Council Planning Report 132005.1133.06

132005.1133.06 request to change a development approval for 155 multiple dwelling units and associated facilities – shop, restaurant, multi-function room, and gym for resort drive and leslie drive noosa heads

Document information

Author	Coordinator Planning, Patrick Murphy
Environment & Sustainable Development Department
Index	Applications/ ECM/ 132005.1133.06

Attachments	1. 	Current approved plans
2. 	Proposed plans

APPLICATION DETAILS
Applicant	Altum Constructions
Proposal	Change to Existing Development Approval
Properly Made Date	28/06/2017
Number of Submissions	Nil

PROPERTY DETAILS
Property Address	Resort Drive, NOOSA HEADS
RP Description	Lot 7 SP178340 (formerly Lot 3 SP221524 & Lot 3 SP 178323)
Land Area	4.262ha
Existing Use of Land	Vacant

STATUTORY DETAILS
SEQRP Designation	Urban Footprint
Locality	Noosa Heads
Zone	Semi-Attached Housing
Overlays	Environmental Enhancement Area Low Potential Acid Sulphate Soils Landslide Hazard Areas Medium Bushfire Hazard Area
Assessment Type	Change to Approval

RECOMMENDATION
That Council note the report by the Coordinator Planning to the Planning & Environment Committee Meeting dated 12 September 2017 regarding Application No. 132005.1133.6 for a Development Permit for a Material Change of Use for a Resort of 151 Multiple Dwelling Units and Associated Facilities - Shop, Restaurant, Multi-Function Room and Gym situated at Leslie Drive Noosa Heads and:
Amend the description of the development in the Decision Notice to read Material Change of Use for 145 Multiple Dwelling Units and Associated Facilities – Shop, Restaurant, Multi-Function Room and Gym
Agree to change conditions 1, 2, 5, 8, 9, 10, 12, 13, 19, 20, 21 33, 47, 49 & 64 as follows:
Prior to the issue of an operational works approval for civil works for each stage of the development, fully detailed architectural proposal plans relevant to each stage must be submitted for Council approval.  Detailed plans must provide the following details as a minimum:
Full architectural building elevations;
Detailed roof plans and ground level contours demonstrating compliance with the development’s 8m/12m building height limits above natural and finished ground levels;
Landscaping areas demonstrating compliance with Condition 5 herein
The location of proposed stormwater management/treatment devices;
Consistency with all management plans for the development;
Building colour schemes demonstrating compliance with Condition 8 herein; &
Vehicle manoeuvring areas and temporary turning provisions.
Plans demonstrating compliance with the allowable population density of 426.2 persons.
Development undertaken in accordance with this approval must generally comply with the approved plans of development. The approved plans are listed below and are as amended by the conditions herein.
Plan No.	Rev.	Plan/Document Name	Date
7038-DA01	10	Project summary prepared by Blackburne Jackson Design	06-06-17
7038-DA03	09	Carparking/Basement prepared by Blackburne Jackson Design	06-06-17
7038-DA04	10	Ground Floor prepared by Blackburne Jackson Design	06-06-17
7038-DA05	09	First Floor prepared by Blackburne Jackson Design	06-06-17
7038-DA06	08	Second Floor prepared by Blackburne Jackson Design	06-06-17
7038-DA07	07	Site Section prepared by Blackburne Jackson Design	06-06-17
7038-DA08	08	Site Section prepared by Blackburne Jackson Design	06-06-17
7038-DA09	13	Indicative Apartment Layouts prepared by Blackburne Jackson Design	06-06-17
7038-DA10	11	Indicative Apartment Layouts prepared by Blackburne Jackson Design	06-06-17
7038-DA11	07	Perspective sketches prepared by Blackburne Jackson Design	06-06-17
7038-DA12	07	Perspective sketches prepared by Blackburne Jackson Design	06-06-17
7038-DA13	07	Overall staging plan prepared by Blackburne Jackson Design	14-06-17
7038-DA14	05	Finishes Palette prepared by Blackburne Jackson Design	06-06-17
7038-DA15	05	Resort Facilities Floor Plan prepared by Blackburne Jackson Design	06-06-17
7038-DA16	04	Facilities Elevations prepared by Blackburne Jackson Design	06-06-17
7038-DA17	02	Indicative Apartment Layouts prepared by Blackburne Jackson Design	06-06-17
7038-DA19	05	Building 15 Elevations prepared by Blackburne Jackson Design	06-06-17
7038-DA20	05	Block 18 Elevations prepared by Blackburne Jackson Design	06-06-17
7038-DA21	05	Building 3 Elevations prepared by Blackburne Jackson Design	06-06-17
7038-DA23	05	Block 2 Elevations prepared by Blackburne Jackson Design	06-06-17
7038-DA24	02	Block 15 Sections prepared by Blackburne Jackson Design	06-06-17
7038-DA25	02	Block 18 Sections prepared by Blackburne Jackson Design	06-06-17
DD1.1	F	Location Plan prepared by Sparks Architects	08-06-2017
DD1.2	F	Site Plan prepared by Sparks Architects	08-06-2017
DD1.3	H	Unit Type 1 prepared by Sparks Architects	08-06-2017
DD1.4	H	Unit Type 2 prepared by Sparks Architects	08-06-2017
WD1.8	E	Ground Floor Plan Block 7 prepared by Sparks Architects	23-08-2017
DD1.6	E	First Floor Plan Block 7 prepared by Sparks Architects	08-06-2017
DD1.7	D	Roof Plan Block 7 prepared prepared by Sparks Architects	08-06-2017
DD1.8	E	Ground Floor Plan Block 8 prepared by Sparks Architects	08-06-2017
DD1.9	E	First Floor Plan Block 8 prepared by Sparks Architects	08-06-2017
DD1.10	D	Roof Plan Block 8 prepared by Sparks Architects	08-06-2017
DD1.11	E	Ground Floor Plan Block 9 prepared by Sparks Architects	08-06-2017
DD1.12	E	First Floor Plan Block 9 prepared by Sparks Architects	08-06-2017
DD1.13	D	Roof Plan Block 9 prepared by Sparks Architects	08-06-2017
WD2.1	B	Elevations prepared by Sparks Architects	23-08-2017
WD2.2	B	North Elevations Block 7 prepared by Sparks Architects	23-08-2017
WD2.3	B	East Elevations Block 7 prepared by Sparks Architects	23-08-2017
WD2.4	B	South Elevations Block 7 prepared by Sparks Architects	23-08-2017
WD2.5	B	West Elevations Block 7 prepared by Sparks Architects	23-08-2017
WD2.6	B	Elevations Block 8 prepared by Sparks Architects	23-08-2017
WD2.7	B	Elevations Block 9 prepared by Sparks Architects	23-08-2017
DD3.1	D	Sections Block 7 prepared by Sparks Architects	08-06-2017
DD3.2	B	Section Block 7 prepared by Sparks Architects	08-06-2017
DD3.3	D	Section Block 8 prepared by Sparks Architects	08-06-2017
DD3.4	D	Section Block 9 prepared by Sparks Architects	08-06-2017
DD4.1	G	3D prepared by Sparks Architects	08-06-2017
DD4.2	G	3D prepared by Sparks Architects	08-06-2017
DD4.3	G	3D prepared by Sparks Architects	08-06-2017
DD4.4	G	3D prepared by Sparks Architects	08-06-2017
DD4.5	G	3D prepared by Sparks Architects	08-06-2017
DD4.6	G	3D prepared by Sparks Architects	08-06-2017
DD4.7	G	3D prepared by Sparks Architects	08-06-2017
7088_A01-10_03	03	CTS 4 Site Plan – Level 1 prepared by Blackburne Jackson Design	06-06-17
7088_A01-21_05	05	CTS 1 Site Plan – Level 1 prepared by Blackburne Jackson Design	06-06-17
7088_A01-31_05	05	CTS 3 Site Plan – Level 1 prepared by Blackburne Jackson Design	06-06-17
7088_A02-01_06	06	Facilities Building Level 1 – Floor Plan prepared by Blackburne Jackson Design	06-06-17
7088_A01-02_06	06	Facilities Building – Roof Plan prepared by Blackburne Jackson Design	06-06-17
7088_A02-30_05	05	Block 15 Basement Level – Floor Plan prepared by Blackburne Jackson Design	06-06-17
7088_A02-31_06	06	Block 15 Level 1 – Floor Plan prepared by Blackburne Jackson Design	06-06-17
7088_A02-32_05	05	Block 15 Level 2 – Floor Plan prepared by Blackburne Jackson Design	06-06-17
7088_A02-33_05	05	Block 15 Level 3 – Floor Plan prepared by Blackburne Jackson Design	06-06-17
7088_A02-34_04	04	Block 15 – Roof Plan prepared by Blackburne Jackson Design	06-06-17
7088_A02-60_06	06	Block 3 Basement Level – Floor Plan prepared by Blackburne Jackson Design	06-01-17
7088_A02-61_06	06	Block 3 Level 1 – Floor Plan prepared by Blackburne Jackson Design	06-01-17
7088_A02-62_06	06	Block 3 Level 2 – Floor Plan prepared by Blackburne Jackson Design	06-01-17
7088_A02-63_06	06	Block 3 Level 3 – Floor Plan prepared by Blackburne Jackson Design	06-01-17
7088_A02-64_06	06	Block 3 – Roof Plan prepared by Blackburne Jackson Design	06-01-17
7088_A02-90_02	02	Block 16 Basement Level – Floor Plan prepared by Blackburne Jackson Design	06-06-17
7088_A02-91_02	02	Block 16 Level 1 – Floor Plan prepared by Blackburne Jackson Design	06-06-17
7088_A02-92_02	02	Block 16 Level 2 – Floor Plan prepared by Blackburne Jackson Design	06-06-17
7088_A02-93_02	02	Block 16 Level 3 – Floor Plan prepared by Blackburne Jackson Design	06-06-17
7088_A02-94_02	02	Block 16 – Roof Plan prepared by Blackburne Jackson Design	06-06-17
7088_A04-01_04	04	Elevations prepared by Blackburne Jackson Design	06-06-17
7088_A04-10_03	03	Block 15 - Elevations prepared by Blackburne Jackson Design	06-06-17
7088_A04-11_03	03	Block 15 - Elevations prepared by Blackburne Jackson Design	06-06-17
7088_A04-20_04	04	Block 3 - Elevations prepared by Blackburne Jackson Design	06-01-17
7088_A04-21_04	04	Block 3 - Elevations prepared by Blackburne Jackson Design	06-01-17
7088_A04-30_02	02	Block 16 - Elevations prepared by Blackburne Jackson Design	06-06-17
7088_A04-31_02	02	Block 16 - Elevations prepared by Blackburne Jackson Design	06-06-17
7088_A05-01_04	04	Sections prepared by Blackburne Jackson Design	06-06-17
7088_A05-10_03	03	Block 15 - Sections prepared by Blackburne Jackson Design	06-06-17
7088_A05-15_01	01	Block 16 - Sections prepared by Blackburne Jackson Design	06-06-17
7088_AA05-20_03	03	Sections prepared by Blackburne Jackson Design	29-05-17
7088_AO17-01_01	01	Facilities Buildings Perspectives prepared by Blackburne Jackson Design	19-05-17
7088_AO17-03_01	01	Quarry Café Views prepared by Blackburne Jackson Design	19-05-17
7088_AO17-03_02	02	Parkside Residences prepared by Blackburne Jackson Design	06-06-17
7088_AO17-04_01	01	Parkside Terrace 15 prepared by Blackburne Jackson Design	19-05-17
7088_AO17-05_01	01	Parkside Terrace 15 prepared by Blackburne Jackson Design	19-05-17
7088_AO17-06_02	02	Parkside Residences 3 prepared by Blackburne Jackson Design	06-06-17
The open space and setback areas are to be landscaped in accordance with Council’s Policy on Landscaping Guidelines, the Bushfire Management Plan for the site and a properly prepared landscape plan prepared by a suitably qualified Landscape Architect or Horticulturalist. Such landscaping is to be completed for each stage prior to the related premises being occupied and maintained at all times thereafter and shall include:
Planting of koala and glossy back cockatoo feed trees;
Tall canopy trees throughout the site (exclusive of any fire buffer areas) to assist in visually integrating the development into its landscape setting, partially screen buildings, and reduce visual building bulk.
Screen planting along the site’s frontage to Resort Drive, which includes mature planting.
Entrances and exits must be landscaped prior to the occupation of Stage 1.
Koala food trees to the Resort Drive frontage must be retained, unless permitted to be removed in accordance with an approved arborist report.
The development’s external colour scheme shall use muted environmental tones of browns, greens and greys to integrate the development with its landscape setting and ensure the development does not visually impact on the vegetated skyline. All buildings shall utilise the finishes palette detailed on Plan 7038- DA14 Issue 05 Dated 06.06.2017. The use of paint finish Taubmans Tahira White is to be minimised.
A verification survey of the building is to be carried out by a Licensed Surveyor and a certificate lodged with Council at completion of work for each stage confirming compliance with the maximum RL’s shown for each building on the approved plans of development.
The natural ground level shall be reinstated around the basement levels so as not to comprise a storey pursuant to the Schedule to the Planning Scheme to the reasonable satisfaction of Council’s delegate.
The development must comply with the Bushfire Hazard Assessment and Management Plan AC1345BFIRE Rev.1, Duke Environmental Letter dated 25/10/2016 and Fire and Evacuation Management Plan 7043/DA28 contained in the Parc Noosa Bushfire Management Plan and Evacuation Plan for Owners and Tenants. Certification of compliance with this condition must be provided to Council prior to occupation of each and any stage of the development. A revised Bushfire Management Plan, which addresses the retention of the tree adjacent to Block 17 where proposed to be retained, must be submitted prior to the lodgement of an Operational Works Permit for Stage 9A.
Secure bicycle racks shall be provided on site to accommodate a minimum of 20 bicycles on site and 10 at the existing clubhouse facilities.  The proposed bicycle racks shall be identified on the landscaping plans and shall be located to the reasonable satisfaction of Council’s delegate.
The requirements of this development approval are to be effected for each stage, prior to the use of each stage. Council reserves the right to call upon the bond or guaranteed sum referred to in this approval to effect compliance with conditions.
The uncompleted aspects of this development approval lapses if the whole of the approved use has not happened by 15 December 2026.
The developer must obtain all of the other Development Permits referred to in the Decision Notice for each stage, prior to obtaining a Development Permit for Building Works.
Carparking shall be provided within the site generally as shown on the approved plans. All at grade carparking shown on the approved plans must be maintained in common property and available to all units. Carparking shall include 261 carpark spaces with 205 of these to be covered carpark spaces, and include 10 clearly defined disabled carpark spaces for the unit component of the development. Five carparking spaces for staff in addition to resident and visitor spaces are to be provided on site. Motorcycle/scooter parking spaces may be incorporated at a rate of 4 spaces equivalent to 1 car space.
All stormwater drainage shall be managed so that:
there is no net increase in 1 year ARI peak stormwater flows from the site at any stage of the development; and
the discharge of stormwater from construction or completed stages of the the site does not affect the approved design residence time of the Noosa Springs Golf Course lake system.
Stormwater run-off must be treated to prevent prescribed water contaminants and nutrients discharging from any part of the site at concentrations that are likely to cause cyanobacteria, algal outbreak or other adverse reaction within the Noosa Springs Golf Course lake system or other receiving waters.
The first application for Operational Works under this approval (with the exception of Operational Works for Bulk Earthworks) must include a Water Quality Management Plan submitted to the Council for approval prior to obtaining a Development Permit for Operational Works. The Water Quality Management Plan must clearly demonstrate how each cumulative stage of development will achieve the water quality management requirements of this approval.
Where stormwater runoff from the site will enter the Noosa Springs Lake System, the Water Quality Management Plan must be endorsed by an aquatic scientist or equivalent expert in the field of water quality management, and include the following information:
MUSIC Modelling and calculations to demonstrate that concentrations of Total Nitrogen, Total Phosphorous and prescribed water contaminants at risk of occurring in runoff from each cumulative stage of the developed site will be no more than pre-development concentration, or be of a concentration that is compatible to the water quality needs of the lake system
Construction and Operational Monitoring Phase monitoring protocol to confirm that any nutrients or prescribed water contaminants at risk of runoff from the development site is not responsible for adverse water quality matters within the Noosa Springs Lake System.
Where waters will bypass the Noosa Springs Lake System, the Water Quality Management Plan must include calculations certified by an RPEQ to demonstrate the following will be achieved:
the design residence times of the Noosa Springs Golf Course lake system are maintained;
an 80% reduction in Total Suspended Solids, 60% reduction in Total Phosphorous and 45% reduction in Total Nitrogen prior to discharge of stormwater from the site.
The maintenance Schedule within the approved Water Quality Management Plan must be included within the Community Management Statement prior to commencement of use.
Monetary contributions shall be paid to Noosa Council towards the cost of providing and/or upgrading various infrastructure at the rates applicable at the time of payment.  An estimate only of the amended contribution amounts relating to this “Change to an Existing Approval” dated 21 September 2017 under the Council policies and requirements applied on the original approval is outlined in the table below:
Contribution Required For:	PSP12 – Public Open Space Contributions	PSP16 – Sewerage Headworks Contributions	PSP17 – Water Supply Headworks Contributions	PSP20 – Pathway Trunk Network Contributions	TOTAL Contribution Amount per Stage
Stage 1A	$0	$33,745	$113,326	$17,991	$165,062
Stage 1B	$0	$17,676	$59,645	$9,424	$86,745
Stage 2A	$0	$17,238	$57,476	$8,879	$83,593
Stage 3A	$0	$34,914	$116,037	$17,887	$168,838
Stage 4A Resort Facilities	$0	$8,265	$22,354	$3,492	$34,111
Stage 5A	$0	$19,185	$63,622	$9,761	$92,568
Stage 5B	$0	$17,676	$58,561	$9,008	$85,245
Stage 6A	$0	$17,676	$59,645	$9,424	$86,745
Stage 7A	$0	$19,088	$63,260	$9,657	$92,005
Stage 8A	$0	$19,770	$65,791	$10,125	$95,686
Stage 9A	$0	$3,214	$10,845	$1,713	$15,772
Stage 9B	$0	$4,821	$16,267	$2,570	$23,658
Stage 9C	$0	$3,214	$10,845	$1,713	$15,772
Stage 9D	$0	$3,214	$10,845	$1,713	$15,772
TOTAL Contribution Amount =	$0	$219,696	$728,519	$113,357	$1,061,572
Please note that these amounts are all subject to variations in the Consumer Price Index, All Groups Brisbane from June 2017 until the date of payment.
All contributions must be paid prior to commencement of the use.
Water Supply and Sewerage contributions are payable directly to Unitywater.
Add new condition as follows
The rear 2 metres of Blocks 7, 8 and 9 is to be extensively landscaped and no structures or swimming pools are to be located in these areas. No access is to be provided from the rear of these Blocks to Resort Drive.
Delete Conditions 17, 22 and 27.
REPORT
PROPOSAL
The application seeks approval to change the approved plans for the development of Precinct F of Noosa Springs.
The applicant has provided the following schedule of changes to the plans:
It is proposed to change the description of the development to reflect the proposed reduction in dwelling unit numbers anticipated by this permissible change request. The new description of development will be as follows:
Material Change of Use – 145 Multiple Dwelling Units and Associated Facilities – Shop, Restaurant, Multi-Function Room and Gym
It is proposed to amend the approved drawings as follows:
Reduce the overall number of dwelling units from 151 to 145
Amend the overall number of persons from 404 to 426.5. This proposed density is generally consistent with the anticipated density under the Noosa Plan of 100 persons / hectare (i.e. 4.262ha x 100 = 426.2 persons)
Minor increase in overall gross floor area 18,610m2 to 19,531.5m2 (note: original approved GFA was 21,950m2 )
Maintain a minimum of 261 carparks across the development as per existing condition 33 of the approval;
Minor redesign of central communal facilities;
Rationalisation of pedestrian networks across the development;
Minor realignment of north south entry road to maximise the opportunities for the retention of an existing significant tree along the eastern boundary as part of the development. It is our client’s desire to retain the tree and considerable effort has been made towards achieving this outcome, including vacuum excavation for root inspections. However, our Arborist / Environmental specialist has assessed the tree characteristics and works required to protect it and notes that these may compromise the long term prospects of retention of this tree. A copy of the letter prepared by our arborist in response to Council’s OPW information request is attached for your information.
Minor amendments to the design of pools and landscaped areas adjacent the central communal facilities and between blocks 15/16/17 and blocks 14/15;
Minor amendments to the staging of the development, with staging now anticipated as comprising:
Stage 1A – Blocks 15 and 16
Stage 1B – Block 17
Stage 2A – Blocks 7 to 9 (inclusive)
Stage 3A – Blocks 3 and 4
Stage 4A – Main Communal Facilities
Stages 5A & 5B – Blocks 5 & 6
Stage 6A – Block 22
Stage 7A – Block 2
Stage 8A – Blocks 13 and 14
Stage 9A – 9D (inclusive) – Blocks 18 – 21
The proposed staging is for identification purposes only. The order of construction of individual stages has not been confirmed. Our client requests flexibility in the approval conditions to allow stages to proceed individually, simultaneously or not in sequential order.
The proposed new dwelling configuration for individual stages can be summarised as follows:

The proposed changes will require consequential changes to conditions to reflect the amended site layout, proposed staging amendments and updated building number references. Accordingly it is requested to amend conditions 1, 2, 8, 12, 19, 21 and 22.
Summarised versions of the current approved and proposed development plans are included as Attachments 1 & 2. A comparison of the layout from the original, subsequent approved changes to the development and the current proposal are shown in Figures 1 – 4 below.
The application is before Council due to the scale and significance of the development.

Figure 1 –Original Approved Layout

Figure 2 – Layout Modified March 2016

Figure 3 Layout Modified December 2016

Figure 4 – Proposed Layout – Current Change (Revised plan submitted 28.06.2017)

site details
Background
The site is located within Precinct F of the Noosa Springs development at Noosa Springs Drive, Noosa Heads.  Noosa Springs is a master planned residential golf resort, with most development on the site completed.  The subject resort site and an adjoining multiple dwelling site (Precinct E2) have remained undeveloped and were recently purchased by the applicant.
On the 30 August 2007 Council approved the application for a Material Change of Use - Resort of 155 Multiple Dwelling Units & Associated Facilities (Theatre, Restaurant, Shops & Function Rooms), which was assessed under the Superseded Planning Scheme.
Representations were then made, and on the 5 November 2007 Council agreed to amend or delete 18 of the 102 total conditions pertaining to the development.
On 6 April 2011 an extension to the currency period of the approval for 4 years to 1 November 2015 was agreed.
On 10 September 2015 an extension to the currency period of the approval for 2 years to 1 November 2017 was agreed.
On 10 March 2016 a modification to the approval was granted which altered the general redesign of building layouts to increase efficiency and consolidate non-residential components and remove the theatre and function room components of the approval.
On 15 December 2016 a modification of the approval was granted which changed the description of the approval from Material Change of Use - 155 Multiple Dwelling Units and Associated Facilities - Theatre, Restaurant, Shops & Function Rooms to Material Change of Use for a Resort of 151 Multiple Dwelling Units and Associated Facilities – Shop, Restaurant, Multi- Function Room and Gym. This change also included a redesign of the building layouts and a change to a number of conditions.
The current application to change conditions and plans was lodged on 28 June 2017.
Site Description
The site is a 4.262ha irregularly shaped allotment located on the western slopes of a high dune on the eastern side of the Noosa Springs development and has a frontage to Resort Drive of approximately 315 metres.  Most of the site was used as a sand quarry in the past and the terrain varies from gentle slopes on the quarry floor to very steep slopes on the excavated batters. Undisturbed ground surrounding the quarry slopes moderately, averaging roughly 12-15%.
A band of mature open forest is present around the extremities of the quarry area, varying in width from 10 to 30m along Resort Drive and containing some mature trees. An area of 0.8ha of remnant vegetation exists in the north of the site which is to be cleared for the development. Native vegetation is also found along the ridgeline of the escarpment to the eastern boundary, adjacent the car park and Resort Drive to the north.  Species present include koala feed trees and koalas have been observed in the area by Noosa Springs residents, though the site is excluded from the State’s koala habitat mapping.
The site is bounded by Council land to the east, the Noosa Springs clubhouse to the northwest and Residential Precincts E1 to the west and Residential Precinct E2 to the south.  Precinct E1 has been developed for 42 multiple dwelling units, with Precinct E2 subject to representations to a current development application for 44 units (MCU15/0109). The representations also seek to amend the plans and reduce the number of units to 37.  The Noosa Heads sewerage treatment plant is located to the north of the site, with land further to the south of the site being National Park adjacent to Lake Weyba.  A 3 metre wide pathway reserve runs along the eastern boundary.
Aerial photographs of the site and its surrounds are shown in Figures 5 & 6 below.

Figure 5 – Aerial Photograph of Locality

Figure 6 – Aerial Photograph

STATUTORY PROCESS
The proposed change to the development approval requested by the applicant is determined to constitute a permissible change in accordance with S367 of the Sustainable Planning Act 2009 on the grounds that:
The change would not result in a substantially different development as the use remains the same as that approved. The changes reduce the overall number of units on the site and slightly increase gross floor area from 18,610m2 to 19531.5m2, though it is noted that the original approval was approved with a floor area of 21,950m2.
The changes do not create a new referral trigger to the State Assessment and Referral Agency.
The original development application was impact assessable and did not attract any public submissions. The changes do not introduce significant new aspects (such as increases to scale, changes in development footprint or different uses – though some of the buildings result in a minor change in height) likely to cause persons to make submissions on reasonable grounds; and
The changes do not involve prohibited development.
The application was referred to the Department of Infrastructure, Local Government & Planning to seek its views in relation to the State concurrence agency requirements applying to the existing approval. The Department responded on 5 July 2017 advising it has no objection to the changes.
A previous change application was referred to Unitywater because the approval included water and sewer conditions.  Unitywater advised on 20 January 2016 it had no objection to the proposed changes and that the existing water and sewer conditions should be maintained.
assessment
Plans
The applicant requests endorsement of 90 amended proposal plans for the development.  Copies of the current approved plans and new proposal plans are included as Attachments 1 & 2.
In support of the proposed changes the applicant submits the following:
……The overall development is retained as an integrated multiple dwelling development, now comprising 145 dwelling units together with minor ancillary activities including a shop, café/restaurant and communal recreation facilitates. There are no new uses proposed that would create different or additional impacts…..
The total number of dwellings intended by the development has reduced from the current approval of 151 units and the original approval of 155 units. It is acknowledged that the population density is anticipated as increasing to 426.5 persons (up from 404 persons under the existing approval), however, we note that this density is anticipated by current planning policy. Specifically, the current Planning Scheme envisages that development of land included within the Semi-Attached Zone (as is the subject land) is developed at a density in the order of 100 persons per hectare. With a land area of 4.262 hectares, this equates to a population density equivalent to that which is proposed……
The only potential impacts that may be generated in this respect relate to traffic and servicing.....
Assessment of traffic generation and distribution is typically undertaken on a per unit / dwelling basis. With an overall reduction in the total number of dwellings it is reasonably assumed that the surrounding network is able to adequately accommodate the proposed amended development. In relation to essential urban infrastructure such as water and sewer, it is also understood that such assessment is typically undertaken on a per unit / dwelling basis. Likewise, with an overall reduction in the total number of dwellings it is reasonably assumed that there is sufficient capacity in the network to accommodate the proposed amended development….
The proposed amended development is therefore not anticipated as having different or additional impacts to that which has previously assessed and determined as appropriate….
The proposed changes seek to retain the general building layout, with some minor redesign and re-siting of buildings to ensure efficiency and viability of construction. The overall built form and scale will remain the same i.e. a mix of 2-3 storey buildings with basement carparking, designed to step down the slope so as to respect the site’s topography and minimise visual impacts…..
The proposed changes will not affect the ability of the proposal to operate as intended i.e. as an integrated residential community…..
The proposed changes do not seek to remove any components from the previous permissible change approval. Instead, the changes seek to reduce the overall number of units (albeit that there is an overall increase in population density), whilst resulting in a minor increase in overall gross floor area from the previous permissible change approval. However, the proposed GFA increase in GFA to 19, 531m2 remains less than the original approved GFA of 21,950m2……
The proposed changes do not remove any incentive or offset component that was considered under the existing development approval…….
…… the proposed changes are not anticipated as having any increased demand on infrastructure to the existing approval……

Assessment
It is generally agreed that the changes to the development shown on the proposed plans do not significantly differ from the approved development. A comparison of key built form elements of both developments are provided in the table below:
Criteria	Original Approval	Approved Modified Approval (1)	Proposal
Population density	356.4 persons 48 x 1 bed units 87 x 2 bed units 20 x 3 bed units Total: 155 Units	404 persons 10 x 1bed units 87 x 2 bed units 48 x 3 bed units 6 x 4 bed units Total 151 Units	426.5 10 x 1 bed units, 40 x 2 bed units, 95 x 3(+) bed units Total 145 units
Gross floor area	21,950 m² max	18,610m2	19,531.5m2
Building height storeys metres	3 storeys max 12 metres	3 storeys 12 metres	3 storeys 12 metres
Car parking	309 spaces	337 spaces (94 uncovered & 243 covered)	337 spaces (94 uncovered & 243 covered)
It is agreed that the overall form of the approval is consistent with the previous approval in that the application maintains the multiple dwelling development, together with minor ancillary activities including a shop, café/restaurant and communal recreation facilities. The built form is maintained as the buildings will remain a mix of 2 -3 storeys with basement car parking.
The primary changes to the development are the reduction in the number of dwelling units and the slight increase in GFA and density.  The slight reduction in the number of dwelling units has not significantly altered the scale of the multiple dwelling component of the development. The change to dwelling unit composition involves a reduction in the number of 2 bedroom dwelling units, an increase in the number of 3 bedroom dwelling units and the deletion of the 4 bedroom dwelling units. Population density and GFA are still below that originally approved over the site.
The alterations result in an increased density of 22.5 persons. The proposed density does not comply with the allowable density for the site which allows for 100 persons per hectare. The site is 4.262 hectares in area allowing for a density of 426.2 persons. A density of 426.5 is proposed, which represents a density of 100.07 persons per hectare. Accordingly it is recommended to amend condition 1 of the permit to include a requirement for the plans to demonstrate compliance with the density requirements.
The amendments involve an alteration to the external appearance of buildings. The external changes to Blocks 7, 8 and 9 are more substantial. These blocks were identified as buildings P, Q and R on the previous plans.
The following images detail the original and proposed elevations of these buildings.

Figure 5: Approved elevations of building R

Figure 6: Proposed elevations of building 7
The most significant aspect of the change is to the eastern and western side elevations of the buildings. The new built form provides a significantly more modern design and it is recognised that the contemporary nature of the proposed design is in contrast to the previous approved plans. It is noted that similar to the current proposal the previously approved building did not have eaves to the side elevations and that hoods are provided to the windows of the eastern and western side elevations. In contrast to the previous plans the current proposal provides for an increased glazed element to the lower level and ‘organic curves’ are also provided.
It is considered that the contemporary design is reasonable and that it will not detract from the public realm as:
The design applies to a row of buildings and the most prominent elevations will be to the extremity of the building row; and
The buildings are situated internal to the resort development and are unlikely to be visible externally.
The renderings of the proposed buildings detail that the contemporary style and form which provide for an appealing design outcome.
The following rendering provides an example of the built form which will be utilised for blocks 7 -9.

Figure 7: Typical built form for blocks 7 -9

The following renderings provide an example of the built form which will be utilised for block 15.

Figures 8 and 9: Western and eastern elevations renderings for block 15
The minor change to the alignment of the internal road is supported as it seeks to maintain a significant tree which is proposed to be removed under the existing approval.
The changes to the design of pools and landscaped areas adjacent the central communal facilities and between blocks 15/16/17 and blocks 14/15 are considered to be minor and of no significant consequence.
The amendments to the staging of the development will not impact on the intent of the approval and will be addressed through amendments to permit conditions as detailed later in this report.
With regards to car parking it is noted that the provision of 337 car spaces is substantially more than what the Noosa Plan requires and well in excess of the 261 car spaces required by the permit.
Accordingly the amendments to the plans are supported.
Conditions
Condition 1
Prior to the issue of an operational works approval for civil works for the development, fully detailed architectural proposal plans must be submitted for Council approval.  Detailed plans must provide the following details as a minimum:
Full architectural building elevations;
Detailed roof plans and ground level contours demonstrating compliance with the development’s 8m/12m building height limits above natural and finished ground levels;
Landscaping areas demonstrating compliance with Condition 5 herein
The location of proposed stormwater management/treatment devices;
Consistency with all management plans for the development;
Building colour schemes demonstrating compliance with Condition 8 herein; &
Vehicle manoeuvring areas and temporary turning provisions.
Applicant’s requested change
The applicant requests that this condition be amended to allow for full building elevations, including detailed roof plans and ground level contours to be provided prior to civil operational works on a staged basis.
Whilst our client is intending to obtain upfront operational works approvals for vegetation clearing and bulk earthworks (nb. OPW17/0123 lodged on 05/04/2017), detailed architectural drawings are anticipated as being generally completed on a staged basis with civil works design.
It is noted that detailed architectural drawings are provided for the following buildings:
Building 15 and 16 in relation to Stage 1A;
Building 7, 8 and 9 in relation to Stage 2A;
Building 3 in relation to Stage 3A; and
Resort Facilities Building in relation to Stage 4A.
It is requested that this condition only require the further submission of architectural drawings of the remaining stages prior to relevant staged civil operational works applications such that the condition would read:
Prior to the issue of an operational works approval for civil works for each stage of the development, fully detailed architectural proposal plans relevant to the each stage must be submitted for Council approval.  Detailed plans must provide the following details as a minimum:
Full architectural building elevations;
Detailed roof plans and ground level contours demonstrating compliance with the development’s 8m/12m building height limits above natural and finished ground levels;
Landscaping areas demonstrating compliance with Condition 5 herein
The location of proposed stormwater management/treatment devices;
Consistency with all management plans for the development;
Building colour schemes demonstrating compliance with Condition 8 herein; &
Vehicle manoeuvring areas and temporary turning provisions.
Assessment
It is considered reasonable to allow for the submission of the requirements detailed within Condition 1 including full building elevations and detailed roof plans on a staged basis prior to the issue of the operational works approval for civil works associated with each stage. The amended condition still requires that the plans be submitted for approval however the timing of the plan submission is amended to accord with the staging of the development. It is recommended that this condition be modified to address the increased density identified earlier in this report.
Condition 2
Development undertaken in accordance with this approval must generally comply with the approved plans of development. The approved plans are listed below and are as amended by the conditions herein.
Plan No.	Rev.	Plan/Document Name	Date
7038-DA01	08	Project summary	22-07-16
7038-DA03	07	Carparking/Basement prepared by Blackburne Jackson Design	22-07-16
7038-DA04	08	Ground Floor prepared by Blackburne Jackson Design	08-08-16
7038-DA05	07	First Floor prepared by Blackburne Jackson Design	08-08-16
7038-DA06	06	Second Floor prepared by Blackburne Jackson Design	08-08-16
7038-DA07	05	Site Section prepared by Blackburne Jackson Design	22-07-16
7038-DA08	06	Site Section prepared by Blackburne Jackson Design	22-07-16
7038-DA09	09	Indicative Apartment Layouts prepared by Blackburne Jackson Design	22-07-16
7038-DA10	08	Indicative Apartment Layouts prepared by Blackburne Jackson Design	22-07-16
7038-DA11	05	Perspective sketches by Blackburne Jackson Design	22-07-16
7038-DA12	05	Perspective sketches by Blackburne Jackson Design	22-07-16
7038-DA37	01	Overall staging plan by Blackburne Jackson Design	20-10-16
7038-DA14	03	Finishes Palette by Blackburne Jackson Design	22-07-16
7038-DA15	03	Resort Facilities Floor Plan by Blackburne Jackson Design	08-08-16
7038-DA19	03	Building A Elevations by Blackburne Jackson Design	22-07-16
7038-DA20	03	Building D Elevations by Blackburne Jackson Design	22-07-16
7038-DA21	03	Building D Elevations by Blackburne Jackson Design	22-07-16
7038-DA22	03	Building R Elevations by Blackburne Jackson Design	22-07-16
7038-DA23	03	Building S Elevations by Blackburne Jackson Design	22-07-16
Applicant’s requested change
Development undertaken in accordance with this approval must generally comply with the approved plans of development. The approved plans are listed below and are as amended by the conditions herein.
Plan No.	Rev.	Plan/Document Name	Date
7038-DA01	10	Project summary prepared by Blackburne Jackson Design	06-06-17
7038-DA03	09	Carparking/Basement prepared by Blackburne Jackson Design	06-06-17
7038-DA04	10	Ground Floor prepared by Blackburne Jackson Design	06-06-17
7038-DA05	09	First Floor prepared by Blackburne Jackson Design	06-06-17
7038-DA06	08	Second Floor prepared by Blackburne Jackson Design	06-06-17
7038-DA07	07	Site Section prepared by Blackburne Jackson Design	06-06-17
7038-DA08	08	Site Section prepared by Blackburne Jackson Design	06-06-17
7038-DA09	13	Indicative Apartment Layouts prepared by Blackburne Jackson Design	06-06-17
7038-DA10	11	Indicative Apartment Layouts prepared by Blackburne Jackson Design	06-06-17
7038-DA11	07	Perspective sketches prepared by Blackburne Jackson Design	06-06-17
7038-DA12	07	Perspective sketches prepared by Blackburne Jackson Design	06-06-17
7038-DA13	07	Overall staging plan prepared by Blackburne Jackson Design	14-06-17
7038-DA14	05	Finishes Palette prepared by Blackburne Jackson Design	06-06-17
7038-DA15	05	Resort Facilities Floor Plan prepared by Blackburne Jackson Design	06-06-17
7038-DA16	04	Facilities Elevations prepared by Blackburne Jackson Design	06-06-17
7038-DA17	02	Indicative Apartment Layouts prepared by Blackburne Jackson Design	06-06-17
7038-DA19	05	Building 15 Elevations prepared by Blackburne Jackson Design	06-06-17
7038-DA20	05	Block 18 Elevations prepared by Blackburne Jackson Design	06-06-17
7038-DA21	05	Building 3 Elevations prepared by Blackburne Jackson Design	06-06-17
7038-DA23	05	Block 2 Elevations prepared by Blackburne Jackson Design	06-06-17
7038-DA24	02	Block 15 Sections prepared by Blackburne Jackson Design	06-06-17
7038-DA25	02	Block 18 Sections prepared by Blackburne Jackson Design	06-06-17
DD1.1	F	Location Plan prepared by Sparks Architects	08-06-2017
DD1.2	F	Site Plan prepared by Sparks Architects	08-06-2017
DD1.3	H	Unit Type 1 prepared by Sparks Architects	08-06-2017
DD1.4	H	Unit Type 2 prepared by Sparks Architects	08-06-2017
WD1.8	E	Ground Floor Plan Block 7 prepared by Sparks Architects	23-08-2017
DD1.6	E	First Floor Plan Block 7 prepared by Sparks Architects	08-06-2017
DD1.7	D	Roof Plan Block 7 prepared prepared by Sparks Architects	08-06-2017
DD1.8	E	Ground Floor Plan Block 8 prepared by Sparks Architects	08-06-2017
DD1.9	E	First Floor Plan Block 8 prepared by Sparks Architects	08-06-2017
DD1.10	D	Roof Plan Block 8 prepared by Sparks Architects	08-06-2017
DD1.11	E	Ground Floor Plan Block 9 prepared by Sparks Architects	08-06-2017
DD1.12	E	First Floor Plan Block 9 prepared by Sparks Architects	08-06-2017
DD1.13	D	Roof Plan Block 9 prepared by Sparks Architects	08-06-2017
WD2.1	B	Elevations prepared by Sparks Architects	23-08-2017
WD2.2	B	North Elevations Block 7 prepared by Sparks Architects	23-08-2017
WD2.3	B	East Elevations Block 7 prepared by Sparks Architects	23-08-2017
WD2.4	B	South Elevations Block 7 prepared by Sparks Architects	23-08-2017
WD2.5	B	West Elevations Block 7 prepared by Sparks Architects	23-08-2017
WD2.6	B	Elevations Block 8 prepared by Sparks Architects	23-08-2017
WD2.7	B	Elevations Block 9 prepared by Sparks Architects	23-08-2017
DD3.1	D	Sections Block 7 prepared by Sparks Architects	08-06-2017
DD3.2	B	Section Block 7 prepared by Sparks Architects	08-06-2017
DD3.3	D	Section Block 8 prepared by Sparks Architects	08-06-2017
DD3.4	D	Section Block 9 prepared by Sparks Architects	08-06-2017
DD4.1	G	3D prepared by Sparks Architects	08-06-2017
DD4.2	G	3D prepared by Sparks Architects	08-06-2017
DD4.3	G	3D prepared by Sparks Architects	08-06-2017
DD4.4	G	3D prepared by Sparks Architects	08-06-2017
DD4.5	G	3D prepared by Sparks Architects	08-06-2017
DD4.6	G	3D prepared by Sparks Architects	08-06-2017
DD4.7	G	3D prepared by Sparks Architects	08-06-2017
7088_A01-10_03	03	CTS 4 Site Plan – Level 1 prepared by Blackburne Jackson Design	06-06-17
7088_A01-21_05	05	CTS 1 Site Plan – Level 1 prepared by Blackburne Jackson Design	06-06-17
7088_A01-31_05	05	CTS 3 Site Plan – Level 1 prepared by Blackburne Jackson Design	06-06-17
7088_A02-01_06	06	Facilities Building Level 1 – Floor Plan prepared by Blackburne Jackson Design	06-06-17
7088_A01-02_06	06	Facilities Building – Roof Plan prepared by Blackburne Jackson Design	06-06-17
7088_A02-30_05	05	Block 15 Basement Level – Floor Plan prepared by Blackburne Jackson Design	06-06-17
7088_A02-31_06	06	Block 15 Level 1 – Floor Plan prepared by Blackburne Jackson Design	06-06-17
7088_A02-32_05	05	Block 15 Level 2 – Floor Plan prepared by Blackburne Jackson Design	06-06-17
7088_A02-33_05	05	Block 15 Level 3 – Floor Plan prepared by Blackburne Jackson Design	06-06-17
7088_A02-34_04	04	Block 15 – Roof Plan prepared by Blackburne Jackson Design	06-06-17
7088_A02-60_06	06	Block 3 Basement Level – Floor Plan prepared by Blackburne Jackson Design	06-01-17
7088_A02-61_06	06	Block 3 Level 1 – Floor Plan prepared by Blackburne Jackson Design	06-01-17
7088_A02-62_06	06	Block 3 Level 2 – Floor Plan prepared by Blackburne Jackson Design	06-01-17
7088_A02-63_06	06	Block 3 Level 3 – Floor Plan prepared by Blackburne Jackson Design	06-01-17
7088_A02-64_06	06	Block 3 – Roof Plan prepared by Blackburne Jackson Design	06-01-17
7088_A02-90_02	02	Block 16 Basement Level – Floor Plan prepared by Blackburne Jackson Design	06-06-17
7088_A02-91_02	02	Block 16 Level 1 – Floor Plan prepared by Blackburne Jackson Design	06-06-17
7088_A02-92_02	02	Block 16 Level 2 – Floor Plan prepared by Blackburne Jackson Design	06-06-17
7088_A02-93_02	02	Block 16 Level 3 – Floor Plan prepared by Blackburne Jackson Design	06-06-17
7088_A02-94_02	02	Block 16 – Roof Plan prepared by Blackburne Jackson Design	06-06-17
7088_A04-01_04	04	Elevations prepared by Blackburne Jackson Design	06-06-17
7088_A04-10_03	03	Block 15 - Elevations prepared by Blackburne Jackson Design	06-06-17
7088_A04-11_03	03	Block 15 - Elevations prepared by Blackburne Jackson Design	06-06-17
7088_A04-20_04	04	Block 3 - Elevations prepared by Blackburne Jackson Design	06-01-17
7088_A04-21_04	04	Block 3 - Elevations prepared by Blackburne Jackson Design	06-01-17
7088_A04-30_02	02	Block 16 - Elevations prepared by Blackburne Jackson Design	06-06-17
7088_A04-31_02	02	Block 16 - Elevations prepared by Blackburne Jackson Design	06-06-17
7088_A05-01_04	04	Sections prepared by Blackburne Jackson Design	06-06-17
7088_A05-10_03	03	Block 15 - Sections prepared by Blackburne Jackson Design	06-06-17
7088_A05-15_01	01	Block 16 - Sections prepared by Blackburne Jackson Design	06-06-17
7088_AA05-20_03	03	Sections prepared by Blackburne Jackson Design	29-05-17
7088_AO17-01_01	01	Facilities Buildings Perspectives prepared by Blackburne Jackson Design	19-05-17
7088_AO17-03_01	01	Quarry Café Views prepared by Blackburne Jackson Design	19-05-17
7088_AO17-03_02	02	Parkside Residences prepared by Blackburne Jackson Design	06-06-17
7088_AO17-04_01	01	Parkside Terrace 15 prepared by Blackburne Jackson Design	19-05-17
7088_AO17-05_01	01	Parkside Terrace 15 prepared by Blackburne Jackson Design	19-05-17
7088_AO17-06_02	02	Parkside Residences 3 prepared by Blackburne Jackson Design	06-06-17
Assessment
The proposed amendment to condition 2 will reflect the new set of plans and is therefore supported.
Condition 8
The development’s external colour scheme shall use muted environmental tones of browns, greens and greys to integrate the development with its landscape setting and ensure the development does not visually impact on the vegetated skyline. All buildings shall utilise the finishes palette detailed on Plan 7038- DA14 Issue 03 Dated 22.07.2016. The use of paint finish Taubmans Tahira White is to be minimised.
Applicant’s requested change
To reflect the colours and finishes palette submitted as part of the change request the applicant requests the condition be amended to:
The development’s external colour scheme shall use muted environmental tones of browns, greens and greys to integrate the development with its landscape setting and ensure the development does not visually impact on the vegetated skyline. All buildings shall utilise the finishes palette detailed on Plan 7038- DA14 Issue 05 Dated 06.06.2017. The use of paint finish Taubmans Tahira White is to be minimised.
Assessment
The colours and finishes palette provides for exactly the same colour finishes as previously approved – the only change relates to the issue number and the date on the plans. Accordingly this minor change is supported.
Condition 12
The development must comply with the Bushfire Hazard Assessment and Management Plan AC1345BFIRE Rev.1, Duke Environmental Letter dated 25/10/2016 and Fire and Evacuation Management Plan 7043/DA28 contained in the Parc Noosa Bushfire Management Plan and Evacuation Plan for Owners and Tenants. Certification of compliance with this condition must be provided to Council prior to occupation of each and any stage of the development.
Applicant’s requested change
A minor redesign of the development along the eastern boundary is intended in relation to the driveway alignment to maximise opportunities for the retention of a significant tree on this boundary. It is acknowledged that retention of the tree will result in a reduced building setback to a potential bushfire hazard, and the existing Bushfire Management Plan will need to be updated to confirm this is achievable from a bushfire management perspective.
As noted previously, despite significant effort being made, it is not certain that the tree can be retained in the longer term. As a result, we request that the approval condition provides flexibility to allow for an updated Bushfire report to be provided at the appropriate time, if the retention of the tree proves successful.
In this regard, we suggest the following condition:
Prior to the lodgement of an OPW application for Stage 9A, submit a revised Bushfire Management Plan to confirm that bushfire management measures are satisfactory.
Assessment
The proposed retention of the tree adjacent to the driveway is a positive outcome as the current plans allow for its removal although it is acknowledged that the driveway construction may prevent the tree from being retained in the longer term. The retention of the tree creates conflict with the Bushfire Management Plan (BMP) in that it is a potential bushfire hazard and situated within close proximity of Block 17. Bblock 17 is to be developed within Stage 9A. To overcome this conflict the applicant requests that a revised BMP be provided prior to the issue of the Operational Works permit for Stage 9A. As the proposed retention of the tree will not impact on any other stage of the proposed development it is considered reasonable to modify condition 12 to require that an amended BMP be provided prior to the issue of the related Operational Works permit. Accordingly it is recommended that Condition 12 be amended to read:
The development must comply with the Bushfire Hazard Assessment and Management Plan AC1345BFIRE Rev.1, Duke Environmental Letter dated 25/10/2016 and Fire and Evacuation Management Plan 7043/DA28 contained in the Parc Noosa Bushfire Management Plan and Evacuation Plan for Owners and Tenants. Certification of compliance with this condition must be provided to Council prior to occupation of each and any stage of the development. A revised Bushfire Management Plan, which addresses the retention of the tree adjacent to Block 17 where proposed to be retained, must be submitted prior to the lodgement of an Operational Works Permit for Stage 9A.
Condition 19
The requirements of this development approval are to be effected, prior to the use of the premises. Council reserves the right to call upon the bond or guaranteed sum referred to in this approval to effect compliance with conditions.
Applicant’s requested change
Given the proposed staged nature of the development, it is requested that this condition be amended such that staging is appropriately reflected. This condition currently requires that all conditions be fulfilled prior to the use of the premises. It is understood that the intent of the approval is to facilitate staged development. As such, it is requested that the condition be revised such that only those conditions that relate to a particular stage are to be fulfilled prior to the use commencing within the relevant stage.
Assessment
It is noted that the previous change application which introduced staging to the development approval did not result in a change to this condition. However due to the substantial nature of the development it is considered reasonable that relevant requirements of the approval only be affected prior to the occupancy of that stage of the development. It is recommended that the condition be amended to read:
The requirements of this development approval are to be effected for each stage, prior to the use of each stage. Council reserves the right to call upon the bond or guaranteed sum referred to in this approval to effect compliance with conditions.
Condition 21
The developer must obtain all of the other Development Permits referred to in the Decision Notice, prior to obtaining a Development Permit for Building Works.
Applicant’s requested change
Not dissimilar to the request above in relation to Condition 19, it is requested that this condition be amended such that staging is appropriately reflected. This condition currently requires that all other Development Permits are to be obtained prior to obtaining a Development Permit for Building Works. It is requested that the condition be revised such that only those approvals that relate to a particular stage are to be obtained prior to obtaining a Development Permit for Building Works for the relevant stage.
Assessment
As with the modification to Condition 19 it is recommended to amend Condition 21 to read:
The developer must obtain all of the other Development Permits referred to in the Decision Notice for each stage, prior to obtaining a Development Permit for Building Works.
Condition 22
The proposed resort site (Precinct F) is required to be contained on its own individual lot divorced from the parent lot - being Lot 3 on SP 137433 - which contains the Noosa Springs Golf Course.  The Plan of Survey associated with creating the new lots shall be submitted for registration at the Land Titles Office and proof of the title being issued shall be submitted to Council prior to the issue of the Development Permit for Building Works.
Applicant’s requested change
The subject land has now been excised from the parent lot 3 on SP137433 and as such, it is requested that this condition be deleted.
Assessment
As this condition has now been complied with, as the area for Precinct F has been allocated its own lot, it is considered reasonable to delete this condition.
Consequential Amendments to Conditions
The amended staging plan will require consequential amendments to conditions are 5, 9, 10, 13, 20, 33, 47, 49 and 64. Conditions 17 and 27 are also recommended to be deleted as they are no longer relevant.
These conditions require reference to the staging of the development to ensure relevant works are completed prior to the use of each relevant stage. A number of conditions require minor modification to reference current terms. The conditions relate to when conditions must be complied with, water quality, landscaping, certification of building height, reinstatement of natural ground level, car parking and Infrastructure Charges.
It is recommended to add a new condition to address landscaping and pedestrian access to Resort Drive from the rear of Blocks 7, 8 and 9.
cONSULTATION
In accordance with section 372(1) of the Sustainable Planning Act 2009 the application was referred to SARA who provided a response on 5 July 2017 advising that they had no objection to the proposed changes.
conclusion
The application seeks to change the existing development approval for a resort of 151 multiple dwellings and associated facilities within Precinct F of the Noosa Springs master planned estate. The changes seek to reduce the number of dwelling units to 145, alter the density and GFA and update several conditions. The proposed changes are consistent with the original development parameters of the approval and the changes are considered to be supportable under the Sustainable Planning Act provisions.
The intent of the existing approval was for multiple dwellings with integrated resort components and booking/management functions.  The amended development will remain subject to the approved use type and still retains common resort-type facilities of a simpler, rationalised nature.
The application is recommended for approval, subject to amended and deleted conditions. A number of consequential changes to conditions are also required and it is recommended to delete two conditions which are no longer relevant. A new condition is recommended to address proposed access and landscaping adjacent to Resort Drive.
Departments/Sections Consulted:
	Chief Executive Officer		Community Services		Corporate Services
	Executive Officer		Community Development		Financial Services
	Executive Support		Community Facilities		ICT
			Libraries & Galleries		Procurement & Fleet
			Local Laws		Property
			Waste & Environmental Health		Revenue Services
					
	Executive Services	x	Environment & Sustainable Development		Infrastructure Services
	Community Engagement		Building & Plumbing Services		Asset Management
	Customer Service	x	Development Assessment		Buildings and Facilities
	Governance		Economic Development		Civil Operations
	People and Culture	x	Environmental Services		Disaster Management
			Strategic Land Use Planning		Infrastructure Planning, Design and Delivery
					

[word/footer1.xml]
Page 21 of 30

[word/header1.xml]
3

[word/header2.xml]
PLANNING & ENVIRONMENT COMMITTEE MEETING REPORT	12 SEPTEMBER 2017

[Attachment: image1.png (image text)]
   

Ere

EO

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

1
- - 1 a
18 = = a1 i
2A = 2 2 4
- 2 2 4
- 2 2 4
3A a 2 7 cry
- 6 6 2
aa = = = =
5A 2 6 6 4
5B. 4 2 7 13
6A = ~ i i
7A = 10 4 14
A = 4 2 6
- 4 4 8
OA = = 2 2
9B. = = 2 2
9C = = 3 3
9D Block 24 = = 2 2
TOTAL 10 40 95 145)

 

 


[Attachment: image11.png (image text)]
LL

 


[Attachment: image12.png (image text)]
 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

(West Block 7
X ) ‘Seale 1:200 |


[Attachment: image13.png (image text)]
 

North Block 7

‘Seale 1.200,

 

 

 

>) South Block 7
_ J see 200


[Attachment: image15.png (image text)]
    

| al) a Ae
3 a veil) Tula

va
1

 

Ts oad

       


[Attachment: image2.png (image text)]
 

 

NOOSA SPRINGS

 

Proposed Development
of Precinct F
‘Starco Development its Ply Lid
GROUND FLOOR

(SHOWING AMENDED CONTOURS ‘nan sianay Associates
RIOR TO CONSTRUCTION) ‘sae: 11000 atu 2007
Dwg No: 433-SK0s B


[Attachment: image3.png (image text)]
foTaLG FA

PROPOSED PRECINCT F DEVELOPMENT
NOOSA SPRINGS, NOOSA HEADS

360m

ALTUM.

GROUND FLOOR

 

 


[Attachment: image4.png (image text)]
       
    
  

 

   

 

 

 

 

 

(j STAGE2 ———- = "TAGE.
\ erat SST eae Wh ed ci
4. We A. . f tices

 

}--
/

Bock Ts | face |

    

i
Hit =
1
sucer o
ifloact
j
eT Sie WBZ
f Locks Sacre XS,

   

 


[Attachment: image5.png (image text)]
 

 

 

 

 

 

 

 

 

 

 

 

aoc |, FOR

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

  

 

 

 

 

 

 

 

 

 

 

 

 

 

 

= BLOCKS.
fe fi BLOCK 5.
BLOCK 3. | a, me | ve
BLOCK 4
BLOCK 8)
[auUDINGS, GA Mock?
[- o) Taeceoron raza
2 ARRIVAL
8 RECEPTON, Saat
4 ‘CONVENENCE 45.0
os | care 137.0
06 ‘OUIDOGRDNING: nis.one .
iv uuu pueeose2ooa aL | Shon
os [eouevaso
oe AMENTIES rT
10 BACK OF HOUSE /ORIGE | a7 one =
in [SUNASILN 00
u BOL EQUIPMENT 130
13 POOL
i TREE UNED BOULEVARD.
1 COPENLANDSCAPING
16 ‘PLAYGROUND
17 '55G PAVLION
18 (OPEN SPACE
ra EELSE BOOM 200
2 ‘MULT PURPOSE ROOM G2 | 34.07
OTA G.FA 20m