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Martoo Planning Report
Attached to the e-mail Multiple Housing Type 2 Duplex - MCU18/0003.
proposal report
development application
Development Permit for a Material Change of Use for a Multiple Housing
Type 2 Duplex
over Lot 36 on RP63879 located at 20 Nannygai Street, Noosaville
Prepared For: The McGary Group
Prepared: January 2018
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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 ......................................................................................... 8
4.0 Planning assessment ........................................................................................................ 9
4.1 Noosa Plan .............................................................................................................................. 9
5.0 State assessment and other matters .............................................................................. 11
5.1 State interests ....................................................................................................................... 11
7.0 Conclusion .................................................................................................................... 12
8.0 Appendices ................................................................................................................... 13
Appendix A Proposal Plans ............................................................................................................... 13
Appendix B Noosaville Locality Code ................................................................................................. 13
Appendix C Residential Uses Code .................................................................................................... 13
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1.0 Summary
1.1 Development application details
Proposed development: Multiple Housing Type 2 - Duplex
Type of approval sought: Development Permit for Material Change of Use
Site address: 20 Nannygai Street
Noosaville Qld 4566
Real property description: Lot 36 on RP63879
Site area: 808.38 m2
Assessment manager: Noosa Council
Owner details: Tim McGary
Applicant details: Tim McGary 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: Semi Attached Housing
Local plan: Noosaville
Level of assessment: Code
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 a rectangular parcel of land located at 20 Nannygai Street Noosaville
and described as Lot 36 on RP63879 (to be known as the site). The site is relatively level and has
an existing dwelling located to the front of the site and a shed to the rear. Amenity landscaping is
located along the front of the site with a number of mature trees in the centre.
The site is serviced by 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 Residential
Existing structures Low set residential dwelling with a shed to the rear
Frontage and 20.11 m frontage to Nannygai Street.
access
Topography and Site relatively level and falls from rear to Nannygai Street frontage.
views
Existing vegetation Amenity landscaping located across frontage of site. Mature trees located
across centre and to rear.
Existing waterways N/A
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Figure 1: Aerial view and site identification
Source: DA Mapping System
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Figure 2: Satellite view and site identification
Source: Noosa Council
2.2 Surrounding land uses
The site is located in a residential area that includes single residential dwellings and unit
developments.
Table 2: Surrounding land uses
Surrounding land uses
North Two storey unit complex
South Residential dwelling
East Single storey unit complex
West Two storey unit complex and child care centre
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3.0 Proposed development details
This application proposes the construction of a Multiple Housing Type 2 Duplex. The material
change of use is consistent code assessable development under the Noosa Plan 2006. Proposal
plans have been prepared by NuTrend Quality Homes and are included in Appendix A.
The proposal involves the removal of the existing dwelling and shed on site and the construction of
a duplex dwelling in a townhouse configuration. Each unit has a different external appearance, with
the western unit having a skillion roof and the eastern unit a hip roof form.
The ground floor of each unit includes a double garage at the front of the site with a large scooter
and bicycle storage area that leads to an open plan dining, living and kitchen area. The kitchen and
living areas have direct access to an external alfresco and pool area to the rear of the site.
The upper level of the units each comprises a master bedroom with ensuite and walk-in wardrobe
and three bedrooms.
The building adopts a contemporary design and proposes to utilise a range of high quality
materials and finishes which include:
• Rendered and painted block work;
• Painted weatherboards;
• Aluminium framed windows; and
• Custom orb roofing.
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4.0 Planning assessment
4.1 Noosa Plan
The Noosa Plan includes the site in the Noosaville locality and provide the site with a Semi-
attached housing zone. The assessment table for the zone indicated that a Type 2 Duplex is code
assessable.
The Noosa Plan specifies the following Codes as applicable for assessment of Type 2 Duplex
• 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 B and C. A summary of the development proposal is detailed in the table
below:
Table 3: Summary of development aspects
Noosa Plan Provisions Proposal Response
Population Density 8.08 Complies - 6.6 persons
Building height 8 metres Complies - 7.9 metres
2 storeys Complies - 2 storeys
Gross floor area (GFA) 0.45:1 = 363.7m2 302.36m2
Site coverage 40%
Roof Form 5 degree minimum pitch Complies
600mm eaves 450mm
Variation in roof form Complies
Boundary setbacks
Frontage 6.0m Complies - 6.0 m
Side 1.5 to 2.0 m 1.5m - upper levels do not comply
Rear 6.0m Complies - 7.7m
Length of wall 15 m with one design element 16m
Segmented balconies Complies - segmented balconies
Car parking 2 covered and 1 uncovered Complies - 4 spaces plus scooter
parking
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The proposal does not comply with provisions relating to eaves, side boundary setbacks and
length of wall provisions. The applicant has indicated that the building is currently well articulated
and consistent with the character of the locality. Further plans are currently being prepared that
demonstrate the design intent and character of the building.
With regard to roof pitch it is noted that the eastern unit has a roof pitch of 22.5 degrees whilst the
western unit has a pitch of 2 degrees. The applicant indicates that the duplex has been designed to
present as two individual units and the proposed roof form reflects this intent. Further it is noted
that the western unit is well articulated and the reduced slope of the roof is not apparent to the
street.
The site is mapped as being located in a Flood Hazard Area. Under the Noosa Plan minimum floor
areas are stipulated and the proposal will comply with the prescribed floor levels.
The site is mapped within an area of potential Acid Sulfate Soils. Appropriate conditions may be
imposed to ensure the proposal complies with relevant requirements.
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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 Type 2 duplex which is code
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 duplexes 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 a unit developments;
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 duplex development provides a building form that is desirable for the area and
consistent with Councils design intent.
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8.0 Appendices
Appendix A - Proposal plans
Appendix B - Noosaville Locality Code
Appendix C - Residential Uses Code
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