FURTHER ADVICE - Letter to Noosa Council - Minor Change

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            o   Attachment 1 – Update proposal plans; and
            o   Attachment 2 – Engineering Plans by TOD Consulting.

Change 1 – New ramp and stairs

It is my understanding that Council has already considered the proposed new ramp and stairs
as shown on the proposal plans (Attachment 1); however, further information is now being
provided. An extract of the current layout of the ramp and stairs is shown in Figure 1.




Figure 1 – Extract of Plan Ground Existing and Demolition Plan

An extract of the proposed new ramp and stairs for the development is provided as Figure 2.




Figure 2 – Extract of Plan G New Plan




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When considering the location of the existing and proposed ramp and stairs (above), it is
evident that both the existing and proposed ramp and stairs extend beyond the site into the
road reserve. While under normal circumstances it would not be expected that any built form
infrastructure from a development would be allowed to extend into the road reserve, the
existing design to provide accessibility from Bottlebrush Avenue could not be reconsidered
until such time that the entire site is redeveloped. The relocation of the ramp and stairs from
the current location and into the site would significantly impact the existing parking and would
not be practical.

The proposed ramp and stairs reduces the length of ramping along the front boundary
because the ramp returns at half its length, which is necessary to achieve the required grade
of 1:14 for disability access. This means the length of ramp in the road reserve will also be
reduced in terms of the overall length of ramp fronting Bottlebrush Avenue (refer Figure 2).

While some trees are required to be removed from within the road reserve as shown in Figure
1, the area of road reserve and the land within the site affected by the existing ramp will be
reduced and this area is to be reinstated (refer blue and green shading - Figure 2). This will
include the replacement planting of trees within the road reserve and within the site, generally
as shown (Figure 2).

It is also noted that the landscaped area within the site is also to be reinstated (refer maroon
shading - Figure 2). The proposed works will abut but not impinge on the existing concrete
footpath fronting the site. The amount of new landscaping within the road reserve and within
the site where will assist to offset the loss of vegetation for the new ramp and stairs, which has
been minimised, and in the circumstances, cannot be avoided.

Other improvements include a raised pedestrian walkway with treatments within the site across
the internal access driveway, to improve pedestrian safety. The proposed works will result in
the loss of two (2) parking spaces (refer Figure 2). The engineering plans prepared for the
development by TOD Consulting are provided as Attachment 2.

Given that no additional parking can be provided within the site, it is assumed that the
applicant would be required to make a contribution in lieu of these two (2) parking spaces as
allowed under Council’s Contributions in Lieu of the Provision of Onsite Car Parking Policy,
given there is no other alternative to deal with this issue. If this is case, and by way of an
infrastructure agreement, it is requested that the timing for the payment of the contributions
be made at the time a development approval for operational works issues for the proposed
ramp and stairs. This is when the actual loss of the two (2) parking spaces would occur.

It is likely that the development works for the ramp and stairs will be the last stage of the
development after the other proposed works have been completed. This is because there is
an urgent need to address the other necessary maintenance works within the site in the first
instance, given the water ingress into the basement.



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In summary, the proposed upgrading of the ramp and stairs fronting the development is
required to meet current accessibility standards. While the proposed change to the ramp will
extend into the road reserve, the ramp will extend no further than the existing ramp. Further,
the new ramp will have less impact in terms of the length of disturbance along the length of
the frontage. The areas where the existing ramp and stairs are being removed from within the
road reserve and within the site are to be reinstated with landscaping, including some trees.

Having regard to the Major Centre Zone Code, the proposed development will enhance the
visual amenity and setting in the streetscape, will retain existing native vegetation at the
frontage where possible, and will enhance the amount of planting in this location (PO33). The
proposed development will maintain the existing streetscape character and enhance the
amenity of the area and contribute positively to the major centre more generally (PO33).
Further, the reinstatement planting will enhance the natural landscape character of the area
and will maintain the functionality of the road reserve for vehicles and pedestrians (PO34).

Change 2 – Internal Access Areas

The applicant is also proposing to upgrade the internal areas providing access to the offices
at Ground Level towards the north and Ground Level and Level 1 towards the south (refer
Figure 2). The existing larger triangular planter towards the north has failed, including the
waterproofing, which is allowing water to leak into the basement.

Because there is a need to upgrade and repair these internal spaces, it is proposed to remove
the triangular planter towards the north and provide additional seating (three timber bench
seats) and consistent paving throughout. As currently designed, there is no available seating
in this location for patrons attending the offices. Further, a smaller planter can be better
designed to reduce water ingress in the long term.

The planter at the southern ground floor area is being increased in size in association with the
new stairs and additional timber seat and new paving is also proposed in this area. New paving
is also proposed across the frontage of the building for consistency.

While there has been some reduction in the amount of soft landscaping, these internal areas
remain landscaped areas that have been improved by new garden beds and seating for
patrons, which will improve the general amenity of these spaces. Further, the proposed new
pergolas over these areas will also provide some weather protection, which is also desirable.

Having regard to the Major Centre Zone Code, the proposed internal changes will suit the
relative size and nature of the development when considering the entry locations that are
mostly screened from the street and will not affect other existing landscaping around property
boundaries. Further, will contribute positively to pedestrian wayfinding and comfort by
providing additional seating and pergolas offering some cover (PO32).

Change 3 – New small roof area and pergolas

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As part of the works, the existing roof over the internal areas is also being removed and
replaced as shown in blue (refer Figure 1). The northern elevation showing the existing roof
to be replaced is shown in Figure 3.




Figure 3 – Extract of North East Elevation to be demolished

A plan showing the area of the new roof is provided as Figure 4.




Figure 4 – Extract of New Roof Plan

Not all of the roof within the blue dotted lines shown above is being replaced rather the new
pergola areas and parts of the existing roof across the frontage and towards the top left of the
blue outlined area above (refer Figure 4).




Figure 5 – Extract of the North East Elevation

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The new roof area will remove the existing curved roof area shown in Figure 3, which is to be
replaced by standard pitched roofing as shown in Figure 5.

The proposed changes to the roof line are necessary to remedy urgent maintenance issues.
The proposed new roof replaces existing roof and also adds pergolas, which are not
considered to be site cover.

Under performance outcome PO17 of the Major Centre Zone Code, there is no prescriptive
site cover requirement. Consistent with this performance outcome, the proposed changes will
not alter the scale of the development with no increase in gross floor area. The built form will
remain compatible in this location. There is no increase in plot ratio (PO18) and no increase in
the building height (PO16).

In summary, the proposed changes to the ramp and stairs will improve pedestrian accessibility
consistent with current standards. Once the reinstatement planting is established within the
road reserve and near the frontage, the development will maintain and enhance the existing
streetscape appearance.

The other changes will improve the pedestrian entry areas to the offices by providing some
soft landscaping, seating, consistent paving and new pergolas providing some weather
protection. The internal changes to these entry areas will also resolve current water ingress
issues. The changes required to the roofing will also rectify other maintenance issues without
increasing the scale, bulk and form of the building.

Minor Change

Under Schedule 1 of the Development Assessment Rules, the proposed changes:

    •   do not involve a new use;
    •   do not apply to a new parcel of land;
    •   will not dramatically change the built form in terms of the scale, bulk and appearance;
    •   will not change the ability of the development to operate as intended;
    •   will not remove a component that is integral to the operation of the development;
    •   will not significantly impact traffic flow and the transport network;
    •   will not introduce new impacts or increase the severity of known impacts;
    •   does not remove an incentive component that would have balanced a negative impact;
        and
    •   will not impact infrastructure provisions.

Pursuant to the definition of a minor change under the Planning Act 2016, the proposed
changes:

    •    do not result in a substantially different development;



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    •    if the application, including the change, were remade, it would not include prohibited
         development, would not trigger referral to any referral agencies and does not require
         public notification.

Accordingly, the proposed changes are considered to be a minor change.

Should you have any concerns about the proposed changes, please contact me.

Yours faithfully




Shane Adamson (BEngTech, GDURP, MPIA, MQELA)
Town Planning Specialist
Director - Adamson Town Planning Pty Ltd




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