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Cover Letter_Precinct F_CDA_final
Attached to the e-mail 132005.1133.4 - Request to Change Development Approval - MCU Precinct F Noosa Springs Resort Drive Noosa Heads.
SUNSHINE COAST 26 November 2015 Job Ref: Z2150-486 Noosa Council By Email: [email protected] Att: Kerri Coyle – Planning & Environment Manager Re: Request for Permissible Change – Development Approval for Material Change of Use – 155 Multiple Dwelling Units and Associated Facilities – Theatre, Restaurant, Shops & Function Rooms over land at Resort Drive, Noosa Heads (Precinct F) and described as Lot 7 on SP178340 (formerly Lot 3 on SP221524) - Council Ref: 132005.1133.3 Dear Kerri, On behalf of our client, Altum Constructions, we hereby request a Change to Development Approval (“permissible change”) under section 369 of the Sustainable Planning Act 2009 (SPA) in relation to the above development approval granted by Council on 1 November 2011 by Negotiated Decision Notice (ref: 132005.1133). The development approval encompasses Precinct F of the Noosa Springs Estate and encompasses a site area of 1.18 hectares. This correspondence provides details of the site and approval history, a description of the proposed changes to the approved drawings and conditions of approval, and an assessment of the proposed changes against the relevant requirements of SPA, including a demonstration that the proposal does not constitute “substantially different development”. 1.0 SITE / APPROVAL HISTORY The site forms Precinct F of the Noosa Springs residential community. Master planning for the Noosa Springs locality was undertaken in the 1990s, with the majority of the area now developed for residential and golf course purposes, with associated recreational and community facilities. The subject site and adjoining land to the south (Precinct E2 - Lot 6 on SP178340) form the eastern extremity of the Noosa Springs locality and were historically used for sand quarrying purposes. Precinct F is subject to an existing development approval for Multiple Dwelling comprising 155 Dwelling Units and Associated Facilities (Theatre, Restaurant, Shops and Function Rooms) as part of an integrated resort complex. This approval was recently extended until 1 November 2017 (Ref: 132005.1133.3). A separate development application was recently lodged over Precinct E2 for Multiple Dwelling (Type 4 Conventional – 44 Dwelling Units) – Council ref: MCU15/0109. It is intended to develop Precinct E2 and F in an integrated manner so as to allow for internal road and pathway connections between the two sites. BRISBANE SUNSHINE COAST CENTRAL QUEENSLAND JFP House 237-239 Bradman Avenue, Maroochydore 59 Goondoon Street, Gladstone 76 Ernest Street, South Brisbane PO Box 6 Maroochydore Qld 4558 PO Box 172, Gladstone Qld 4680 PO Box 3634, South Brisbane Qld 4101 P 07 5443 2500 F 07 5443 4759 P 07 4839 4100 F 07 4972 5444 P 07 3012 0100 F 3846 1959 JFP URBAN CONSULTANTS PTY LTD ABN 79 050 414 045 MEMBERSHIPS. UDIA. PCA. PIA. UDAL. SSSI. RPECQ. AILA. WEBSITE. WWW.JFP.COM.AU
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2.0 DESCRIPTION OF PROPOSED CHANGES
The proposed changes to the existing development approval can be described as follows (refer enclosed dwg no.
7038-MP01):
General redesign of building layouts and siting of buildings to increase efficiency and viability of the
development;
Minor redesign of site entry, visitor parking areas and communal building/recreation areas;
Consolidation of non-residential components including a convenience store, café/restaurant, and
gym/playground/pool/BBQ area in a central location;
Removal of the theatre and function room components of the development.
The proposal will require consequential changes to conditions to reflect the amended site layout and updated
building number references. We request that Council also amend conditions to require updated floor plans and
elevations to be submitted prior to operational works stage.
We note that condition 4 of the development approval requires the ancillary uses ie. shop, restaurant, theatre,
function rooms to be operated and maintained as a Resort. Further, this condition requires a letting pool be
established on site and made available to all owners of multiple dwelling units.
We note that it is likely that some permanent residential accommodation will occur on the site, however it is still
intended to operate the ancillary uses ie. convenience store, café/restaurant, gym and outdoor recreation areas
as part of an integrated residential/resort facility.
3.0 ASSESSMENT AGAINST SECTION 367 OF THE SUSTAINABLE PLANNING ACT 2009
The proposed changes have been assessed against the requirements of s367 of SPA with respect to the definition
of “permissible change”. In this regard, the following comments are provided:
The proposed changes will not result in a substantially different development (refer Section 3.1 below for
further discussion).
If the application for the proposal were remade including the change, it would not:
o require referral to additional concurrence agencies;
o result in a change to the level of assessment from code to impact (under the approved Master
Plan);
o in our opinion, be likely to cause a person to make a submission objecting to the proposed
change; and
o cause any development to which the approval relates to include any prohibited development.
We therefore contend that this application meets the definition of permissible change and does not require a
new application to be lodged.
JFP Ref: Z2150-486 Page 2
Page 3
3.1 Assessment of Substantially Different Development
Statutory Guideline 06/09: Substantially different development when changing applications and approvals (as
published by the Department of Local Government and Planning, 2009) provides guidance on determining if a
proposed change to a development approval results in a substantially different development.
Although it depends on the individual circumstances of the development, the Guideline provides a list of what
changes may result in substantially different development. These criteria are provided below, along with an
assessment of how the proposal meets each requirement.
1. The proposed changes do not involve a new use with different or additional impacts.
Comment: The overall development is retained as an integrated multiple dwelling development
comprising 155 dwelling units together with minor ancillary activities including a shop, café/restaurant
and communal recreation facilities. There are no new uses proposed.
2. The proposed changes do not result in the application applying to a new parcel of land.
Comment: The permissible change request applies to the same parcel of land as the current development
approval, albeit the legal description of the property has changed from Lot 3 on SP178323 to Lot 7 on
SP178340.
3. The proposed changes do not dramatically change the built form in terms of scale, bulk and
appearance.
Comment: The proposed changes seek to retain the general building layout, with some minor redesign
and re-siting of buildings to ensure efficiency and viability of construction. The overall built form and
scale will remain the same ie. a mix of 2-3 storey buildings with basement carparking, designed to step
down the slope so as to respect the site’s topography and minimise visual impacts.
4. The proposed changes do not change the ability of the proposal to operate as intended.
Comment: The proposed changes will not affect the ability of the proposal to operate as intended ie. as
an integrated residential/resort community.
5. The proposed changes do not remove a component that is integral to the operation of the
development.
Comment: The proposed changes seek to remove the theatre and function room components of the
development, however these components are not considered to be integral to the operation of the
development as an integrated residential/resort facility. The more integral components of communal
recreation and convenience services have been retained to ensure the resort operations can occur
without residents/visitors needing to leave the site.
JFP Ref: Z2150-486 Page 3
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6. The proposed changes do not significantly impact on traffic flow and the transport network, such as
increasing traffic to the site.
Comment: The proposal is for 154 dwelling units which is one less than the number of dwelling units
originally approved. Therefore, the changes will not result in any adverse impacts on traffic flow beyond
what was already anticipated under the existing development approval.
7. The proposed changes do not introduce new impacts or increase the severity of known impacts.
Comment: The proposed changes do not introduce any new impacts or increase any known impacts in
relation to environmental values, bushfire hazard or landslide risk or visual impacts beyond that which
was already anticipated and addressed under the existing development approval.
8. The proposed changes do not remove an incentive or offset component that would have balanced a
negative impact of the development.
Comment: The proposed changes do not remove any incentive or offset component that was considered
under the existing development approval.
9. The proposed changes do not impact on infrastructure provision, location or demand.
Comment: The proposed changes retain the same residential density as the existing approval and will
therefore not create any increased demand on infrastructure.
4.0 CONCLUSION
The proposed changes to Precinct F, Noosa Springs are considered to meet the test of “permissible change” under
SPA and will not result in substantially different development to the existing approval. The changes are limited in
scope to individual redesign of buildings and the communal areas so as to provide a more efficient and useable
site layout for residents and visitors.
Removal of the theatre and function rooms will not result in any adverse impacts on the overall operation of the
development as an integrated residential/resort use.
We would welcome the opportunity to meet with Council to further discuss the proposed changes if necessary.
Should you require any further information or wish to arrange a meeting, please contact Leanne Simpson via
phone or email to [email protected] faithfully,
LEANNE SIMPSON
Senior Planner
JFP URBAN CONSULTANTS PTY LTD
JFP Ref: Z2150-486 Page 4
Page 5
ENCL: Site Masterplan dwg no. 7038-MP01 CC: Altum Constructions JFP Ref: Z2150-486 Page 5 [OCR of page images] S= JFOP MAN URBANCONSULTANTS ENCL: Site Masterplan dwg no. 7038-MP01 cc: Altum Constructions JFP Ref: Z2150-486 Page 5
Page 6
CONNECTION TO
PRECINCT E2 FUTURE PATHWAY
RAMP
RAMP
12m BUILDING SETBACK
12m BUILDING SETBA
CK
12m BUILDING SETBACK G F
30
T13 F G T13
T13 H I T13
K T9 T7 T7 T9 T6 T7 T7 T6
T13 D E T13
B C
T4 T5 T5
30
T5 T4
A T4 T5 T5 T5 T4 T4 T5 T5 T5 T4 20
T4 T5 T5 T5 T4
6m
BU
IL
AY
E 25
D
W
25
IN
TH
G
PA
SE
E
8m BUILDING SETBACK
R
TB
TU
AC
FU
K
07
15 T4 T5 T5 T5 T4
02 03 04 09
PRECINCT F
12
12
PRECINCT E2
01 10 13
U T 20
08 11 T8
T6 T5 T5 T6 T6 T5 T5 T11
D
05 06 12 L T7
T7
T7
T8
T5 T8
07
14
T7
ACK
TB
T8
SE
12
PROJECT SUMMARY
ING
T14
ILD
BU
15
6m
REAL PROPERTY DESCRIPTION R S
E M T8
PART OF LOT 3 ON SP178323
PARISH: WEYBA
S O T5
T7 POOL
COUNTY: MARCH
O T8
T7
T5
N T8
T7
CK
R T14 T7 SE
TB
A
SITE AREA: 42,620m2 T8 T8 T7 T5 T7 T8 ILD
ING
T 6m
BU
ILD R EF
E
US 3
V 6 mB
U
IN
RESORT COMPONENT D G
SE
TB
A ACK
V2
R CK
15
ING
SE
TB
SPATIAL USE I ILD
10
G
BU
8m BUILDIN
8m
V
SETBACK
16
BUILDINGS G.F.A.
E 14
13 C
T1
01 RECEPTION 80.0m2 12
CONNECTION TO
PRECINCT E2
02 CONVENIENCE 50.0m2 T1 P 11
1:8
V1
T1
T3
03 CAFE 70.0m2 T2
04 OUTDOOR DINING 70.0m2 Q B T1
05 AMENITIES 40.0m2
T1
T1 T2 T2 T2 T1 R A T2
T2
SE
TB
A CK
MA
IN
T1 T2 T2 T2 T1 T2 ING ER ER
06 GYMNASIUM 60.0m2 T3 T3 T1 6 mB
U ILD W
AT
SE
W
Ø
0Ø 0
07 POOL 15
1 5
NG
6m BUILDIN TI NG
G SETBAC
E
IS
08 ARRIVAL K IS
TI
EX
I V
EX
09 PLAYGROUND MA
IN
R WA
TE
R
10 OPEN LANDSCAPE D 2 00Ø
11 BOULEVARD 10 T EX
IST
ING
R
12 BBQ PAVILION O 5
13 OPEN SPACE S
E
14 REFUSE / POOL EQUIPMENT 30.0m2 R
TOTAL G.F.A. 400.0m2
DWELLING COMPONENT
TYPE 1 TYPE 2 TYPE 3 TYPE 4 TYPE 5 TYPE 6 TYPE 7 TYPE 8 TYPE 9 TYPE 10 TYPE 11 TYPE 12 TYPE 13 TYPE 14 TYPE 15 TOTALS CURRENT APPROVAL
4 BED 2 BED 3 BED 3 BED 2 BED 3 BED 1 BED 2 BED 3 BED 3 BED 3 BED 3 BED 3 BED 2 BED 2 BED TOTALS
BUILDINGS 3.3 pers. 2.4 pers. 3.3 pers. 3.3 pers. 2.4 pers. 3.3 pers. 1.7 pers. 2.4 pers. 3.3 pers. 3.3 pers. 3.3 pers. 3.3 pers. 3.3 pers. 2.4 pers. 2.4 pers. 0.52 PLOT RATIO
A 4 6 2 1 13 T9 T10 T9 T12 T12 T12
B 4 6 2 1 13 T4 T5 T5 T5 T4 T8 T7 T5 T7 T8
C 4 6 2 1 13
T4 T5 T5 T5 T4 T8 T7 T5 T7 T8
D 3 3
E 3 3 BASEMENT BASEMENT
F 3 3 BUILDINGS A, B & C BUILDINGS L, M, N & O
G 3 3
H 3 3
I 3 3 T13 T13 T13
K 5 8 1 14
T13 T13 T13 T13 T13 T13 T5 T5 T4
L 2 4 4 3 13
M 2 4 4 3 13 T13 T13 T13 T13 T13 T13 T4 T5 T5 T5 T4
N 2 4 4 3 13 BASEMENT T13 T13 T13 T4 T5 T5 T5 T4
O 2 4 4 3 13
BASEMENT T15 BASEMENT
P 2 1 3
Q 2 3 5 BUILDING D & E BUILDING F & G BUILDING H & I BUILDING K
R 2 3 5
S 2 2
T 4 3 1 8 T6 T5 T5 T6 T6 T5 T5
U 4 4 8
T6 T5 T5 T6 T6 T5 T5 T6
TOTALS 6 7 n/a 17 42 7 16 16 6 3 1 12 18 2 1 154 155
TOTAL PERSONS 19.8 16.8 n/a 56.1 100.8 23.1 27.2 38.4 19.8 9.9 3.3 39.6 59.4 4.8 2.4 421.4 356.4 BASEMENT BASEMENT T11
UNIT TYPE G.F.A. 127.0m2 89.5m2 111.5m2 133.0m2 96.0m2 128.0m2 65.0m2 99.0m2 181.0m2 190.0m2 128.5m2 135.0m2 116.0m2 116.0m2 116.0m2 BUILDINGS U BUILDING T
TOTAL G.F.A. 762.0m2 626.5m2 - 2261.0m2 4032.0m2 896.0m2 1040.0m2 1584.0m2 1086.0m2 570.0m2 128.5m2 1620.0m2 2088.0m2 232.0m2 116.0m2 17042.0m2
TOTAL RESORT USE G.F.A. + TOTAL DWELLING COMPONENT G.F.A. = 400.0m2 + 17042.0m2 = 17442.0m2 21950.0m 2
DWELLING BUILDINGS - SCHEMATIC MATRIX SECTIONS N.T.S.
PROPOSED PRECINCT F DEVELOPMENT ALTUM Development Approval
scale: 1:1250 @ A3
issue: 05 date: 17-11-15
north
NOOSA SPRINGS, NOOSA HEADS SITE MASTERPLAN 7038-MP01
The designs, drawings and specification are copyright and always remain the property of Blackburne Jackson Design Pty Ltd.