planning application 3 werin dual occupancy

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Contents
Development Application Planning Report.............sssccccssssssccssssssscecssssscesesssssceeessssnceseessssosseesssneesecessneeees 1
SUIMMM AL). .......ssccsssssssssssssssessssceseceesecessesecesccsecessscnscanocsccascssscssscsssssessesssesessesscesesesecsesseseceaesesessaoasoossoassensnees 3
1.0 Development application details ....................::::sssseesseeseeeeeeeeeeeeeeeeeeeeeeeeeeseseceeesocesceeececeeeseeassssseeeseeens 3
1.1 Planning instrument details................::::ssccesseesssssseseseseseeeeeeeeeeeeeeeeeeeneceaeeceaacecccccssecessoescecseesseeeseoeeens 3
1.2 Referral AZENGES ..........cccccccccscceetterteteneessessssssssscssecseesseessceceeseeeeeeeceescessceaacecececesasouscasscuseessseesseeeeees 3
2.0 Site details ...........csssccccssssscescessssesecssssseccessssscesssssnrsssessssnceesesssseessesscsessssesansesssssseesessssscessesssceesesesnes 4
2.1 Site AESCrIPTION................ccccosssccccsseccesssecccsssccceeeseccesescscuaseeccusseeeuaseescuaseceueceesceeseceeeesesenenseesogseseeeenes 4
2.2 Surrounding land USES..............cccssssecccsssscccsssccossceccnacscccnssseccceeseccesececeaesecsnsseccuassseeneessuaceessaeesceeouses 6
3.0Proposed development details.............:sscccsssssccccsssssscesssssscesesssnncesenssnsceeseesneeeeeesssneeeeessnsceseeseasaeeeeseeaes 7
4.0 Planning aSSCSSMENL ..........s:ssscccccccccssssssssssssccccccesesssssssscceesceesecsesessssnaaeeesecssecessnssnaaeoosseeceessessessnaooess 8
4.1 Technical COMPI]IANCE................ssccccsssscccccessssecccesssscescessaneceecssscecesesssaeeesensenseseessneeseesssseeeessssaecessnsaaes 9
4.2 Building Design .................sssssssscccccceceeessssssssscccccceeeeensssscnsacecscceeeeeessssssaseceeseeeeeeeanessscaneeceseeeseasesssaaes 10
4.3 Sustainable Building Design Code...............ssscccccccssssssssssssssscccccessssssssnsceseceeeceesessssssnsceseeeeeeesssessaaes 13
4.4 Reconfiguring a lot (1 lot into 3 lots) 0... ee ssssseessecsceeessecssccesceeseccesceesscessecesscesscesesseessesseeeseeess 14
4.5 Works and Overlay Codes............ccccccssssssssssscccccceccesssssssscccccecesesessnsssssascssceeseesensesssaceseceseesessessssnaas 15
5.0 State assessment and other Mattels............scccssssccccsssssccsssssnscesessseescesssscessesssssseeseessneeessssnaeeeseseas 15
5.1 State interests...........cccccsssssccscccsccssssesssssccsccecesscsssssssnscssccesscsscesssssssscssesesecscssesesssseccsecssesscssssssaecseeers 15
Matters established in the Planning REgulation...............ccccccccccccessseeeceeceesseeeseeceeeeeeseeeseeeesesaeeeeeeeseasaaes 15
State Planning Policy ..........ccccccccccseseeeeeceee ee eeeeeeeeeeeeeeeeeeeeeeeesae ee eeeEAGAAAAEESEE;;;;SAASEEEESEEEG OAS EEEEEEEEE AA AOEEEEEEEEE 15
6.0 CONCIUSION.............:cccsscccssscesssscccesscesesnsccsssccsesscsesscessesscesssaesesssssesssceesssesessnsesesscesssnessssnesessnsesssesesesnes 17

Client Name: lan Jensen

Prepared by: Jack Lewis B.Sc Hons UNSW, M.Plan OTAGO RPIA

Version: 1
Date: 1 August 2024

This report is based on the QLD Government’s planning report template (Department of Infrastructure, Local
Government and Planning), which adopts a ‘report-by-exception’ approach. The planning report only discusses
the key issues and matters where a proposed development does not exactly meet the requirements of, or
conflicts with, a planning scheme or other planning instrument.

Disclaimer: While every care has been taken in preparing this report, Pivotal Perspective Pty Ltd accepts no
responsibility for decisions or actions takenas a result of any data, information, statement or advice, expressed
or implied, contained within. To the best of our knowledge, the content was correct at the time of publishing.

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Summary

1.0

Proposed development:

Type of approval
sought:

Site address:

Real property
description:

Cultural Heritage and
ELA Zoom aC

Owner details:

Applicant details:

1.1

 

State planning policy:
Regional plan:
Designation:
Planning scheme:

Level of assessment:

Applicable overlays:

Applicable codes:

 

 

 

1.2

Nil

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Development application details

Dual Occupancy, associated Operational Works and Community
title subdivision

Development Permit for Material Change of Use
Development Permit for Operational Works (Engineering,
Earthworks, Landscaping, Stormwater, Driveway and access)

Development Permit for Reconfiguring a Lot (1 lot into 3 lots)
community title

3 Werin Street, Tewantin
Lot 4 RP91287

734m2
Noosa Council

Kabi Kabi First Nation Traditional Owners - There are no Aboriginal
or Torres Strait Islander cultural heritage sites identified on the
DATSIP database pertaining to this location.

JIG Investments Pty Ltd
JIG Investments Pty Ltd c/- Pivotal Perspective Pty Ltd

Planning instrument details

State Planning Policy 2017

Shaping SEQ, South East Queensland Regional Plan 2023 -
Urban footprint designation.

The Noosa Plan 2020

Medium Density Residential zone

Code

Nil

Tewantin Local Plan Code

Medium Density Residential Zone Code

Dual Occupancy and Multiple Dwelling Code
Works codes

Referral agencies

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2.0 Site details

2.1 Site description

Table 1: Site description

Site Description
characteristics

 

Existing land use Dwelling house

Frontage and 18.3m to Werin Street
access

Topography and The site slopes moderately from north to south with approximately 1m of slope.
views Figure 1 below shows a contour and detail survey of the lot.

 

 

   

 

   
   

 

  

 

 

 

 

 

 

 

 

 

 

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438 ain t Floor 12 43 - 52
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Figure 1 - Contour and detail survey
Existing Scattered urban garden vegetation and a large mango tree to the northeastern
vegetation corner of the lot which is proposed to be removed. A Poinciana is in the road

reserve near the southern boundary.

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Figure 2 - Aerial view and site identification

 

Figure 3 - Street view of the existing dwelling

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2.2 Surrounding land uses

Table 2: Surrounding land uses

Surrounding land uses

North Battle axe driveway handle and Multiple dwellings

 

South Dual occupancy
East Dwelling house in Medium density residential zone

West Across Werin Street, dwelling houses

 

3 Zones
Low Density Residential
MB Medium Density Residential
WB High Density Residential
WH Tourist Accommodation
Wl Major Centre
MM District Centre
MH Local Centre
Neighbourhood Centre
Low impact Industry
MP Medium impact industry
Recreation and Open Space
WB Environmental Management and Conservation
[([) Community Facilities
WE Innovation
Rural

 

 

 

Figure 4 - Zone map

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3.0 Proposed development details

Table 3: Summary of development aspects

Material change of use

Building height 8m

Gross floor area 0.4:1

Site coverage 40%

Car parking 4 covered spaces
Site access Werin St — Local Road

   
 
 
 
 

a AV/ Road Hierarchy
AV Aneriat
AV Distributor
AV Collector
Locat

   

 

Figure 5 - Identification of road hierarchy. Source - Noosa Enterprise Mapping System

The application proposes a dual occupancy, with the following features:

e Awell designed and orientated dual occupancy by renowned architect Kidd and Co

e Dwelling house typology presentation to the street;

e Both dwellings orientated to the north including outdoor areas

e One driveway to the southern side of the site;

e No garage presentation to the street;

e Well-articulated elevations

e = A variety of external finishes;

e Garaging, storage and laundry in a basement configuration;

e Three bedrooms, office space and associated balconies on the ground floor and outdoor recreation area including
swimming pool;

e _ Living spaces, terraces and master suite on level 1;

e Tewantin look and feel with a pitched roof and hip ends;

e Privacy between dwellings and neighbouring properties;

e No overlooking of neighbouring properties;

e Large LOS and POS with covered BBQ;

e Private roof terrace;

e Significant soft landscaping;

e Significant landscaping to the full perimeter of the site;

e Approval also sought for Operational Works (Landscaping, Access, Car parking, Earthworks, Stormwater); and

e —Reconfiguring a lot (1 lot into 3 lots) for community title.

A copy of the proposed Site plan and Section plans provided in the Figures below.

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oo” 4

Figure 6 — Proposed Site Plan

 

Figure 7 - Section Plans

4.0 Planning assessment

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4.1 Technical Compliance

The proposed Dual occupancy meets the relevant key technical provisions of the Medium Density
Residential and Multiple Dwellings Codes, as described below, with further discussion provided thereafter.

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Site Details 3 Werin St —734m?
Height 8m and 2 storeys 8m and 2 storeys Y
Site Cover 40% overall (293.6m7) 40% (293m?) Y
Plot ratio/GFA | 0.4:1 (294m?) 0.4:1 (294m2) (0.4:1 294m?) Y
Private Open Ground Level (25m2) >25m2 Y
Space
Setbacks Frontage
- Frontage (6m) Eave — 5.4m PO
Main building - 6m Y
- basement — north (6m) 11.2m Y
Side
- north (1.5m — 2m) 2.4m Y
- south (1.5m - 2m) 3.3m Y
- basement — north (1.5m) 1.85m Y
- basement - south (1.5m) 4.8m Y
Rear
- rear (6m) Eave - 4.6m PO
Main building — 5.2m PO
- basement (6m) 8.4m Y
Wall length <15m <15m Y
Garages Garage doors facing the street) No garage doors face the street | Y
are separated by 2m or are
staggered by 1m.
Garage doors are no greater than
6m in width or no greater than Y
50% of the lot width (8.5m max.)
Roof Form Rooftop Terrace Small Roof terrace PO
Landscaping 40% of site (293.6m2) 49.6% (364m?) Y
With 60% of this to be soft) 330m? (95.6% soft) Y
landscaping (176m?)
Carparking 2 covered and 1 additional 4 covered spaces Y
and
access
Waste Storage | Screened waste areas and] Bin storage is within the Y
located for transport to kerb with} basement with sufficient space’
grade of <1:15 for 3 bins per dwelling
Fencing Setback average of im andj This can be conditioned to Y
articulated by stepping the design.) comply

 

 

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The proposal fully complies with all the key development parameters except for setbacks and roof form
where assessment against the associated Performance outcome is required.

4.2 Building Design
General

The proposed dual occupancy design is finished with an attractive built form which addresses the street
and contributes positively to the surrounding development on Werin Street. The design incorporates a mix
of materials to add visual interest in accordance with the requirements of the Medium Density Residential
Zone code. This is achieved through variations in plane and the use of a variety of external finishes.

The design will be finished with high quality landscapes and useable communaland open space area. The
design also contributes positively to the whole locality, complements the existing streetscape and does not
present bulky given the proposed architectural design elements of glazing and the chosen use of structural
materials.

The garages are in a basement with the entry to the southern side which, unlike many basement entries,
the proposal results in a 2 storey presentation to the street and surrounding properties. No garage doors
face the street and given the units run longitudinally east west, the proposal presents as a single dwelling
to the street. The roof is pitched providing a modern roof form reminiscent of the heritage values of
Tewantin. Soft landscaping exceeds the required 60% of the total landscaping setout by the Code (>90%),
with the development proposing generous soft landscaping within the frontage, to the rear and along the
side of the driveway.

While vehicles can enter and exit the site in a forward, Werin Street is a Local Road and leaving in a
forward gear does not apply.

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Setbacks

Acceptable outcome AO12.1 seek buildings and structures are setback 6m from the front and rear
boundaries. The proposal seeks a setback of 5.4m to the eave of the front elevation and 4.6m to the eave
of the rear boundary. Accordingly, an assessment is required against the corresponding PO12 which is
provided below.

Building Setback

PO12

Buildings and structures are designed and sited to:

(a) provide a high level of amenity to users of the subject site and adjoining premises, including

provision of visual and acoustic privacy;

(b) not unreasonably obstruct views or cause overlooking of private open space or habitable areas of

adjoining premises;

(c) provide adequate distance from adjoining land uses;

(d) preserve existing vegetation that will help buffer development;

(e) allow for space and landscaping to be provided between buildings including adequate area at

ground level for landscaping with trees, shrubs, outdoor living and utilities;

(f) be consistent with the predominant character of the surrounding area; and

(g) protect the natural character and avoid adverse impacts on ecologically important areas such as

national parks, waterways and wetlands.

The proposed setbacks fully comply with PO12 for the following reasons-

Front — the building is compliantly setback with the eave not causing any impacts given it is to the
frontage and unlikely to be noticeable from the street.

The setback is consistent with other setbacks in the street as the superseded planning scheme
permitted eaves to encroach within the 6m setback.

Rear — While the rear deck extends slightly into the setback, no additional overlooking will occur
when compared to if the deck were setback 6m. In addition, the area that is potentially overlooked
of the neighbouring properties is garaging and driveway where no negative impacts will occur.

Front and rear - the variation will not impede views as the property to the east is orientated towards
the south to take advantage of the views to Lake Doonella. The multiple dwellings to the north are
internally orientated and do not seek views beyond their own boundary. As discussed above, will
not cause additional overlooking of neighbouring properties.

Front —driveways each side of the subject site provide sufficient separation between land uses.

Rear - there is significant separation between land uses where dense landscaping to the
perimeter is proposed as shown in the landscaping plan below in Figure 8.

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Figure 8 - Dense landscaping to rear and side boundaries

Roof form

Acceptable outcome AO19.2 prefers that development does not include roof terraces. The proposal seeks
a centrally located roof terrace per unit as shown in Figure 9 below. Accordingly, an assessment is
required against the corresponding PO19 which is provided thereafter.

 

Figure 9 - Roof plan showing roof terrace

Roof forms

PO19

Roof forms:
(a) contribute positively to the local skyline;
(b) complement the character of the locality and the topography of the site;
(c) avoid box profiles/parapets; and

(d) do not create opportunities for overlooking the private open space or internal spaces of
neighbouring properties.

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The proposal fully complies with PO19 for the following reasons-

e the proposal includes a traditional pitched roof form which sits nicely into the local Tewantin skyline;
e the hip ends, while a modern sleek design characterises Tewantin dwelling typology;

e the proposal does not include parapets or box profiles, but is a traditional well-designed Noosa
style building with eaves to 100% of the building; and

e the proposed roof terraces are centrally located in the roof providing privacy to the residents and
the surrounding area as the proposed roof impedes lower level view lines to the south, east and
west and allows the view high only to Lake Doonella. To the north, a strategically placed screening
device impedes any views in that direction. Notably, the screening device fully complies with
building height and does not unlawfully impede any views from neighbouring properties. The
following Figures 10 & 11 prepared by the Kidd and Co clearly demonstrate the view from the roof
terraces will not overlook the private open space or internal spaces of the neighbouring properties.

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

   

 

 

 

 

SECTION 3

SECTION 2

 

Figure 10 — Section plan showing roof terrace

4.3 Sustainable Building Design Code

An assessment against the Performance Outcomes (PO8) of the Sustainable Building Design Code is
provided below.

 

Performance Outcome

Comment

 

orientates buildings and
windows to make the most of
prevailing winds, natural
ventilation, and cross breezes;

The design includes glazing and inside outside connection
which allows good flow through ventilation. Kitchen, living
and deck areas of both units face north and make use of the
winter sun and cooling summer breezes.

 

maximises shade to east and
west walls;

Eaves, the upper floor and veranda roofs act to shade walls
and the orientation minimises the effect of the west afternoon
sun.

 

contains an open and
permeable built form that
connects indoor and outdoor
spaces in an integrated design;

The design creates good flow and permeability to the large
decks which create an inside outside feel to the living areas,
particularly the use of glazing enhances the indoor outdoor
connection.

 

 

retains existing vegetation and

natural shading where possible;

 

Although not proposing to retain trees, the design proposes
large plantings to throughout the site demonstrated by the

 

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proposal having significantly more landscaping than that
required by the zone code.

 

incorporates

passive building design to
reduce the need for auxiliary
heating and cooling;

The architecturally designed Dual occupancy has
strategically placed openings, masonry walls and LOS to help
with thermal comfort. Both units have north facing POS and
LOS to maximise the northern aspect of the lot.

 

uses low toxic internal and
external building materials;

A mix of low toxic internal and external materials are
incorporated for the construction which will ensure long
lasting design that does not require regular maintenance.

 

uses natural light rather than
artificial light, and may include
Skylights, atriums and light
wells;

Natural light is provided through the strategically located
opening and glazing on both levels.

 

provides a minimum floor to
ceiling height of 2.7 metres; and

The design proposes 2.7m and 3m floor to ceiling heights
which will allow for good room air circulation.

 

 

enables efficient operation and
use of the building.

 

The design allows for medium density living and privacy to
each of the dwellings, while also allowing for users to easily
flow between the main living and bedroom levels.

 

The proposal seeks a community title subdivision for 1 lot per dwelling and a Lot 0 of common property.

4.4 Reconfiguring a lot (1 lot into 3 lots)

The proposal complies with the Performance outcomes PO27 — PO29 for the following reasons:

The subdivision will occur once construction of the approved buildings is complete;

The driveway and entry access are clear statements of design; and

The design provides amenity and convenience for the users;

The dwellings are a short walk from Tewantin District Centre Zone;

Close to all services and facilities in Tewantin including to public transport close by along Poinciana

Ave;

Is within a Medium Density Residential Zone;

Does not appear as a large bulky dual occupancy;

The proposal is only seeking a different tenure as in reality the building presents no different to a

building unit format plan with exclusive use areas;

The dwelling and carparking can be accommodated onsite. In fact, 1 additional car space is provided

to that required by the code;

Urban infrastructure will be provided;

The proposal is in an urban environment and is not negatively impacting on any assessable vegetation;

The lots are generally rectangular in shape; and

The proposal complies with LOS and POS requirements of the code and therefore by default provides

more than reasonable amenity for the residents.

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e Community title development is common in the surrounding area.

i i 20 ae —_

 

 

 

 

 

 

 

4.5 Works and Overlay Codes

Land subject to acid sulfate soils

 

While the site is affected by Area 2 above 5m AHD, the basement does not trigger thresholds for
assessment against the Overlay Code.

Works Codes

Approval is sought for Operational Works. SCG provides engineering plans and a stormwater design.
Detailed landscaping plans prepared by Element Design Landscaped Architecture are also provided as
part of the proposal package which includes landscaped area and planting detail for screening vegetation
along the side boundaries, front and rear setbacks.

5.0 State assessment and other matters

5.1 State interests

Matters established in the Planning Regulation
Nil
State Planning Policy

The SPP includes assessment benchmarks that may be applicable where a local government planning
scheme does not adequately reflect the SPP. The Noosa Plan 2020 appropriately integrates all SPP

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provisions, except for Natural Hazards, risk and resilience — coastal hazards — in part. The application does
not trigger assessment against for coastal hazards.

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6.0 Conclusion

This application seeks a Development Permit for Material Change of Use Dual Occupancy,
associated Operational Works (Landscaping, Access, Car parking, Earthworks, Stormwater) and
Reconfiguring a lot (1 lot into 3 lots) for community title, situated at 3 Werin Street, Tewantin.

The use is a consistent code assessable development within the Medium Density Residential
Housing Zone. The assessment finds the design meets the relevant Acceptable and Performance
Outcomes.

The Planning Act 2016 prescribes that a code assessment must be carried out only—

( a ) against the assessment benchmarks in a categorising instrument for the development (The Noosa Plan
2020); and

(b) having regard to any matters prescribed by regulation.

Council, after carrying out the assessment—

(a) must decide to approve the application to the extent the development complies with all of the assessment
benchmarks for the development; and

(b) may decide to approve the application even ifthe developmentdoes not comply with some of the assessment
benchmarks; and

Examples—
1 An assessment manager may approve an application for development that does not comply
with some of the benchmarks if the decision resolves a conflict between the benchmarks.
2 An assessment manager may approve an application for development that does not comply

with some of the benchmarks if the decision resolves a conflict between the benchmarks and
a referral agency’s response.
(c) may impose development conditions on an approval; and
(d) may, to the extent the development does not comply with some or all the assessment benchmarks, decide to
refuse the application only if compliance cannot be achieved by imposing development conditions.
Example ofa development condition—
a development condition that affects the way the development is carried out, or the management of uses or works that

are the natural and ordinary consequence of the development, but does not have the effect of changing the type of
development applied for

The assessment finds the development generally complies with all Acceptable Outcomes of the
applicable codes. The Assessment Manager’s favourable consideration of the above development
application is therefore recommended.

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