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Response to further information
Attached to the e-mail MCU16/0079 Further information in response to meeting - 5 Memorial Ave Tewantin.
13 December 2016
Chief Executive Officer
Noosa Shire Council
PO Box 141
TEWANTIN QLD 4565
Via email: [email protected]
Att: Mrs. Kerri Coyle
Response to Email 25th November 2016
MCU16/00079
MCU Extension to Existing RSL Club
No.5 Memorial Ave, Tewantin
Dear Kerri,
Please see the following response to the emailed request for additional information received 25th November 2016 in relation to site
cover, GFA (including basement above 1m natural ground level) and landscaping and recent conversations with regard to the above
development application.
As you are aware, we attended a meeting held 6th December 2016 with council and the appointed town planning consultant who is
assessing the application on council’s behalf. The meeting attendees were yourself and Shane Adamson, representing council and
representing the applicant, representatives of the RSL Club Phil Stephenson & Margi Fitzpatrick, Steve Harvey, Rubicon Design and
Construct, Geoff Stevens WBP Architects, and Adam Smith and Simon Halcrow of Planit Consulting.
It was acknowledged during the meeting that we would provide the additional information requested by council officers to ensure the
assessment of the proposal would be prepared for a determination at the council meeting to be held 19th January 2017. As such the
following detail is provided and supported by revised plans as a result of the meeting to accompany the council report, if required.
1. Whilst there is no requirement for a Plot Ratio for the subject site’s zone or use within the planning scheme, for comparison
purposes (to the adjacent Business Centre zone), the proposed plot ratio is 0.76:1. Considering there is no plot ratio for the
Community Services zone and this proposal is providing less than that permitted in the adjacent zone, the proposal is
appropriate and in context.
2. Site cover for the proposed development (including basement areas) totals 67% (further comment below); and
3. Landscaping internal to the site totals 1096m2 which is an equivalent of 16.4% which is also compliant for the zone.
In respect of site cover, the following points are of interest to Council:-
The inclusion of part of the basement within GFA, in reality is minor in scale, as the 360mm of basement which protrudes
above ground level is utilised as a car park which is excluded from GFA calculations and hence significantly reduces site
cover.
Furthermore, the car parking area is proposed to be appropriately screened from all road frontages and will not be
contributing to any actual density concerns or impose any dominant streetscape presence. With this in mind, this then
presents a revised site cover of 57%. In other words, the areas technically to be included will not be visible to the eye.
The additional improvements to the streetscape through landscaping and footpath treatments, further enhances the visual
appeal of the site which enhances the natural character and environmental aesthetic of the site as promoted within the
Noosa Plan.
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Page 2
During the meeting held 6th December 2016 Council also requested the removal of the open shade sail structure in the carpark. This element has now been removed. The request to remove the memorial from the corner of Doonella Street and Memorial Avenue has also been adopted. During this meeting, Council’s planning consultant also stated that he was seeking to utilise the requirements of the adjacent Business Centre zone to assess the proposal. This is inappropriate, and should only be used for merit assessment in determining potential compatibility impacts between the two uses. Council’s consultant should be basing their assessment principally in terms of the zone, overlay and use codes applicable to the proposal with reference to higher order provisions of the planning scheme where required. As the proposed extensions are sited away from the Business Centre zone, the influence in regard to this zone should be minor in the determination of the proposal. Within the Community Services zone, Council does not include provisions to control high density development as it does within the Business Centre zone. To be clear, the applicant is not seeking to develop at any scale that is inconsistent with the desired amenity of the planning scheme and locality. We have considered neighbouring residential uses in the establishment of the internal fitouts to ensure no impact on visual and acoustic amenity. Also, in consideration to two heritage listed buildings nearby, we have also sought to include design measures which complement these buildings and include greater three tied landscaping to further enhance amenity and reverse amenity in the locality which also improves upon aesthetics in the locality. With regard to adjacent business centre buildings, we have sought to maintain the existing façade of the RSL club in Memorial Avenue so as not to impact upon streetscape and the intent of this neighbouring zone. We have also made every effort in this proposal to ensure a compatible, aesthetically pleasing extension which is sympathetic to its surroundings. The proposal enhances the natural character and environmental aesthetic of Tewantin consistent with the provisions of the Community Services zone, overlay and use codes and above all the desired environmental outcomes of the planning scheme. We trust this information is sufficient for the consultant to complete their positive assessment of the proposal to ensure the deadline for determination at 19th January 2017 Council Meeting. Please contact the undersigned immediately on 02 6674 5001 should there be anything further that Council wishes to discuss. Regards, Simon Halcrow Senior Town Planner Planit Consulting Pty Ltd Enc. Revised Plan of development
Page 3
THE OWNERSHIP OF THE COPYRIGHT OF ALL DRAWINGS
PELICAN STREET AND DOCUMENTS AND OF THE WORK EXECUTED FROM
THEM IS VESTED IN RUBICON DESIGN & CONSTRUCT Pty. Ltd.
notes
DO NOT SCALE FROM THIS DRAWING
6.50
USE ONLY DIMENSIONS PROVIDED
00
0
8.
7.0
8.50
VERIFY ALL DIMENSION ON SITE
6.50 ARCHITECTURAL DRAWINGS NUMBERING SYSTEM
PREFIX CONTENT
0
8.5
0.-- SITE, STAGING & RELATED DRAWINGS
1.-- DEMOLITION DRAWINGS
2.-- FLOOR, REFLECTED CEILING & ROOF PLANS
3.-- SECTIONS
4.-- ELEVATIONS
5.-- CONSTRUCTION DETAILS
6.-- JOINERY DETAILS
8.50
KEY PLAN
STAGE 5 EXTENSION SMOKERS no. amendment date init.
AVENUE
TERRACE
0
50
5.5
8.
STREET
9.0
0
STAGE 4
STAGE 4 EXTENSION
5.50
9.00
8.50
STAGE 6 EXTENSION
POINCIANA
DOONELLA
5.00
architects
STAGE 4
8.50
architecture & interior design
EXTENSION
A.B.N. 29 700 673 003
P 07 3832 4433 F 07 3832 4848
E [email protected]
Suite 4 Portman Place, 220 Boundary Street,
STAGE 4, 5 & 6 STAGE 5 & 6 SPRING HILL, QLD 4000
5.00
REFURBISHMENT REFURBISHMENT drawn date designed
5.50
W.B.P. reference
9.50
9.50
DESIGN
EXISTING BUILDING CONSTRUCT
5.50
Rubicon Design & Construct Pty. Ltd.
4.50
A.C.N. 050 400 210
1110 Kingsford Smith Drive, Eagle Farm, QLD, 4009
EXISTING BUILDING Phone:(07) 3267 2400 Fax:(07) 3267 2440
6.00
5.00
40 Bell Street, PO Box 2020, Fitzroy, VIC, 3065
Phone:(03) 8682 9160
6.50
00
0
7.
5.5
9.00
7.50
9.00
6.50
6.00
9.50
DRAWN SCALE
0
0
0
8.0
9.0 8.50
7.5
principal
* Note: Area is not calculated from Planning Scheme definitions
MEMORIAL AVENUE
100mm
project
*
PROPOSED STAGES SITE PLAN location
50
drwg. title
40
30
scale drwg. no. amend.
20
@A1
0 5 10