MCU14/0051 & OPW14/0274: Planning Report

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Table of Contents

1.0          INTRODUCTION .................................................................................. 3

2.0          SUBJECT SITE AND SURROUNDINGS.................................................... 4

3.0          PROPOSED DEVELOPMENT ................................................................. 6
  3.1        Application Type.................................................................................................................. 6
  3.2        The Proposal ......................................................................................................................... 6

4.0          STATE PLANNING ASSESSMENT .......................................................... 9
  4.1        State Planning Policy........................................................................................................... 9
  4.2        State Development Assessment Provisions ..................................................................... 9
  4.3        Referrals ............................................................................................................................... 10

5.0          LOCAL PLANNING ASSESSMENT ........................................................ 11
  5.1        Sustainable Planning Act 2009 ........................................................................................ 11
  5.2        Noosa Plan 2006 ................................................................................................................ 11
  5.3        Code Summary .................................................................................................................. 12

6.0          CONCLUSION.................................................................................... 16


Figures

Figure 1 – Locality Plan
Figure 2 – Aerial Image of Site and Adjoining Uses
Figure 3 – Indicative Perspective
Figure 4 – Zoning Extract Map

Appendices

Appendix A – Proposal Plans (MCU)
Appendix B – Landscape Plans (OW)
Appendix C – Engineering Plans (OW)
Appendix D – Detailed Survey
Appendix E – Site Photos

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                             Report Summary

 Material Change of Use for Multiple Housing (Type 4 Conventional) &
          Operational Works for Engineering & Landscaping

Development Application

       Applicant:                   TU Projects

       Consultants:                 DFS Group (Town Planning and Landscape)
                                    IWTD (Design)
                                    Contour Engineers (Civil Engineering)
                                    Fyfe (surveying)

       Proposal:                    Material Change of Use for Multiple Housing
                                    Type 4 Conventional (4 units)
                                    Operational Works for Engineering
                                    Operational Works for Landscaping

Site Description

       Location:                    28 Nannygai Street, Noosaville

       RPD:                         Lot 1 on RP153307

       Area of Land:                1,619m2

       Current Use:                 Warehouse (Laundromat – now discontinued),
                                    vacant land


South East Queensland Regional Plan 2009-2031

        Designation:                Urban Footprint


Noosa Plan 2006

        Locality:                   Noosaville

        Zone:                       Semi-Attached Housing




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1.0       INTRODUCTION
This town planning report has been prepared by the DFS Group on behalf of the
applicant, TU Projects. The report is submitted to the Noosa Shire Council as part of
the common material seeking:

         A Development Permit for Material Change of Use for Multiple Housing - Type
          4 Conventional (4 units);
         A Development Permit for Operational Works for Engineering; and
         A Development Permit for Operational Works for Landscaping.

The application relates to land at 28 Nannygai Street, Noosaville which is legally
described as Lot 1 on RP153307. The Noosa Plan 2006 (the planning scheme)
includes the application site in the Noosaville Locality and in the Semi-Attached
Housing Zone. The application will be impact assessable.

This report should be read in conjunction with the accompanying covering letter,
IDAS development application forms, the proposal plans prepared by IWTD
(provided at Appendix A), the landscape plans prepared by the DFS Group
(provided at Appendix B), the Civil Engineering Plans/Report prepared by Contour
Engineers (provided at Appendix C) and the Survey Plan prepared by Fyfe (provided
at Appendix D).

This report discusses the proposed design, the characteristics of the subject site and
its surrounding uses and provides an assessment of the application against the
relevant provisions of the local and state planning instruments. In particular, a
detailed assessment of the proposal against the Noosaville Locality Code and the
Residential Uses Code has been undertaken.




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2.0    SUBJECT SITE AND SURROUNDINGS
The site is located at 28 Nannygai Street, Noosaville and is legally described as Lot 1
on RP153307. The site is proximate to the tributaries of the Noosa River, specifically
Keyser Island. The site has a primary, southern boundary which fronts Nannygai
Street (refer to Figure 1 below).


Figure 1 – Locality Plan




The site has a total area of 1,619m2 and contains a visually unappealing, single
storey warehouse building which was previously used as a laundromat. The site is
square in shape with a 40m frontage to Nannygai Street as well as 40m side and rear
boundaries. The site is orientated on a north-east to south-west access and located
approximately 75m south of the Noosa River. The site is relatively flat and contains
only minor vegetation around the existing building (refer to Figure 2).

Nannygai Street is sealed with kerb and channel. The site is currently provided with
three vehicle crossovers to Nannygai Street, each of which will be removed and
reinstated in support of the proposed development. The site is provided with
overhead power, water, sewer (to the rear of the site) as well as telecommunication
facilities.

Adjoining to the east of the site is a two-storey detached house with a multiple unit
dwelling to the rear. To the west is a two-storey short-term accommodation building
which has dual frontage to Weyba Road (primary access) and Nannygai Street. To
the south of the site (on the opposite side of Nannygai Street) is a two-storey


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detached dwelling as well as a modern two-storey duplex. A multiple dwelling
complex is located to the rear (north) of the subject site as well as an area of vacant
land, improved by vegetation. The location and character of adjoining residential
uses can be seen as part of the site photos (refer Appendix E) and in Figure 2 below.


Figure 2 – Aerial Image of Site and Adjoining Uses




        Existing short-term
       accommodation use



                                                                      Subject Site


                                                                            Existing Multi-unit
                                                                                 dwelling




        Existing duplex




                                                                Existing two-storey
                                                                      dwellings




Surrounding the site is a mix of uses, predominantly residential, including detached
dwellings, short-term accommodation, single-unit and multi-unit dwellings.
Approximately 60m to the south east of the site exists two recently approved duplex
sites:

      7 Lake Weyba Drive – under construction
      9 Lake Weyba Drive – recently completed (refer site photos in Appendix E)

Further, approximately 60m to the south of the site (buffered by the
abovementioned southern adjoining uses) is the Laguna Retirement Village. Further,
approximately 150m to the east of the subject site is an ALDI shopping centre with
additional retail/commercial tenancies fronting Weyba Road.




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3.0       PROPOSED DEVELOPMENT

3.1       Application Type
This development application seeks Council’s approval for:

         A Development Permit for a Material Change of Use for Multiple Housing -
          Type 4 Conventional (4 units);
         A Development Permit for Operational Works for Engineering; and
         A Development Permit for Operational Works for Landscaping.

The proposal will be impact assessable in accordance with the provisions of the
planning scheme.


3.2       The Proposal
3.2.1 MCU – MULTIPLE HOUSING - TYPE 4 CONVENTIONAL (4 UNITS)
The application is supported by proposal plans prepared by IWTD (refer Appendix
A). The proposal will comprise four units in total and will appear as two separate
buildings. The proposed development will consist of the following elements:

         Two-storeys in height and comprise four x three bedroom units;
         An overall height of 8m;
         Units 1, 2 & 3 will have a gross floor area (GFA) of approximately 155m2 with
          unit 4 comprising a total GFA of approximately 160m2; and
         Complies with the desired plot ratio of 0.45:1 as well as the maximum site
          cover of 40% (proposing 39.87%).

The proposal will achieve the minimum 6m setbacks to Nannygai Street and the rear
property boundary. Setbacks of 1.5m metres are proposed to the side boundaries.

3.2.2 BUILT FORM
The proposed development will consist of quality materials and finishes and is
considered to be consistent with the character of the surrounding Noosaville locality.
The proposal will include a high degree of articulation and a mix of materials to
provide for visual interest. The roof structure will have a minimum 5 degree pitch with
a 600mm eave overhang (refer Figure 3 – Indicative Perspective below).

A single bedroom, dining, living and alfresco area will be provided at ground level in
all units. Bedrooms 2 & 3 as well as bath & powder rooms occupy the upper level of
all units (refer proposal plans in Appendix A for further detail).

The proposal will achieve the minimum habitable floor level (2.5m AHD) through the
use of posts and joists to raise the dwelling units.

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Figure 3 – Indicative Perspective (Units 1 & 2 - Looking North)




3.2.3 OPEN SPACE/RECREATION AREAS
Each unit will be provided with a private open space area exceeding the minimum
code requirements. These private open space areas will be flat and adjoin the
ground floor alfresco areas.

A lap pool will be provided to units 1 & 3. The pool will comprise plant equipment
which will be appropriately screened and located. Likewise, private open space
areas will be screened with fencing and quality landscaping.

3.2.4 LANDSCAPING
The proposal will be provided with a quality landscaping treatment (refer Landscape
Concept Plans provided at Appendix C), comprising the following major elements:

      Plant species will be consistent with the intended character for the Noosaville
       locality and will provide for casual surveillance opportunities, the clear
       definition of private and public areas as well as helping to delineate vehicle
       movement areas;
      A new 2m wide concrete footpath will be provided at the frontage of the
       site;
      Each dwelling unit will be provided with a landscaped, private open space
       area, screened from adjoining lots through the use of fencing and
       vegetation;
      Hard surface areas will drain to landscaped areas; and
      Planting will comprise native species and will be grouped in mulched beds.

3.2.5 ACCESS AND PARKING
The proposal will be accessed from a single driveway which is to be centrally
located in the frontage. All units will comprise a double garage which will be

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inwards facing, thus avoiding any visual dominance on the streetscape. A single
visitor parking space will be provided to the rear of the site and all on-site vehicle
movements will be able to occur in a forward gear (refer vehicle turning templates
included in Appendix C).

3.2.6 SERVICES
The proposed development will connect with all existing council infrastructure and
the site will drain to Nannygai Street via a system of pipes and pits. Further details
regarding stormwater management and drainage will be provided in the
Stormwater Management Plan (provided in Appendix C).

3.2.7 WASTE STORAGE AREAS
Impervious waste storage areas will be provided between the garages of dwelling
units 1 & 2 as well as 3 & 4 and are considered to be sufficiently screened to provide
for attractive visual appearance and function. Waste collection will be via Nannygai
Street, with the distance from the storage area to the street well within the required
distance of 40m.




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4.0    STATE PLANNING ASSESSMENT

4.1    State Planning Policy
The State Planning Policy (SPP) became active on 2 December 2013. A review of
the SPP mapping illustrates the following SPP layers as being applicable:

              Water quality – climatic regions – stormwater management design
               objectives;
              Natural hazards – flood hazard area – Level 1 – interim floodplain
               assessment overlay;
              Natural hazards – flood hazard area – Local Government flood
               mapping area

Interim development assessment criteria apply to each of these layers. The proposal
will not trigger the receiving waters criteria as the site is less than 2,500m2 in area nor
the Water supply catchment in South East Queensland criteria as the site is located
in an urban area. The site is identified as being of 0-5m AHD (high potential acid
sulphate soil area) as per Noosa council mapping, however is not considered to
comprise:

       “(a) excavating or otherwise removing 100 cubic metres or more of soil or
       sediment, or
       (b) filling of land with 500 cubic metres or more of material with an average
       depth of 0.5 metres or more”

As such, the proposal is not considered to require any further assessment
against the Water quality - Acid sulphate soils criteria.

The site is identified within a flood hazard area and subject to a minimum floor
height, as per Noosa Council mapping. As such, the proposal will be required to
comply with Council’s minimum floor heights for flooding and will hence be required
to comply with the natural hazards overlay. The minimum habitable floor level is
2.5m AHD, which the proposal will achieve.

Thus, the proposal will be consistent with the State Planning Policy.


4.2    State Development Assessment Provisions
The State Assessment and Referral Agency (SARA) became active on 1 July 2013. A
review of the SARA mapping illustrates the following SARA layers as being
applicable:

              The site is within the Urban Footprint of the SEQ Regional Plan;


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              The site is within a water resources planning area boundary;
              The site is within the coastal zone.

The proposal is consistent with all of these layers. Urban development is encouraged
in the Urban Footprint. The proposal does not seek to take or interfere with water.
The site is within various coastal hazards areas however it is not within the coastal
management district and therefore the provisions relating to coastal hazard areas
do not apply.

The proposal is considered to be consistent with the relevant State Development
Assessment Provisions.


4.3    Referrals
The development application will not require referral to SARA.




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5.0    LOCAL PLANNING ASSESSMENT

5.1    Sustainable Planning Act 2009
The Sustainable Planning Act 2009 (SPA) provides the overall statutory planning
framework for Queensland. The subject site is located within the local government
boundaries of the Noosa Shire Council, in the Noosaville locality. As such, the site will
be subject to the provisions contained in the planning scheme.

Based on the relevant provisions of the planning scheme, the proposed
development requires Impact Assessment. Those matters which the Assessment
Manager must have regards to when assessing the development application are set
out in section 313 of SPA.

At the time of lodging the development application, the common material
comprises the following:

              The duly completed application forms;
              This Town Planning Report;
              The proposal plans;
              The landscape concept plans; and
              The civil engineering plans and reports.


5.2    Noosa Plan 2006
The site is located in the Semi-Attached Housing Zone (refer Figure 4 below).

The intent of this zone is to ensure residents are accommodated in semi-attached
housing forms that:

      “offer a high level of residential amenity, design quality and safety; and are
      located within convenient access to the major road network, goods and
      services and employment centres”

As per Part 2 of the planning scheme, the proposal is considered to be defined as
Multiple Housing – Type 4 Conventional:

       “Means the use of premises for dwelling units that do not fall within Multiple
       housing Types 1, 2, 3, or 5. The use includes units, townhouses, flats,
       apartments, villas and small dwelling units.”

As per Division 4 – Assessment table for the Semi-Attached Housing Zone, a Multiple
Housing – Type 4 Conventional is listed as impact assessable.




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Figure 4 – Zoning Extract Map




                                               Subject Site (Semi-
                                               attached Housing
                                                     Zone)




A detailed assessment of the proposal’s compliance with the applicable planning
scheme codes has been undertaken. The following section of the report provides a
summary of this assessment.


5.3     Code Summary
5.3.1   Noosaville Locality Code
The proposal will comply with the overall outcomes for the locality in that the
proposal is compatible with the reasonable expectations of neighbours and is
compatible with other uses and works in the surrounding locality. The proposal will
also avoid any significant adverse impacts on the natural environment and will be
located in an area envisaged for low to medium density residential uses.

Further, the proposed development will comply with the overall outcomes for the
Semi-Attached Housing Zone by providing a form of housing which offers a high level
of residential amenity, design quality and safety as well as being appropriately
located with convenient access to the major road network (Weyba Road) as well as
service and employment centres (150m to Aldi shopping centre and 600m to Noosa
Village shopping centre).


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The proposed development will also comply with all probable solutions (where
specified) in the Noosaville Locality Code in that:

       The proposed development will not impact on the levels of amenity currently
        enjoyed by adjoining and nearby uses, nor the major road network;
       The proposed development will provide a consistent and compatible form
        of residential development, improving upon the existing residential
        character of the area;
       The proposed development will provide a density of 13.2 persons which is
        within the maximum allowable limit of 16.19 (100 persons per hectare);
       The proposed development will provide a site cover of 39.87%, which is
        within the maximum allowable limit of 40%;
       The proposed development will comprise a GFA of 627.73m2 which is below
        the required maximum of 728.55m2 (based on a plot ratio of 0.45:1);
       The proposal will comprise a maximum building height of 8m;
       The proposal will comprise minimum setbacks of 6m to the front and rear
        boundaries as well as 1.5m to side boundaries;
       The proposed development will be consistent with the scale and intensity of
        existing adjoining and nearby uses, maximise the retention of existing
        vegetation as well as provide soft landscaping between buildings;
       The proposal will comprise adequate area at ground level for outdoor
        recreation, entertainment and clothes drying;
       The proposed development will comprise floor levels for habitable rooms not
        less than that specified (minimum of 2.5m AHD); and
       The proposal will comprise a roof pitch of no less than 5 degrees as well as
        roof overhangs of a minimum 600mm wide.

The proposal is considered to comply with the applicable provisions of the
Noosaville Locality Code.

5.3.2   Residential Uses Code
The proposed development will comply with the relevant probable solutions of the
Residential Uses Code in that:

       The proposal will comprise building entrances which will be clearly
        identifiable;
       Bedroom windows associated with the proposal will be sufficiently separated
        from shared driveways and carparking areas of adjoining uses;
       Mechanical plant and equipment associated with the proposed
        development will be appropriately screened and integrated into the visual
        form of the building;
       The proposed development has been designed so that the upper level
        bedrooms are setback from the ground floor recreation area, such that the
        ability to directly look into neighbouring homes and yards is avoided;



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       The proposal will not result in an unreasonable reduction of access to
        sunlight to adjoining residences; and
       Waste storage areas will be provided between dwelling units 1 & 2 as well as
        3 & 4 and are considered to be sufficiently screened to provide for attractive
        visual appearance and function.

In regards to weatherproof storage areas, the proposal will achieve the specific
outcome through each dwelling unit providing for adequate storage areas via the
double garage which comprises a nominated storage area and under workbench
cupboard. In addition to this, dwelling unit 2 will provide a storage shed at the rear
(6m2).

The proposal is considered to comply with the applicable provisions of the
Residential Uses Code.

5.3.3   Landscaping Code
The proposed development will comply with the relevant probable solutions of the
Residential Uses Code in that:

       The proposal will comply with all relevant council design requirements
        associated with the Landscaping Code;
       The proposed development will comprise a soft landscaped area of
        approximately 316.2m2 which is considered to be in compliance with Table
        14-54 of the Landscaping Code;
       The proposed development will ensure security of public and private areas
        through clear definition between private and public spaces, the promotion
        of casual surveillance, the avoidance of concealed areas, maintenance of
        safe site distances, the provision of landscaping along fences as well as
        separating pedestrian and vehicle circulation routes;
       The proposed development will provide each dwelling unit with landscaped,
        private open space comprising a minimum area of 25m2 (exclusive of the
        clothes drying area) with minimum dimensions of 4m and a maximum
        gradient of 10%;
       The proposed development will provide private open space areas which will
        be enclosed by side and rear fencing, screening or dense landscaping of at
        least 1.8m in height;
       Landscaping will support the streetscape character of the surrounding
        locality as well as provide for passive solar access and energy efficiency;
       The proposed development will not provide any landscaping within the road
        reserve, other than approved street trees as shown on the landscaping plans
        (provided in Appendix B); and
       The proposed development will provide water infiltration and conservation
        optimisation measures through selecting native plant species, grouping
        plants in mulched beds, minimising impervious surfaces where possible, using
        semi-pervious pavement surfaces where practical, draining hard surface


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        areas to landscaped areas, planting microphytes along driveways and using
        surface and subsurface drainage swales, where required.

5.3.4   Engineering Works Codes
The proposed development will comply with the relevant probable solutions of the
Engineering Works Codes in that:

   -    The proposed driveway will comply with the relevant design requirements of
        the Driveways and Carparking Code;
   -    Parking spaces will be provided in accordance with the minimum
        requirements for a Multiple Housing – Type 4 Conventional use (two spaces
        per each unit – provided via the garage plus one visitor carparking space);
   -    The subject site is not listed on the CLR;
   -    Appropriate erosion and sediment control measures will be incorporated into
        the construction phase;
   -    The proposal is clear of existing infrastructure, will not unduly overload existing
        infrastructure and will connect into all essential services including water and
        sewerage networks;
   -    The proposed development will be located approximately 150m from two
        nearby bus stops and is not considered to result in the need to increase
        transport infrastructure in the Shire;
   -    A minimum 2m wide concrete cycle/pedestrian pathway will be provided at
        the frontage of the subject site and will comply with the relevant design
        requirements of the Transport, Roads and Drainage Code;
   -    The proposed development will be located more than 40m from the property
        boundary of Weyba Road (part of the major road network);
   -    The dwelling units will be elevated using a post and joist system to raise the
        floor levels to achieve immunity to the required flood heights;
   -    The proposal will provide for impervious waste storage areas, located
        between dwelling units 1 & 2 as well as 3 & 4. It is considered that sufficient
        area is provided for two bins per unit and collection will be via Nannygai
        Street;

Please refer to Appendix C for the detailed plans relating to stormwater design
elements and other operational work matters.




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6.0    CONCLUSION
This town planning report has been prepared to accompany an impact assessable
application for a Development Permit for a Material Change of Use for Multiple
Housing - Type 4 Conventional (4 units) on land located at 28 Nannygai Street,
Noosaville which is legally described as Lot 1 on RP153307.

The site is located within the Semi-Attached Housing Zone where low and medium
density type uses are envisaged. The proposal will require impact assessment. The
foregoing assessment confirms that the proposal does not offend any state planning
instruments and that the design complies with all relevant provisions of the planning
scheme, providing the following:

      Compliant site cover, density and GFA;
      Compliant building heights and setbacks;
      Elevation of the dwelling units using a post and joist system to raise the floor
       levels to achieve immunity to the required flood heights (2.5m AHD);
      Landscaped, private open space comprising a minimum area of 25m2 for
       each dwelling unit;
      Consistency with the character of the surrounding locality; and
      A high level of residential amenity, design quality and safety as well as being
       appropriately located to the major road network as well as service and
       employment centres.

As such, the proposal is considered to be a significant improvement to the site as it
currently exists.

On this basis, it is recommended that this application for a Development Permit for a
Material Change of Use for Multiple Housing - Type 4 Conventional (4 units), a
Development Permit for Operational Works for Engineering and a Development
Permit for Operational Works for Landscaping on land located at 28 Nannygai
Street, Noosaville (which is legally described as Lot 1 on RP153307), be approved
subject to reasonable and relevant conditions.

Yours faithfully
DFS Group Pty Ltd




Kari Stephens
Director




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