photograph of existing site conditions are
detailed below:




   Proposed frontage works




 Existing car parking arrangements

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The project architect has reviewed the northern boundary façade and adjoining vehicular access and
proposes widening of the access to ensure vehicles are well clear of the building.

The project architect has also reviewed the northern garden bed to the park and has stepped it down
the slope to minimize height and trip hazard.

Council staff have requested that further information be provided about car parking associated with the
development noting that no further carparking can be provided on site.

The proposal represents a substantial renovation of the existing building on site with the ground floor
level of the development to be retained. In assessing renovations of existing buildings, Council has
normally considered the existing approved floor areas of buildings as equating to a ‘credit’ of
carparking space for the site. In this instance the proposal involves the upgrade of existing facilities
such a plant rooms, staircase, lift wells and kitchen and storage areas that are not included in
carparking calculations under the planning scheme and in combination with the existing approved floor
area, no additional carparking is generated due to the improved service facilities on site. This
comparison of the existing situation and proposed new works is considered a fair and reasonable
approach to the assessment of carparking for the clubhouse. It is not considered reasonable for
Council to assess carparking without regard for the existing activities on site.

The Sunshine Beach Surf Life Saving Club in association with Council officers has also investigated
the possibility of providing additional carparking in the locality noting that previous Council run ‘Place
Making’ projects did not identify any suitable areas. The club reviewed options including:

     • Extending the front carpark eastward – (not viable due to vegetation and slope impacts);

     • Extending the front carpark westward in to Webb Park – (not viable due to slope, impacts on
        park amenity and pedestrian walkway and extent of earthworks required);

     • Additional carparking in Webb Park in front of the ground floor actives area – (not viable due
        to extent of earthworks, loss of park area; conflict between pedestrians and vehicles);

     • New carpark in Webb Park with access from Webb Road - (not viable due to extent of
        earthworks, loss of park area, conflict between pedestrians and vehicles and impact on
        adjoining residences);

     • Convert existing parallel parking in Webb Road to perpendicular parking – (reviewed option
        discussed below)

The applicant engaged Tod Engineers and Project Managers to further investigate the conversion of
the parallel parking in Webb Road. Tod’s investigation has revealed that the carparking reconfiguration
results in four new carparking spaces being provided in Webb Road. A copy of the engineering plans
are attached (Attachment D).


Item 4: A noise impact assessment prepared by a suitably qualified person which addresses noise
emissions from the operation of the proposed development including recommendations for acoustic
noise controls.

Applicant’s Response to Item 4: Please find attached a noise report prepared by David Moore and
Associates (Attachment E)


Item 5: Consideration of the potential impact of the proposed development on the view lines of
surrounding properties to the north, south and west. It is recommended that this consideration address
the levels of surrounding properties and includes sight line diagrams.

Applicant’s Response to Item 5: Please find attached plans detailing sight lines from Costa Nova to
the north of the site (Attachment F). The balconies from Costa Nova were considered to be the most
relevant for sight lines due to their proximity to the clubhouse and lack of vegetation in front of the

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units. As detailed by the aerial photographs below, the Sunshine Beach Surf Club is located in an area
that is lower than the established three storey units to the north and west of the site, with much of the
surf club building stepping down to the west to Ed Webb Park. It is noted that Ed Webb Park
surrounds the site and has well established Hoop Pines along Webb Road and Duke Street that
currently restrict views as detailed by the photographs below.




Aerial view of surrounding pattern of development. Note the existing three storey developments to the north and west which are
higher than the surf club and enjoy extensive ocean view to the north, east and south.




Drone footage - Aerial view of the existing Hoop Pines along Webb Road and Duke Street. Note existing Hoop Pines screen
existing development.




Drone Footage -View above Sunshine Beach shops demonstrating existing vegetation and extensive coastal views down the
coastline.

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The proposed extensions and renovations to the club house will result in a subtle change in views for
three of the Costa Nova units, however the majority of the view will be retained noting that units main
eastward view is not altered.


Item 6: Clarification regarding the operation of the ‘removable framed awning’ and when the device is
proposed to be used.

Applicant’s Response to Item 6: The ‘framed awning structure’ over the deck is designed as a
permanent roofing structure that is able to be dismantled (if required0 from the main building if the
structure is threatened by extreme erosion. The structure is not a retractable awning.

The applicant considers that they have now responded to Council’s information request. Would you
please provide us with a list of adjoining owners so we can commence public notification of the
proposal as soon as possible.

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