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Planning Report
ADAPT TOWN PLANNING » DEVELOPMENT MANAGEMENT DEVELOPMENT APPLICATION MATERIAL CHANGE OF USE (DUAL OCCUPANCY) 183 WEYBA ROAD, NOOSAVILLE LOT 8 ON RP113358 PREPARED FOR: COOPER & SMALL PTY LTD 3d l=) elie
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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
1.4 PRE-LODGEMENT MEETING SUMMARY 3
2.0 SITE DETAILS 5
2.1 SITE DESCRIPTION 5
2.2 SURROUNDING LAND USES 5
3.0 PROPOSED DEVELOPMENT DETAILS 6
4.0 STATE PLANNING INTERESTS 8
4.1 STATE PLANNING POLICY (SPP) 8
4.2 REGIONAL PLAN 8
4.3 STATE REFERRAL 8
4.4 STATE DEVELOPMENT ASSESSMENT PROVISIONS (SDAP) 8
4.5 SCHEDULE 10 OF THE PLANNING REGULATION 8
4.6 SCHEDULE 11 OF THE PLANNING REGULATION 8
5.0 PLANNING ASSESSMENT 9
5.1 TABLE OF ASSESSMENT 9
5.2 MEDIUM DENSITY RESIDENTIAL ZONE CODE 10
5.3 NOOSAVILLE LOCAL PLAN AREA CODE 11
5.4 PLANNING SCHEME CODE ASSESSMENT 11
5.4.1 LANDSCAPING CODE 12
5.4.2 SUSTAINABLE BUILDING DESIGN CODE 13
5.5 PLANNING SCHEME OVERLAYS 13
6.0 SUPPORTING INFORMATION 14
7.0 CONCLUSION 15
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1.0 SUMMARY
1.1 DEVELOPMENT APPLICATION DETAILS
Proposed Development: Material Change of Use (Dual Occupancy)
Type of approval sought: Development Permit for a Material Change of Use
Site Address: 183 Weyba Road, Noosaville QLD 4566
Real Property Description: Lot 8 on RP113358
Site Area: 606.64m2
Assessment Manager: Noosa Council
Owner Details: Moses Musa Mbye
Applicant Details: Cooper & Small Pty Ltd
1.2 PLANNING INSTRUMENT DETAILS
Planning Scheme: Noosa Plan 2020
Local Plan Area: Noosaville
Zone: Medium Density Residential
Level of Assessment: Code
Applicable Overlays ● Acid Sulfate Soils
● Flood Hazard
1.3 REFERRAL AGENCIES
State Assessment Referral Not applicable
Agency
1.4 PRE-LODGEMENT MEETING SUMMARY
A pre-lodgement meeting was held on 3 August 2021 (Council Ref: PLM21/0043) in relation to the
proposed development. The key issues outlined in the meeting notes are:
● Plot ratio: The height of the pool and decks at the rear is less than 1 metre above natural
ground level. The proposed plot ratio is 0.43:1, which slightly exceeds the maximum plot ratio
requirement of 0.4:1, but is considered consistent with the prevailing plot ratio in the
immediate vicinity of the development site. Justification against the relevant overall outcomes
has been addressed in section 5.2 of the Planning Report below.
● Asymmetrical design of individual dwellings: The Architectural Plans have been refined to
provide greater individuality of dwelling units when viewed from the street frontage in
accordance with AO14.1 of the Medium Density Residential zone code.
● Wall lengths: The maximum wall lengths of the eastern and western (side) elevations on the
ground level is 14.82 metres, with a 1.454m long screening device provided to screen the
alfresco area. The side elevations provide variation in building design elements through the
inclusion of a door and screening device to reduce bulk to adjoining neighbours.
● Garage doors facing the street frontage: AO15.1 of the Medium Density Residential zone code
requires garage doors that face the street are no more than 6 metres in width, or 50% of the
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frontage, whichever is the lesser. However, AO15.2 of the Medium Density Residential zone
code requires that where multiple garages face the street, they are separated by a minimum
of 2 metres or are staggered in setback by a minimum of 1 metre. The development provides
a 4.57 metre wide landscaped separation between the proposed garages. In addition, the
upper level sits forward of the lower level, which further assists in the garages dominating the
street and building design.
● Front fencing and landscaping: The proposed fence is setback approximately 1.2 metres from
the site frontage, and provides a recess to 1.01 metres, which highlights a clearly identifiable
vehicular access point. The proposed fencing incorporates a mix of building materials. A
further 800mm of landscaping is provided on the inside of the fence, providing a total of a 2
metre wide landscape strip along the entire street frontage, with the exception of the
driveway.
● Building materials: Please refer to Architectural Plans for the building materials palette, which
is considered to achieve AO18 of the Medium Density Residential zone code.
● Roof pitch: A 5o roof pitch is proposed and eaves are proposed to 75% of the perimeter of
the roof.
● Setbacks: Setbacks are compliant, with the exception of the 2.5m side setback to buildings
over 7.5m. Refer to section 5.2 for justification of this non-compliance.
● Filling and overlooking: The plans show the natural ground level and proposed ground level.
The proposal minimises the extent of overlooking through frosted glass, screening and
planter boxes.
● Section plans: Refer to Section Plans within the Architectural Plans.
● Landscaping: 40% of landscaping is achieved, 60% of which is proposed to be soft
landscaping.
● Swept paths: Swept paths are currently being prepared and will be provided under separate
cover.
● Preliminary stormwater management plan: Refer to Stormwater Management Report
prepared by Westera Partners.
● Acid Sulfate Soils: Refer Acid Sulfate Soils Report.
● Driveway and on-street parking: This is currently being prepared and will be provided under
separate cover.
It is considered that the revised design suitably addresses the key concerns outlined in the
pre-lodgement meeting.
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2.0 SITE DETAILS
2.1 SITE DESCRIPTION
The subject land is formally described as Lot 8 on RP113358 at 183 Weyba Road, Noosaville, and has
a site area of 606.64m2. The site is a regular block with a 20m frontage to Weyba Road.
Site Characteristic Description
Existing structures: Single Dwelling House
Parking and access: Single vehicle access point via Weyba Road
Topography: Generally flat
Figure 1: Aerial photo of site (Noosa Council Mapping, accessed July 2021)
2.2 SURROUNDING LAND USES
The site currently includes a low-medium density residential setting. Lots surrounding the subject site
primarily include a range of residential uses consisting of dwelling houses, dual occupancies, multiple
dwellings and short term accommodation. Recreational uses exist to the north and east. A
supermarket and a number of takeaway establishments and restaurants are located along Weyba
Road, within close walking distance of the subject site. Bus stop facilities are located within 150m to
the west of the subject site.
Surrounding Land Uses
North Weyba Creek and Weyba Road, Environmental Management and
Conservation zoning
East A mix of dwelling houses, dual occupancies, multiple dwellings and
short term accommodation. Further to the east is a sports oval and
farmers market location.
South Predominantly single dwelling houses, with some short term
accommodation uses.
West A mix of dwelling houses, dual occupancies, multiple dwellings,
short term accommodation, small scale business uses and a
supermarket.
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3.0 PROPOSED DEVELOPMENT DETAILS
This application seeks a development permit for a Material Change of Use (Dual Occupancy) in
accordance with the attached plans and documentation.
Built Form
The application proposes a change of use to a Dual Occupancy in accordance with the attached
Architectural Plans. Refer Figure 2 below, which shows a 3D render of the street presentation.
Figure 2: Proposed Development
The proposal incorporates a two storey built form. The Ground Floor comprises a double garage,
store room, powder room, walk-in-pantry, kitchen, living and dining room. The Upper Floor comprises
a master bedroom including a walk-in-robe and ensuite, two bedrooms, and a bathroom. The
proposed site cover is 38% and the proposed plot ratio is 0.43:1.
Several voids are proposed to take advantage of natural lighting opportunities. Various building
materials are proposed, and include colorbond sheet roofing, stone cladding, weatherboard cladding,
batten screening and render, with colours complementary to the local plan area. Screening in the
form of battens, planter awnings and frosted glass is provided for privacy and to shield residents from
the western sun.
Landscaping
The development proposes 40% of landscaping, 60% of which is nominated as soft landscaping. A
planter awning is proposed on the rear upper level elevation. The proposed fence is setback
approximately 1.2 metres from the site frontage, and provides a recess to 1.01 metres. A further
800mm of landscaping is provided on the inside of the fence, providing a total of a 2 metre wide
landscape strip along the entire Weyba Road street frontage, with the exception of the driveway.
Please refer to Landscape Plan for further details.
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Private open space is provided to the rear of each unit, and is directly accessible from the main living
area. More than 25m2 of private open space is afforded to each unit. In addition, a small balcony
addressing the street frontage is provided on the Upper Level off the Master Bedroom of each unit.
Parking and Access
A common driveway is proposed from Weyba Road. A double car garage is provided to each unit. One
on-site visitor parking space per unit is proposed.
Swept paths demonstrating that vehicles can enter and exit the site in a forward manner are currently
being prepared and will be provided under separate cover.
Engineering plans demonstrating no loss in on-street car parking are currently being prepared and will
be provided under separate cover.
Infrastructure and Services
Each unit will be provided with waste bins which will be serviced via kerbside collection. The bin
enclosure is screened from the street frontage.
The site can be connected to all essential services.
The site can be connected to a legal point of discharge via Weyba Road. Refer to the Stormwater
Management Report prepared by Westera Partners.
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4.0 STATE PLANNING INTERESTS
The Planning Act 2016 provides the framework and process of planning instruments and processes for
development applications. The following planning instruments have been considered in this
application and are discussed in further detail below in the following sections:
● State Planning Policy (SPP);
● South East Queensland (SEQ) Regional Plan;
● State referral requirements;
● State development assessment provisions (SDAP); and
● Schedules 10 and 11 of the Planning Regulation.
4.1 STATE PLANNING POLICY (SPP)
Part E of the State Planning Policy provides a comprehensive review of the state interests, the related
policies and assessment benchmarks under five broad themes. Section 2.1 of the Noosa Plan 2020
confirms it integrates the provisions of the State Planning Policy into the Planning Scheme. No further
assessment is required.
4.2 REGIONAL PLAN
Section 2.2 of the Planning Scheme confirms it appropriately advances the South East Queensland
Regional Plan. No further assessment is required.
4.3 STATE REFERRAL
Referral to State Assessment Referral Agency (SARA) is not required.
4.4 STATE DEVELOPMENT ASSESSMENT PROVISIONS (SDAP)
State Development Assessment Provisions (SDAP) includes a series of benchmarks in which SARA will
assess an application against. In accordance with section 4.3 above, no referral is required as part of
this application.
4.5 SCHEDULE 10 OF THE PLANNING REGULATION
A review of Schedule 10 of the Planning Regulation confirms that the proposed development is not
prohibited development and no referral to State Assessment Referral Agency (SARA) is required.
4.6 SCHEDULE 11 OF THE PLANNING REGULATION
A review of Schedule 11 of the Planning Regulation provides assessment benchmarks in relation to
koala habitat in the SEQ Region where for development on premises in a koala priority area not
interfering with koala habitat and for development in an identified koala broad-hectare area. The site
is not mapped as containing koala habitat or broad hectare area and the assessment benchmarks are
therefore not applicable to this development.
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5.0 PLANNING ASSESSMENT
Under the Noosa Plan 2020, the site is within the Medium Density Residential zone and the Noosaville
local plan area. Refer Figure 3 below. The proposed development is code assessable and consistent
land uses within the Medium Density Residential zone code.
Figure 3: Zone Map Extract (Noosa Council Mapping, accessed July 2021)
5.1 TABLE OF ASSESSMENT
Under the relevant table of assessment for the Medium Density Residential zone, the proposed use is
subject to code assessment. The proposed development is required to be assessed against the
following codes:
● Medium Density Residential zone code;
● Noosaville Local Plan code;
● Dual Occupancy and Multiple Dwelling code;
● Driveways and Parking code;
● Earthworks code;
● Existing Services code;
● Landscaping code;
● Sustainable Building Design code;
● Water Quality and Drainage code; and
● Waste Management code.
The proposal has been assessed against the Acceptable Outcomes and Performance Outcomes of the
above codes and is considered compliant. Where the proposal is non-compliant with Acceptable
Outcomes, alternate solutions to the corresponding Performance Outcome has been provided in
section 5.4 below.
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5.2 MEDIUM DENSITY RESIDENTIAL ZONE CODE
The purpose of the Medium Density Residential zone code is to:
provide for:-
1. medium density multiple dwellings; and
2. community uses, and small-scale services, facilities and infrastructure, to support local
residents.
Comment: The development proposes a Dual Occupancy in an established medium density
residential area comprising a mix of dwelling houses, dual occupancies, small-scale businesses and
short term accommodation uses. The proposal is considered compliant with the intent of the zoning
and local area.
Performance Outcome Acceptable Outcome Response
Plot Ratio AO11 For a dwelling house, plot The development proposes 0.43:1
PO11 Plot ratio of development: ratio of development does not plot ratio (264m2) where 0.40:1
exceed 0.4:1 (240m2) is allowed. We have
1. does not exceed 0.4:1; or
completed an analysis of the
2. for small dwellings or for building footprint of the eastern
development which and southern properties. This
provides a ratio of at least included a search of the Council
three small dwellings to one online system (with limited data
other dwelling, does not found), and a detailed NearMap
exceed 0.5:1. aerial photo review. The
approximate building footprint is
0.42-0.48, which the proposed
development sits within. In the
context of the surrounding built
form, compliance with the below
overall outcomes are easily
achieved by the proposed
development:
● 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;
● The proposal is located,
designed and managed to
be compatible with
surrounding uses;
● The development maintains
a high level of residential
amenity having regard to
traffic, noise, dust, odour,
lighting and other
locally-specific impacts.
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Building Setback AO12.1 Buildings and structures Partially complies
PO12 Buildings and structures meet the following minimum The proposal complies with the
are designed and sited to: boundary setbacks: front and rear minimum setback
1. provide a high level of 1. for frontages — 6 metres requirements, and the side
amenity to users of the 2. for side boundaries— setbacks are compliant, with the
subject site and adjoining exception of the required 2.5m
1. 1.5 metres setback setback where the building
premises, including up to 4.5 metres exceeds 7.5m.
provision of visual and height;
acoustic privacy;
2. 2 metres setback The site adjoins a food and drink
2. not unreasonably obstruct between 4.5 metres outlet to the west and will not
views or cause overlooking and 7.5 metres impact on the amenity or privacy
of private open space or height; and of this site. Appropriate screening
habitable areas of adjoining
3. 2.5 metres where is provided to the east to minimise
premises;
above 7.5 metres overlooking and privacy concerns.
3. provide adequate distance height The proposed encroachment is
from adjoining land uses;
3. for the rear boundary - 6 minor in nature and will not
4. preserve existing vegetation metres obstruct views of adjoining
that will help buffer premises. Landscaping will be
development; provided along the site boundary
5. allow for space and to provide further screening.
landscaping to be provided
between buildings including
adequate area at ground
level for landscaping with
trees, shrubs, outdoor living
and utilities;
6. be consistent with the
predominant character of
the surrounding area; and
7. protect the natural
character and avoid adverse
impacts on ecologically
important areas such as
national parks, waterways
and wetlands.
5.3 NOOSAVILLE LOCAL PLAN AREA CODE
The proposal complies with all applicable Acceptable Outcomes within the Noosaville local plan area
code. Refer attached Code Assessment.
5.4 PLANNING SCHEME CODE ASSESSMENT
A review of the relevant planning scheme codes has been undertaken which confirms the proposed
development complies with all of the Acceptable and Performance Outcomes of the applicable codes.
Where the proposal does not comply with the Acceptable Outcomes of the codes, the below provide
alternate solutions to satisfy the corresponding Performance Outcome.
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5.4.1 LANDSCAPING CODE
Performance Outcome Acceptable Outcome Response
Street Trees AO3.1 A minimum of 2 street We request that this is
PO3 Street trees within road trees are provided per lot or conditioned accordingly.
reserves provide effective every 8 metres of frontage,
canopy shading having regard whichever is the greater.
to the size and scale of the
road reserve and the location of AO3.2 Street trees are planted
services and other structures. a minimum of 1m from the
back of the kerb in the road
reserve verge and are of a
species that do not impact on
services.
Safety and security PO5 AO5.5 Front fences are no In accordance with AO17.3 of the
Landscaping is designed and more than 1.2 metres high or Medium Density Residential zone
located to maximise the safety 1.8 metres if at least 50% code, solid front fences and walls
and security of public and transparent may be 1.8 metres in height if the
private areas by— property has frontage to an
1. clearly defining the arterial road or a distributor road.
boundaries between Weyba Road is classified as a
private and public spaces; distributor road, hence the
2. promoting casual proposed fence height is
surveillance of buildings considered acceptable.
and public areas from the
street and other public A landscape strip ranging from
areas for personal 1m-1.2m is provided in front of
security reasons; the fence and provides a clear
delineation between private and
3. avoiding concealment public spaces. Gates are
spots; transparent to allow for casual
4. maintaining safe sight surveillance of the street and
distances to and from public areas, whilst providing
road and building security to residents.
corners, car park
entrances and driveways; Low shrubs can be provided
5. maintain safe sight along the frontage as required
distances at planting bed which seeks to avoid concealment
ends within car parks; spots, maintain safe sight
6. designing to discourage distances and ensure vegetation
graffiti; does not inhibit the effectiveness
of street lighting. The deep
7. ensuring vegetation does landscape strip along the site
not inhibit the frontage assists in discouraging
effectiveness of street graffiti. Landscaping is provided
lighting or conceal to assist in directing visitors to
signage; and the entry gate.
8. separating and defining
pedestrian and vehicle
circulation routes.
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5.4.2 SUSTAINABLE BUILDING DESIGN CODE
Performance Outcome Acceptable Outcome Response
PO2 AO2.1 Rain water storage can be
Development maximises water If for accommodation activities, conditioned as part of the
efficiency on site by a minimum 3,000 litres of rain approval.
incorporating rainwater water storage is provided per
collection and reuse measures dwelling and reused for
for non-potable purposes such non-potable purposes and
as irrigation. incorporated into a stormwater
management plan for the
development.
5.5 PLANNING SCHEME OVERLAYS
Overlay Comment
Please refer to Determination of Acid Sulfate Soil
Properties, prepared by Bio-Track Pty Ltd. To be
addressed at the Operational Works stage.
The proposed FFL is 2.550m AHD, as shown on
the Proposal Plans.
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6.0 SUPPORTING INFORMATION
The following section provides a summary of the supporting information relating to the proposed
development:
Documentation for Approval
Plan No. Rev. Plan Title Date
A.00.01 TP1 Cover Page, prepared by Hive Architecture 03/09/21
A.00.02 TP1 Site Plan, prepared by Hive Architecture 03/09/21
A.01.01 TP1 Ground Floor Plan, prepared by Hive Architecture 03/09/21
A.01.02 TP1 Upper Floor Plan, prepared by Hive Architecture 03/09/21
A.01.03 TP1 Roof Plan, prepared by Hive Architecture 03/09/21
A.01.04 TP1 Landscape Areas, prepared by Hive Architecture 03/09/21
A.04.01 TP1 Elevations, prepared by Hive Architecture 03/09/21
A.04.02 TP1 Elevations, prepared by Hive Architecture 03/09/21
A.04.03 TP1 Street Fence Elevation, prepared by Hive Architecture 03/09/21
A.05.1 TP1 Building Sections, prepared by Hive Architecture 13/09/21
A.09.01 TP1 Perspective Views, prepared by Hive Architecture 03/09/21
A.09.02 TP1 Perspective Views, prepared by Hive Architecture 03/09/21
A.09.03 TP1 Perspective Views, prepared by Hive Architecture 03/09/21
A.09.04 TP1 Perspective Views, prepared by Hive Architecture 03/09/21
A.09.05 TP1 Perspective Views, prepared by Hive Architecture 03/09/21
A.09.06 TP1 Perspective Views, prepared by Hive Architecture 03/09/21
A.09.07 TP1 Perspective Views, prepared by Hive Architecture 03/09/21
LR230621.556 - Determination of Acid Sulfate Soil Properties, prepared 11/08/21
by Bio-Track Pty Ltd
S21-074 A Stormwater Management Report, prepared by Westera 22/09/21
Partners
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7.0 CONCLUSION
This Development Assessment Report has been prepared on behalf of Cooper & Small Pty Ltd to
support a Development Application for a Material Change of Use (Dual Occupancy) in respect of land
at 183 Weyba Road, Noosaville, described as Lot 8 on RP113358.
The site is included under the Noosa Plan 2020 within the Medium Density Residential zone and the
Noosaville local plan area. Within the Medium Density Residential zone, the proposed development is
a consistent and code assessable application.
The proposal is considered consistent with relevant state planning provisions and demonstrates
compliance with the applicable local planning provisions. Any planning scheme non-compliances have
been satisfactorily discussed and justified in the Planning Assessment section of this report.
Approval of the proposed development is warranted subject to relevant and reasonable conditions.
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