22070_Minor Change Application · 132008.176.07

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•     Addition of mechanical air intakes and exhausts for the basement
•     Introduction of a stepped landscape wall to the southern elevation in lieu of a high retaining
      wall
•     Addition of a fire booster to the Serenity Close frontage
•     Redesign of the quiet pool and amenities pavilion
•     Addition of building plant and services area below the main pool terrace
•     Western facade redesign
•     Structural column updates
•     Updated pool restaurant and main restaurant design
•     Skylights added to restaurant roofs
•     Updated landscape roof extents for maintenance requirements
•     Villas relocated from south to north facing
•     Change of roof material over the larger 4 main hotel buildings from metal sheeting to
      concrete.

The amended proposal plans include site cover and GFA plans demonstrating compliance with
the Noosa Plan requirements.

The changes include variations to the approved restaurant, retail and function facility floor
areas, however the outcome does not impact carparking requirements as detailed in the
summary below.

                                              Approved        Proposed Change       Provided
    Use                Parking rate       Area    Req’t      Area      Req’t    Proposed change
    Short term         1 space per        186     204.6      186       204.6
    Accommodation      accommodation      rooms              rooms
                       unit/cabin, plus
                       1 space per 10
                       accommodation
                       units/cabins
    Hotel Facilities   N/A                         N/A                N/A
    (ancillary)
    Retail             1 space / 20m²     690m2    34.5      699m2    34.95
                       GFA
    Function           1 space / 20m²     457m2    22.85     531m2    26.55
                       GFA
    Lobby Bar &        1 space / 20m²     669m2    33.45     647m2    32.35
    Restaurant         of use area
    (excluding Pool    and outdoor
    Bar/Restaurant     business area,
    which are only     excluding
    accessible to      kitchen and food
    hotel guests)      storage area
                                           Total   295                298       301
                                                   (295.4)            (298.4)   (298 cars + 11
                                                                                motorcycle spaces

To overcome a number of challenges and prolong the life of the structure in totality, it is now
proposed to have concrete roofs over the larger 4 main hotel buildings. The buildings on the
eastern and western edges, fronting Banksia Avenue and Serenity Close, are highly visible
from the road and pedestrian frontages and the architectural intent is to continue to deliver
these buildings with Metal Roof Sheeting consistent with the current approval.

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The decision to change the internal located roofs from Metal Sheeting to Concrete was driven
by the following factors:
• Safety in Design: concrete roofs provide far safer rooftop access for cleaning, routine
    maintenance and servicing of rooftop plant and PV cells. Concrete roofs also provide safer
    access points for facade and window cleaning.
• Code Compliance: Concrete roofs aid in achieving National Construction Code compliance
    for fire separation, acoustics, and other regulatory items.
• Construction Sequencing: The concrete roof is preferred to enable continuation of trade
    sequencing to the rooftop level, providing a superior and more robust roof for less cost in
    less time.
• Best Practice Construction: in Noosa’s corrosive environment, best practice building
    methodology prioritises concrete over metal roof sheeting as providing a more durable and
    enduring construction material with far greater structural integrity. It is also more resistant
    to severe weather events including hailstorms.

The perimeters of the buildings will continue to have pitched roofing, with the internal areas
comprising flat roof sections. Despite the flat internal roof sections, the visible roof forms will
remain varied, with different levels, presentation and appearance.

The proposed roof change will not impact compliance with the Noosa Plan or the visual
outcome of the development. Roof form outcomes of the Noosa Plan relevant to the site
include:

Tourist Accommodation zone code
Roof form
PO20
Roof forms:
(a) contribute positively to the local skyline;
(b) complement the character of the locality and the topography of the site;
(c) avoid box profiles/parapets; and
(d) do not create opportunities for overlooking the private open space or internal spaces of
    neighbourhood properties.

Noosa Heads Local Plan Code
AO8.5
Buildings and structures:
(a) incorporate articulated roof forms which are visible from the street;

The proposed change of roofing material and form will maintain compliance with these
provisions. The roof:
• will contribute positively to the local skyline, with no noticeable difference in the level of
   articulation and extent of variation in roof style visible from public spaces;
• will continue to complement the character of the locality and the topography of the site
   consistent with the current approval;
• will avoid box profiles and parapets;
• will not create opportunities for overlooking the private open space or internal spaces of
   neighbourhood properties; and
• will incorporate articulated roof forms which are visible from the street.

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Included in Appendix A are photos showing views towards the site taken from Viewland Drive
and the corner of Eugarie St & Nairana Rest (noting this photo is zoomed in). These images
show the top levels of existing development along Serenity Close and which are not highly
visible. Due to site topography, surrounding and retained vegetation and the design outcome,
the flat sections of roofing within the mid internal section of the building will not be visible. It is
unlikely that roof changed material will have any significant impacts from these view areas and
will be nestled within the retained vegetation along Serenity Close and below the building within
the existing reserve.

The updated awning and lift design changes result in minor height encroachment in 3 locations,
ranging from 110mm to 170mm. These areas are identified on the attached Height plane
diagram and will not result in any amenity impacts or noticeable impact to height outcome of
the development.

MINOR CHANGE

The Planning Act 2016 defines a minor change as:

A minor change, for a development approval, is a change to the approval that —

      i.       would not result in a substantially different development; and

        The DA Rules state:

        In determining whether the proposed change would result in substantially different
        development, the assessment manager or referral agency must consider the individual
        circumstances of the development, in the context of the change proposed.

           Description / Provisions                  Comment / Response
           A change may be considered to result in a substantially different development if the
           proposed change:

           •    Involves a new use; or                   No new use is proposed.

           •    Results in the application applying to No new land is included as part of the
                a new parcel of land; or               application.

           •    Dramatically changes the built form in The proposed changes do not
                terms of scale, bulk and appearance; dramatically change the built form in
                or                                     terms of scale, bulk and appearance.

           •    Changes the ability of the proposed No changes are made to the proposed
                development to operate as intended development to impede its operations.
                (for example, reducing the size of a
                retail complex may reduce the
                capacity of the complex to service the
                intended catchment); or

           •    Removes a component that is integral The proposed changes do not involve
                to the operation of the development; removal of a component that is integral
                or                                   to the operational of the development.

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           •    Significantly impacts on traffic flow The proposed changes do not result in
                and the transport network, such as significant impacts on traffic flow and the
                increasing traffic to the site; or    transport network, such as increasing
                                                      traffic to the site.

           •    Introduces new impacts or increases The proposed change does not
                the severity of known impacts; or   introduce any new impacts, nor will it
                                                    increase the severity of known impacts.

           •    Removes an incentive or offset No incentive or offset components
                component that would have balanced incorporated.
                the   negative   impact   of   the
                development; or

           •    Impacts on infrastructure provisions.   The proposed development does not
                                                        impact upon infrastructure provisions.


     ii.       if a development application for the development, including the change, were
               made when the change application is made would not cause—

           Description / Provisions                     Comment / Response

           A. the   inclusion   of    prohibited No prohibited development proposed.
              development in the application; or

           B. referral to a referral agency, other The original application triggered
              than to the chief executive, if there referral. No additional referrals are
              were no referral agencies for the required.
              development application; or

           C. referral to extra referral agencies, No extra referrals are required.
              other than to the chief executive; or

           D. a referral agency to assess the No additional referral assessment
              application against, or have regard triggers/aspects are required.
              to,   matters     prescribed     by
              regulation under section 55(2),
              other than matters the referral
              agency must have assessed the
              application against, or have had
              regard to, when the application was
              made; or

           E. public     notification if  public No change.
              notification was not required for
              the development application.

Accordingly, the subject change is a minor change.

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ASSESSMENT

Pursuant to Clause 81 (4) & (5) the responsible entity must consider the statutory
instrument, or other document, as in effect when the development application for the
development approval was properly made.

Comment: No change has occurred to the assessment criteria that applied when the
development application was made.

However, the responsible entity may give the weight the responsible entity considers is
appropriate, in the circumstances, to—
   (a)    the statutory instrument or other document as in effect when the change
          application was made; or
   (b)    if the statutory instrument or other document is amended or replaced after
          the change application is made but before it is decided—the amended or
          replacement instrument or document; or
   (c)    another statutory instrument—
          (i)     that comes into effect after the change application is made but before
                  it is decided; and
          (ii)    that the responsible entity would have been required to consider if the
                  instrument had been in effect when the development application for
                  the development approval was properly made.

Comment: No change has occurred to the assessment criteria that applied when the
development application was made.

CONCLUSION

The proposed change does not compromise the intent of the original approval and continues
to comply with the provisions of the Noosa Plan 2020.

Approval of the minor change is warranted.

Should you have any questions with respect to the above, please do not hesitate to contact
me direct.


Yours faithfully
PROJECT URBAN




Scott Sobey
DIRECTOR
Email: [email protected]

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APPENDIX A




View towards site from Viewland Drive




View towards site from the corner of Eugarie St & Nairana Rest