05/0901 - Change to a Development Approval [As Published] · 132005.901.02

Page 2

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Our Reference: 00787 L04 HB
Our Project Planner. Hannah Blue mM a rtoo
consulting m
pty Itd
town planners +
urban designers
16 May 2007 abn | 86 120 928 707
Chief Executive Officer
Noosa Shire Council
PO Box 141
TEWANTIN Q 4565
Attention: Land Use Section
Dear Sir/Madam
RE: Development Application for Request to Change an Existing Approval (Dwelling House
in a Sand Dune Problem Area) situated at 56 Seaview Terrace, Sunshine Beach: Suzie
Phillips '
Martoo Consulting has been engaged as town planning consultants for the above proposal. A
development application for the above proposal has been prepared in accordance with the /ntegrated
Planning Act 1997 and is enclosed for Council’s assessment as the Assessment Manager of this
application.
The following documents are enclosed to comprise this development application:
* — four (4) copies of the Proposal Report;
* acompleted IDAS application Form 2; and
*® a cheque for $815.00 which is understood to be Council's application fee as the
Assessment Manager.
Please contact our Sunshine Coast office if you require any further information and/or clarification in relation
to this development application. ‘
Yours sincerely
Hannah Blue
Senior Planner
Martoo Consulting Pty. Ltd.
3
4
*
SUNSHINE COAST OFFICE GYMPIE OFFICE
1/199 GYMPIE TERRACE, NOOSAVILLE | POBOX 1684 NOOSA HEADS Q 4567 1/28 REEF STREET GYMPIE | PO BOX 391 GYMPIE Q 4570
TELEPHONE | 0754555425 FACSIMILE | 07 54555725 TELEPHONE | 0754827440 FACSIMILE | 07 5482 4952

[email protected] [email protected]

Page 3

a
INTEGRATED PLANNING ACT 1997

Form 2, Version 3.3, 29 May 2006

eee Re

 

   

Boron ce

Request to change an
existing approval

   

 

56 Seaview Terrace

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

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Page 4

 

INTEGRATED PLANNING ACT 1997 Form 2, Version 3.3, 29 May 2006

ca

C/ Martoo Consulting PO Box 1684 Noosa Heads Q 4567

-lan Own.
Aqnatug

C/ Nadine Gorton
5455 5425
5455 5725 [email protected]

Name in Full Date

) See Ghove
iil)
til

W)

‘al-Wave required

Refer attached letter

Concurrence

Page 5

é Plan / Drawing / Report Number
“| refer attached letter

Form 2, Version 3.3, 29

 

 

 

 

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Page 6

 

martoo

Our Reference: 00787 L03 HB consulting m
Council’s Reference: 2005/0901 pty Itd

town planners +
urban designers
abn | 86 120 928 707

16 May 2007

Chief Executive Officer
Noosa Shire Council
P.O. Box 141
TEWANTIN Q 4565

Attention: Land Use Section
Dear Sir/Madam

RE: Application for Request to Change an Existing Approval (Dwelling House in a Sand Dune
Problem Area) situated at 56 Seaview Terrace, Sunshine Beach described as Lot $5 on
RP 81810, Parish of Weyba: Suzie Phillips

Martoo Consulting Pty Ltd has been engaged by Suzie Phillips, as applicant for the above proposal to
submit a development application to Noosa Shire Council under the integrated Planning Act 1997. This
application requests a change to an existing approval (2005/0901) for a Detached House located at 56
Seaview Terrace, Sunshine Beach.

This letter details the proposal and provides an assessment of the relevant code provision contained
within the Detached House Code.

1. THE SUBJECT SITE

The subject site comprises an existing lot which is described as Lot 65 on RP 81810, Parish of Weyba,
County of March. The subject site has an area of 546m? and is afforded access directly from Seaview
Terrace. A location map is included as Attachment 1.

The subject site is included in the Detached House Zone under The Noosa Plan, and the Natural
Resources Overlay (Coastal Protection Precinct) is applicable and retevant to the site.

An approved two storey dwelling is located on the site. Plans detailing the existing dwelling can be
provided if required.

2. SURROUNDING PREMISES

The subject site is surrounded by a detached houses. These houses are a mixture of recently
constructed large dwellings, and older style holiday houses.

SUNSHINE COAST OFFICE GYMPIE OFFICE

1/199 GYMPIE TERRACE, NOOSAVILLE | PO BOX 1684 NOOSA HEADS Q 4567 1/28 REEF STREET GYMPIE | PO BOX 391 GYMPIE Q 4570
TELEPHONE | 0754555425 FACSIMILE ! 07 54555725 TELEPHONE | 0754827440 FACSIMILE | 07 5482 4952
[email protected] . . [email protected]

Page 7

® Page 2

3. SITE HISTORY

The site has recently been subject of a Development Application for Material! Change of Use of
Premises for Dwelling House in Sand Dune Problem Area. This application was lodged and assessed
under the now superseded Planning Scheme. This application sought approval for the removal of the
existing house, and the construction of a larger scale ‘Bark Design’ dwelling house. A Development
Permit (2005/0901) was issued 29 November 2005 which contained 38 conditions. A copy of this
permit, and the approved plans are included as Attachment 2.

4. THE DEVELOPMENT APPLICATION

This application seeks to undertake a change to the existing approval (2005/0901). Rather than
construct a new dwelling, the applicant now seeks to retain the existing dwelling, and undertake minor
renovations to improve its internal functionality and external visual appearance. A copy of the proposal
plans are included as Attachment 3.

The following significant changes from the original approval are proposed:

¢ Retain the existing structure;
Increase the front boundary setback of the garage from 2.6 metres to 3.4 metres;
Increase the rear boundary (beach front) setback of the upper and lower level decks;
Reduce the average height of the development;
Incorporate additional design features (ie. pitched roofing and overhangs) desirable for
a beach front locality; and
+ — Significantly reduce the amount of excavation and earthworks required.

The following modifications are proposed to the existing dwelling:

+ Extension of the dwelling towards the road front boundary;

+ Construction of a garage, master bedroom, entryway, office, media room and gym
within the western portion of the site;

+ Re-configuration the Living Room, Dining Room and Kitchen (however it is noted the
existing eastern building line is retained);

* Minor extension of the existing deck; and

+ Re-configuration of the lower level (however it is noted that the existing eastern building
line is retained).

5. ASSESSMENT — COASTAL PROTECTION OVERLAY

The Noosa Pian includes the site in the Coastal Protection Overlay. The assessment table for this overlay
indicates that when carrying out building work not associated with a material change of use within a Coastal
Protection Precinct, a code assessable development application is required. An assessment against the
relevant provisions are provided below.

Coastal Protection Precinct

Column Column 2 oo Trans)
Specific Outcomes Probable Solutions Compliance

 

     

 

 

 

 

Coastal Protection Precinct and

Erosion Prone Areas-Eastem $17.1 Buildings and other structures including | The proposal seeks to reduce the
Beaches Locality swimming pools, retaining walls and eastem boundary setback of the
O6 The siting and design of landscaped terraces, but excluding approved dwelling.

development and materials used within cantilevered decks that are uncovered and

the Coastal Protection Precinct, as unenclosed— in this regard, the approved dwelling
identified on the Natural Resources a) do not extend seaward of the coastal provides a minimum setback of 4.5

 

 

Page 8

@ Page3

 

 

Overlay Maps, do not cause any
significant adverse impacts on the
coastal resources of the location nor
interrupt the natural cycles of erosion
and accretion of foreshore areas and
beaches.

AND

O7 Buildings, structures and works
within the Coastal Protection Precinct
that are visible from the beach—

a) are designed to protect the
character of the beachfront when
viewed from the water and integrate
with the surrounding natural
landscape and skyline vegetation
(see Error! Reference source not
found.); and

b) are finished predominately in
colours and hues of the surrounding
natural landscape;

AND

O08 Rear fences adjacent to the
beachfront within the Coastal Protection
Precinct are designed and sited to be
sympathetic with the visual amenity of
the beachfront and do not degrade the
natural beachfront character.

 

building line; or

b) where a coastal building line does not
exist on properties fronting the beachfront
or a reserve adjoining the beachfront—
are setback a minimum of 6m from the
seaward boundary of the site;

AND

$17.2 Cantilevered decks that are uncovered

and unenclosed located seaward of the

coastal building line—

a) do not extend seaward of the average of
the outermost seaward projection of
buildings on directly adjoining properties;
and

b) are a maximum depth of 3m;

c) are setback a minimum of 6m from the
seaward boundary of the site;

AND

$17.3 Where a coastal building line does not

exist on properties fronting the beachfront or

a reserve adjoining the beachfront—

cantilevered decks are setback a minimum of

6m from the seaward boundary of the site;

AND

$17.4 Dense landscaping, comprising a mix

of native coastal species of ground cover,

scrubs and trees, is provided for a width of
5m from the seaward or rear boundary of the
site to provide adequate landscape buffering
to protect the coastal dune system.

$18.1 No solution provided 1

$19.1 Rear fences adjacent to the beachfront

within the Coastal Protection Precinct (as shown

on Overlay Map OM4.5) incorporate the

following—

a) no more than 1.2m in height; and

b) open construction (ie at least 50%
transparent);

c) lightweight materials (ie timber); and

d) dark colours to blend with the natural
landscape.

AND

$19.2 Gates are not installed in fences to

gain direct access to the beachfront.

 

metres to the cantilevered deck. The
proposed modifications seek to
increase this setback to 7 metres.

As previously detailed, the proposal
seeks to retain the existing structure
and undertake minor upgrades to
intemal functionality and extemal!
visual appearance of the dwelling.
The eastern facade of the existing
structure is located forward of the 15
metre coastal building line as detailed
on the proposal plans included as
Attachment 3. It is considered that
discretion is warranted in this case as
the following is noted:

. the proposal does not seek to
extend further into the coastal
buikding line;

. the existing dwelling is setback
further than that of the adjoining
southern dwelling;

. the existing dwelling does not.
adversely impact the coastal
resource or natural cycles of
erosion;

. the proposed renovations will
improve the visual appearance of
the dwelling when viewed from
the beach frontage.

As the proposal does not seek to
undertake any works forward of the
existing dwelling, all existing vegetation
within this area is able to be retained.

 

6. CONCLUSION

This application can be supported on a number of grounds. These grounds include:

* The proposed changes significantly reduce the scale and bulk of the approved dwelling;
* The proposed changes increase both the street front and beach front setbacks of the approved

dwelling;

* The proposed changes utilise the existing dwelling, thereby significantly reducing the amount of
earthworks required within the sensitive easter portions of the site;

* The proposed changes improve the dwelling's visual contribution to the surrounding area; as it
teduce the box-like profile of the approved structure, and incorporates overhangs, pitching and

extemal cladding;

 

Page 9

@ Page4 |

* The proposed changes will positively impact upon the coastal resources of the location, as the
development impacts less upon the natural cycles of erosion and accretion of the beach front.

The Assessment Manager's favourable consideration of the above development application is therefore
recommended. Please contact our office if you require any further information and/or clarification with respect
to the above application.

Yours sincerely

SMA

Hannah Blue
Senior Planner
Martoo Consulting Pty. Ltd.

Cc. Suzie Phillips
Kidd + Co

Page 10

 

 

 

 

TOWN PLANNERS
DEVELOPMENT CONSULTANTS

= 8
Request to Change an Existing Approval (Dwelling House in a Sand

Dune Problem Area) situated at 56 Seaview Terrace, Sunshine Beach

*

 

LOCATION MAP

PLANNING ASSESSMENT REPORT

May 2007

DATE>

FILE NAME> LOCATION MAP

 

AMENDED> N/A

00787

JOB NO>

 

VERSION> 1.0

“see above”

SCALE>

Figure [J

NOOSA SHIRE COUNCIL

 

 

SOURCE >

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Use figured dimensions in
preference to scale. All
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and checked on site.
These designs, drawings,
specifications and the
copyright thereof are the
property of Bark Design
Pty Ltd and must not be
used, retained or copied
without the written authority
of Sark Design Pty Ltd.

Slot

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07 5471 0340
07 5471 0343

Telephone
Facsimile

0418 876 394
0442 127 904

[email protected]

Steve Guthrie
Lindy Atkin

Email

Noosa Heads

FO Box 1355
Queensland

4567

Australia

 

   

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Architects

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Page 16

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Use figured dimensions in
preference to scale. All
dimensions to be verified
and checked on site.
These designs, drawings,
specifications and the
copyright thereof are the
property of Bark Design
Pty Ltd and must not be
used, retained or capied

i the written authority
Bark Gesion Piy Ltd.

  

 

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Page 17

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B 19.05.05 issued For DA specifications and the = 8
copyright thereof are the = RAIA Member @ o < ‘ - DA.OS9
property of Bark Design 28408 2 £8 . ( _
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Page 18

@ Page7

Attachments

 

Attachment 3 — Proposed Renovations

Page 19

te

 

 

an a . LAND USE SECTION FEES
som MMO :

RECEIPT TYPE

SALE OF DOCUMENTS .
Superseded Planning Scheme‘Documentation §20
Copy of Permit/Approval Letter 110
The Noosa Plan Documentation 411
APPLICATION FEES:
oO Material Change of Use - Code/Impact /
Consistent 521
Inconsistent 521
- Assessment under Superseded Planning Scheme _ 521
Modification to a Development Permit . ‘ B/S. ba. §21 .-
Extension of a Currency Period ‘ 521
Operational Works - Landscaping ot §21
’ Bldg Work assessable against the Planning Scheme §21
PRE LODGEMENT REVIEW
Half Hour * §22 .
One Hour, ‘ $22
ADVERTISING :
‘ Purchase Advertised Applications ~ §23
JETTIES © . :
Jetty Application Fee . §24
Jetty Bond ‘ _ $4
. (Category 4)
BONDS :
Performance Bond . . . 51
. (Category 9)
SIGNS . a no
Registration Fee Se, : co . 222
SEARCH FEE . :
Search of Land Use Section file 112
Liquor Licensing Request . “113

totaL. $ J/f.00

NAME: Marto lorvulina pty. Ltd

 

 

 

 

appress: YD fox /b8ft 7 7

_ Moora Heady &W 4567 a

FILENO: __.zg04/4ol DATE: /7-S: 07 \
‘RECEIPT NO: 2 eq Lao _. Signature of TP Officer: u. W\

 

AUTHORITY NO:

14/2005 [401] 2

Page 20

CALCULATION OF FEES

 

APPLICATION —

FEE

TOTAL
FEES

 

MCU - CODE ASSESSMENT
Details of Development

Consistent 1.0
Inconsistent 3.0

FEE CALCULATION «|

 

MCU - IMPACT ASSESSMENT
Details of Development

Consistent 1.0
‘{Inconsistent 3.0

FEE CALCULATION

 

OPERATIONAL WORKS
Details of Development

FEE CALCULATION

4

 

 

 

 

TOTAL FEES

 

 

Page 21

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Page 23

i e designers

 

 

 

 

 

 

 

 

20 Duke Street
Sunshine Beach QLD 4567
? PO Box 262
. Noosa Heads QLD 4567
N a7 g Twephone OT SUT S58

Facsimile 07 5447 5833

 

 

 

[email protected]

 

ware. kiddoo.com.au

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