Council archive · source document
planning report 20 William st · MCU25/0054
Development Application
Planning Report
Material Change of Use for Multiple Dwellings (3 dwellings)
And associated Operational Works
situated at 20 William Street, Noosaville (Lot 3 on RP63813)
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Contents
Development Application ............................................................................................................... 1
Planning Report ............................................................................................................................. 1
Summary ....................................................................................................................................... 3
1.0 Development application details ...................................................................................................3
1.1 Planning instrument details ..........................................................................................................3
1.2 Referral agencies ..........................................................................................................................3
2.0 Site details ........................................................................................................................... 4
2.1 Site description ............................................................................................................................4
2.2 Surrounding land uses ..................................................................................................................5
3.0 Proposed development details ............................................................................................. 6
4.0 Planning assessment ............................................................................................................ 9
4.1 Technical Compliance ...................................................................................................................9
4.2 Setbacks .................................................................................................................................... 10
4.3 Building Design .......................................................................................................................... 13
4.4 Sustainable Building Design Code ............................................................................................... 14
4.5 Works and Overlay Codes ........................................................................................................... 15
5.0 State assessment and other matters................................................................................... 15
5.1 State interests ............................................................................................................................ 15
Matters established in the Planning Regulation ........................................................................................... 15
State Planning Policy..................................................................................................................................... 15
6.0 Conclusion ......................................................................................................................... 16
Client Name: R Palazzessi
Prepared by: Jack Lewis B.Sc Hons UNSW, M.Plan OTAGO MPIA MQELA
Version: 1
Date: 1 May 2025
This report is based on the QLD Government’s planning report template (Department of Infrastructure, Local
Government and Planning), which adopts a ‘report-by-exception’ approach. The planning report only discusses
the key issues and matters where a proposed development does not exactly meet the requirements of, or
conflicts with, a planning scheme or other planning instrument.
Disclaimer: While every care has been taken in preparing this report, Pivotal Perspective Pty Ltd accepts no
responsibility for decisions or actions taken as a result of any data, information, statement or advice, expressed
or implied, contained within. To the best of our knowledge, the content was correct at the time of publishing.
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Summary
1.0 Development application details
Proposed development: Multiple Dwelling x 3 units and Associated Operational Works
Type of approval Development Permit for Material Change of Use
sought: Development Permit for Operational Works (Engineering,
Landscaping, Stormwater, Driveway and access and earthworks)
Site address: 20 William Street, Noosaville
Real property Lot 3 RP63813
description:
Site area: 553m2
Assessment manager: Noosa Council
Cultural Heritage and Kabi Kabi First Nation Traditional Owners Native Title Claim Group
Native Title: - There are no Aboriginal or Torres Strait Islander cultural heritage
sites identified on the DATSIP database pertaining to this location.
Owner details: 20 Williams St Developments Pty Ltd
Applicant details: 20 Williams St Developments Pty Ltd c/- Pivotal Perspective Pty
Ltd
1.1 Planning instrument details
State planning policy: State Planning Policy 2017
Regional plan: ShapingSEQ - SEQ Regional Plan 2023, Urban footprint
Designation: designation.
Planning scheme: The Noosa Plan 2020
Zone: High Density Residential zone
Level of assessment: Code
Applicable overlays: Flood Hazard Overlay
Applicable codes: Noosaville Local Plan Code
Medium Density Residential Zone Code
Dual Occupancy and Multiple Dwelling Code
Works codes
1.2 Referral agencies
Nil
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2.0 Site details
2.1 Site description
Table 1: Site description
Site Description
characteristic
Existing land use Dwelling house
Frontage and 15.4m to William Street
access
Topography and The site is generally level with heights around 1.3m / 1.4m AHD
views
Existing vegetation Scattered urban garden vegetation which will be removed as part of the
development works.
Figure 1 - Aerial view and site identification
Figure 2 - View from William Street
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2.2 Surrounding land uses
Table 2: Surrounding land uses
Surrounding land uses
North 4 Unit development with driveway adjoining site
South 7 Units development with driveway adjoining site
East 8 Unit development fronting Russell St
West Large unit developments site fronting Noosa Pde, William and Howard Streets
(Metzo Noosa)
Figure 3 - Zone map
Figure 4 - Zone map
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3.0 Proposed development details
Table 3: Summary of development aspects
Material change of use
Building height 11.5m
Gross floor area (GFA) 0.638:1
Site coverage 39.9%
Car parking 6 covered
Site access William Street
The application proposes a Multiple dwelling consisting of 3 dwellings, with the following features:
• Basement garaging suitable for 6 vehicles;
• 1 small dwelling (studio - 23m²) and 2 dwellings (163m² & 167m²);
• Unit 1 (163m²) – laundry on ground floor, living spaces on the 1st floor and bedrooms on the
upper level;
• Unit 2 (167m²) – laundry and sitting room on ground floor, living spaces on 1st floor and
bedrooms on the upper level.
• Unit 3 – studio apartment on ground level;
• All units have living spaces and outdoor living areas with a northern aspect;
• Coastal architectural design including vertical and horizontal finishes, weatherboard products
and masonry finishes, and a 10 degree pitched roof,
• Articulated elevations;
• Good setbacks to ensure privacy between neighbouring properties;
• Large outdoor living spaces;
• Generous private open space for the studio and substantial landscaping.
• Good presentation to the frontage with significant landscaped setbacks, front boundary fence
setbacks and articulated coastal design.
• No garaging facing the street;
• Approval also sought for Operational Works (Landscaping, Access, Car parking, Earthworks,
Stormwater)
A copy of the proposed site plan and 3D perspectives are included below.
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4 PIVOTAL Figure 5 - Proposed Site Plan Figure 6 — William Street frontage Page 7 of
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4 PIVOTAL Figure 8 — East elevation Page 8 of
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4.0 Planning assessment
4.1 Technical Compliance
The proposed multiple dwellings meets the relevant key technical provisions of the High Density
Residential and Multiple Dwellings Codes, as described below, with further discussion provided against
the relevant Performance Solution thereafter.
Criteria The Noosa Plan 2020 Proposal Compliance
Site Details 20 William St – 553m 2
Height 12m and 3 storeys 11.5m and 3 storeys Y
Site Cover 40% overall 39.9% Y
Plot Ratio 0.65:1 (359.5m2) 0.638:1 (353m2) Y
(GFA)
Private Open Ground Level
Space - small dwelling (20m2) Min.20m² Y
- dwelling (25m²) >25m² Y
Setbacks Frontage
Basement 6.3m Y
1st and 2nd floor - (6m) 6.1m Y
3rd floor (10m) 10m (wall), 9.1 (eave) PO
Spiral stairs (6m) 6.15m (spiral stairs) PO small
section to 3rd
storey
North side
Basement (1.5) 2m Y
1st and 2nd floors (1.5m – 2m) 2.5m Y
3rd floor (2.5) 2.5m Y
South side
Basement (1.5) 4.2m (basement) 0.7m (driveway) PO
1st and 2nd floors (1.5m – 2m) 6.5m Y
3 floor (2.5)
rd
2.5m Y
Rear
Basement (1.5) 6m Y
1st and 2nd floor (6m) 6m Y
3 floor (8m)
rd
8.7m (wall) 7.8m (eave) PO
Spiral stairs (6m) 4.9m (spiral stairs) PO
Wall length <15m Max. 5.5m Y
Garages Garage doors facing the street No garage doors face the street Y
are separated by 2m or staggered
Roof Form Rooftop Terrace N/A N/A
Landscaping 40% of site (221m²) 54.5% (301m²) Y
With 60% of this to be soft 65.5% (145m²) Y
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landscaping (132m²)
Carparking 5 covered and 1 additional 6 covered spaces Y
Earthworks For landscape amenity reasons Landscaping cut and fill <1.5m Y
Cut or fill less than 1.5m
Waste Storage Screened waste areas and Bin storage within the basement Y
located for transport to kerb with
grade of <1:15
Fencing Setback an avg of 1m and Staggered fence Y
articulated by stepping the design.
As demonstrated above the proposal fully complies with all the key development Acceptable outcome
parameters except for some minor setback encroachments which are assessed below against the relevant
Performance outcomes.
4.2 Setbacks
The proposal seeks a variation for some setbacks. Performance outcome PO9 is the relevant outcome
provided below for reference and the proposed setbacks assessed thereafter.
PO9
Buildings and structures are designed and sited to:
(a) provide a high level of amenity to users of the subject site and adjoining premises, including
provision of visual and acoustic privacy;
(b) not unreasonably obstruct views or cause overlooking of private open space or habitable areas of
adjoining premises;
(c) provide adequate distance from adjoining land uses;
(d) preserve existing vegetation that will help buffer development;
(e) allow for space and landscaping to be provided between buildings including adequate area at
ground level for landscaping with trees, shrubs, outdoor living and utilities;
(f) be consistent with the predominant character of the surrounding area; and
(g) protect the natural character and avoid adverse impacts on ecologically important areas such as
national parks, waterways and wetlands.
Front setback
A small upper portion of the spiral stairs and eave encroach into the front 10m setback as shown below in
Figure 7.
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Figure 4- Encroachments shown in red.
The majority of the spiral stairs are setback compliant 6m with only a small portion at the top of the stairs
where access is provided to the 3rd floor are required to be setback 10m. This portion of the stairs is to
the side of the balcony and is no higher than the balustrade height. The minor encroachment complies
with PO9 for the following reasons-
• pedestrian access is to the side of the small bedroom balcony and is well screened mitigating any
overlooking opportunities;
• the stairs are for access only and no congregating will occur to create noise;
• no views will be impeded as the floor level and balustrading compliantly setback are compliantly
setback would and the stairs sit nestled beside these structures;
• the portion of stairs does not allow any additional overlooking to that if it were setback in accordance
with AO9;
• the stairs are centrally located on the lot providing at least 7.5m separation to each side boundary;
• while no vegetation is proposed to be retained, dense landscaping between the stairs and the side
boundaries is proposed;
• 148-150 Noosa Pde (adjoining the subject site), 152 Noosa Pde (opposite the subject site), 1 William
St, 2 William St, 18 William St have reduced setbacks, demonstrating the minor setback variation is
consistent with the predominant character in the surrounding area,
• In terms of the eave, it will not impede views nor create overlooking opportunities and is minor in nature
and fully compliant with PO9.
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South side
The driveway to the basement is setback 0.7m rather than 1.5m as shown in Figure 8 below.
Figure 5 - Portion of driveway encroaching shown in red.
This considered an insignificant encroachment given it is slightly below ground level with sufficient space
for soft landscaping and no different to an at grade driveway located in the same place. In fact, being
located slightly below NGL, will help to mitigate vehicle noise, better than an at grade driveway. It is
considered the driveway fully complies with PO9.
Rear setback
A portion of the spiral staircase and eave encroach into the setback as shown below in Figure 9.
Figure 6 - Encroachment in shown red
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The spiral stairs and eave/screening comply with PO9 for the following reasons-
• pedestrian access is to the side of the small bedroom balcony and is well screened mitigating any
overlooking opportunities;
• the stairs are for access only and no congregating will occur to create noise;
• the portion of stairs does not allow any additional overlooking to that if it were setback in accordance
with AO9;
• the stairs are centrally located on the lot providing at least 7.5m separation to each side boundary and
consistent with neighbouring setbacks;
• while no vegetation is proposed to be retained, dense landscaping between the stairs and the side
boundaries and rear boundaries is proposed;
• 148-150 Noosa Pde (adjoining the subject site), 2, 12 16, 18 William St have reduced rear setbacks,
demonstrating the setback variation is consistent with the predominant character in the surrounding
area
4.3 Building Design
The Multiple dwelling is finished with an attractive built form which addresses the street and contributes
positively to the surrounding development on William Street. Importantly no street facing garage doors are
incorporated. The design incorporates a mix of materials to add visual interest in accordance with the
requirements of the High Density Residential Zone code. This is achieved through variations in front façade
and 10 degree pitch roof form.
The design will be finished with high quality landscaping and useable communal and open space area. The
design contributes positively to the locality, enhances the streetscape, does not dominate the streetscape
and does not present as a large singly bulky development.
The proposal is fully compliant with all applicable Acceptable Outcomes.
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4.4 Sustainable Building Design Code
An assessment against the Performance Outcomes (PO8) of the Sustainable Building Design Code is
provided below
Performance Outcome Comment
orientates buildings and The design includes a strategically located courtyard which
windows to make the most of opens to the living spaces and to the rear BBQ area and
prevailing winds, natural landscaped open space which allows good flow through
ventilation, and cross breezes; ventilation. POS, LOS and living areas allowing for cross flow
ventilation. All units have norther facing open space and
balconies including the studio apartment.
maximises shade to east and Eaves and the upper floor act to shade walls and the design
west walls; of the courtyard considers privacy and acts to shade that
area.
contains an open and The living spaces open directly to the private open spaces.
permeable built form that
connects indoor and outdoor
spaces in an integrated design;
retains existing vegetation and Although not proposing to retain trees, the design proposes
natural shading where possible; large plantings along the frontage and rear of the site to allow
for shading and a vegetated presentation to the street. The
proposal exceeds the required landscaping and hence
proposes extensive landscaping to court yards and LOS.
incorporates The architecturally designed Multiple dwelling utilises the
passive building design to northern aspect and has strategically placed openings,
reduce the need for auxiliary masonry walls and LOS to help with thermal comfort. The
heating and cooling; orientation design of the living spaces is so it can easily be
kept warm in winter and cool in summer
uses low toxic internal and A mix of low toxic internal and external materials are
external building materials; incorporated for the construction which will ensure long
lasting design that does not require regular maintenance.
uses natural light rather than Natural light is provided through light wells and windows to
artificial light, and may include the ground and upper level.
skylights, atriums and light
wells;
provides a minimum floor to The design proposes a 2.74m floor to ceiling height.
ceiling height of 2.7 metres; and
enables efficient operation and The design allows for high density living and privacy to each
use of the building. of the dwellings, while also allowing for users to easily flow
between the main living and bedroom levels.
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4.5 Works and Overlay Codes
Approval is sought for Operational Works. SCG provides engineering plans and a stormwater design. A
landscaping plan is also provided as part of the proposal plans which includes landscaped area and some
planting detail for screening vegetation along the side boundaries, front and rear setbacks.
A geotechnical report, prepared by Tectonic Geotechnical and Environmental Engineers is included as
part of the documentation. The site is affected by the Flood Hazard Overlay and as such requires the
development to meet a minimum floor level. The proposed FFL is 2.7m AHD for flood immunity and the
site is filled with around 1m of material to maintain immunity around the building. The neighbouring
properties are also filled and therefore no negative impacts on overland flow will occur. The stormwater
management report indicates that…
Garaging for 6 vehicles is proposed in a basement with a flood gate located at the top of the driveway to
impede flood waters from entering the basement.
5.0 State assessment and other matters
5.1 State interests
Matters established in the Planning Regulation
Nil
State Planning Policy
The SPP includes assessment benchmarks that may be applicable where a local government planning
scheme does not adequately reflect the SPP. The Noosa Plan 2020 appropriately integrates all SPP
provisions, except for Natural Hazards, risk and resilience – coastal hazards – in part. The application
does not trigger assessment against the State Development Assessment Provisions for coastal hazards.
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6.0 Conclusion
This application seeks a Development Permit for Material Change of Use for Multiple dwellings (3
units), associated Operational Works (Landscaping, Access, Car parking, Earthworks, Stormwater)
and Reconfiguring a lot (1 lot into 4 lots) for community title, situated at 20 William Street, Noosaville.
The use is a consistent code assessable development within the High Density Residential Housing
Zone. The assessment finds the design meets the relevant Acceptable and Performance Outcomes.
The Planning Act 2016 prescribes that a code assessment must be carried out only—
(a) against the assessment benchmarks in a categorising instrument for the development (The Noosa Plan
2020); and
(b) having regard to any matters prescribed by regulation.
Council, after carrying out the assessment—
(a) must decide to approve the application to the extent the development complies with all of the assessment
benchmarks for the development; and
(b) may decide to approve the application even if the development does not comply with some of the assessment
benchmarks; and
Examples—
1 An assessment manager may approve an application for development that does not comply
with some of the benchmarks if the decision resolves a conflict between the benchmarks.
2 An assessment manager may approve an application for development that does not comply
with some of the benchmarks if the decision resolves a conflict between the benchmarks and
a referral agency’s response.
(c) may impose development conditions on an approval; and
(d) may, to the extent the development does not comply with some or all the assessment benchmarks, decide to
refuse the application only if compliance cannot be achieved by imposing development conditions.
Example of a development condition—
a development condition that affects the way the development is carried out, or the management of uses or works that
are the natural and ordinary consequence of the development, but does not have the effect of changing the type of
development applied for
The assessment finds the development generally complies with all Acceptable Outcomes of the
applicable codes. The Assessment Manager’s favourable consideration of the above development
application is therefore recommended.
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