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TOWN PLANNING REPORT PROPOSED DEVELOPMENT AT 101 & 105 Eumundi Noosa Rd Noosaville FOR Altum Property Group
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TOWN PLANNING REPORT
PROPOSED DEVELOPMENT AT
101 & 105 Eumundi Noosa Rd Noosaville
FOR
Altum Property Group
M2677 –Revision A
JFP Urban Consultants Pty Ltd
Prepared by: Timothy Balcombe
Approved by: Graeme Bews
BRISBANE SUNSHINE COAST CENTRAL QUEENSLAND
JFP House 237-239 Bradman Avenue, Maroochydore 59 Goondoon Street, Gladstone
76 Ernest Street, South Brisbane PO Box 6 Maroochydore Qld 4558 PO Box 172, Gladstone Qld 4680
TOWN PLANNING REPORT –PORevision
Box 3634, A
South Brisbane Qld 4101 101 & 105PEumundi Noosa
07 5450 3900 Rd Noosaville
F 07 5443 4759 Page
P 07 4839 4100 F 07 4972 54442
P 07 3012 0100 F 3112 1958
JFP URBAN CONSULTANTS PTY LTD ABN 79 050 414 045 MEMBERSHIPS. UDIA. PCA. PIA. UDAL. SSSI. RPECQ. AILA. WEBSITE. WWW.JFP.COM.AU
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Table of Contents
1.0 EXECUTIVE SUMMARY ................................................................................................................ 5
1.1 SITE DETAILS .................................................................................................................. 5
1.2 APPLICATION DETAILS ................................................................................................... 5
1.3 THE PROPOSAL .............................................................................................................. 5
1.4 REFERRAL AGENCIES ...................................................................................................... 6
2.0 SITE HISTORY ............................................................................................................................... 6
3.0 THE DEVELOPMENT PROPOSAL .................................................................................................. 6
3.1 General Description ....................................................................................................... 6
3.2 Key Development parameters ....................................................................................... 7
3.3 Built Form ...................................................................................................................... 8
3.4 Access And Parking ........................................................................................................ 9
3.5 Landscaping ................................................................................................................. 10
3.6 Servicing ...................................................................................................................... 10
3.7 Infrastructure............................................................................................................... 11
3.8 Stormwater Management ........................................................................................... 11
3.9 Earthworks................................................................................................................... 11
4.0 SITE IN CONTEXT ....................................................................................................................... 11
4.1 LAND USE AND AREA CLASSIFICATION ........................................................................ 11
4.1.1 Development Site.......................................................................................................... 11
4.1.2 Surrounding Locality ..................................................................................................... 12
4.2 SITE AND ENVIRONMENT DESCRIPTION ...................................................................... 13
4.2.1 Topography and Drainage Patterns .............................................................................. 13
4.2.2 Vegetation ..................................................................................................................... 14
4.2.3 Waterways, Wetlands, Flooding and Acid Sulfate Soils ................................................ 14
4.2.4 Heritage......................................................................................................................... 14
4.3 ACCESS AND MOBILITY ................................................................................................ 14
4.3.1 Vehicular Access............................................................................................................ 14
4.3.2 Pedestrian, Cycle and Public Transport ........................................................................ 14
4.4 INFRASTRUCTURE ........................................................................................................ 15
4.4.1 Services ......................................................................................................................... 15
5.0 STATUTORY PROVISIONS AND COMPLIANCE ........................................................................... 15
5.1 STATE INTERESTS ......................................................................................................... 15
5.1.1 State Planning Policy ..................................................................................................... 15
5.1.2 Regional Plan ................................................................................................................. 16
5.1.3 South East Queensland Koala Conservation Strategy................................................... 16
TOWN PLANNING REPORT – Revision A 101 & 105 Eumundi Noosa Rd Noosaville Page 3
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5.1.4 Referral Agencies and State Development Assessment Provisions .............................. 16
5.2 COUNCIL INTERESTS .................................................................................................... 16
5.2.1 Zoning............................................................................................................................ 16
5.2.2 Local Plan ...................................................................................................................... 16
5.2.3 Use Code ....................................................................................................................... 17
5.3 Key Issues .................................................................................................................... 17
5.3.1 Building Height .............................................................................................................. 17
5.3.2 Plot ratio........................................................................................................................ 18
5.3.3 Front setback ................................................................................................................ 20
5.3.4 Streetscape ................................................................................................................... 21
6.0 CONCLUSION ............................................................................................................................. 22
7.0 APPENDICES .............................................................................................................................. 24
7.1 APPENDIX A – Title search ........................................................................................... 25
7.2 APPENDIX B – Architectural Plans ................................................................................ 26
7.3 APPENDIX C – Landscape Plan ..................................................................................... 27
7.4 APPENDIX D – Code compliance tables ....................................................................... 28
7.5 APPENDIX E – Engineering Services assessment.......................................................... 29
7.6 APPENDIX F - Stormwater Management Plan.............................................................. 30
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1.0 EXECUTIVE SUMMARY JFP Urban Consultants have been engaged by Altum Property Group Pty Ltd to prepare an application for a Material Change of Use (Multiple Dwellings - 34 Units) in respect of land at 101 & 105 Eumundi Noosa Rd, Noosaville. This Planning Assessment Report provides detailed assessment of how the subject development proposal complies with the relevant assessment benchmarks of Council’s planning scheme and other relevant statutory provisions. 1.1 SITE DETAILS Real Property Description Lot 1 on RP 230931 and Lot 1 on RP849431 Site Area 5,488m2 Street Address 101 & 105 Eumundi Noosa Rd Noosaville Registered Owner TBC Local Government Noosa Council Ward Noosa SEQ Regional Plan Classification Urban Footprint Strategic Plan Classification Urban Area Council Area Classification/Zoning Medium Density Residential Local Plan Classification/ Locality Noosaville Applicable Council Overlays Acid sulfate soils Koala Conservation SPRP Mapping Not applicable Regulated Vegetation Mapping Not applicable 1.2 APPLICATION DETAILS The proposal constitutes a development application for a Material Change of Use (Multiple Dwellings - 34 Units). In accordance with the provisions of the Noosa Plan 2020, this application is subject to Code assessment. 1.3 THE PROPOSAL The proposed development application seeks a development permit for material change of use (Multiple Dwellings x 34 Units). The subject site is zoned Medium Density Residential and will gain access via single access point to Eumundi Noosa Rd, Noosaville. The low rise 2 storey development will provide affordable housing including a mix of housing types varying in size from two to three bedroom units. Over 80% of the dwellings have been designed as “small dwellings” to meet the identified need for affordable housing product for smaller households within the Noosa Council area. A total of 52 onsite carparks are provided including 12 visitor spaces. A communal area and swimming pool area is proposed in the south east corner of the site. Extensive landscaping is proposed within the site and along it’s frontage to enhance the area’s visual amenity and local character. TOWN PLANNING REPORT – Revision A 101 & 105 Eumundi Noosa Rd Noosaville Page 5
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The proposed development provides a contemporary aesthetic which responds to the site’s characteristics. An assessment against the applicable assessment benchmarks as outlined in the Noosa Plan, demonstrates that the development is highly consistent with the planning intent for this site, which envisages low rise medium density development. 1.4 REFERRAL AGENCIES There are no referral agencies applicable to this development application. 2.0 SITE HISTORY The development site includes two lots that have previously been utilised and improved by single dwellings and associated outbuildings (i.e. sheds). Lot 101is vacant following demolition of a dwelling which occurred pursuant to Council approval - PC18/1132. In 2016, a Development application for material change of use of premises for a retail business - Type 6 & 7, Industrial Use - Type 2 and a Reconfiguring a Lot (Boundary realignment) application was submitted over the subject site. Prior to approval, the applicant lodged a change application seeking approval for an Industrial - Type 2 (Production alteration repackaging), Retail Business – Type 6 (Hardware Store) and Retail Business – Type 7 ( Garden Centre). On 17 May 2018, Council issued an in-part approval for Development Permit for Material Change of Use of Premises - Retail business - Types 6 (Hardware) and Retail Business - Type 7 (Garden Centre). This approval was not acted upon. 3.0 THE DEVELOPMENT PROPOSAL 3.1 GENERAL DESCRIPTION The application seeks a development permit for a material change of use to establish 34 multiple dwellings in accordance with the accompanying proposal plans and development layout as illustrated in Figure 1 below (refer to Appendix B for complete architectural plans). The multiple dwelling proposal involves a low rise 2 storey development consisting of 4 separate buildings and includes mix of unit types comprising townhouse and apartment style units. The dwelling arrangement involves 28 x 2 bedroom units and 6 x 3 bedroom units. All 2 bedroom units constitute a ‘small dwelling’, as per administrative definitions of the planning scheme i.e. less than 100m2 GFA. The development includes vehicular access from Eumundi Noosa Rd in the north west corner of the site. A total of 52 on site carparks are provided including 12 unenclosed visitor spaces. Hardstand pavements are provided through the development for shared pedestrian movements and vehicle TOWN PLANNING REPORT – Revision A 101 & 105 Eumundi Noosa Rd Noosaville Page 6
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manoeuvring. A second pedestrian access is available from Eumundi Noosa Rd via an arbour entry towards the southern end of the street frontage. The development includes a communal pool area in the south eastern corner of the site situated between buildings 2 and 3. The development incorporates onsite stormwater treatment and management prior to being released to the site’s legal points of discharge located in the south east corner and in Eumundi Noosa Rd. A stormwater management plan has been prepared in support of the application and is enclosed as Appendix F. The site is proposed to be generously landscaped as anticipated by the planning scheme to achieve high levels of on-site amenity and to soften the built form when viewed from the street or adjoining premises. Figure 1 – Site plan prepared by BlackburneJackson Architects 3.2 KEY DEVELOPMENT PARAMETERS Key Development Proposal details Planning scheme provisions Parameters Site area 5,488m2 Site Cover 44% 45% (Small dwelling provisions) Plot Ratio 0.51:1 0.5:1 (Small dwelling provisions) Maximum Height 8.1m 8.0m Limit TOWN PLANNING REPORT – Revision A 101 & 105 Eumundi Noosa Rd Noosaville Page 7
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Carparking Residential:40 Residential: 40
Visitor: 12 Visitor: 9
1x occasional MRV and
1 x refuse
Building Setbacks Front – 6m (*4.2m truncation) Front – 6m
Side – 2m Side – 1.5m (up to 4.5m), 2m
Rear – 6m (4.5m to 7.5m
Rear – 6m
Landscaping 2,331m2 2,195m2
42.4% 40%
3.3 BUILT FORM
The proposed development will comprise 34 multiple dwellings, designed with a combination of
apartments and townhouses. The development comprises 4 detached 2 storey buildings. The built
form is well articulated with a maximum of 4 units in one building addressing the site’s frontage. The
perspective drawing provided in Figure 2 below illustrates the nature of the built form as viewed
from Eumundi Noosa Rd. Elevations are also included in the architectural plans (refer to Appendix
B), which further demonstrate the built form.
Figure 2 – Street perspective prepared by Blackburne Jackson
The proposal is well embellished with onsite landscaping, which is required to soften the built form
and complement the existing leafy character of the locality.
The surrounding area is characterised by single and two storey dwellings. Accordingly, the two
storey proposal is considered to be in keeping with the low rise character envisaged for the area.
The built form generally complies with the 8m height limit, although there is small portion of
Building 03 roof line that encroaches the 8m height ceiling. This encroachment is considered minor
and results from providing an interesting roof form and sub floor fill. The degree of non-compliance
is demonstrated in Figure 8 in the section 5.3.1 below.
As discussed, the development includes a mix of 5-unit types and sizes (Refer to Appendix B). The
proposal is largely made up of ‘small dwellings’ and the unit type and configuration is described in
table 1 below:
Unit Type Amount Area GFA Total GFA
Type 01 – 12 85m2 1020m2
Townhouse
Type 02 – 2 105m2 210m2
Townhouse
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Type 03 – 10 75m2 750m2
Apartment
Type 04 – 4 78m2 468m2
Apartment
Type 05 – 4 92m2 368m2
Apartment
Total GFA 2,816m2
Table 1 – Unit type and configuration
The overall development results in an overall site cover of 44% or 2,402m2 which is below Council’s
requirement of 45%. The development also includes total area of 2,331m2 of landscaping or 42.4% of
the site which exceeds Council’s minimum landscaping requirement for developments involving
small dwellings (40%).
The proposal includes a plot ratio of 0.51:1 or 2816m2 which marginally exceeds Council’s
requirements. It is considered that the proposed exceedance can be supported based on planning
grounds including, the proposal:
responds to a recognised need within Noosa for affordable housing, comprising small
dwellings.
generally complies or exceeds Council’s planning scheme requirements (including
landscaping and site cover).
provides for a contemporary built form that expresses a coastal character with a scale and
bulk that does not represent overdevelopment of the site.
3.4 ACCESS AND PARKING
Access is proposed via a single consolidated access driveway to Eumundi Noosa Rd. The proposed
access driveway is 6m wide to offer a two-way access arrangement. The internal driveways maintain
the 6m wide width to facilitate on site circulation and manoeuvring. Pedestrian access is also
provided to each unit from the internal pedestrian paths.
Total of 52 carparks are provided, including 40 residential spaces and 12 visitor spaces. Visitor
parking is provided within designated outdoor parking bays, while resident parking is proposed
internally within enclosed (single or double) garages. Provision is made for a MRV and refuse
vehicles enter, sit down and exit the development in a forward direction.
A traffic report has been prepared which demonstrates how the proposal complies with the
requirements for the resident and visitor parking and circulation with the site. The report will include
commentary on traffic issues, including onsite manoeuvring, sight distances and potential impacts
the surrounding street network. This report is still being prepared at the time of writing and will be
presented to Council once finalised.
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3.5 LANDSCAPING Landscape treatment for the proposed development will be provided in accordance with the Landscape Concept Plan, as seen in Figure 3 below. The proposed landscaping treatments seek to utilise native species local to the area. The site’s landscaping includes dense planting across the site’s frontage to assist in delivering attractive streetscapes, integration with the proposed built form and improve privacy and amenity for adjoining residents. It is proposed to provide landscaping treatment to all side boundaries, including the addition of a 5m landscape buffer to mitigate any reverse amenity impacts associated with communal/ swimming pool area located in the south eastern corner of the development. Figure 3 – Landscape concept plan prepared by Blackburne Jackson 3.6 SERVICING The proposed development will be provided with two centrally located bin storage areas. A refuse collection contractor will collect bins from these designated areas via the internal driveway, which has been designed to facilitate on site manoeuvring and ensure vehicles exit the site in a forward direction. TOWN PLANNING REPORT – Revision A 101 & 105 Eumundi Noosa Rd Noosaville Page 10
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3.7 INFRASTRUCTURE The subject site is located within a well-established urban area with access to all existing essential urban infrastructure. An engineering services report has been prepared in support of the application and is includes as Appendix E. The site has existing connections to reticulated water and sewer. The site is serviced by overhead electricity located within the Eumundi Noosa Rd verge. It is also understood that the required telecommunications are also existing within the road verge of the Eumundi Noosa Rd. These connections will be finalised during the detailed design stage. 3.8 STORMWATER MANAGEMENT The development proposes an on-site detention basin to retard stormwater flows to “pre- development” levels. Stormwater will be treated by a SPEL filtration device system, prior to being released into the legal point of discharge or existing stormwater systems. The detention area will form part of the communal/ swimming pool area, with the swimming pooling incorporating a raised deck to allow detention storage when required. A stormwater management plan has been prepared by Morgan Consulting Engineers to demonstrate how the site’s stormwater will be managed (refer to Appendix F). 3.9 EARTHWORKS Bulk earthworks for the development are proposed to manage the site’s varying slope, including some fill to achieve appropriate servicing and to provide suitable building pads for each of the proposed buildings. As a result, low rise retaining walls are required to accommodate the fill. Details of these earthworks are detailed in Engineering Services Assessment, included as Appendix E. 4.0 SITE IN CONTEXT 4.1 LAND USE AND AREA CLASSIFICATION 4.1.1 Development Site The subject site is located at 101 and 105 Eumundi Noosa Rd, Noosaville, and is legally described as Lot 1 on RP 230931 and Lot 1 on RP849431. The site comprises a largely rectangular shaped allotment, having an area of 5,488m2. The site is identified in the aerial photography in Figure 4 below. TOWN PLANNING REPORT – Revision A 101 & 105 Eumundi Noosa Rd Noosaville Page 11
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Figure 4 – Aerial site plan
4.1.2 Surrounding Locality
The subject site is located on Eumundi Noosa Rd, which is a collector road that brings incoming
traffic from the Bruce Highway and sunshine coast southern centres to Noosaville and Tewantin. A
locality plan is provided as Figure 5 below.
Figure 5- Locality plan
The surrounding area is currently characterised by low rise low density residential, and is anticipated
to transition to two storey medium density throughout the lifespan of the planning scheme. The
extent of the medium density zoning is shown in Figure 6 below.
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Figure 6 – Subject site and adjoining landuse zoning Other adjoining land uses includes a commercial premise to the north of the site, which includes a number of small retail tenancies. The adjoining land to the east is a former industrial (storage yard) lot, which has recently been cleaned up and is currently vacant. It is anticipated that this site will be further developed for medium density residential purposes in the future. The site is also located in close proximity to Noosaville’s community facilities precinct further to the south (Goodchap St), which includes a range of medical and professional office suites. This precinct also includes a number of educational establishments (Good Shepard Lutheran College and CQ University) and childcare services. Other significant land uses in the area include Noosa’s private hospital to the west and Noosa’s leisure centre to the north west. Noosaville homemaker’s centre and shopping precinct is located approximately 1.5km to the north east. 4.2 SITE AND ENVIRONMENT DESCRIPTION 4.2.1 Topography and Drainage Patterns The site is located on a ridge line that run east west across Eumundi Noosa Rd. Accordingly, the site falls away from the centre of the site resulting in drainage being directed to the north, south and east of the site. The site’s 1m contours are provided in Figure 7 below. TOWN PLANNING REPORT – Revision A 101 & 105 Eumundi Noosa Rd Noosaville Page 13
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Figure 7 – Site contours 4.2.2 Vegetation The site is current cleared and devoid of any significant vegetation. 4.2.3 Waterways, Wetlands, Flooding and Acid Sulfate Soils The site is not affected by waterways, wetlands or flooding. The site is affected by Acid Sulfate Soils (Area 1 – above 5m and below 20m AHD). Confirmation of the presence of acid sulfate soils will be provided as part of an acid sulfate soils investigation report during the detailed design phase. Should acid sulfate soils be encountered, it will be managed in accordance with an acid sulfate soils management plan. 4.2.4 Heritage Neither the subject site and adjoining properties are affected by local or state heritage status. 4.3 ACCESS AND MOBILITY 4.3.1 Vehicular Access Vehicular access will be gained via access to Eumundi Noosa Rd, in accordance with the proposed site plan as outlined in Figure 1. 4.3.2 Pedestrian, Cycle and Public Transport The subject site is located along Eumundi Noosa Rd, which is nominated as a Distributor Road under the planning scheme. It is noted that the site already includes a 2m wide pedestrian footpath along the site’s frontage. The road incorporates cycle lanes for cyclists and an existing bus stop is located 30m to the north of the site. Accordingly, the site is currently well serviced with respect to pedestrian, cyclist and public transport facilities. TOWN PLANNING REPORT – Revision A 101 & 105 Eumundi Noosa Rd Noosaville Page 14
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4.4 INFRASTRUCTURE
4.4.1 Services
The site has access to all urban utilities. It is expected that the internal water, sewer,
telecommunications and electrical connections will be updated to accommodate the development
proposal.
5.0 STATUTORY PROVISIONS AND COMPLIANCE
5.1 STATE INTERESTS
5.1.1 State Planning Policy
The potential applicability of the relevant sections of the Queensland State Planning Policy are
considered below:-
Policy Principle Comment
Liveable communities The state interest requires material change of use applications to
incorporate fire hydrants to enable fire services to access water safely,
effectively and efficiently. This matter is addressed in the Engineering
services assessment included as Appendix E.
Mining and Extractive Not applicable
Resources
Biodiversity Not applicable
Coastal Environment Not applicable
Water Quality The subject development is for material change of use application for
an urban purpose on site that exceed 2,500m2. Accordingly, the
development is subject to the water quality performance outcomes
the State planning policy. This State interest will require the
development to provide stormwater quality treatment and how this
will be undertaken is described in the supporting Stormwater
Management Plan included as Appendix F.
Natural Hazards Not applicable
Emissions and Hazardous Not applicable
Activities
State Transport Not applicable
Infrastructure
Strategic Airports and Not applicable
Aviation Facilities
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5.1.2 Regional Plan
The subject site is located in the Urban Footprint of the SEQ Regional Plan. The proposed urban
residential development is a consistent with the intent of the Urban footprint.
5.1.3 South East Queensland Koala Conservation Strategy
The subject site is not affected by the state or local mapping relating to Koala Habitat Areas.
5.1.4 Referral Agencies and State Development Assessment Provisions
Not applicable
5.2 COUNCIL INTERESTS
5.2.1 Zoning
The subject site is zoned a medium density residential. The purpose of the zone is to provide for
medium density multiple dwellings, community uses and a limited number services required to
support local needs.
The proposed development is considered to be consistent with the overall outcomes sought by the
code through incorporating the following features:
Provision of medium density development for permanent residents
Makes a positive contribution to the look and feel of the neighbourhood by maintaining a
low scale character, which includes well-designed contemporary buildings with compatible
landscaping that enhances the streetscape.
Provides a mix of housing types for projected communities and socio-economic profiles,
including two (and three) bedroom dwellings, affordable housing for low to medium income
earners and access provisions for those with reduced mobility.
The development maintains and retains a high level of residential amenity having regard to
traffic, noise, lighting and odour.
Development responds to the site’s constraints including topography.
An assessment against the codes has been undertaken and is attached to this report as Appendix D.
Generally, the development is compliant with the applicable benchmarks of the code. Any
inconsistencies are considered minor in nature and are discussed in the key issues section below.
5.2.2 Local Plan
The subject site is located in the Noosaville Local Plan area. The local plan seeks to provide locally
relevant provisions for the assessment of development in the local plan area. The proposed
development achieves the overall outcomes by providing the following:
development is located within the urban boundary, thereby protecting and reinforcing the
character and identity of Noosaville.
Development sited and designed to retain and enhance the key features of the natural and
built environment.
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Development along Eumundi Noosa Rd is a gateway entry point to Noosaville and the
development provides an architecturally designed residential development incorporating
suitable native landscaping that improves the site’s visual appearance when viewed from
the road.
Medium density housing zones provide for a diversity of housing choices by including
multiple dwelling units and small dwellings (<100m2).
Accordingly, the development is compliant with the overall outcomes sought by the code. A full
assessment against the relevant benchmarks are attached as Appendix D.
5.2.3 Use Code
The subject development is required to be assessed against the provisions of the Dual Occupancy
and Multiple Dwelling code. The development is generally compliant with the code and a full
assessment against the relevant benchmarks is provided in Appendix D.
5.3 KEY ISSUES
5.3.1 Building Height
The subject development does not strictly comply with the 8m height limit as described in AO8. The
relevant performance outcomes PO8 states:
Building and structures:
1. are low rise and present a building height consistent with structures on adjoining and
surrounding premises;
2. are designed to provide an interesting streetscape and complement landform changes
and landscapes
3. do not visually dominate the street or surrounding area;
4. maintain a vegetated skyline;
5. do not unreasonably obscure views or lead to overshadowing of neighbouring
properties;
6. do not exceed two storeys.
The development is 2 storey in height and generally compliant with 8m height limit across the site.
The non-compliance is largely due to the site’s natural topography i.e. the site falls away to the north
east and south east corners. Accordingly, fill is required to level the site to facilitate the construction
of buildings across the site.
Further the inclusion of interesting roof lines, also contributed to the minor encroachment of the
building ceiling above natural ground level. The image in Figure 8 below demonstrates the extent of
the minor encroachment of the 8m building height in the context of the overall development and
adjoining premises.
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Figure 8 – Building height encroachment
In light of the above, the proposed development is able to demonstrate compliance with the
performance outcome PO8, with the development incorporating the following attributes:
The development presents as low-rise development, consistent with other premises in the
locality and as anticipated by the intent of the medium density zoning.
The development provides an improvement to the streetscape, with a contemporary
residential development including extensive building articulation and use textures, and
supported by generous landscaping to soften the built form.
The development will not visually dominate the street or surrounding areas.
The development provides an interesting and varied roof lines.
The development will introduce a vegetated skyline to the area and adjoining streetscape.
The development will not adversely impact existing views or lead to overshadowing of
adjoining properties; and
The development does not exceed 2 storeys in height.
5.3.2 Plot ratio
PO11 relates to plot ratio and states the following:
Plot ratio of development:
1. does not exceed 0.4:1; or
for small dwellings or for development which provides a ratio of at least three small dwellings to one other
dwelling, does not exceed 0.5:1.
As noted above, the development comprises largely of small dwellings (over 80%). The relevant
performance outcome requires a plot ratio of 0.5:1 plot ratio. The proposed development seeks a
plot ratio of 0.51:1, which marginally exceeds the allowable plot ratio.
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While the plot ratio does not strictly adhere to related performance outcome PO11 it is contended
that the inconsistency is minor and based on the proposal’s level of compliance with all other
benchmarks and overall outcomes, it is considered that the purpose of the code has been achieved.
To illustrate this point, we highlight the key and relevant overall outcomes sought by the code,
which include:
a) Medium density residential neighbourhoods are predominantly home to permanent
residents.
b) The character of medium density residential neighbourhoods varies …
c) Development makes a positive contribution to the look and feel of residential
neighbourhoods by maintaining a low scale character with well designed buildings and
landscaping that enhance the streetscape.
d) New uses are located, designed and managed to be compatible with surrounding uses.
e) …
f) Development caters for both the current and projected demographic and socio-economic
profile of the area, including one and two-person households, households on low to
moderate incomes and residents with reduced mobility.
g) Small dwellings and co-housing models are integrated within the medium density residential
built form to increase housing choice.
h) …
i) …
j) Development maintains a high level of residential amenity having regard to traffic, noise,
dust, odour, lighting and other locally specific impacts.
k) Development provides for an efficient pattern of land use and infrastructure that creates
walkable and legible residential neighbourhoods that integrate with active transport
networks and are well connected to activity centres, employment nodes, open space and
recreational areas, community facilities and educational opportunities.
l) Development is supported by appropriate infrastructure and essential services and does not
adversely impact on the continued operation, viability and maintenance of existing
infrastructure or compromise future provision of planned infrastructure.
m) Development responds to land constraints including topography, bushfire and flood.
n) …
o) Native vegetation between buildings and in the public realm enhances the amenity and
supports local wildlife.
As emphasised by the added underline, we contend that the development achieves compliance with
all these high order aspects of the overall outcomes which demonstrate compliance with the code.
Accordingly, it is maintained that the minor non-compliance plot ratio does not result in any
inconsistency with the code.
Furthermore, it should be highlighted that the development demonstrates a high level of compliance
with (or exceedance of) other key assessment benchmarks for the proposed residential landuse
including:
Site cover
Landscape coverage
Car parking provisions
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Internal manoeuvring
Private open space
Provision of housing options including small dwellings
Households for range of income earners and residents with reduced mobility
Provides a positive contribution to the streetscape by providing a quality-built form and
integrated landscaping
Building height
Building setbacks
In particular, it is identified that the development actually exceeds the minimum landscaping and
site cover requirements required by the planning scheme. For example, the development provides
42.4% of the site as landscaping as opposed to minimum requirement of 40%. Similarly, the
development only applies a site cover of 44% as opposed the allowable 45% of the site (pertaining to
small dwellings).
In light of the above, the minor non-compliance in terms of plot ratio is negligible in terms of the
overall design and built form outcomes sought by the code. Furthermore, it is considered that the
proposal’s compliance with site cover, landscaping and (generally) setback requirements support the
view that the proposed plot ratio does not represent overdevelopment of the medium density
residential site.
5.3.3 Front setback
A012.1 states:
Building and structure meet the following minimum boundary setbacks
a) For frontage 6m
b) …
Figure 9 – Front setback
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There is a minor encroachment into the front 6m setback, as illustrated in Figure 9 above. This
minor encroachment is a consequence of the buildings being squared off with the main frontage of
the site. Since the lot has an irregular shape, the 6m setback follows this alignment the lot and
results in the minor encroachment into the front setback of 1.8m or approximately 5m2. It should be
noted that area affected by the encroachment is largely limited to an unenclosed part of the
dwelling (ie covered alfresco).
In respect of the above front setback encroachment the development is still able to comply PO12 for
the following reasons:
a) The outcomes do not adversely impact on the level of amenity afforded to adjoining
premises in terms acoustic and visual amenity
b) The proposal does not obstruct view or result in overlooking
c) Development maintains adequate distance from adjoining landuses
d) The proposal does not impact existing vegetation
e) The proposal still allows landscaping to be provided between buildings and along the site’s
frontage
f) The proposal does not impact upon the character of the surrounding area and proposed
streetscape.
5.3.4 Streetscape
The design criteria outlined in AO14.3 of the Medium density residential code states:
Buildings and structures are designed to:
1. have a maximum wall length of 15 metres and external walls incorporate at least one design
element to add visual interest and amenity
2. allow for landscape treatments to soften the development
3. avoid more than six dwellings attached in any one plane; and
4. have no more than four dwellings are attached along a street frontage.
The proposal incorporates the following key design features:
Limiting external wall lengths to 15m
Allowing for landscape treatments to soften development: and
Have no more than four dwellings attached along a street frontage.
It is acknowledged that Building 1 does exceed 6 dwellings within the one plane, as 8 dwellings are
proposed. However, this does not detract from how the development is viewed from the street or
adjoining premises as the building is partly obscured by vegetation along the existing access
driveway from the adjoining lot to the north.
The related performance criteria PO 14 (Streetscape) states:
Development:
1. contributes positively to the locality;
2. addresses and enhances the streetscape by incorporating articulation and individual
design elements that add visual interest to the development;
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3. has a form and architectural scale that does not dominate the streetscape or the
surrounding properties;
4. does not detract from the visual amenity of adjoining properties through the impact on
views, access to sunlight or overlooking;
5. takes the form of small separate buildings, rather than large single bulky development;
and sits within a landscaped setting.
The development is considered to comply with PO14, as the performance criteria principally relates
to the streetscape and how the development affect the streetscape in terms of bulk and massing.
Building 01 has been designed to provide visual interest to the street, and does not detract from the
visual amenity of adjoining premises and sits within a landscaped setting.
6.0 CONCLUSION
This town planning report has been prepared to support a development application for a Material
change of use (multiple dwellings 34 units) on behalf of Altum Property Group.
The subject site is situated at 101 & 105 Eumundi Noosa Rd Noosaville, and is legally described as Lot
1 on RP 230931 and Lot 1 on RP849431. The Noosa Plan includes the site within the Noosaville Local
Plan and zones the site Medium Density Residential.
This report demonstrates that the proposed development is warranted by virtue of the assessment
carried out against the planning scheme provisions, which indicates that the proposal demonstrates
high level compliance with the relevant assessment benchmarks of the planning scheme.
Grounds for approval of the proposed multiple dwellings are included as follows:-
The table of development assessment identifies that the proposal is a consistent use in the
zone and subject to code assessment;
The proposal complies the applicable overall outcomes of both Noosville Local Plan Code
and the Medium density residential zone code;
The development generally complies with all applicable assessment benchmarks. Where
there are instances of non-compliance with the acceptable outcomes, alternative solution
has been provided demonstrating compliance with the related performance outcome.
The proposed development suitably addresses all site constraints and identified by the
Planning Scheme overlays.
The proposals maintains the existing low rise character of the locality and mitigates any
adverse impacts on adjoining premises.
The proposal represents a high quality, contemporary well designed residential
development that provides a positive contribution to the streetscape and side boundaries
through generous landscaping throughout.
The architectural design achieves a reduction in bulk and massing through the use of
articulation and a variety of the textures to the external facades of the buildings.
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The development provides affordable housing outcome, which incorporates diverse housing
options including two and three bedroom dwellings and potentially catering for residents
with reduced mobility.
All essential infrastructure including reticulated sewer and water, stormwater,
telecommunications and electricity is already available or able to be adequately supplied
and managed as part of the development.
In light of the above, we present this compliant application for approval and trust that Council
acknowledges the high level of compliance and issues a development approval subject to reasonable
and relevant conditions.
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7.0 APPENDICES TOWN PLANNING REPORT – Revision A 101 & 105 Eumundi Noosa Rd Noosaville Page 24 [OCR of page images] URBANCONSULTANTS 7.0 APPENDICES TOWN PLANNING REPORT — Revision A 101 & 105 Eumundi Noosa Rd Noosaville Page 24
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7.1 APPENDIX A – TITLE SEARCH TOWN PLANNING REPORT – Revision A 101 & 105 Eumundi Noosa Rd Noosaville Page 25
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7.2 APPENDIX B – ARCHITECTURAL PLANS TOWN PLANNING REPORT – Revision A 101 & 105 Eumundi Noosa Rd Noosaville Page 26
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7.3 APPENDIX C – LANDSCAPE PLAN TOWN PLANNING REPORT – Revision A 101 & 105 Eumundi Noosa Rd Noosaville Page 27
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7.4 APPENDIX D – CODE COMPLIANCE TABLES TOWN PLANNING REPORT – Revision A 101 & 105 Eumundi Noosa Rd Noosaville Page 28
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7.5 APPENDIX E – ENGINEERING SERVICES ASSESSMENT TOWN PLANNING REPORT – Revision A 101 & 105 Eumundi Noosa Rd Noosaville Page 29
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7.6 APPENDIX F - STORMWATER MANAGEMENT PLAN TOWN PLANNING REPORT – Revision A 101 & 105 Eumundi Noosa Rd Noosaville Page 30