Concurrence Referral Agency - Planning Report RAP20 0036 · RAP20/0036

Author	Development Planner, Nadine Kirley
Development Assessment
Index	RAP20/0036

APPLICATION DETAILS
Application	RAP20/0036
Applicant	JDBA Certifiers
Proposal	Detached House
Properly Made Date	28 July 2020
Information Request Date	12 August 2020
Information Response Date	23 September 2020
Decision Due Date	24 September 2020

PROPERTY DETAILS
Property Address	30 Elanda St Sunshine Beach Qld 4567
RP Description	Lot 162 RP 48113
Land Area	568.36m²
Existing Use of Land	Vacant

STATUTORY DETAILS
SEQRP Designation	Urban Footprint
Locality	Eastern Beaches
Zone	Detached Housing
Overlays	Nil
Assessment Type	Code
REPORT
PROPOSAL
The application seeks a Concurrence Agency Response for a Detached House.  The Proposed dwelling is triggered for referral due to non-compliance with the acceptable solutions of the Dwelling House Code   The applicant proposes a 2 storey, 4 bedroom house with integrated double garage, media room, open living space and covered terrace.  The applicant proposes a reduced setback to the rear of 4.5m to the building wall and approximately 1.3m to the OMP of the attached open arbour.  A reduced setback to the site road frontage is proposed with the entry gateway structure being sited approximately 1.8m from the boundary.  The proposed dwelling features a 2 degree roof pitch.  Site cover on the ground floor is calculated at 45.34% and Upper floor being 31.1%
The locality and proposal plan are included below.

Figure 1: Locality Plan

site details
Site & Locality Description
Road Frontage	15 metres
Existing Significant Vegetation	Several large Native species ranging in height from 5-15 metres located predominantly around the perimeter of the stie.  Some smaller invasive plants.
Topography	Sloping to the east approximately 1 in 12 gradient.
Surrounding Land Uses	Detached houses
assessment
The applicable planning scheme for the application is The Noosa Plan. The following sections relate to the provisions of the Planning Scheme.
Land Use and Works Provisions
The following codes which regulate land use and design are applicable to this application:
Dwelling House Code (Noosa Plan 2006)
The application has been assessed against each of the above applicable code/s and found to be compliant with, or can be conditioned to comply with, each. The pertinent matters arising out of the assessment against the code/s are discussed below
Criteria	Planning Scheme	Proposed	Complies
Site Area	N/A	568m²	N/A
Site cover	50% max 50% ground 30% upper 40% all storeys	45.34% (257m2) 31.1% (177m2)	X
Building height storeys metres	2 storeys 8 metres	2 storeys 7.5 metres	
Boundary setbacks Frontage Side (northwest) Side (southeast) Rear	6.0 metres 1.5/2.0/2.5 metres 1.5/2.0/2.5 metres 3.0/6.0 metres Projection line	6.0 m to building wall 1.8m to Gatehouse Arbor 1.5/2 metres 1.5/2.6 metres 4.5m to building wall 1.3m to Open Arbor	X X X
Soft landscaping	113.6m2 min (20% min)	Not stated	
Roof Form Pitch Eaves	Min 5 degrees Min 600mm to 75%	2 degrees Ground 67% Upper 98%	X
Garage Doors	6 metres wide max	4.9 metres	
Carparking	1 per dwelling min	2 spaces	
Setbacks
The proposed entry arbor is a lightweight structure approximately 1.8m from the road frontage.  The proposed structure is unlikely to result in any significant effects on residential amenity or alter the acoustic privacy of the adjoining and nearby land uses.
The rear setback to the wall of the upper level bathroom does not feature any openings facing the boundary and is unlikely to result in overlooking to adjacent properties or diminish amenity.  The lower level kitchen wall contains openings to the main throughfare for the dwelling and the servery window to the scullery.  This area appears to be intended to be used for entertaining space beneath the open arbour which intrudes further into the setback area to approximately 1.3m from the rear boundary. The proposed dwelling involves excavation of the site to a depth of between 1.5 – 2.0 metres at the rear based on the finished floor levels proposed and the spot heights and contours on the site plan.  There is potential for this area to result in noise impacts to adjacent neighbouring premises if there is insufficient soft landscaping or treatments that will abate noise carrying upward from the entertainment area.  It is recommended that appropriate conditions be applied which requires sufficient soft landscaping to help absorb noise in this location.

Site Cover
The ground floor site cover is within the maximum sought by the Detached House Code.  The upper level exceeds the 30% by 1.1% which equates to less than 6.5m2.  The building is well articulated and avoids long walls and high unarticulated elevations.  The variance in the upper level site cover is considered acceptable in terms of the Specific Outcome which seeks to ensure a suitable bulk and scale of buildings at a domestic, residential scale.  The additional 6m2 site cover is negligible in its impact.  The building overall does not present an excessive bulk to surrounding areas and allows space for the provision of landscaping.

Roof Form
The proposed dwelling includes a roof pitch of 2 degrees.  While this is low compared to the 5 degrees required by the acceptable outcome, the lower pitch allows the overall height of the building to remain below the 8 metre height limit.  The eaves and overhangs on the roof form improve the look of the building, removing some of the “boxy” shape.   The building is well articulated and makes good use of materials and texture and otherwise contributes positively to the streetscape.

Trees
An existing sapling gum tree species is located in the road reserve adjacent to the proposed driveway.  The tree is located beneath the overhead power lines and has the potential to become too tall in this location for safety reasons.  If the works to construct the proposed driveway access will necessitate the removal of the street tree, it is recommended that a condition be applied which requires its replacement with a suitable species for planting under power lines.
The subject site is scattered with a number of large tree species, many of which are native.  Most of these are located towards the perimeter of the site and are between 5 and 15 metres in height.  The excavation proposed has the potential to remove the majority of these trees.
Landscaping
The applicant has not indicated the extent of soft landscaping proposed on the site.  Calculation of the building footprint indicates that a 20% soft landscaping area can be achieved on the site.  It is considered important in this instance that the courtyard to the rear is comprised of soft landscaping to help address any noise issues in the sunken courtyard area outside the scullery resulting from the excavation of the site into the slope.  The arbour at the rear and the front gateway should also feature species capable of at least 50% foliage cover to soften this area and meet the requirements of O14.

conclusion
The applicant seeks concurrency agency response to a proposed 2 storey, 4 bedroom dwelling wth reduced setbacks to front and rear boundaries, a 2 degree roof pitch and minor variance to the maximum 30% upper level site cover.  The assessment of the proposal meets the requirements of the applicable benchmarks or can be conditioned to comply.  It is recommended that the application be approved with appropriate conditions.
RECOMMENDATION
APPROVE WITH CONDITIONS
Application No RAP20/0036 for a Concurrence Agency Response for a Detached House situated at 30 Elanda Street Sunshine Beach Qld 4567 as identified in the attached details recommended for the Decision Notice.
application details
Application No:	RAP20/0036
Street address:	30 Elanda Street Sunshine Beach Qld 4567
Real property description:	Lot 162 RP 48113
Planning Scheme:	The Noosa Plan (8 June 2018)
type of development
The applicant seeks the following type of development approval:
Concurrence Agency Response - Development Permit for Building Works (Detached House)
concurrence agency conditions
PLANNING
When Conditions must be Complied With
Unless otherwise stated, all conditions of this Decision Notice must be complied with prior to the use commencing, and then compliance maintained at all times while the use continues.
Approved Plans
Development undertaken in accordance with this approval must generally comply with the approved plans of development. The approved plans are listed in the following table unless otherwise amended by these conditions.
Plan No.	Rev.	Plan/Document Name	Date
DD-00	B	Ground floor Plan, prepared by kanvas design	24/09/2020
DD-01	B	Ground floor Plan, prepared by kanvas design	24/09/2020
DD-02	B	Upper floor Plan, prepared by kanvas design	24/09/2020
DD-03	B	Elevations, prepared by kanvas design	24/09/2020
DD-04	B	Elevations, prepared by kanvas design	24/09/2020
CW-03	A	Site Plan, prepared by Structures Engineering design	21/09/2020
Building Height
The maximum height of the development must not exceed 8.0 metres above the finished ground level and the natural ground surface.
Certification must be submitted to Council from a Licensed Surveyor which certifies that the building does not exceed the maximum height requirement of this Decision Notice.
Roof Form
Eaves must be minimum 600mm to the outermost projection.
Performance Bond
Security in the form of a cash bond or trading bank guarantee to the sum of $5000 must be submitted to Council, to secure performance of all conditions of this approval, prior to the issue of a Development Permit for Building Works or prior to the pre-start meeting. The cash bond or trading bank guarantee will be returned on performance of the conditions of approval less any costs incurred by Council in respect of enforcing performance of this permit. Council reserves the right to call upon the bond or guaranteed sum to effect compliance with conditions.
Landscaping
A minimum of 20% of the site must be retained as soft landscaping.
Existing trees on the site must be retained, except where required to be removed to accommodate the approved dwelling.
Where it is necessary to remove the existing street tree during construction of the driveway, the applicant must provide, at their cost, a replacement street tree suitable for placement beneath overhead power lines.  The replacement tree must be of a species agreed in writing by Council and planted in the verge fronting the site with the final location to be determined in consultation with Council’s landscape assessment officer prior to installation.
Trees to be retained must be protected from clearing or construction activities by:
clearly marking vegetation to be retained with flagging tape
installing protective fencing around the drip line of the vegetation
restricting stockpiling, storage and vehicle parking to those areas which are already cleared
using low impact construction techniques around vegetation.
The arbors in the rear courtyard and at the entrance gateway must be planted with soft, native climbing species capable of maintaining a minimum 50% foliage cover to soften the structural elements within the front and rear setbacks.  The arbour planting must be maintained at all times while the structure remains.
The rear courtyard within the 4.5m building setback area must comprise at least 50% soft landscaping and permeable paving to help minimise potential for noise to be deflected to nearby residences by hard surfaces.
Site Access and Driveways
A sealed access driveway must be provided from Elanda Street to all parking and manoeuvring areas of the development. The works must be undertaken generally in accordance with Council standard drawings RS-049 and RS-050.
The driveway must be constructed to grades that ensure that vehicles will not bottom out or scrap on the driveway or the road formation when entering and exiting the site.
Stormwater Drainage
The site must be provided with a stormwater drainage system connecting to a lawful point of discharge.  The works must be undertaken in accordance with a site specific Stormwater Management Plan (SWMP), prepared by a suitably qualified person.
The site specific SWMP must be approved as part of the subsequent Building Permit.
The site specific SWMP must be consistent with the site specific geotechnical report’s recommendations.
Easements
Unless otherwise agreed in writing by the relevant service provider, any public or third party infrastructure located on the subject site must be placed within an easement registered against the title of the property.
All easements must be designed in accordance with the planning scheme and granted at no cost to the Grantee.  Where the Grantee is Council or a service authority, the easement documentation must be in accordance with the Grantee’s standard easement terms.  Draft easement documentation must be submitted to Council for endorsement.
All works must be kept clear of any existing or proposed easements on the subject land, unless agreed otherwise in writing by the Grantee.
Earthworks and Retaining Walls
Earthworks carried out on site must not affect the structural integrity of any of the adjoining lands and/or buildings and/or structures and/or services.
All works must be carried out in accordance with a Geotechnical Report (or part thereof) prepared by a qualified person* and endorsed through the Building Permit. The geotechnical report must identify the building foundation requirements and stability considerations necessary for the stability of the subject site (and associated ancillary structures) and the adjoining properties for the longer term.
*(Refer to Advisory Notes)
The site specific geotechnical report must be consistent with the site specific SWMP’s recommendations.
All earthworks must be contained entirely within the subject site unless written permission from the respective landowner(s) is provided to Council. All earthworks must be undertaken in accordance with the provisions of Australian Standard AS3798: Guidelines on Earthworks for Commercial and Residential Developments.
Where the development involves excavation or filling over, or adjacent to, drainage, water supply or sewerage infrastructure, all access chamber surface levels must be adjusted to provide a freeboard of 100mm above the finished ground surface level.
All retaining walls must be designed and constructed in accordance with the planning scheme and must be certified by an RPEQ where exceeding 1.0m in height. All retaining walls that are publicly accessible and exceed 1.0m in height must be fitted with a commercial grade safety fence.
Damage to Services and Assets
Any damage caused to existing services and assets as a result of the development works must be repaired at no cost to the asset owner at the following times:
where the damage would cause a hazard to pedestrian or vehicle safety, immediately; or
where otherwise, upon completion of the works associated with the development.
Any repair work which proposes to alter the alignment or level of existing services and assets must first be referred to the relevant service authority for approval.
reasons for inclusion of conditions
The proposal is subject to specific built form parameters outlined in The Noosa Plan2006.
Advisory notes
The following notes are included for guidance and information purposes only and do not form part of the referral agency conditions:
Qualified Person
For the purpose of preparing a Geotechnical Report, and for certifying geotechnical stability for the development, a qualified person is considered to be a person who:
is a Registered Professional Engineer of Queensland (RPEQ); and
has a degree in civil engineering or engineering geology; and
has a minimum of 5 years experience in the field of geotechnical engineering or engineering geology.
Construction Management
The proposed development (demolition, excavation, deliveries, staff parking etc) has the potential to impact on the local area. If the construction of the proposed development requires occupation of the road reserve (verge area and/or road formation) for either short term or long term, a road reserve permit must be obtained from Council prior to any occupation of the road reserve. Please note any damage to the existing road reserve
Infrastructure Charges
All developments and/or changes to existing developments may require payment of “Infrastructure Charges” (as applicable) in accordance with Council’s “Charges Resolution” made pursuant to the planning legislation and regulations current at the time of issue.
rEPRESENTATIONS ABOUT REFERRAL AGENCY RESPONSE
The applicant may make representations to Council about this referral agency response at any time before the application is decided pursuant to section 30 of the Development Assessment Rules.

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REFERRAL AGENCY (RAP) REPORT