Delegated Report - Code - Planning MCU20 0002

Author	Development Planner, Tara Norley & Nadine Kirley
Development Assessment

APPLICATION DETAILS
Application No.	MCU20/0002
Applicant	Davidson Property Trust No. 1 and No. 2
Proposal	Material Change of Use - Commercial Business - Type 1 Office
Properly Made Date	24 January 2020
Information Request Date	20 February 2020
Information Response Date	23 March 2020
Decision Due Date	30 April 2020
Report Completed Date	30 April 2020
Number of Submissions	Not Applicable

PROPERTY DETAILS
Property Address	Seven Flags 195 Weyba Road Noosaville Qld 4566
RP Description	Lots 0, 1 & 2 on BUP 102401
Land Area	597 m²
Existing Use of Land	General Store and Restaurant

STATUTORY DETAILS
SEQRP Designation	Urban Footprint
Locality	Noosaville
Zone	Neighbourhood Centre
Overlays	Natural Hazards Overlay
Assessment Type	Code
PROPOSAL
The application seeks approval for a Material Change of Use - Commercial Business - Type 1 Office.  The proposal includes renovation and extension of the existing building which currently accommodates restaurant and shop uses.  The proposal comprises:
Remove two ground floor toilets
New external deck along front and side of building
Remove existing ramp and replace with stairs to upper level on Swan Street frontage
New pedestrian ramp on Weyba Road frontage of site up to deck level
Replace existing fabric awning with new fixed awning structure to Weyba Road
Internal renovations and rearrangement
New floor area of 79m2 on the upper level 1
New deck on ground level
New internal lift
Upgrade landscaping around site
New bike parking on site
Relocated and additional bin area underneath stairs
Seal existing driveway and carparking area
The exterior façade on the northern and eastern elevations will incorporate vertical metal screens.  Fibro-cement blades are proposed to screen the upper level windows to the western elevation.
The pitched roof will be extended approximately 3.9 metres to the north maintaining the same height as the existing ridgeline.

Figure 1: Locality Plan

Figure 2: Google Street View Weyba Rd (July 2019)

Figure 3: Google Street View Swan Street (July 2019)

Figure 4:Proposed Ground Level floor plan

Figure 5: Proposed Upper Level floor plan

Figure 6: Eastern elevation from Swan Street

Figure 7:Northern elevation from Weyba Road

Figure 8: Southern elevation

Figure 9: Western elevation

Figure 10: Artist Impression

site details
Background
The site currently accommodates a 2 storey building and open car park at the rear of the site.  The building is divided into 2 tenancies accommodating a shop and licensed restaurant approved via approval no. DNA175 on 7 December 1989.  Alterations and additions to the existing building included a new 25 degree pitched gable roof in January 1994 (TPC2589) resulting in an overall height of 9.3 metres to the ridgeline.
Site Description
The site is generally flat with existing mature vegetation in garden landscaping around the building frontage.  The existing building is 2 storeys with undercroft parking at the rear accommodating 4 vehicle spaces.  Existing fencing is located on the southern boundary and a short distance along the western boundary.  Existing driveway access is from Swan Street.
Surrounding Land Uses
The site is bounded on the north by Weyba Road with Weyba estuary located to the north.  The eastern boundary adjoins Swan Street.  Existing residential units are located to the east with driveway access fronting Swan Street.  To the south is a single storey detached house orientated with the garage adjacent to the side boundary fence .  The western boundary of the site adjoins an existing medical centre fronting Weyba Road.  The surrounding area is generally residential to the south and west with existing shops/ commercial in the neighbourhood centre zone along Weyba Road.

assessment
Instruments for Statutory Assessment
Under the Planning Act 2016 the application must be assessed against each of the following statutory planning instruments to the extent they are relevant to the development:
State Planning Policy;
South East Queensland Regional Plan;
Planning Regulation 2017
The Noosa Plan.
The following codes from the Noosa Plan are applicable to this development:
Noosaville Locality Code
Business Uses Code
Landscaping Code
Engineering Works Codes
The subject site is located in the Noosaville Locality and is zoned Neighbourhood Centre Zone.  The proposed use is identified as a consistent use with the zone and is required to follow a code assessable application process.
The application has been found to generally comply with all applicable statutory instruments. The pertinent issues arising out of the assessment are discussed below:
Criteria	Planning Scheme	Proposal	Complies
Total Use area	Not defined	Proposed commercial business Type 1  336m2	
Building height storeys metres	2 storeys max 8 metres	2 storeys 9.3 metres	X
Landscaped open space Minimum dimensions	59.7m² min 6m width to Weyba Rd 3m width to Res zone	162.63m2(27% approx.) 3.28m to Weyba Rd 1.7m to Swan St Min 0.45 to residential zone	X X X
Boundary setbacks Frontage (Weyba Rd) Frontage (Swan Street) Side (western) Rear	6 metres min Not defined Not defined 3 metres min	6.0 metres (building) 3.0 metres (awning) 4.3 metres (building) 3.0 metres (awning) 2.6 metres 3.2 metres	X
Carparking	1 space per 20m2, or part thereof, of use area; or 1 space per 2 employees whichever is the greater. A minimum of 4 spaces are provided	5 covered *12 spaces plus coach space have been previously recognised for uses on this site through contributions and offsite provision.	
Bicycle Spaces End of Trip Facilities* *(required only where 5 + spaces are required)	7 bicycle spaces 1 locker per 2 bicycle spaces and; 1 shower cubicle with ancillary change room per 10 bicycle spaces	8 bicycle spaces Number of lockers not specified 1 shower cubicle	X
Height
The existing building is substantially below 8 metres in height with the exception of the ridgeline of the 25 degree pitched gable roof added in 1994 which reaches 9.3 metres height.   The proposal increases the length of the ridgeline by extending the pitched roof form by  3.9 metres towards Weyba Road.  The height will match existing at 9.3 metres.
The gable roof is set back within the outer extents of the building approximately:
3.9m to the north
3.2m to the south
3.6m to the west; and
5.5m to the east.
Given the extent of the changes proposed to the building and the improved visual aesthetic of the building from current, the extension of the ridgeline forward to the north is considered to result in minor visual change as it is unlikely to result in any additional significant adverse impact either aesthetically or environmentally.  At pedestrian height, it would be difficult to see much of the 25 degree gable roof unless viewed from some distance away, in which case, the dominant visual change will be the aesthetic and character of the building as opposed to the extension of the ridge line. When visible from a distance, the gable roof does provide variation in the roof form which is more consistent with the requirements O20 in the Noosaville Locality Code than the remaining low pitched roof alone.
The overall height does not exceed 2 storeys.  The ground level height is identified as 3.555m from ground floor level to the upper floor level.  Based on the dimensions shown on the proposal plans, the upper floor height slightly exceeds the 5 metre height for a storey by 0.005m as defined in the Noosa Plan definition of a storey.  This deviation is insignificant in the context of the overall building.

Figure 11: Assessment of view line to gable roof

Figure 12: Artist Impression

It is estimated that the observer would need to be at least 3.4m outside the property boundary, travelling in vehicle lanes or walking on the opposite site of Weyba Road to be able to view the pitched gable roof.  It is unlikely that an observer would identify a significant change in the length or position of the gable roof with the upper level being brought closer to Weyba Road in its entirety.
Setbacks
The setback to the western side and rear boundaries will not alter significantly as a result of the modifications to the building.  The setback on the eastern side along the frontage to Swan Street is proposed to be 2.98 metres with the lower section of the staircase encroaching further into the setback approximately 1.3 metres.  The roof overhang also encroaches into the setback area up to 0.62 metres.

Figure 13: Eastern boundary setbacks

Figure 14: Western boundary setbacks

The building wall on the northern boundary fronting Weyba Road is setback at 6.01 metres.  The introduction the new solid roof in front of the building over the outdoor area currently covered with a fabric awning, encroaches into the setback area up to 3.2 metres.  The solid roof will not alter the impervious area of the site as the area is already paved.  The awning roof is approximately 3.2 metres above the deck and 6.5 metres long.  The structure is open on 3 sides and is considered to be a minor contribution to the visual bulk of the building overall.
The proposed building façade is well articulated and provides variation in light, shade and depth.  A variety of materials including timber, steel, fibro-cement, weatherboards and glass is used in the facades.  The proposal is considered to maintain the scale and character of the locality.
It is unlikely that removal of the encroachments into the setback areas would result in any change to the acoustic or visual amenity of nearby properties.  Sufficient space is still maintained for landscaping and will not result in the loss of vehicle parking.
The bin storage area is screened from view on the Swan Street frontage and is considered consistent with O72 of the Noosaville Locality Code.

Landscape
Existing landscaping on site is predominantly palms and low subtropical plantings which have been provided with past approvals.  No significant native vegetation exists on the site.  The minimum width in Table 14.56 requires 6 metres of landscaping to Weyba Road and 3m on the boundary to a residential zone.
If 5 car spaces are provided on site, the proposed siting and layout of the carparking would prevent a 3 metre wide landscaping strip along the southern boundary to the residential zone reducing it to 0.45m for a length of approximately 9.7m along the southern boundary, widening to 1.2m.  The applicant proposes to use 4m high slender vegetation in the narrow setback area which significantly reduces the selection of species that would be able to screen at that height in a 0.45m wide landscape strip, and is unlikely to thrive in such a small area.  It is recommended that the landscaping along the southern boundary be widened to at least 1.3m.

Carparking
Previous approvals across the site have required monetary contribution and provision of off site carparking and the coach set-down bay in Weyba road.  A total of 5 car parking spaces were to be accommodated on site for the existing uses.  Inspection of the site reveals that the existing carparking arrangement beneath the building accommodates only 4 spaces (refer Figures 15-17).

Figure 15: Three existing car spaces and landscape setback to southern boundary from driveway.

Figure 16: Three car spaces along the western boundary beneath the existing builiding

Figure 17: Carpark viewed from south-west corner towards driveway  One car space is used for bins.
The proposed carparking layout indicates that the 5th carparking space, which has not been constructed to date, is to be provided by extending the hardstand area to the south beyond the extent of the existing building footprint into the landscaped setback area adjacent to the detached house to the south.  This layout is consistent with the earlier approvals, but results in a reduction in the landscaped setback area to between the development and the detached house for a length of approximately 13 metres providing next to no landscape buffer to the residential use south of the site.
It is acknowledged that the contributions paid previously accounting for 12 spaces have been previously accredited to the development.  Table 14.51 of the Driveways and Carparking Code requires 1 space per 20m2 of use area which would result in 17 spaces required, or 1 space per 2 employees with a minimum of 4 spaces required, whichever is the greater.  Taking the 12 car parking space credit into account, this still requires 5 spaces to be provided on site for the proposed use area of 340m2.
Given the conflict with the landscaping provision, it is reasonable to consider that the replacement of 1 car space with 4 motorcycle/ scooter spaces would be a better outcome for the development, providing greater width of landscaping to the residential use, reducing the hardstand area and increasing the potential number of vehicles able to be accommodated onsite by including motorcycle spaces in lieu of a single car space.  The applicant has provided a sketch which indicates the potential to accommodate the 4 motorcycle spaces.  It is considered that the application can be conditioned appropriately to accommodate this minor change.  Motorcycle spaces should be provided with minimum dimensions of 1.2m x 2.5m in accordance with AS2890.1:2004.

Figure 18: Landscape setback to south of building
Bicycle Facilities
The applicant has indicated the location of bicycle lockers to be located under the stairs on the Swan Street frontage.  No further detail regarding number of lockers is provided.  Compliance with S31.3 of the Business Uses Code can be made to provide a minimum of 4 lockers by applying an appropriate condition on the decision.

draft planning scheme
The comparable definition for the proposed use as defined by the Draft New Noosa Plan is Office and would be Code Assessable.
The proposal is generally consistent with the Draft New Noosa Plan.  The following points are noted:
The Neighbourhood Centre Zone Code provides for a 10 metre height limit as an acceptable solution;
Plot ratio is capped at 0.8:1 for sites up to and including 2000m2 in area;
Setbacks are not changed in the draft plan from existing;
The proposal addresses the corner well to satisfy the requirement of the zone code;
Landscaping requirements are not changed from the existing scheme requirements;
Carparking rate is the same but 4 motorcycle spaces would be required in addition to the car spaces on the site;

cONSULTATION
Referral Agencies
The application does not require referral to referral agencies:
Other Referrals
The application was forwarded to the following internal Council officers:
Development Engineer
The applicant’s response to the information request has provided a suitable response to  demonstrate how the submitted Stormwater Management Plan for the site, prepared by Black & More, is going to be managed and suitably responds to the Information Request item.  The review of existing approvals on the site shows that the carparking arrangement shown on the proposal plan was previously approved although never constructed according to the plan.  The applicant proposes to seal the carpark however conditions would need to ensure that car parking spaces are clearly delineated and marked.
The existing driveway is non-standard and damage is present, including on the edges of where it ties in with the K&C and footpath. Given these reasons, an operational works approval for a Driveway is required.
No other Operational works applications are required for civil works.

conclusion & reasons for decision
The proposed development generally complies with the requirements of the planning scheme and does not raise any significant issues that cannot be addressed by reasonable and relevant conditions.
The conflict between landscaping and the existing carpark layout can be addressed by compromise; through the inclusion of motorcycle spaces in lieu of the 5th car space.  Provision of motorcycle spaces is consistent with the draft scheme and serves to provide 8 spaces for motor vehicles by encouraging use of scooters.
The additional roof which is over height is not considered to have a significant detrimental effect on the overall presentation or scale of the building.  The façade treatment and variation of materials is considered to be consistent with the character and intent of the zone.
The application is therefore recommended for approval.
The report is provided in accordance with Section 63(5) of the Planning Act 2016.
RECOMMENDATION
With regard to Application No MCU20/0002  for a Material Change of Use - Commercial Business - Type 1 Office situated at 195 Weyba Rd Noosaville Qld 4566 and described as Lots 0, 1 7 2 on BUP102401, it is recommended the application be approved in accordance with the following details for the Decision Notice:
application details
Application No:	MCU20/0002
Street address:	Seven Flags 195 Weyba Rd Noosaville Qld 4566
Real property description:	Lots 0, 1 & 2 on BUP 102401
Planning Scheme:	The Noosa Plan (8 June 2018)
Decision details
Council decided to issue the following type of approval:
Development Permit for Material Change of Use - Commercial Business - Type 1 Office
CURRENCY PERIOD of approval
The currency period for this development approval is stated in the conditions below.
assessment manager 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
CD-00	A	Site Plan prepared by Andrew Bock Architecture as annotated by Council	27/11/19
CD-D01	A	Ground Fllor Plan prepared by Andrew Bock Architecture as annotated by Council	Mar 20
CD-D02	A	Upper Floor Plan prepared by Andrew Bock Architecture as annotated by Council	Mar 20
CD.E01	A	Exterior Elevations prepared by Andrew Bock Architecture	27/11/19
CD.E02	A	Exterior Elevations prepared by Andrew Bock Architecture as annotated by Council	27/11/19
CD-Z01	A	Street Views prepared by Andrew Bock Architecture as annotated by Council	20/01/20
CD-Z02	A	Street Views prepared by Andrew Bock Architecture as annotated by Council	20/01/20
Referenced Plans and Documents
Development must be in accordance with the following referenced plans and documents as amended by conditions of this approval:
Document/Plan No/ Ref.	Rev.	Document/Plan Name	Date
File ref: 7465	n/a	Stormwater Management Plan (SWMP) prepared by Black & More	20/03/2020
Plan ID: SK01	n/a	Applicant’s motorcycle parking sketch plan as annotated by Council	29/04/2020

Development authorised by this approval must be undertaken generally in accordance with the Approved Plans listed within this Decision Notice.  The Approved Plans must be amended to incorporate the amendments listed within this Decision Notice and resubmitted to Council prior to the issue of any Development Permit for Operational Works* OR Building Works*, whichever comes first, and must include the following:
a)	Delete car parking space P2 in the south-western corner of the carpark;
b)	Provide minimum 1.3m wide landscaping buffer to the southern boundary of the site;
c)	Include 4 motorcycle spaces of dimensions in accordance with AS2890.1, on the southern side of the carparking area in lieu of car space P2 generally as shown on the Applicant’s motorcycle parking sketch plan, Plan ID SK01, and dated 29/04/2020 as annotated by Council.
*(Refer to Advisory Note)
Nature and Extent of Approved Use
The approved use must not operate outside the hours of 7am and 9pm daily.
The requirements of Condition 5 must be included in the Community Management Statement for any body corporate for the subject site and a copy of the amended statement forwarded to Council prior to the use commencing.
The outdoor deck areas are not included in the use area calculations and must only be used for pedestrian passage or thoroughfare unless otherwise approved by Council.
Currency Period
The Currency Period for this development approval lapses if the use has not happened by the expiration of 6 years from the date of commencement of the approval, unless an application to extend the currency period is approved by Council.
Building Height
The maximum height of the development must not exceed 9.3 metres for that part of the building with roof pitch of 25 degrees and 8 metres for all other parts of the building.
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.
Parking
A total of 4 car parking spaces and 4 motorcycle spaces must be provided on site.
Performance Bond
Security in the form of a cash bond or trading bank guarantee to the sum of $20,000 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 OR Building Works, whichever comes first. 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.
Waste management
A Waste Management Plan must be submitted in accordance with Planning Scheme Policy 11 - Waste Management Plan and approved by Council’s Waste Coordinator prior to issue of a development permit for Building Works for demolition, removal or relocation.
The purpose of the Waste Management Plan is to facilitate the segregation of waste for the effective reuse and recycling of such materials. Segregated wastes attract significantly reduced disposal fees at the landfill with some items free.  Higher gate fees are charged for mixed waste.
Waste storage areas must provide for adequate separation of all reusable, recyclable and waste materials. These must be located so that they are convenient and safe to use.
The Plan must contain the following information:
The areas for the storage and separation of waste shown on a site plan;
A waste management table as indicated below is to be completed showing how waste material is to be segregated - recycled – reused or disposed; and
Table – Waste Management Table
MATERIALS ON-SITE	DESTINATION
	Re-use and Recycling	Disposal
Expected waste materials	Estimated volume(m³)	On-site            *specify proposed re-use or on-site recycling methods	Off-site              *specify contractor and recycling outlet	*specify contractor and landfill site or other disposal site
Excavation material				
Green waste				
Bricks				
Concrete				
Timber-please specify				
Plasterboard				
Metals - please specify				
Asbestos				
Other - please specify				
Note * If a demolition contractor is undertaking works, then the Waste Management table is to be completed by the demolition contractor.
Building Appearance
All mechanical equipment and other service infrastructure located on the site must be:
located not less than 2 metres from a property boundary
fully enclosed or screened such that they are not visible from the street frontages nor adjoining properties. Where screened by landscaping, landscaping beds must be at least 1.5 metres wide.
No part of the site may be used for outdoor storage of materials unless specified on the Approved Plans or the conditions of this Decision Notice.

LANDSCAPING
Dense landscaping must be provided to the southern boundary for a minimum width of 1.3 metres and include:
Syzygium australe, Syzygium leuhmanni or Syzygium hemilampra in minimum pot sizes of 300mm planted at maximum spacing between stems of 1m.
Pruning must be limited to lateral (side) branches until the plants have reached a height greater than 3 metres.
Ensure mulch is aged, comprised of leaf and limb material of varying sizes, free of foreign matter including anthropogenic waste, rock, soil/sediment contamination and is applied to all planting areas to ensure a minimum 100mm depth once settled.
Soil for landscaping must provide for healthy and sustained site specific vegetation performance.
All landscape works must be established and maintained in accordance with the approved plans and conditions of approval 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.
ENGINEERING
Site Access, Car Park and Driveways
The existing driveway must be removed and a sealed access driveway must be provided from Swan Street (approximately in the same location as the existing) to all parking and manoeuvring areas of the development. The works must be undertaken in accordance with an Operational Works approval and must include in particular:
a driveway crossover in accordance with Council’s standard drawing RS-051and respective addendum; and
reinstatement of damaged kerb and footpath contiguous to the driveway.
All car parking areas, motorcycle parking areas and access driveways must be maintained exclusively for vehicle parking and manoeuvring and kept in a tidy and safe condition at all times.
The car park area is to be sealed and parking spaces must be clearly delineated and marked.
Directional signage must be provided to direct vehicles to the car parking spaces provided on site.
Stormwater Drainage
The site must be provided with a stormwater drainage system connecting to a lawful point of discharge. The works must be undertaken generally in accordance with Black & More’s Stormwater Management Plan (SWMP) for the subject site, dated 20/03/2020, File ref: 7465.
The site specific SWMP must be approved as part of the subsequent Building Approval.
Electricity and Telecommunication Services
Unless otherwise stipulated by telecommunications legislation at the time of construction, the development must be provided with all necessary conduits, pits and pipes to accommodate the future connection of optic fibre technology telecommunications.
Certification must be submitted to Council from all relevant service providers which certifies that the development has met the requirements of this Decision Notice and all applicable legislation at the time of construction.
Easements
Unless otherwise agreed in writing by the relevant service provider, any public or third party infrastructure located on the subject site must be placed within an easement registered against the title of the property.
All easements must be designed in accordance with the planning scheme and granted at no cost to the Grantee.  Where the Grantee is Council or a service authority, the easement documentation must be in accordance with the Grantee’s standard easement terms.  Draft easement documentation must be submitted to Council for endorsement.
All works must be kept clear of any existing or proposed easements on the subject land, unless agreed otherwise in writing by the Grantee.
Earthworks and Retaining Walls
All fill and associated batters must be contained entirely within the subject site unless written permission from the respective landowner(s) is provided to Council. All earthworks must be undertaken in accordance with the provisions of Australian Standard AS3798: Guidelines on Earthworks for Commercial and Residential Developments.
Where the development involves excavation or filling over, or adjacent to, drainage, water supply or sewerage infrastructure, all access chamber surface levels must be adjusted to provide a freeboard of 100mm above the finished ground surface level.
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.

referral agencies
Not applicable.
Advisory notes
The following notes are included for guidance and information purposes only and do not form part of the assessment manager conditions:
Equitable Access and Facilities
The plans for the proposed building work have NOT been assessed for compliance with the requirements of the National Construction Code - Building Code of Australia (Volume 1) as they relate to people with disabilities.  Your attention is also directed to the fact that in addition to the requirements of the National Construction Code as they relate to people with disabilities, one or more of the following may impact on the proposed building work:
the Disability Discrimination Act 1992 (Commonwealth);
the Anti-Discrimination Act 1991 (Queensland); and
the Disability (Access to Premises – Buildings) Standards.
Development Compliance Inspection
Prior to the commencement of the use, please contact Council's DA Planning Section to arrange a Development Compliance Inspection.
Nature and Extent of Approved Development
The assessment of this development was based on a proposal having a use area of 340m2, as depicted on the Approved Plans.
Resubmission of Amended Plans Required
The conditions of this Decision Notice require resubmission of plans to Council with amendments. Please address the amended plan/s to Council’s Planning Assessment Branch with the Reference No. MCU20/0002, separate to any Operational Works application. To avoid delays and assessment issues with the Operational Works application, it is recommended the plan/s be resubmitted prior to lodgement of any Operational Works application. However, should the plans not be submitted, the applicant is advised that a Preliminary Approval may be issued in lieu of a Development Permit.
Infrastructure Charges
All developments and/or changes to existing developments may require payment of “Infrastructure Charges” (as applicable) in accordance with Council’s “Charges Resolution” made pursuant to the planning legislation and regulations current at the time of issue.
property notes
Not applicable.
VARIATION approval details
Not applicable.
further development permits required

Type of Development Permit Required	Subject of the required Development Permit
Development Permit for Operational Works	Driveway and crossover
Development Permit for Building Works	Building works (private certification)
submissions
Not applicable.
RIGHTS OF APPEAL
You are entitled to appeal against this decision. A copy of the relevant appeal provisions from the Planning Act 2016 is attached.
During the appeal period, you as the applicant may suspend your appeal period and make written representations to Council about the conditions contained within the development approval. If Council agrees or agrees in part with the representations, a negotiated decision notice will be issued. Only one negotiated decision notice may be given.
OTHER DETAILS
If you wish to obtain more information about the decision, electronic copies are available on line at www.noosa.qld.gov.au or at Council Offices.

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DEVELOPMENT ASSESSMENT DELEGATED REPORT

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[MEASURED IN ACCORDANCE WITH NOOSA PLAN DEFINITIONS AND EXCLUSIONS.
1 (EXCLUDES EXTERNAL WALLS, COLUNINS,AREA OF R
i___PLANTIELEC EQUIPMENT ROOMS, LIFTS, PUBLIG TOLETS)

(1) exist uoreR FLOOR USEABLE AREA = uS63u2 I
PROPOSED USPERRLOGR ULE MIE =P
1 Torco

— 22 =

      

SWAN STREET] & | RF! Response Ma 20

 

 


[Attachment: image6.png (image text)]
BIN STORE

ExTG
CAR PARK

 

LANDSCAPE BANK

PLANTING PLAN REFER TC
LANDSCAPE ARCHITECTURAL
PLANS

8.0m ABOVE NAT GROUND

  


[Attachment: image7.png (image text)]
 

 

 

 

 

NEW GLAZING TO MATCH
+ Y1 EXISTING Y4
MRS _
Z NEW GUTTERS TO
ZZ REPLACE EXISTING
8.0m ABOVE NAT GROUND

ee | — — - 7 || _—_—- _—_—- ——_—_—-—_— .-
. .
HEKA HOOD oP. oP. vo HEKA HOOD |

| SB

 

 

 

 

DP

  

 

 

GUTTER
>
x | Ms |:
& 2
3 BALCONY g
Be ‘
| . |
— | — Ren SE =F -
' a .
PLANTER BOX

| WIN |

2600

 

RAMP UP 1:20


[Attachment: image8.png (image text)]
‘BOUNDARY

© EXISTING BUILDING HEIGHT
9300

 

 

   

3
= Eero. ff _ _ 5|____ UPPER LEVELFLOOR2
. 4295

 

_| [ \ _ _ | _ UPPER LEVEL FLOOR 4

 

3075

 

H
iH

 

 

 

 

_ _ ‘ _ GROUND LEVEL
3 = & anoscare aan 740

_BASE
0

 

 

 

 

 

 

 


[Attachment: image9.png (image text)]
   

EXISTING BUILDING HEIGHT
9300

 

 

GROUND LEVEL

‘740
BASE
0