Planning Statement · 51987.2898.03

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Figure 1 – Site location




                                                        Subject site




Figure 2 – Aerial view of site and surrounds


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Figure 2 — Aerial view of site and surro

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Figure 3 – Aerial view of site




Figure 4 – Photograph of existing dwelling and recreation areas


2. THE DEVELOPMENT APPLICATION
This application seeks to change and renovate the existing dwelling on site by undertaking the
following works:

                     Internal and external renovations to the building
                     Replacement of existing eastern awning/roof with new green roof
                     Re-tiling and new green roof over existing south eastern terrace
                     Removal of landscape mound and construction of ground floor gym
                     Revised pool deck area
                     Existing plant space along northern boundary repurposed and extended to create
                     new pool house
                     New plant space along northern boundary

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                New landscaping across site
                Extension of driveway along northern boundary for visitor parking
                Proposed ¼ basketball court in Environmental Protection area

Attachment B provides plans of the proposal prepared by Shaun Lockyer Architects. The plans
include a material palette that demonstrates the use of natural materials and colours.
The proposed renovations are required to update and provide a more contemporary home that
takes advantage of the coastal setting whilst creating more usable covered open space as well as
incorporating natural materials and a muted colour palette.



3. COMPLIANCE WITH STATE PLANNING POLICIES
The site is mapped as being located in a Coastal Management District. In accordance with the
Planning Regulation 2017 a Material Change of Use requires referral of the application to the State
where building work is carried out completely or partly in coastal management district that has a
gross floor area of 1000m2 and extracts or fills more than 1000m3. .

The proposal has an overall gross floor area of less than 1000m2 and minimal excavation is
proposed. The proposal does not require referral to the State.

The site does not have a Coastal building line mapped over the premises.



4. ASSESSMENT
The applicant seeks to make a minor change to the existing development approval under Section 78
of the Planning Act 2016. An application for a minor change to a development approval can only be
made in circumstances where a change would constitute a ‘minor change’.

The proposed change to the development approval as requested by the applicant is determined to
constitute a minor change on the grounds as detailed in the Planning Act as:

        • the change does not result in a substantially different development as the use is not
           changing;
        • the change does not include prohibited development;
        • the change would not require the application to be referred to an additional referral
           agency or cause a referral agency to have regard to new mattes prescribed by
           regulation;
        • the change does not cause the application to become impact assessable.

4.1 Noosa Plan

The proposed alterations have been assessed against the provisions of the Eastern Beaches
locality and the Building Works Code and comply with site cover and height provisions. With regard
to side boundary setbacks the applicant seeks to convert the area currently approved for pool
equipment for use as a pool house with the pool plant to be located externally. These works are
located at the same height and in the same location as the approved pool equipment and will not be
visible to the adjoining site. Additional landscaping is proposed eastward of the structures along the
boundary.




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Figure 5 – Photograph of existing pool equipment structure and pool deck to be altered



4.2 Noosa Plan - Overlay Codes

The site is mapped as being located in a Coastal Protection Area of the Natural Resources Code
and in the Environmental Protection Area of the Biodiversity Code.

A review of the proposal against the Natural Resources Overlay Code is detailed below:

 Specific Outcome                          Probable Solution                             Proposal
 13.49        Coastal
 Protection Area
 O18 The siting and design of          S18.1 A mix of native landscaping, such as    The     proposed      renovations      and
 development and materials used        ground covers, shrubs and trees, is           extensions utilise the existing built form
 within the Coastal Protection Area,   provided for a width of 5m from the           on site including existing terraces and
 as identified on the Natural          seaward or rear boundary of the site to       pool areas. The existing grassed area
 Resources Overlay Maps, do not        provide adequate landscape buffering to       to the seaward boundaries are to be
 cause any significant adverse         protect the coastal dune system.              retained.
 impacts on the coastal resources
 of the location nor interrupt the                                                   It is noted that the most recent changes
 natural cycles of erosion and                                                       application assessed by Council in
 accretion of foreshore areas and                                                    2014 for the site did not require
 beaches.                                                                            landscaping       along   the    seaward
                                                                                     boundary. No landscaping was also
 And                                                                                 required along the seaward boundary in
                                                                                     relation to changes approved for the
                                                                                     adjoining site at 17 Webb Road
                                                                                     approved in 2015.

 O19 Buildings, structures and         S19.1A mix of native landscaping, such as     Complies - a neutral colour scheme is
 works     within    the    Coastal    ground covers, shrubs and trees, is           proposed with the additional materials
 Protection Area that are visible      provided for a width of 5m from the           such as off form concrete, stone
 from the beach—                       seaward or rear boundary of the site to       cladding and timber cladding are to be
 a)are designed to protect the         provide adequate landscape buffering to       utilised. The applicant is also
 character of the beachfront when      protect the character of the beachfront.      proposing a green roof to further
 viewed from the water and                                                           integrate the building with the
 integrate with the surrounding                                                      surrounds.
 natural landscape and skyline
 vegetation and
 b)are finished predominately in
 colours    and   hues     of   the
 surrounding natural landscape.

 AND

 O20 Buildings and other structures    S20.1 No solution provided                    Not applicable – no coastal building
 including swimming pools and                                                        line.
 retaining walls do not extend
 seaward of the coastal building
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 line except—
 a)uncovered      and      unenclosed
 cantilevered balconies that do not
 extend greater than 3m seaward
 of the coastal building line; and
 b)are setback a minimum of 6m
 from the seaward boundary AND

 O21 Where a coastal building line      S21.1 No solution provided                  Complies – all structures are setback
 does not exist on properties                                                       from seaward boundary.
 fronting the beachfront or a
 reserve adjoining the beachfront–
 buildings, other structures and
 retaining walls are setback a
 minimum of 6m from the seaward
 boundary of the site AND

 O22 Rear fences adjacent to the        S22.1Rear fences adjacent to the            Complies – proposal able to comply
 beachfront within the Coastal          beachfront within the Coastal Protection    with requirements
 Protection Area are designed and       Area incorporate the following—
 sited to be sympathetic with the       a)no more than 1.2m in height; and
 visual amenity of the beachfront       b)open construction(ie at least 50%
 and do not degrade the natural         transparent);
 beachfront character                   c)lightweight materials (ie timber); and
                                        d)dark colours to blend with the natural
                                        landscape. AND

                                        S20.2Gates are not installed in fences to
                                        gain direct access to the beachfront.



The Biodiversity Overlay maps the eastern third of the site as being in the Environmental Protection
Area. Assessment against the overlay is triggered where there is clearing of vegetation. In this
instance, a number of cycads and small ground covers around the pool area are proposed to be
removed. These plants are not of local origin as per the Noosa Plan and do not substantially
contribute to the landscaped setting of the area. Significant landscaping is proposed along the
northern side boundary as replacement for these plants.

Some minor excavation of the site is required to facilitate the construction of the ground floor gym.
The removal of the existing mounding and landscaping in front of the garage results in the loss of
two palm trees and ground covers. These palms and ground covers do not contribute significantly to
the amenity of the area, provide screening to the existing building and are not native to the coastal
beachfront area.




Figure 6 – Photograph of landscape mound to be replaced by proposed gym



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The earthworks associated with removal of the landscape mound will be dealt with under a separate
application. The earthworks are relatively minor and stormwater will not be significantly affected by
the proposal extension.

5. CONCLUSION
The proposed changes to the approval and existing dwelling results in a building that is consistent
with the character of the area and that better respects the locality and beachfront character. The
renovations and new green roofs will soften the existing built form and reduce the visibility of the
dwelling on the surrounding area.

This application can be supported on a number of grounds as previously detailed. These grounds
include:
               The proposed changes improve the external appearance of the building through the
                use of green roofs and covered decks.
               The changes to the dwelling are located within and on the existing footprint.
               The proposed changes are consistent with the character of the area which includes
                substantial dwellings and unit developments.
               The contemporary design utilises the form of the existing building.
               The proposed form of the design is consistent the scale of development that has
                occurred in the surrounding area.

Please find attached:

    •   Change Form 5
    •   Signed owners consent
    •   Attachment A – Existing approval plans
    •   Attachment B – proposal plans


Could you please provide a link for payment of fees and Councils application number?

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



Yours sincerely




Nadine Gorton
Senior Town Planner
Martoo Consulting Pty. Ltd.




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Attachments (attached separately)
_______________________________________________________________________________

Attachment A – Existing approved plans
Attachment B – Proposal Plans




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