Council Planning Report MCU17/0024

MCU17/0024 - Development application for Material Change of Use of Premises - Entertainment & Dining Business Type 1 Food & Beverages and Type 2 Recreation, Amusement and Fitness at 4 the esplanade, sunshine beach
Document information

Author	Development Planner, Lisa Pienaar
Environment and Sustainable Development

Index	ECM/Application/MCU17/0024

Attachments	1.	 Proposal Plans
2.	 Existing and proposed floor plans

APPLICATION DETAILS
Applicant	State of Queensland - Reserve For Local Government - Surf Life Saving Under Control of Council as Trustee, Sunshine Beach Surf Life Saving Club Inc
Proposal	Development Permit for Material Change of Use of Premises - Entertainment & Dining Business Type 1 Food & Beverages and Type 2 Recreation, Amusement and Fitness
Properly Made Date	5 May 2017
Information Request Date	15 June 2017
Information Response Date	21 July 2017
Decision Due Date	13 October 2017
Number of Submissions	Nil

PROPERTY DETAILS
Property Address	Sunshine Beach Surf Life Saving Club, 4 The Esplanade Sunshine Beach Qld 4567
RP Description	Lot 126 CP 845336 Lot 5 SP 269274
Land Area	870 Square Metres 594 Square Metres
Existing Use of Land	Sunshine Beach Surf Life Saving Club

STATUTORY DETAILS
SEQRP Designation	Urban
Locality	Eastern Beaches
Zone	Open Space Recreation
Overlays	Biodiversity – Environmental Protection Natural Hazard –Landslide & Acid Sulfate Soils Natural Resources - Coastal Protection Area
Assessment Type	Code – Type 2 Recreation, amusement and fitness Impact – Type 1 Food and Beverages
RECOMMENDATION
That Council note the report by the Development Planner to the Planning & Environment Committee Meeting dated 10 October 2017 regarding Application No. MCU17/0024 for a Development Permit for a Material Change of Use – Entertainment and Dining Business Type 1 Food & Beverages and Type 2 Recreation Amusement & Fitness (extensions and alterations to a Surf Club)  situated at Sunshine Beach Surf Life Saving Club, located at 4 The Esplanade Sunshine Beach Qld 4567 and:
A.	Approve the application in accordance with the following conditions:
PLANNING
When Conditions must be Complied With
Unless otherwise stated, all conditions of this Decision Notice must be complied with prior to the use commencing, and then compliance maintained at all times while the use continues.
Approved Plans
Development undertaken in accordance with this approval must generally comply with the approved plans of development. The approved plans are listed in the following table unless otherwise amended by these conditions.
Plan No.	Rev.	Plan/Document Name	Date
0000	A	Cover Page, drawn by Andrew Bock Architecture	February 2017
1002	B	Proposed Site Plan, drawn by Andrew Bock Architecture	March 2017
1003	B	Proposed Site Plan – Aerial Photo, drawn by Andrew Bock Architecture	March 2017
1004	B	Proposed Roof Plan, drawn by Andrew Bock Architecture	March 2017
	B	Proposed Upper Floor Plan, drawn by Andrew Bock Architecture	March 2017
1006	C	Proposed Ground Floor Plan (from IR response) , drawn by Andrew Bock Architecture	July 2017
1007	A	Proposed Lower Floor Plan, drawn by Andrew Bock Architecture	March 2017
1008	B	Proposed Landscape Plan, drawn by Andrew Bock Architecture	March 2017
2001	B	Proposed Elevations, drawn by Andrew Bock Architecture	March 2017
2002	B	Proposed Elevations, drawn by Andrew Bock Architecture	March 2017
2003	B	Proposed Sections A & B, drawn by Andrew Bock Architecture	March 2017
2004	B	Proposed Sections C & D, drawn by Andrew Bock Architecture	March 2017
2005	B	Proposed Sections E & F, drawn by Andrew Bock Architecture	March 2017
3001	A	Perspective Views North and North West, drawn by Andrew Bock Architecture	February 2017
3002	B	Perspective Views West and South West, drawn by Andrew Bock Architecture	March 2017
3003	A	Perspective Views East and North East, drawn by Andrew Bock Architecture	February 2017
3004	A	Perspective Views View to Entry and Deck Lounge, drawn by Andrew Bock Architecture	February 2017
3005	B	Aerial View showing Height line, drawn by Andrew Bock Architecture	March 2017
3006	B	Views showing Height line, drawn by Andrew Bock Architecture	March 2017
4001	A	Colours and Textures of Sunshine Beach, drawn by Andrew Bock Architecture	February 2017
4002	A	Proposed Material Palette, drawn by Andrew Bock Architecture	February 2017
Building Height
The maximum height of the development must not exceed 11 metres above the finished ground level and the natural ground level.
Certification must be submitted to Council from a Licensed Surveyor which certifies that the building does not exceed the maximum height requirement of this Decision Notice.
Performance Bond
Security in the form of a cash bond or trading bank guarantee to the sum of $15,000 must be submitted to Council, to secure performance of all conditions of this approval, prior to the issue of a Development Permit for Operational Works. The cash bond or trading bank guarantee will be returned on performance of the conditions of approval less any costs incurred by Council in respect of enforcing performance of this permit. Council reserves the right to call upon the bond or guaranteed sum to effect compliance with conditions.
Building appearance
Roof materials must be non-reflective and the building must be finished with muted earth tones to minimise the visual impact of the development and blend in with the sites natural setting, and be in accordance approved plan 4001 & 4002 Revision A, drawn by Andrew Bock, dated February 2017.
The building must be finished in a mix of light-weight materials reflective of the sites natural setting and be in accordance with approved plan 4002 Revision A, drawn by Andrew Bock, dated February 2017.
Noise
All amplified noise at the premises must be conducted through a sound limiting device at all times to ensure that noise does not exceed the following:
Noise emanating from the premises including amplified or non-amplified noise and patron noise prior to 10.00pm must not exceed 90dBC, fast response, when measured approximately 3 metres from the source of the noise; and
Noise emanating from the premises including amplified or non-amplified noise and patron noise after 10.00pm must not exceed 85dBC, fast response, when measured approximately 3 metres from the source of the noise
The sound limiting device is to have a locking mechanism, which is to be locked at all times except for inspection or maintenance work on the device.
Access to the sound limiting device, except for maintenance work, is restricted to the licensee, nominee and the person in charge of the premises at the time.
The sound limiting device must be checked and if necessary calibrated by a qualified acoustic engineer at least every 12 months to ensure compliance with the conditions of the license. Evidence of the sound limiting device calibration must be made available to an investigator or police on request.
Air-conditioning and refrigeration plant noise levels must not exceed the following:
Between 10.00pm and 7.00am no more than 3dB(A) above the background level; or
Between 7.00am and 10.00pm no more than 5dB(A) above the background level
Delivery vehicles and deliveries must not be audible:
On a business day or Saturday, before 7.00am or after 7.00pm
On any other day before 8.00am or after 7.00pm
Hours of Operation
The use may operate 7 days a week from 10am to 12am (with the exception of New Year’s Eve where it may operate until 2am). The outdoor dining area is not to be utilised after 10pm.
Car Parking
The existing carparking area adjacent to the surf club building must be upgraded.  The works must be generally in accordance with drawing number 1006 Revision C prepared by Andrew Bock Architecture and undertaken in accordance with an Operational Works approval and must include in particular:
detail to demonstrate that sufficient area is provided for delivery/service vehicle movements including clearances;
materials and surface treatments to prioritise pedestrian movements and other “shared” areas;
signage to designate pedestrian paths, shared areas and vehicle movement areas;
bollard and seating design and other surface treatments in accordance with Council’s “look and feel” (Council’s design principles and local colour palette);
detail to clearly indicate stormwater drainage paths;
a reconfiguration of the carparking access, aisles and spaces to improve performance.
Car parking in Webb Road must be upgraded to provide 4 additional on street car park spaces and include in particular provide:
filling, roadworks and drainage works;
linemarking;
dimensions and grades in accordance with AS/NZS2890.1:2006.
The proposed works are to be undertaken in accordance with an Operational Works approval. The works must be generally in accordance with drawing number 16636-SK01 Revision A prepared by TOD Noosa.
Paving Treatment of Vehicle Movement Areas
Alternative materials, surface patterns, or threshold treatments must be used to articulate the pavement treatment of vehicle movement areas, shared areas and pedestrian paths.
A Construction Management Plan for the development must be submitted to and approved by Council at least 5 working days prior to the commencement of any Building works or at least 5 working days prior to the pre-start meeting for Operational Works.  The Construction Management Plan shall include but not be limited to:
site working hours;
communication and consultation processes with surrounding premises;
control and suppression of –
noise
vibration;
dust;
odours and exhausts control; and
site working hours
employee and contractor induction and education processes.
A Traffic Management Plan for each separate construction phase of the development must be submitted to and approved by Council at least 5 working days prior to the commencement of any works or at least 5 working days prior to the pre-start meeting for Operational Works.  The Traffic Management Plan must include but not be limited to:
limiting the routes for the heavy vehicles to the major road network and define the route to the site;
indicate provision for on-site and off-site parking and shuttle buses (if required) for the required workforce;
indicate the location of loading and unloading areas;
indicate the location of any “holding” areas for heavy vehicles;
operating hours.
Construction staff must not park within the Council carparks in Belmore Terrace, Duke Street, Webb Road or any other surrounding street.  Parking must either be on site or at a suitable off-site location serviced via a shuttle bus.  Details must be included in the Traffic Management Plans for the site.
Bicycle/Scooter Provision
Four bicycle racks (capable of accommodating 8 bikes) and 4 scooter spaces must be provided on site at the rear of the building. The works must be undertaken in accordance with an Operational Works approval and clearly shown on the plans for carparking.
Stormwater Drainage
The site must be provided with a stormwater drainage system connecting to a lawful point of discharge.  The works must be undertaken in accordance with an Operational Works approval and must include in particular:
Connection of any new works on site and in the carparking area to the existing stormwater drainage system;
The works in Webb Road must be generally in accordance with drawing number 16636-SK01 Revision A prepared by TOD Noosa and include sufficient detail:
To quantify the catchment and calculate runoff to the proposed inlet and define overland flow component bypassing the inlet in a 1% AEP event
To demonstrate improved inlet capture
To demonstrate how the adjacent 1in 4 fill batter is to be stabilised to avoid scour when flows bypass the proposed inlet
To demonstrate that cars parked in the adjacent carparking spaces will not be flooded in a 1% AEP event
Geotechnical Stability Add for REC: - Subdivisional Requirements
All works must be carried out in accordance with a Geotechnical Report (or part thereof) prepared by a qualified person* and endorsed through an Operational Works approval.
*(Refer to Advisory Note)
Certification must be submitted to Council from a qualified person* which certifies that the development has been constructed in accordance with the Geotechnical Report for the development and that the development has a minimum factor of safety against landslip of 1.5 in the long term.
*(Refer to advisory Note)
Earthworks and Retaining Walls
All fill and associated batters must be undertaken in accordance with an Operational Works approval, and contained entirely within the subject site unless written permission from the respective landowner(s) is provided to Council.
All retaining walls must be designed and constructed in accordance with the planning scheme and must be certified by an RPEQ where exceeding 1.0m in height. All retaining walls that are publicly accessible and exceed 1.0m in height must be fitted with a commercial grade safety fence.
Damage to Services and Assets
Any damage caused to existing services and assets as a result of the development works must be repaired at no cost to the asset owner at the following times:
where the damage would cause a hazard to pedestrian or vehicle safety, immediately; or
where otherwise, upon completion of the works associated with the development.
Any repair work which proposes to alter the alignment or level of existing services and assets must first be referred to the relevant service authority for approval.
Landscaping Works
The development site must be landscaped.  The works must be undertaken in accordance with Planning Scheme Policy 3 – Landscaping Plants and Guidelines for that specific area and must include in particular the works shown on the Approved Plans.
All landscape works must be established and maintained in accordance with the approved design for the life of the development, and in a manner that ensures healthy, sustained and vigorous plant growth.  All plant material must be allowed to grow to full form and be refurbished when its life expectancy is reached.
All landscape works must be maintained generally in accordance with the approved design for the life of the development.
Retention of Existing Trees and Vegetation
All trees and vegetation identified for retention must be protected in accordance with AS 4970, Protection of trees on development sites.
A “no clearing zone” must be established and maintained over the existing vegetation on the subject site. The following activities must not be carried out within the no clearing zone:
clearing, cutting down, poisoning, lopping or pruning of native vegetation which is indigenous to, or planted within, the zone
soil/spoil dumping and/or compacting
soil excavation, other than for planting indigenous native plants.
The following exceptions apply:
declared plants under the Land Protection (Pest and Stock Route Management) Act 2002 and sub-ordinate Regulation 2003, and any Council Listed Environmental Weeds, Exotic Grasses and other plants identified in writing by Council
indigenous native trees which pose a well-founded threat to persons or property as approved in writing by Council
B. 	Find the following grounds are sufficient to justify the conflict with the Planning Scheme:
1.	The proposed Entertainment & Dining business Type 1 Food & Beverage use is associated with the Surf Club use.
2.	The proposed development seeks to redevelop the existing surf club, will maintain the same footprint and will result in a significantly improved facility for residents and visitors to Sunshine Beach.
3.	The proposal will result in improvements to existing on street car parking and pedestrian access pathways in the area, improving access to car parking and safety for pedestrians.

REPORT
PROPOSAL
The applicant describes the proposal as follows:

The applicant is seeking approval from Council to renovate the existing building on site and enable a new functional and elegant building on the site. The redevelopment will be predominately contained within the lease area with eaves along the western boundary extending over into the park. The proposal can be detailed as follows:
Lower Floor ‘Actives Area”
The existing lower floor area is to be predominantly retained with some minor extensions to the north which will incorporate the service and plant areas. These service area directly adjoin the emergency vehicle access and public park and present an unsightly and adhoc view to the adjoining public areas. The proposed works have been designed to provide a cohesive and attractive presentation to the park area and include:
New First Aid room.
New bin store.
New plant equipment.
New Actives area equipment storage.

Ground Floor
The existing ground floor level which currently contains the reception, kitchen, patron toilets, bar, pokies and dining area is to be totally demolished with the existing slab retained. The existing outdoor dining area to the beach is however to be retained with a new floor and cover proposed.

The ground floor layout addresses existing shortcomings of the building such as poor internal layout, congested areas, lack of facilities by providing a more functional layout. The new layout includes:
Defined entrance area including upgraded footpath and delineation between pedestrians and
vehicles.
Upgraded landscaping to front of club.
Structural timber batten screen to dining area.
Reception and administration area.
Male and female toilets.
Kitchen and new cold rooms.
Poker machine area.
Bar and cold rooms.
DOSA (Designated Outdoor Smoking Area).
Discrete internal dining areas.
Kid’s room.
Disabled access.
New deck over existing outdoor dining area.
Replacement of umbrellas with removable framed awning.
Access to upper level.
Upper Floor
The upper floor level currently contains several office and administration rooms, plant room and a
training/meeting room. The level is to be demolished and replaced with a new level comprising new toilets, offices and a dual purpose lifesaving/function area.
It is proposed to provide the entire club with an external transformation. A new curved metal roof will extend over the building and follows the natural contours of the site. New external cladding is proposed that flows with the roof form and includes fibre cement sheeting with lower floors of rendered concrete. Timber battens will be used across the building for screening and visual interest with plywood used for lining ceilings.

The additional gross floor area actually totals 601m2. The proposed extension results in a height increase from 7.5 metres to 11 metres, largely due to the new roof form, and complies with the height requirement of a maximum of 11 metres under The Noosa Plan.  Refer Figure 1 - Built form - proposed and existing elevations below depicts the existing built form (dark outline) and the proposed (lighter sketch).

Figure 1 – Built form - proposed and existing elevations
SITE DETAILS
Background
The Sunshine Beach Surf Life Saving Club was established in the mid 1980’s and has undergone a series of minor renovations and interior changes. The most recent changes to the building include the renovation of the ground floor which includes new change room facilities, an actives gym and recreation room space as well as the reconstruction of the ocean deck, side balcony and Designated Outdoor Smoking Area (DOSA).
The existing building is in excess of 30 years old and is in need of renovation, requiring constant repairs with the existing facilities unable to meet the current demand or industry standards. Issues include:
Structure of the building is failing
Entrance area is small
Poor directional flow from entrance through bar area
Kitchen layout undersized, outdated and inefficient
Bar is small and inefficient
Amenities location impacts on dining experience
Pokies room is small and has poor amenity
Conflicts between different needs of patrons
Site Description
The land, the subject of this application, is located at 4 The Esplanade, Sunshine Beach and comprises two sites described as Lot 126 on CP845336 and Lot 5 on SP269274.  Refer Figure 2 – Subject site. The lots comprise two reserves for Local Government Purposes for which the Noosa Council is Trustee. The Sunshine Beach Surf Life Saving Club (Club) has a lease to occupy the site.
The site has road frontage to a small stub road which is located off The Esplanade (commonly known as Belmore Terrace) which also provides access to public carparking.
The site has a combined area of 1464m2 and contains the existing Club building and outdoor deck area. The club was constructed on the site in the early 1980’s and has undergone various renovations and changes over the years and currently comprises a three storey building with the following facilities:
Ground floor – change rooms, toilets and showers, gym, recreation, equipment storage area and cold rooms.
First floor – entrance area, kitchen, dining, bar, pokies room, amenities and covered outdoor dining area.
Second floor – office/administration and training room and deck.
The existing building is set down into the site and includes a mix of materials including rendered concrete block wall and weatherboard cladding with a tiled roof and tension membrane sails over existing western decks. The main building is generally located on Lot 126 with the outdoor dining area extending over onto Lot 5 which comprises a timber deck covered by seven semi-permanent umbrellas. Refer Figures 3 to 5 which illustrate the existing site conditions.

Figure 2 – Subject site

Figure 3 – front of Surf Club

Figure 4 – Northern façade to the park

Figure 5 – Outdoor dining area
Surrounding Land Uses
A mix of commercial, residential and open spaces uses surround the subject site. Ed Webb Park totally surrounds the site apart from the access road to the site. The park slopes down from the Belmore and Webb Road frontages to the beach and includes public carparking to the north of the club as well as emergency access to the beach which wraps around the northern and western sides of the Surf Club building. Picnic facilities are provided within existing vegetation in the park.
More specifically the following uses are located in the surrounding area:
to the north - multi storied residential unit complexes including ‘Blue Tongue’ and
‘Costa Nova’ and the Duke Street Commercial area.
to the east - beachfront reserve and Sunshine Beach.
to the south - two storey dwellings.
to the west - unit developments including Craiglee and Palm Lodge.

Refer Figure 6 – Surrounding uses

Figure 6 – surrounding uses
assessment
Instruments for Statutory Assessment
Under the Sustainable Planning Act 2009 the application must be assessed against each of the following statutory planning instruments to the extent they are relevant to the development:
State Planning Policies;
the South East Queensland Regional Plan;
State Planning Regulatory Provisions; and
the Planning Scheme for the local government area.
State and Other Statutory Instruments
State Planning Policy
The State Planning Policy has been deemed by the Minister for Local Government and Planning as appropriately reflected in the Planning Scheme and therefore does not warrant a separate assessment.
South East Queensland (SEQ) Regional Plan
The site is located within the Urban Footprint of the SEQ Regional Plan. The proposal is consistent with the regional policies of the SEQ Regional Plan.
Statutory Instruments – Planning Scheme
The application must be assessed against the whole of the Noosa Plan to the extent the provisions are relevant to the development. The following Codes are of particular relevance and discussed further under this section of the report:
Natural Hazard Overlay Code
Biodiversity Overlay Code
Natural Resources Overlay Code
Eastern Beaches Locality Code
Business Uses Code
Engineering Works Code
Landscaping Code
Overlay Provisions
Biodiversity – Environmental Protection
The proposal does not involve clearing of existing vegetation.
Natural Hazard –Landslide & Acid Sulfate Soils
The Natural Hazards Overlay maps the site as being included in a Landslide Hazard Area. The proposal maintains the existing ground floor level which will preserve the existing stability of the site. The existing deck area is also to be retained with a new structure located over.
The Natural Hazards Overlay also maps the site as being included in an Acid Sulfate Soils Area. The existing basement floor level is to be retained, resulting in minimal disturbance to the area.
Natural Resources - Coastal Protection Area
The Natural Resources Overlay maps the site as being included in a Coastal Protection Area. No coastal building line relates to this site. The proposal is located over the existing building footprint and therefore will not further impact on the coastal resources of the area. Existing vegetation will be retained on site. The building has been designed on top of the existing developed footprint and steps down the site. The material and colours used blend in with the colour and hues from the surrounding areas.
Eastern Beaches Locality Code
The site is within the Open Space Recreation Zone with Entertainment and Dining Type 1 Food and Beverage identified as not consistent in this zone, while Type 2 Recreation, Amusement and Fitness is consistent within the zone. The application is required to follow an impact assessable application process.
The proposal is located within an Open Space Recreation Zone. The intent of the Open Space Recreation Zone is for areas of open space to contribute to the desired lifestyle of residents by offering a variety of passive and active recreational experiences that are conducive to community interaction and wellbeing. The Surf Club is centrally located in Sunshine Beach and is an integral part of the social fabric of the community, adjoining the Sunshine Beach foreshore and surrounded by Ed Webb Park, essentially integrating into the open space activities of its residents and visitors.
The following overall outcomes for Sunshine Beach are of particular relevance for this proposal and include the following:
development along the beach areas of Sunshine Beach, particularly larger buildings, does not visually intrude on the public beach;
development is predominantly of domestic scale and is well integrated with the natural landform and landscape of the surrounding area;
views of buildings and structures from the beach are framed or filtered through vegetation;
development makes a positive contribution to the amenity of the streetscape and the natural environment;
The scale and form of buildings and other structures are:
i 	designed to be responsive to the informal beachside character of the locality, being low rise buildings, with pitched or curved roofs and building materials that blend with the dune and coastal landscape;
ii	in keeping with the surrounding streetscape and landscape qualities;
iii	integrated into the topography and native vegetation of the dune system which dominates the locality; and
iv 	consistent with the amenity and safety expectations of the community.
The development cannot be considered domestic in scale as the proposed building is larger from what currently exists. The altered roof line has increased in height and is more extensive than the current roof line. However, the proposed building height is within the 11 metre height limit, with a curved roof form that contributes positively to the existing building and surrounding environment.  The building materials chosen include rendered concrete, prefinished fibre cement, cladding with timber battens and screening in muted tones and reflect the character of the area.
The proposal includes an additional 601m2 in gross floor area and is predominately within the existing footprint of the building. The additional gross floor area generally comprises upgrades to existing facilities such a plant rooms, staircase, lift wells and kitchen and storage areas. The additional 601m2 is not considered ‘use’ area under The Noosa Plan, thus not formally triggering additional car parking requirements under the Planning Scheme.
Specific Outcomes O77 and 78 address amenity and built form respectively. Facilities should not result in significant levels of traffic generation or significant levels of noise; or light emission affecting nearby residential uses; and built form is designed and sited so to:
a) 	encourage the co-locating of a range of open space uses;
b) 	be attractive, comfortable and accessible to the public; and
c)	provide suitable landscape treatment, seating, lighting and other amenities conducive to community interaction and convenience and public safety.
New and improved facilities may increase the amount of traffic and car parking demand which may impact on the amenity of surrounding areas.  It is noted that a public car parking area exists immediately to the north of the club premises and vehicular access to the participants and nippers area is provided along the northern side of the building through Ed Webb Park. Another public car park is located on Webb Road adjoining Ed Webb Park. Improvements to existing car parking areas and the provision of 4 extra bays will be provided as part of the proposal. Provision of car parking is further discussed under Section 3.3.1 of this report.
With regard to noise, the applicant submitted an Environmental Noise Level Impact Assessment prepared by David Moore & Associates which looks at all potential noise sources from the closest residents to the north, west and east of the site, from the closest potential location for each of the noise sources to the closest part of the residential building. Refer to Figure 7 – Monitoring locations for noise.
The report criteria was ‘for both the steady state and time varying noise sources was in accordance with the ‘background creep’ criteria of the Environmental Protection (Noise) Policy 2008, whilst the amplified music noise limit was based on the low frequency noise limit criteria of the Brisbane City Council, to ensure that the bass frequency noise impact of amplified entertainment was adequately accounted for.
All steady state and time varying noise sources comply with the daytime, evening and night-time noise limits at all of the closest residential, with no additional noise control measures required.’
The proposal may be conditioned to comply with the recommendations outlined in this report, which include some noise control measures.

Figure 7 – Monitoring locations for noise.
3.3.1.    Primary Planning Scheme Assessment Issues
The proposal raises a number of issues that have been worked through during the assessment process, with the applicant addressing them in several ways.  The issues are discussed as follows.
Built form
The applicant has sought to create a new surf club that seeks to improve the amenity and functionality in its design, be responsive to the Queensland climate and capitalise on the aspect to the ocean and to the park. The undulating roof line provides a more usable indoor/outdoor experience for patrons by shielding public areas from the south easterly weather, while maximising ideal areas for people to socialise.
The ‘framed awning structure’ over the deck/outdoor dining area (replacing the existing umbrellas) is designed as a permanent roofing structure and is not retractable. However it is able to be dismantled if required from the main building if the structure is threatened by extreme weather events.
The height limit in the Open Space Recreation zone is 11 metres. The proposed building complies with this requirement with at a resultant height (at the highest point) of 11 metres. The existing building at the highest point is approximately 7.5 metres.
Coastal View lines and Impacts
There is significant established vegetation in Ed Webb Park in the form of coastal vegetation and large Norfolk Pines, which screen the Surf Club somewhat from those uses beyond the park, towards the foreshore. The new design has the potential to impact on some coastal views and therefore the applicant was asked to demonstrate the impacts on the coast views, particularly from nearby residences.
The balconies from Costa Nova were considered to be the most relevant for sight lines due to their proximity to the clubhouse and lack of vegetation in front of the units. As detailed by the aerial photographs below, the Sunshine Beach Surf Club is located in an area that is lower than the established three storey units to the north and west of the site, with much of the surf club building stepping down to the west to Ed Webb Park. It is noted that Ed Webb Park surrounds the site and has well established Hoop Pines along Webb Road and Duke Street that currently restrict views as detailed in Figure 8 – Sight lines from Costa Nova Apartments below.
The proposed extensions and renovations to the club house will result in changes in views for three of the Costa Nova units, however the majority of the view will be retained noting that the units’ main eastward view is not altered.
Views in Sunshine Beach are generally not specific due to the topography and existing Norfolk Pines, with views to the foreshore generally more expansive. The development mostly maintains these broad scale views.
It is important to note that no submissions were received during the public notification period.

Figure 8 – sight lines from Costa Nova Apartments
Carparking
Currently, the existing use does not have any car parks on site and the proposed use does not propose any, with limited opportunities to provided additional parking in the area. It is acknowledged that Sunshine Beach has limited car parking for the main street, the Club and beach goers. The new and improved club facilities may create a greater demand for car parking and increase traffic.
The applicant identified, ‘The surf club has an existing gross floor area of 1850m2 which provides the club with an existing ‘credit’ with regard to carparking on site. The SBSLSC (Club) was constructed sometime in the mid 1980’s at which time Surf Clubs were classed as indoor entertainment and assessed for carparking based on a rate of 1 space per 20m2 of total floor area under the 1973 scheme.’
Under The Noosa Plan car parking requirements are based on total use area of the building, which excludes areas such as plant rooms, staircases, lift wells, kitchen and storage areas.  The proposed renovations to the club, while include an additional 601m2, do not include any real increase to the total use area (albeit 6m2) and on the basis do not necessarily require additional car parking to be provided.
Table 1 below details the applicant’s calculation with regard to carparking numbers due to the existing floor area credits for the existing uses on site and the increase in service and amenities on the site which do not attract additional carparking.

Table 1 – Applicants car parking calculations for existing and proposed use
The above calculations undertaken by the applicant are generally agreed with.  Notwithstanding this, with such a major redevelopment it would be typically reasonable that developments meet or at least go some way to meeting current car parking requirements, particularly given refurbishments and improvements would be likely to increase patron numbers and generate additional car parking demands.
The Sunshine Beach Surf Life Saving Club in association with Council officers has investigated the possibility of providing additional carparking in the locality.
The club reviewed options including:
Extending the front carpark eastward – (not viable due to vegetation and slope impacts);
Extending the front carpark westward in to Webb Park – (not viable due to slope, impacts on park amenity and pedestrian walkway and extent of earthworks required);
Additional carparking in Webb Park in front of the ground floor actives area – (not viable due to extent of earthworks, loss of park area; conflict between pedestrians and vehicles);
New carpark in Webb Park with access from Webb Road - (not viable due to extent of earthworks, loss of park area, conflict between pedestrians and vehicles and impact on adjoining residences);
Convert existing parallel parking in Webb Road to perpendicular parking – (reviewed option discussed below)

The applicant engaged Tod Engineers and Project Managers to further investigate the conversion of the parallel parking in Webb Road. Tod’s investigation has revealed that the carparking reconfiguration results in four new carparking spaces being provided in Webb Road as shown in Figure 9 – proposed car parking on Webb Road.

Figure 9 – proposed carparking on Webb Road
To meet the likely increase in parking demand from the improved Surf Club facilities, a number of improvements should be made to the public parking area around the Surf Club including:
The existing public carpark and road reserve, north/eastern side of the Surf Club – to be reconfigured, line marked etc. to prioritise pedestrian movements and shared areas.
The existing public carpark on Webb Road – to be reconfigured, line marked, drainage works and provide an additional 4 car parks (as per Figure 9 above)
These requirements have been discussed with the Club who have indicated they are agreeable to undertake the improvements.
In addition to the above, provision at the rear of the building for 4 scooter spaces and 4 bicycle racks (catering for up to 8 bikes) may be conditioned as part of this approval to cater for local visitation and staff.
Existing lease area
The eastern section of the new roof line will be marginally outside of the existing lease area with the roof overhang over existing road reserve. Refer to Figure 10 – existing and proposed building – lease area. Council’s Property Branch have advised there are no tenure provisions affected and a lease modification is not required. Further, the Department of Natural Resources and Mines indicated they have no objections to the proposal on the 12 April 2017.

Figure 10 – existing and proposed building – lease area.
Works in the Public realm
Council officers (Planning and Infrastructure Services) discussed with the applicant some improvements with the interaction with surrounding public land. The following table outlines the issues and how the development has sought to incorporate solutions in the redevelopment of the site. Refer to Figure 11 – proposed frontage works.
Issue	Solution
Pedestrian and traffic movements in front of the clubhouse Pavement treatment and bollards	Concerns were raised by Council officers about the existing lack of well-defined pedestrian pathways that extended from the beach access to the club, park and shopping area. At present the pedestrian footpath does not extend from Ed Webb Park around to the beach access with pedestrian forced to walk across the carparking and turning area. Additional works interacting with the public carpark were also explored. Revised plans now show a distinctive pedestrian and shared zone (use of coloured concrete), bollards providing delineation between carparking and pedestrian pathways, (removal of existing kerb and seamless transition treatment, footpath and paving treatments. Refer Figure 11 – proposed works in the road reserve The applicant intends to provide an improved pedestrian link to the beach access in front of the Club in combination with feature screening and landscaping and will be conditioned as such. A contiguous pathway from the foreshore to the village will also be conditioned as part of the proposal.
Impact of the northern face of the building and the resultant cross fall for vehicles navigating the laneway Design northern garden bed to park access	The project architect has reviewed the northern boundary façade and adjoining vehicular access and proposes widening of the access to ensure vehicles are well clear of the building. The project architect reviewed the northern garden bed to the park and has designed it so it steps down the slope to minimise the height and potential to be a trip hazard.
Provision of carparking and options for additional carparking	Several options were explored as discussed under Section 3.3.1 of this report. The preferred option is to convert parallel parking in Webb Road to perpendicular parking resulting in four new carparking spaces being provided in Webb Road. Additionally, the car park on the eastern side of the Club will be upgraded. The works will be conditioned as part of this proposal and will be completed as part of an Operational Works application for frontage works.

Figure 11 – proposed works in the road reserve
Landscaping
The development does not propose to remove existing vegetation, proposing new landscaped planters, garden beds and climbers on wire trellis (northern wall) which will soften the proposed building. Appropriate conditions will be placed on the approval to ensure the desired outcomes are met.
cONSULTATION
Referral Agencies
No Referral Agencies were required to be notified for this application.
Other Referrals
The application was forwarded to the following internal Council officers:
Design and Delivery Manager, Infrastructure Planning
Designer, Capital Works
Environmental Health Coordinator
Principle Strategic Planner
Property Advisor
Public Notification
The application was publicly notified for 16 business days in accordance with the Sustainable Planning Act 2009. No properly made submissions were received.
conclusion
Approval is sought for a Material Change of Use Entertainment and Dining Type 1 Food and Beverage, which is not consistent in this zone, while Type 2 Recreation, Amusement and Fitness is consistent within the zone and complies with the acceptable measures in The Noosa Plan. Although Type 2 is inconsistent, the food and beverage use is an integral part of a Surf Life Saving Club in aesthetically pleasing locations across Queensland.
With regards to car parking, the application proposes an additional 4 spaces on Webb Road and improvement to the usability of car park to north/east of the Club which is considered an appropriate response based on the nature of the use.
The proposed new building presents positively to Sunshine Beach, proposes new landscaping, seating, additional and improved carparking, and pedestrian interface and connectivity.
Departments/Sections Consulted:
	Chief Executive Officer		Community Services		Corporate Services
	Executive Officer to the Mayor & CEO		Community Facilities		Financial Services
	Executive Support		Community Development		ICT
			Libraries & Galleries		Procurement & Fleet
			Local Laws		Property & Facilities
			Waste & Environmental Health		Revenue Services
					
	Executive Office	x	Environment & Sustainable Development		
	Community Engagement		Building & Plumbing Services		
	Customer Service		Civil Operations		
	Economic Development		Infrastructure Planning & Design		
	Governance		Planning & Environment		
	Human Resources		Strategic Land Use Planning		
	Sustainability				

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PLANNING & ENVIRONMENT COMMITTEE MEETING REPORT	10 OCTOBER 2017

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PLANNING & ENVIRONMENT COMMITTEE MEETING REPORT	DD MONTH YYYY

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NORTH EAST ELEVATION
NORTH WEST ELEVATION

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Floor Level Existing | Proposal ‘Car parking Required
Lower Floor | 797.7m" | « Additonal 111.27 proposed. Area | « No car parking - Area excluded from use area
Includes bin area, plant and | and carparking requirements.
equipment room, “basement
storage and lit and stairs.
“Ground Floor) STO3emi ~+ 45.5 spaces - credit - existing use area
++ 323:7.2m’ - foyer, tales, kitchen, | » No car parking - Areas excluded from use area
bar, storage areas, lif, staimway | " and Type 1 - kitchen and storage areas.
and plant.
1+ 695.2m" - intemal and external | « 34.7 spaces @ 1 space:20m2.
dining
‘+ Balance aroa of 215m" (910.36m" - 695.2m")
credit = 10.8 spaces
Upper Floor | Taam" ~ Td spaces ~ credit existing use area

 

 

‘+ 148.3 m: - foyer, tollets, kitchen,
storage, it, stars and plant.

++ 66.45m'- fice -sur club related

= 281.3m? - function and training

 

+ 10.8 spaces - credit - existing use ground
floor
Total credit 18 spaces

‘+ No car parking - Areas excluded ftom use area
and Type 1 - kitchen and storage areas.

‘+ Type 2 1 space:20m? = 3.3 spaces

‘+ Type 1 space:20m? = 14 spaces

'No additional earparking required tobe provided

 

 


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SOUTH WEST ELEVATION

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