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planning report Grant St - 27
Development Application
Planning Report
Material Change of Use for Dual Occupancy
and Associated Operational Works
situated at 27 Grant St, Noosa Heads (Lot 6 SP179879)
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Contents
1.0 Summary ........................................................................................................................... 3
1.1 Development application details ................................................................................................3
1.2 Planning instrument details .......................................................................................................3
1.3 Referral agencies........................................................................................................................3
2.0 Site details ......................................................................................................................... 4
2.1 Site description ..........................................................................................................................4
2.2 Surrounding land uses ................................................................................................................5
3.0 Proposed development details .......................................................................................... 6
4.0 Planning assessment .......................................................................................................... 8
4.1 Technical Compliance .................................................................................................................8
4.2 Building Design ..........................................................................................................................9
4.3 Setbacks .....................................................................................................................................9
4.4 Works and Overlay Codes ........................................................................................................ 10
4.5 Sustainable Design Code .......................................................................................................... 11
5.0 State assessment and other matters ................................................................................ 12
5.1 State interests .......................................................................................................................... 12
5.1.1 Matters established in the Planning Regulation ............................................................................ 12
5.1.2 State Planning Policy ...................................................................................................................... 12
6.0 Conclusion ....................................................................................................................... 12
Client Name: Brown Rooster Pty Ltd (Nathan Francis)
Prepared by: Jack Lewis B.Sc Hons UNSW, M.Plan OTAGO MPIA MQELA
Version: 1
Date: 11 February 2021
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 taken as 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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1.0 Summary
1.1 Development application details
Proposed development: Dual Occupancy & Associated Operational Works
Type of approval sought: Development Permit for Material Change of Use
Development Permit for Operational Works
Site address: 27 Grant St, Noosa Heads
Real property description: Lot 6 SP179879
Site area: 545m2
Assessment manager: Noosa Council
Owner details: Brown Rooster Pty Ltd
Applicant details: Brown Rooster Pty Ltd c/- Pivotal Perspective Pty Ltd
1.2 Planning instrument details
State planning policy: State Planning Policy 2017
Regional plan: SEQ Regional Plan 2009–2031 (version commenced 2 May
Designation: 2014), urban footprint designation.
Planning scheme: The Noosa Plan 2020
Zone: Medium Density Residential zone
Level of assessment: Code
Applicable overlays: Nil
Applicable codes: Noosa Heads Local Plan Code
Medium Density Residential Zone Code
Dual Occupancy and Multiple Dwelling Code
Works codes
1.3 Referral agencies
Nil
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2.0 Site details
2.1 Site description
Table 1: Site description
Site Description
characteristic
Existing land use Vacant
Frontage and 19m to Grant St
access
Topography and The site slopes from east to west at a rate of ~14% towards the Council
views reserve.
Existing vegetation Scattered vegetation which is to be removed as part of the development
works.
Figure 1: Aerial view and site identification
Source: DA Mapping System
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2.2 Surrounding land uses
Table 2: Surrounding land uses
Surrounding land uses
North 29 Grant St - Dwelling House (PC18/0394)
South 25 Grant St – Dwelling House (PC19/0124)
West Council Nature Reserve
North Across Grant St are a mix of multiple dwellings and houses.
Figure 2: Zone Maps
Source: DA Mapping System
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3.0 Proposed development details
Table 3: Summary of development aspects
Material change of use
Building height 7.9m
Gross floor area (GFA) Total = 218m2 (40%)
Site coverage 235m2 (43%) Middle Level
163m2 (30%) Ground Level
Car parking 4 spaces
Site access Grant St
The application proposes a dual occupancy, with the following features:
- Side by side 3 bedroom units with separate garages and facades setback from Grant St
- Split level design with living and dining on the first floor accessible from the garage and
bedrooms on the ground floor accessing the natural ground adjacent to the reserve.
- An open rooftop deck over the garage level with small spa
- 2 x double garages allowing for access to Grant St
- Stormwater infiltration pits draining to the reserve to the west
A copy of the proposed site plan is included below.
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Figure 2: Proposed Site Plan
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Front facade Front facade
Front facade Entry - Unita
Figure 2: Proposed Site Plan
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4.0 Planning assessment
4.1 Technical Compliance
The proposed multiple dwellings meet the relevant key technical provisions of the Medium Density
Residential and Multiple Dwellings Codes, as described below, with further discussion provided
against the relevant Performance Solution thereafter.
Criteria The Noosa Plan 2020 Proposal Compliance
Site Details 27 Grant St – 545m2
Height 8m and 2 storeys 7.9m and 2 storeys Y
Site Cover 50% one level and 30% the other 235m2 (43%) Middle Level Y
163m2 (30%) Ground Level
GFA 0.4:1 (281m2) 0.4:1 (218m2) Y
Private Open Ground Level (25m2) >25m2 Y
Space
Setbacks Frontage (6m) 6m Y
(new house) Side
- north (1.5m – 2m) 1.5m PO
- south (1.5m – 2m) 1.5m PO
Rear
- west (6m) 4.5m PO
Wall length <15m 11m Y
Garages Garage doors facing the street are staggered Y
separated by 2m or staggered
Roof Form Width of parapet wall <50% of front No Parapets Y
Landscaping Front 6m landscaping with pools and No pool or parking in front 2m Y
visitor carparking setback 2m
40% landscaping with 60% of this to be
soft landscaping 218m2 (40%) and 130m2 (60%) Y
Carparking and 2 covered and 1 additional 4 covered spaces Y
access Duplex and detached house allowed to Duplex able to reverse manoeuvre
exit local road in reverse onto Grant St (local road)
Earthworks Cut or fill less than 1.5m 1.5m along NW elevation Y
Waste Storage Screened waste areas and located for Bin storage along the private areas of Y
transport to kerb with grade of <1:15 each unit.
Fencing Setback an avg of 1m and articulated Fencing setback an avg 1m with large Can be
by stepping the design. trees along Grant St. conditioned
to comply.
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4.2 Building Design
The proposed dual occupancy design is finished with an attractive built form which addresses the
street and integrates with surrounding development in Grant Street. The design incorporates a mix
of materials to add visual interest and take the form of separate buildings in accordance with the
requirements of the Medium Density Residential Zone code.
The finishes include timber battening, concrete render, FC Sheeting, Axon Cladding and fixed angle
privacy blades. The garages along the front façade are finished in different materials, stepped and
horizontally broken up using a concrete planter.
The split-level design is to be finished with high quality landscapes and useable communal and open
space areas adjoining the natural reserve along the western boundary. The development responds
to the sloping land constraints and is consistent with the relevant design outcomes the Noosa Local
Area Plan Code.
4.3 Setbacks
The building projects into the side setbacks (2m above 4.5m in height) along the privacy screens
within the mid-level balcony areas, as shown below.
The privacy shades assist in screening the balcony areas from the neighbouring outdoor living areas,
while also allowing for ventilation and views through to the nature reserve at the rear of the site. The
privacy shades are lightweight and assist in breaking up the side walls along this elevation.
Vegetation is still able to be provided between buildings and the screens are consistent with other
screening devices within the neighbourhood. The screens ensure a high level of amenity is
maintained to users of the site and adjoining properties, as well as providing for visual and acoustic
privacy in accordance with the Performance Outcomes.
The development also encroaches (4.5m setback) into the rear 6m required setback for the balcony
and bedrooms along the western elevation. The proposed setback is consistent with the
neighbouring duplex developments to the south along Grant St (marked in red below), and is further
setback than the existing house directly adjoining at 7 Grant St (marked in blue below).
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The adjoining developments to the north along Grant St are afforded access from the western part
of the site and are considered different to the developments which must provide access from the top
of Grant St. The 4.5m setback does not unreasonably obstruct views, is consistent with the
predominant duplex character and allows for space and landscaping to be provided at ground level
for landscaping with trees, shrubs outdoor living and utilities (sewer line) along the western boundary.
The development meets the performance outcomes pertaining to setbacks.
4.4 Works and Overlay Codes
SCG provides a slope stability report as well as engineering plans with vehicle manoeuvring and
stormwater design. A landscaping plan is also provided as part of the proposal including streetscape
planting and screening vegetation along the side boundaries.
Although the site is classified as having a moderate risk of landslip, recommendations are included
pertaining to cuts, construction, stormwater and landscaping so as to ensure good design and
building practice does not result in landslide hazard. As the site falls away from the road, infiltration
tanks are provided at the rear of the site to ensure non-worsening to neighbouring dwellings and the
reserve.
Although The Noosa Plan does not require manoeuvring of vehicles in a forward gear onto local
roads, the development allows for a B99 vehicle to leave the site in a 3 point turn. Grant St is a one
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way road in this section with good sight lines and the development does not impact on the safety
and operation of the road system.
The development proposes 2 large trees along the Grant St frontage to assist in breaking up the
building bulk, while also providing shade to the new footpath along the narrow and constrained
frontage. Screening vegetation is provided around the perimeter of the site in meaningful garden
beds to provide screening and also allow for overland flow.
The proposal can be conditioned to comply with the relevant works codes without major alteration to
the building design.
4.5 Sustainable 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 design includes large balconies extending from the open kitchen/living
the most of prevailing winds, natural areas on the middle level. On the ground floor, the bedrooms include natural
ventilation, and cross breezes; light and access to the open space areas adjoining the nature reserve, while the
orientation of the rooftop deck allows for cross breezes and natural ventilation.
maximises shade to east and west walls; Sunshades and eaves are included to shade walls.
contains an open and permeable built form The open balconies on the middle level connect the large mid floor space
that connects indoor and outdoor spaces in connecting the bushland reserve into the building on this constrained sloping
an integrated design; site.
retains existing vegetation and natural Although not proposing to retain trees on the small sloping site, the design
shading where possible; proposes large plantings along the frontage of the site to allow for shading and
a vegetated presentation to the street.
incorporates passive building design to The design steps down the sloping site and provides windows and large open
reduce the need for auxiliary heating and areas to provide for passive cooling and natural breeze flow through the middle
cooling; level. The lower level bedrooms are naturally ventilated akin to a Queenslander
building with shading and undercroft areas ensuring the building remains cool
and breathes.
uses low toxic internal and A mix of low toxic internal and external materials are incorporated for the
external building materials; construction which will ensure long lasting design that does not require regular
maintenance.
uses natural light rather than artificial Natural light is provided through byway of skylights to the mid level and
light, and may include skylights, atriums windows to the ground level.
and light wells;
provides a minimum floor to ceiling height 2.7m floor to ceiling heights are provided in the bedroom level and upt o 4.5m
of 2.7 metres; and high roofs to the middle living level.
enables efficient operation and use of The design allows for medium density living and privacy to each of the units,
the building. while also allowing for users to easily flow between the main living and
bedroom levels.
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5.0 State assessment and other matters
5.1 State interests
5.1.1 Matters established in the Planning Regulation
Nil
5.1.2 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 provisions, except for Natural Hazards, risk and resilience – coastal hazards – in
part. The application does not trigger assessment against for coastal hazards.
6.0 Conclusion
This application seeks a Development Permit for Material Change of Use Dual Occupancy situated
at 27 Grant St, Noosa Heads. The use is a consistent code assessable development within the
Medium Density Residential Housing Zone. The assessment finds the design generally 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 if the development does 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 of a 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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