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Planning Report - MCU19-0030
proposal report
development application
Development Permit for a Material Change of Use for a Multiple Housing
Type 4 Conventional
over Lot 1 on RP66483 and Lot 1 on RP70165 and located at 217 - 219
Gympie Terrace, Noosaville
Prepared For: Gympie Terrace Noosaville Pty Ltd
Prepared: March 2019
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proposal report
Prepared by:
Martoo Consulting Pty Ltd
13/6 Bottlebrush Ave, Noosa Heads Q 4567 PO Box 1684, Noosa Heads Q 4567
T +61 7 5447 2550
38 Nash Street, Gympie Q 4570 PO Box 391, Gympie Q 4570
T +61 7 5482 7440
© Martoo Consulting Pty Ltd 2017
The information contained in this document produced by Martoo Consulting Pty Ltd is solely for the use of the Client identified on the
cover sheet for the purpose for which it has been prepared and Martoo Consulting Pty Ltd undertakes no duty to, or accepts any
responsibility to, any third party who may rely upon this document.
All rights reserved. No section or element of this document may be removed from this document, reproduced, electronically stored or
transmitted in any form without the written permission of Martoo Consulting Pty Ltd.
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Contents
1.0 Summary ......................................................................................................................... 4
1.1 Development application details ............................................................................................. 4
1.2 Planning instrument details ..................................................................................................... 4
1.3 Referral agencies ..................................................................................................................... 4
2.0 Site details ....................................................................................................................... 5
2.1 Site description ....................................................................................................................... 5
2.2 Surrounding land uses ............................................................................................................. 7
3.0 Proposed development details ......................................................................................... 9
4.0 Planning assessment ...................................................................................................... 10
4.1 Prelodgment ........................................................................................................................... 10
4.2 Noosa Plan…………………………………………………………………………………………………………………………………11
5.0 State assessment and other matters .............................................................................. 15
5.1 State interests ....................................................................................................................... 15
7.0 Conclusion .................................................................................................................... 16
8.0 Appendices ................................................................................................................... 17
Appendix A Proposal Plans
Appendix B Geotechnical & Acid Sulfate Soils Investigation
Appendix C SCG Engineering plans
Appendix D Noosa Council Pre lodgment Meeting Notes
Appendix E Noosaville Locality Code
Appendix F Residential Uses Code
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1.0 Summary
1.1 Development application details
Proposed development: Multiple Housing Type 4 Conventional
Type of approval sought: Development Permit for Material Change of Use
Site address: 217 – 219 Gympie Terrace
Noosaville Qld 4566
Real property description: Lot 1 on RP66483 and Lot 1 on RP70165
Site area: 524.36 and 559.32 m2
Assessment manager: Noosa Council
Owner details: Grace Isobel Smerdon
Applicant details: Gympie Terrace Noosaville Pty Ltd c/ Martoo Consulting
1.2 Planning instrument details
Regional plan: SEQ Regional Plan 2009–2031 (version commenced 2 May
2014)
Designation: Urban Footprint
Planning scheme: Noosa Plan 2006
Zone: Visitor Mixed Use
Local plan: Noosaville
Level of assessment: Impact
Applicable overlays: Natural Hazards: Landslide & Flooding
Natural Hazards: Bushfire & Acid Sulfate Soils
Applicable codes: Noosaville Locality Code
Residential Uses Code
Landscaping Code
Engineering Works Code
1.3 Referral agencies
There are no applicable referral agencies for the proposal.
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2.0 Site details
2.1 Site description
The subject site comprises two rhomboid shaped lots located at 217 -219 Gympie Terrace
Noosaville and described as Lot 1 on RP66483 and Lot 1 on RP70165 (to be known as the site).
The site is vacant, relatively level with vegetation comprising grass with a large mango tree,
macadamia tree and golden cane palm.
The subject site is serviced by standard community infrastructure including reticulated water supply
and sewerage, underground telecommunications and overhead electricity supply, bitumen
roadways and kerb and channel.
The site is to the best of our knowledge is not known to be contaminated.
Table 1: Site description
Site Description
characteristic
Existing land use Vacant
Frontage and 39 m frontage to Gympie Terrace.
access
Topography and Site relatively level.
views
Existing vegetation Site mainly grassed with a large Mango tree, Macadamia nut tree and Golden
Cane palm along the rear boundary and south-eastern corner.
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Figure 1: Aerial view and site identification
Source: DA Mapping System
Figure 2: Satellite view and site identification
Source: Noosa Council mapping
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2.2 Surrounding land uses
The site is located opposite the Noosa river and foreshore area which includes the Noosville tennis
courts, Noosaville boat ramp and O Boat Hire. The surrounding area is characterised by a mixture
of medium scale mixed use developments that include ground floor restaurants and shops and
upper level units as well as multi storey unit/ resort complexes.
Table 2: Surrounding land uses
Surrounding land uses
North opposite the site Noosaville Tennis Courts
South 3 storey unit complex and low set dwelling ( access from Elizabeth
Street)
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West 3 storey unit complex
East 3 storey unit complex known as Regatta
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3.0 Proposed development details
This application proposes the construction of a Multiple Housing Type 4 Conventional
development of three units. The material change of use is consistent impact assessable
development under the Noosa Plan 2006 and proposal plans have been prepared by Chris Clout
Design and are included in Appendix A.
The development incorporates a basement with three levels of residential units. The basement is
accessed from the eastern portion of the site and provides parking for a 8 vehicles, a gym, sauna,
bathroom, two storage areas and internal stairs and lift. A turntable is also provided to assist
vehicle movements.
Each floor level sustains one unit and associated decks and pools. The units all feature a central
open plan kitchen, dining and living area that seamlessly opens onto a northern pool deck and
terrace and an open deck to the south. The units each include a master bedroom and ensuite, two
secondary bedrooms, study/guest room, family room and laundry. Landscape planters with glass
balustrade are proposed to the upper level balconies facing Gympie Terrace.
The design features full-length glass panels to the Gympie Terrace façade which directs the focus
of the units to the northern river view as well as providing for extensive natural light. The provision
of the decks on both the northern and southern elevations provides for excellent cross flow
ventilation.
Pedestrian access to each of the units is via a pathway that extends from the front gatehouse
around to the rear of the building.
The building adopts a contemporary design and proposes to utilise a range of high quality
materials and finishes which include:
• Rendered blockwork;
• Full length glazing;
• Linea Weatherboard;
• Stone cladding;
• Timber batten screens
• Pitched Roof form; and
• Custom orb roofing.
The proposal plans include a list of finishes as well as conceptual colour scheme.
The site will be filled to achieve minimum floor heights required under the planning scheme.
The following technical reports are also included:
• Appendix B - Geotechnical and Acid Sulfate Soils Investigation report prepared by Core
Consultants Pty Ltd
• Appendix C - Preliminary stormwater management plans and Civil engineering plans
prepared by SCG Consulting Engineers
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4.0 Planning assessment
4.1 Pre-lodgement
A pre-lodgement meeting was undertaken with Noosa Council officers on 14th February 2019 with
Council officers Glen Conforti and Mark Lewis to discuss planning requirements and key issues
applicable to this development application.
A copy of the pre-lodgement meeting minutes is contained in Appendix D. A summary of the key
issues is discussed below:
Table 3: Summary of key issues
Issue Council response Applicant response
Building height Minor dispensation would be Applicant has revised the
considered however proposed proposal and reduced the height
13.1m is considered of the building to 12.48metres
excessive
Gross Floor Area Proposal to comply with GFA Plans have been modified to
requirements comply with GFA requirements
Built form East and western elevation Plans have been modified with
are considered bulky and additional articulation to
require articulation. elevations and use of different
building materials. A range of
Lightweight design and variety materials such as Linea
of external building materials weatherboard, rendered block
suggested. work with expressed grooves,
timber batten screens and
glazing are utilised.
Roof form Consideration for a 5 degree Eave has been extended over
roof pitch to the western western elevation.
portion of the roof.
Privacy Concerns raised with regard Roof terrace removed
to overlooking from roof
terrace.
Basement Basement to comply with Basement complies with
definition. definition.
Landscaping Provide details with regard to Pool and fencing have been
swimming pool and front setback from Gympie Terrace
fence. Allow for landscaping frontage.
to screen pool and fence.
Second gatehouse may be One gatehouse proposed.
considered.
Setbacks Front setback are acceptable. Setbacks as detailed retained.
Side setbacks are consistent.
Concerns with upper level Shadow diagram illustrates third
balcony, stairs and lift in 8m level intrusion into setback area
rear setback. Potential for does not significantly impact on
overlooking and shading to shading over adjoining premises
the southern site. to the south. Rear terraces and
stairs appropriately screened to
minimise overlooking. Minimum
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of 6 metres available for screen
planting to the rear.
Trees Existing mango tree could be Mango tree to be retained at this
removed if required. stage.
Access and Carparking Access driveway achieves Driveway retained in its proposed
minimum floor height and form.
necessary floor immunity.
Narrow driveway - potential Driveway modified to include
conflict with vehicles reversing wider passing area at front of
onto Gympie Terrace. site.
Use of turntable and access Carparking area modified to
issue. ensure compliance.
Water quality High Acid Sulfate Soil area Geotechnical and Acid Sulfate
and concerns with water Soils report and preliminary
quality and quantity. stormwater management plan
Preliminary Stormwater included as part of the application
Management Plan and Acid
Sulfate Soils Management
Plan requested.
4.2 Noosa Plan
The Noosa Plan includes the site in the Noosaville locality and provides the site with a Visitor
Mixed Use zone. The assessment table for the zone indicates that a Multiple Housing Type 4
Conventional is impact assessable. Impact assessable applications are required to be assessed
against the entire scheme however the most relevant Codes for assessment include:
• Noosaville Locality Code
• Residential Uses Code
• Landscaping Code
• Engineering Works Code
An assessment of the proposal against the Noosaville Locality Code and Residential Uses Code is
detailed in Appendix E and F. A summary of the development proposal is detailed in the table
below:
Table 3: Summary of development aspects
Noosa Plan Provisions Proposal Response
Site Area 1083.68m2
Population Density 17.33 persons 9.9 persons
Building height 12 metres 12.48 metres
3 storeys 3 storeys plus basement
Gross floor area (GFA) 693.55m2 689m2
Site coverage 40% 38.1%
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Landscape 297m2 386.5m2
178m2 soft landscape Complies
Roof Form 5 degree minimum pitch 4 degrees
600mm eaves Complies
Variation in roof form Complies
Boundary setbacks
Frontage 6.0m – 2 storey 6.4m
10.0m – 3 storey 10.0m to building façade.
7.3m to upper level roof.
Side 6.0m (half building height) 2.9m and 2.3m
Rear 6.0m – 2 storey 6.0m to façade
8.0m – 3 storey 6.2m to lift, stairs and terrace
7.5 to building facade
Length of wall 15 m with one design element Complies
Segmented balconies Complies - segmented balconies
Car parking 6 covered and 1 designated Complies – 8 covered spaces.
visitor space Visitor space will be able to
accessed via intercom.
The proposal does not comply with provisions relating to building height in metres, roof pitch and
setbacks.
Building height
With regard to the height of the roof, the proposal slightly exceeds the stipulated height of 12
metres by 0.463 m for the two small ridgelines of each unit. This height is a direct result of the
minimum floor heights relating to flooding and the design providing for a pitched roof form. The
proposed roof form complies with the Specific Outcome as detailed below:
a) are low rise and have a visual bulk and an architectural scale consistent with structures on
adjoining or nearby land; - Proposed building complements the existing character of the
street which includes unit complexes. The building is located back from the Gympie Terrace
frontage and the area of intrusion will not be readily visible to the surrounding area.
b) do not exceed a building height of —
ii. for the Visitor Mixed Use Zone 3 Storeys although present 1-2 storey facades to
Gympie Terrace. – Building consistent with the character of the area which includes three
storey buildings to Gympie Terrace. Refer figure 3 below, which illustrates surrounding
three storey development.
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Figure 3: Surrounding three storey development
Source: Google maps
b) do not visually dominate the street or surrounding spaces; - Area of intrusion minor and
will not be visible to the street.
d) preserve the amenity of surrounding land; - Area of intrusion relates to a small portion of
the roof and will not impact on the surrounding amenity.
e) ensure that development responds to the site topography; - Design of building respects
the flat nature of the site and the minimum floor heights required due to flooding constraints.
f) are well articulated with strong horizontal and vertical design elements to provide an
interesting streetscape and to complement landform changes and landscapes – Building is
well designed and respects the design intent for the area. Large open balconies and
landscaped areas proposed to the street front.
Roof Form
The Noosa Plan details a minimum roof pitch of 5 degrees whereas the proposal provides a 4
degree roof pitch for the main roof form of the building. This roof pitch is a direct result of the
minimum floor heights that are required due to flood constraints of the site. The roof design is
considered to meet the specific outcomes as detailed below:
O20 Rooflines
a) contribute positively to the local skyline; - The roof line incorporates four different roof
forms comprising two skillion and two flatter areas. This variation of roof heights
contributes positively to the skyline and provides further articulation to the building form.
b) complement the character of the locality; - Roof form and pitch consistent with
surrounding development.
c) are articulated, pitched or skillion; - Complies. Skillion roof proposed.
d) avoid low pitched (eg. less than 5 degrees) or box roof profiles/parapets; - A combination
of skillion roofs and flat roof forms are proposed for the development which adds
articulation to the overall roof area. The building provides extensive eaves and coverings
over the front deck areas which contribute to shading the building.
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e) do not create opportunities for residents to overlook the private open space areas of
neighbouring properties. – Roof form does not impact on neighbouring properties.
Setbacks
The proposal also does not fully met the stipulated setbacks for the locality with encroachments
into side and rear setbacks areas. It is noted that Council officers confirmed in the pre lodgement
meeting that the front and side boundary setbacks were appropriate based on the area of intrusion
to the third storey related to the upper level roof and that the side boundary setbacks were
consistent with other developments in the area.
Concerns were however raised with reference to the rear third storey setback in terms of regard to
privacy, overlooking and overshadowing.
The rear setback encroachment relates to a third level balcony, stairs and lift which are located 6.0
metres from the rear boundary. It is noted that the roof line to the rear substantially complies with
the 12 metre height limit along this boundary and that the setback area is able to be utilised for
landscape screening.
The encroachments are considered to comply with the specific outcomes as detailed below:
a) provide amenity for users of the premises as well as preserve the visual and acoustic
amenity of adjoining and nearby properties; - The proposed third level rear setback ranges
from 6.0 metres to 8.0 metres and provides for access and an additional terrace area for the
upper level unit. The setback provides a ground level 6.0 metre area to the rear of the site
that will be able to heavily landscaped as all pool areas are located to the front of the site
away from surrounding residences. All southern balconies and stairwells are to be screened
to maintain privacy.
b) provide adequate distance from adjoining land uses; The reduced third storey rear setback
does not impact on the provision of a 6.0metre wide landscaped area at ground floor which
provides appropriate separation to the dwellings to the south. It is noted that Council agreed
to a reduced third storey setback for the adjoining premises to the south under MCU14/105
resulting in a 6.0 metre setback to the common boundary. When combined with the proposed
development setback this setback results in a separation of 12 metres between buildings.
c)allow space for required vehicle parking; - All carparking provided on site and not affected
by the rear setback.
d) preserve any existing vegetation that will buffer the proposed building; - Existing mature
trees at rear of the site to be retained where possible.
e) allow for landscaping to be provided between buildings; - Reduced third level setback
does not impact on ground level landscaping. A 6 metre wide landscaped area is able to be
provided along the southern boundary.
f) maintain the visual continuity and pattern of buildings and landscape elements within the
street; - The southern elevation is articulated by the use of different roof forms, open decks
and the use of different building materials. The building will be consistent with the
surrounding developed character, which includes three storey unit complexes.
g) avoid large areas of continuous wall planes by varying the building setbacks and using
appropriate techniques to provide visual relief; - The rear façade of the building includes
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decks and screened accessways that vary the overall built form. A range of building
materials are also used to provide visual relief.
h) help protect the natural character and visual amenity of the Noosa River system and other
watercourses. – The reduced third level rear setback is not visible from the Noosa River and
does not impact on the amenity of this area.
Overlays
The site is mapped as being affected by the Natural Hazards Overlay and is within a Flood Hazard
area and an area of High potential Acid Sulfate Soils.
With regard to Flood Hazard the applicant has designed the building to provides a minimum
habitable floor level of 2.7 metres consistent with Councils requirements.
The applicant also seeks approval for the construction of a basement on the site. This basement is
an integral component of the development and enables large areas of open space to surround the
building and provide separation to adjoining buildings. Appendix B provides a Geotechnical & Acid
Sulfate Soils Investigation report prepared by Core Consultants that addresses acid sulfate soils
and basement design.
The excavation to create a basement as part of the development proposal was raised at the pre
lodgement meeting where Council officers indicated that the basement achieved the 1% AEP flood
level immunity due to the design of the driveway. Appendix C provides plans prepared by SCG
that illustrate the proposals compliance with flood immunity.
5.0 State assessment and other matters
5.1 State interests
The proposal is for an urban activity within the Urban Footprint, and is located outside the Koala
Assessable Development Area. The proposal is compliant with the relevant State Regulatory
Planning Provisions.
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7.0 Conclusion
The above development application has been submitted to the Noosa Council as the Assessment
Manager of the application under the Sustainable Planning Act 2009. This application seeks a
Development Permit for a Material Change of Use of Premises for a Multiple Dwelling Type 4
Conventional for 3 dwelling units which is impact assessable development under the 2006 Noosa
Plan.
This application can be supported on a number of grounds as provided in detail in the above
report. These grounds include:
The Noosa Plan supports the development of units on the site;
The development is consistent with the intent of the zone;
The surrounding land uses and roadways to the site and the characteristics of the
locality support the use of the site for unit developments;
The proposed basement and minimum floor heights achieve required flood immunity;
The areas of non-compliance are relatively minor and do not impact on the character of
the area and can be covered by conditions of approval; and
The development provides a building form that is desirable for the area and consistent
with Councils design intent which includes three storey buildings.
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8.0 Appendices
Appendix A - Proposal plans
Appendix B – Geotechnical & Acid Sulfate Soils Investigation
Appendix C – SCG Engineering Plans
Appendix D – Noosa Council Pre lodgement Meeting Notes
Appendix E – Noosaville Locality Code
Appendix F - Residential Uses Code
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