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TOWN PLANNING REPORT 2016 Ver A
Attached to the e-mail Development Application - Planning Report 37 units 4 of 4 MCU16/0143.
Development Application For for a Material Change of Use – Multiple Housing – Type 4 Conventional (37 Units) at 12 and 14 Serenity Close Noosa Heads And described as lots 7 and 8 on SP195871 For CBD Settlers Cove Pty Ltd Proposal report – 01992 – Version A – November 2016
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Page 2
Proposal Report Proposed Material Change of Use of Premises for Multiple Housing – Type 4 Conventional (37 Units) over land
at 12 & 14 Serenity Close, Noosa Heads described as lots 7 & 8 on SP195871
Applicant: CBD Settlers Cove Pty Ltd
Application for a Material Change of Use – Multiple Housing –
Type 4 Conventional (37 units) over land at 12 & 14 Serenity
Close Noosa Heads described as Lot 7 & 8 on SP195871
Prepared for:
CBD Settler’s Cove Pty Ltd
Consultants:
Martoo Consulting Pty Ltd.
PO BOX 1684
NOOSA HEADS Q 4567
Telephone: 07 5447 2550
© Martoo Consulting Pty Ltd 2015
The information contained in this document produced by Martoo Consulting Pty Ltd is solely for the use of the Client identified on
the cover sheet for the purpose for which it has been prepared and Martoo Consulting Pty Ltd undertakes no duty to or accepts any
responsibility to any third party who may rely upon this document.
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Proposal Report Proposed Material Change of Use of Premises for Multiple Housing – Type 4 Conventional (37 Units) over land
at 12 & 14 Serenity Close, Noosa Heads described as lots 7 & 8 on SP195871
Applicant: CBD Settlers Cove Pty Ltd
Contents
1 Introduction 4
2 Basic Information 5
3 The Characteristics of The Site 6
3.1 Site Characteristics 6
3.2 Existing Infrastructure Servicing the Site .6
3.3 Vegetation................................................................................................................7
3.4 Easements...............................................................................................................7
3.5 Site Contamination ..................................................................................................7
4 The Characteristics of the Surrounding Environment
4.1 Description of Land Uses Adjacent to the Site and within the Surrounding Area....7
4.2 Surrounding Road Network......................................................................................8
5 Existing Approvals ......................................................................................8
6 Proposal.......................................................................................................10
6.1 Building Design and Siting......................................................................................10
6.2 Vehicular Access and Parking ...............................................................................11
6.3 Intent of Landscaping and other Associated Development Works..........................11
6.4 Stormwater Management........................................................................................11
6.5 Waste Management................................................................................................11
6.6 Services..................................................................................................................13
6.7 Staging....................................................................................................................13
7 Development Assessment...........................................................................12
7.1 Statutory Instruments ..............................................................................................12
7.2 Noosa Plan...............................................................................................................12
7.2.1 Noosa Heads Locality..................................................................................12
7.2.2 Applicable Codes.........................................................................................13
7.2.3 Overlays ......................................................................................................15
7 Conclusion.....................................................................................................17
Attachments
Attachment A: Easement Plan
Attachment B: Proposal Plans
Attachment C: Noosa Heads Locality Code
Attachment D: Residential Uses Code
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Proposal Report Proposed Material Change of Use of Premises for Multiple Housing – Type 4 Conventional (37 Units) over land
at 12 & 14 Serenity Close, Noosa Heads described as lots 7 & 8 on SP195871
Applicant: CBD Settlers Cove Pty Ltd
1 Introduction
This planning report has been prepared for CBD Settler’s Cove Pty Ltd being the applicant of a
development application for a Material Change of Use of Premises to develop two unit complexes
containing 37 units over two sites at premises known as Serenity Close, Noosa Heads. The sites form
part of the Settlers Cove Master Planned Community and currently are approved for individual unit
development
The subject site is described Lots 7 & 8 on SP195871 and is within the Noosa Shire local government
area.
The proposed development of this site constitutes ‘development’ as defined by Section 7 of the
Sustainable Planning Act 2009. This development application seeks a Development Permit for a Material
Change of Use of Premises for Multiple Housing Type 4 Conventional for 37 units on the site. The
proposed use is deemed impact assessable development under the provisions of the Noosa Plan 2006
and the Sustainable Planning Act 2009.
This planning report covers the following matters in order to assist the assessment of this development
application:
Section 2: The basic details of the application as extracted from certain parts of the
application forms;
Section 3: A description of the subject site;
Section 4: A brief description of the locality surrounding the subject site;
Section 5: An explanation of the proposal;
Section 6: An assessment of the proposal against the Noosa Plan 2006; and
Section 7: A conclusion that provides summary grounds, which support the
approval of the application as proposed.
The Noosa Council is the Assessment Manager for this development application.
Any words or terms are shown in italic font in this proposal report, refer to either relevant state legislation
direct quotes from this planning scheme as indicated. Words in bold font refer to definitions as detailed
by the Noosa Plan.
The report concludes that the proposal is appropriate for the site, is consistent with the intent and
established character of the area, and provides an improved layout compared to the existing approvals
and should be approved.
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Proposal Report Proposed Material Change of Use of Premises for Multiple Housing – Type 4 Conventional (37 Units) over land
at 12 & 14 Serenity Close, Noosa Heads described as lots 7 & 8 on SP195871
Applicant: CBD Settlers Cove Pty Ltd
2 Basic Information
Basic information relating to this development application includes:
Applicant: CBD Settler’s Cove Pty Ltd C/- Martoo Consulting, PO Box 1684,
Noosa Heads Qld 4567
Address of Site: 12 & 14 Serenity Close Noosa Heads
RPD of Site: Lots 7 & 8 on SP195871
Owners: CBD Settler’s Cove Pty Ltd
Area of Site: 13,446m2
Current Use of Site: Vacant
South East Queensland Urban
Regional Plan:
Planning Locality: Noosa Heads
Zone: Attached Housing & Open Space
Overlays: Biodiversity
Natural Hazard: Landslide & Flooding
Natural Hazard: Bushfire & Acid Sulfate Soils
Proposal: Multiple Housing Type 4 Conventional (37 Units)
Approvals Sought: Development Permit for Material Change of Use of Premises
Administering
Authority: Noosa Council
Referral Agencies: Nil
Consultants for
development application: Town Planners: Martoo Consulting
Architect: Blackburn Jackson Design
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Proposal Report Proposed Material Change of Use of Premises for Multiple Housing – Type 4 Conventional (37 Units) over land
at 12 & 14 Serenity Close, Noosa Heads described as lots 7 & 8 on SP195871
Applicant: CBD Settlers Cove Pty Ltd
3 The Characteristics of The Site and Surrounds
3.1 Site Characteristics
The land, the subject of this application (to be known as the Site) is located at 12 and 14 Serenity Close,
Noosa Heads and described as Lots 7 & 8 on SP195871. The sites are located on the western extent of
the Settlers Cove Master Planned Community. The two lots that form the Site are of a slightly irregular
configuration and slope down from the road frontage to the rear property boundary. The steepest fall
occurs across Lot 7 on the northern boundary adjacent to the existing Emerald Units.
The Site is currently vacant save for some temporary construction facilities located on the northern
portion of Lot 7 which relate to the construction of the Emerald Apartments on the adjoining lot.
The Emerald
Lot 7
Lot 8
Figure 1- site Source: Google maps
3.2 Existing Infrastructure Servicing the Site
The Site currently has access to all infrastructure that commonly service urban residential development.
This infrastructure includes water supply, reticulated sewerage, underground telecommunication services,
underground electricity supply and associated street lights, stormwater drainage, bitumen roadway and
kerb and channelling along the road frontages of the site. A pad mount transformer exists at the north–
east corner of Lot 7 which has been excised from the site.
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Proposal Report Proposed Material Change of Use of Premises for Multiple Housing – Type 4 Conventional (37 Units) over land
at 12 & 14 Serenity Close, Noosa Heads described as lots 7 & 8 on SP195871
Applicant: CBD Settlers Cove Pty Ltd
A footpath is provided along the frontage of the site and links to the surrounding pedestrian and cycle
networks.
3.3 Vegetation
The sites were selectively cleared as part of the subdivision works associated with the extension of
Serenity Close in 2005. Further clearing has occurred on the northern portion of Lot 7 pursuant to an
approved Operational Works Permit in 2008 (later superseded in 2011), which related to construction
works associated with the Iluka and Emerald apartments on former Lot 5 Serenity Close.
Remnant vegetation comprises scattered Eucalypts, some immature Allocasuarina and Callitris.
3.4 Easements
A sewer easement traverses Lots 7 & 8 across the frontage of the Site. A recent sewer extension across
Lot 7 and terminating within Lot 902 has required a new easement, which is currently being created.
Pursuant to the development approval of the Emerald development to the north, a public pathway leading
to the public jetty will be created upon completion of these apartments, which traverses both Lot 7 and Lot
902 and includes sections within the separate Public Open Space for Conservation and Waterways
Protection (“POSCWP”) areas. A series of easements were created to define this pathway for public
access purposes upon the creation of SP 195871 (refer attachment A), however some of these pathway
easements are in the process of being amended to reflect the as-built alignment, as varied to satisfy
environmental constraints.
Secondary pedestrian access to this pathway is proposed from the Site at a location nearby to a similar
access point to the amenities are of the Emerald apartments.
3.5 Site Contamination
The Site is not on the Environmental Management Register, established under the Environmental
Protection Act 1994 and to the best of our knowledge is not contaminated.
4 The Characteristics of the Surrounding Environment
4.1 Description of Land Uses Adjacent to the Site and within the
Surrounding Area
It is important to appreciate the existing land uses in the locality surrounding the Site. As previously
indicated, the Site is part of the Setters Cove Master Planned community, the subdivision component of
which was approved in 2003, creating within this residential high density precinct 8 lots and park. Serenity
Close since then has been progressively developed for unit complexes.
With regard to the site the lots that abut and surround the subject site are currently used the following
purposes:
• to the north - Residential unit complexes known as the Emerald
• to the east - Vacant - approved Resort complex
• to the south - Vacant – approved unit complex
• to the west - Conservation Reserve
The aerial photograph below illustrates the sites location and surrounding uses.
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Proposal Report Proposed Material Change of Use of Premises for Multiple Housing – Type 4 Conventional (37 Units) over land
at 12 & 14 Serenity Close, Noosa Heads described as lots 7 & 8 on SP195871
Applicant: CBD Settlers Cove Pty Ltd
Lot 7
Lot 8
Subject site
Figure 2 – Aerial Photograph of site and surrounds Source: Google
maps
4.2 Surrounding Road Network
The Site is located off Serenity Close which then connects to Noosa Junction via Grant Street. The Site is
within walking distance of the urban services of the Noosa Junction and Noosa Heads.
5 Existing Approvals
The Site is currently approved for the following four storey unit developments:
• Lot 7 - 23176 DA - units (including four villas)
• Lot 8 - 23120 DA - 22 units
The approvals detail a four storey unit complex on lot with access via a common driveway.
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Proposal Report Proposed Material Change of Use of Premises for Multiple Housing – Type 4 Conventional (37 Units) over land
at 12 & 14 Serenity Close, Noosa Heads described as lots 7 & 8 on SP195871
Applicant: CBD Settlers Cove Pty Ltd
Figure 3 – Site plan of existing approval
Figure 4 – Indicative elevation of existing approval
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Proposal Report Proposed Material Change of Use of Premises for Multiple Housing – Type 4 Conventional (37 Units) over land
at 12 & 14 Serenity Close, Noosa Heads described as lots 7 & 8 on SP195871
Applicant: CBD Settlers Cove Pty Ltd
6 The Proposal
As indicated in Section 1 of this report, this application proposes to establish a four storey Multiple
housing development, comprising 37 units on the above Site at Serenity Close Noosa Heads. As part of
the proposal, the applicant proposes to amalgamate the two sites and construct the units in two separate
buildings accessed by a central driveway.
Detailed plans of the proposal are included in Attachment B of this report.
The key differences in the proposal compared to the existing approvals detailed in section 5 above are
outlined below:
• The approvals currently exist separately over each lot with a shared common driveway and
easement linking the two.
• This approval seeks to amalgamate both lots 7 and 8 and then create a community titles scheme
whereby each of the proposed apartment buildings will operate independently as a subsidiary
strata scheme both sharing common property forward of their respective basement gates as part
of the principal scheme.
• Water and fire water services will be via a common connection, eliminating the need for two sets
of meters and fire hydrant boosters and pump, resulting in a neater streetscape and the
opportunity for more extensive landscaping of the street setback areas.
• A key difference in this proposal is the deletion of the four two storey villas from Lot 7. As a result,
this new proposal represents an overall reduction in the number of dwellings, the extent of site
cover and the total gross floor area across both lots.
• The deletion of the villas has created a significant amount of open space on Lot 7. Accordingly,
the proposal seeks to essentially mirror the existing approvals with respect the apartment
buildings, placing the larger building on the area that is currently Lot 7, and the smaller of the
buildings on the area that is currently Lot 8. This results in a more equitable allocation of open
space to each building.
• As a result of the new configuration, the driveway crossover is able to be positioned further along
Serenity Close, at a lower relative level, reducing the necessary transition from road level to the
levels of each basement, which remain similar to the existing approvals.
6.1 Building Design and Siting
Two residential apartment buildings, comprising one building of 22 units on lot 7 and one building of 15
units on lot 8, each four storeys in height over basement carparking are proposed for the site. A central
access driveway to the basement carparking of each building will be provided. Each building has
separate communal facilities and will have its own community management statement.
Stage 4a on Lot 7 comprises:
• A basement carpark for 48 cars (including one dedicated disabled access carbay), individual and
common store rooms for each unit , refuse chutes and storage, lift and stairwell access. The
basement provides direct access to the recreation area to the north of the units.
• Level 1 which provides 6 x 3 bedroom units including an office. Each unit has direct access to the
surrounding landscaped area.
• Level 2 which provides 6 x 3 bedroom units including an office
• Level 3 which provides 6 x 3 bedroom units including an office
• Level 4 which provides 4 x 3 bedroom units including an office
All units have a front and rear balcony and are accessible by stair and lift. A communal gym, pool,
grassed terrace and bbq pavilion are provided directly to the north of the building.
Stage 4b on Lot 8 comprises:
• A basement carpark for 32 cars (including one dedicated disabled access carbay), individual and
common store rooms for each unit, refuse chutes and storage, lift and stairwell access.
• Level 1 which provides 4 x 3 bedroom units including an office.
• Level 2 which provides 4 x 3 bedroom units including an office
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Proposal Report Proposed Material Change of Use of Premises for Multiple Housing – Type 4 Conventional (37 Units) over land
at 12 & 14 Serenity Close, Noosa Heads described as lots 7 & 8 on SP195871
Applicant: CBD Settlers Cove Pty Ltd
• Level 3 which provides 4 x 3 bedroom units including an office
• Level 4 which provides 3 x 3 bedroom units including an office
All units have a front and rear balcony and are accessible by stair and lift. A communal gym, pool,
grassed terrace and bbq pavilion are provided at the front of the site.
The combination of a more severe east-west aspect to the previous stages, plus the desire for alternative
built forms has prompted a balcony treatment to each of the main facades that offers less balustrade
glass and less exposure to the elements. Screening treatments have also been proposed, both within the
balcony façade and, as a means of softening the facades, to the face of the buildings, allowing northerly
sunlight to penetrate in the winter months.
The nature of the balcony treatments seeks to lift the eastern facades relative to the Iluka & Emerald
buildings to the east, whilst emphasise the lower three levels to the western facades, with the uppermost
floor set well back, so that when viewed from ground level, the western façade will appear less bulky than
its elevation might suggest.
Roof forms to level 4 have been varied, with higher internal ceiling volumes and clerestory windows being
sought, with balcony roofs falling back towards the building to avoid the need for unsightly eaves gutters
and external down pipes. To the western facade in particular, this will combine with the balcony
treatments to offer a distinct change to the architectural appearance of the previous stages, whilst
maintaining a similar extent of built-form and bulk.
As with the existing approvals over Lots 7 & 8, no roof terraces are proposed.
6.2 Vehicular Access and Parking
Vehicular access to the Site will be from Serenity Close and comprises of a curved access driveway
providing separate ingress and egress to each of the buildings. Four visitor parking spaces are provided
at the front of the Site off the access driveway, which leads directly to the basement carparking areas.
As indicated above, a total of 84 car bays will be provided on site.
Pedestrian access to the proposed resort will be provided by the existing footpath system located in
Serenity Close. Secondary pedestrian access paths exist to the south and west.
6.3 Intent of Landscaping and other Associated Development Works
A detailed landscaped design will be prepared in accordance with the proposed building and design plans
of the development and submitted as part of a future development application for operational works
(landscaping). Attention will be paid to the approved Landscape Master Plan that was prepared for the
Settler’s Cove development.
Other development works will include building works, plumbing and drainage works, and operational
works for stormwater drainage and driveway and access construction. These works will be the subject of
detailed design and the lodgement of formal development applications to the Council once the
development permit for material change of use of premises takes effect.
6.4 Stormwater Management
Rainwater storage tanks shall be located in each basement to collect roof water for landscaping use and
swimming pool top-up. Once full theses tanks will discharge into stormwater retention pits on the lower
side of each site, where landscape reticulation will be limited, helping to maintain groundwater recharge
as evenly as possible.
6.5 Waste Management
As with the previous stages, garbage chutes in every lift lobby will allow residents to dispose of waste
simply and conveniently. Below each garbage chute, a refuse store allows for the storage of commercial
sized plastic bins, which a caretaker / manager employed by each respective body corporate will transfer
to the street for collection.
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Proposal Report Proposed Material Change of Use of Premises for Multiple Housing – Type 4 Conventional (37 Units) over land
at 12 & 14 Serenity Close, Noosa Heads described as lots 7 & 8 on SP195871
Applicant: CBD Settlers Cove Pty Ltd
A bin wash facility off the common driveway area allows for these bins to be cleaned in open air before
they are transported back to the basement refuse areas. The garbage chutes will provide for separation
of household waste and recyclables.
6.6 Services
A hydrant booster will be located discretely within the landscaped street setback close to Lot 9. The
associated pumps will be located within the development area, attached to the communal facilities
building serving the smaller of the two apartment buildings. This fire service will be common to both
apartment buildings, and will therefore require an easement in favour of the larger building.
The existing electrical transformer at the boundary to the Emerald development will provide power to both
buildings.
An existing sewer main west of Serenity Close will provide a gravity-fed sewer connection to both
buildings, however as with the Emerald development, any communal services west of the larger building
will require a pump to elevate sewer waste to the street.
6.7 Staging
Similar to Stage 3 Iluka & Emerald, it is proposed that this development is staged, with the sequential
creation of strata titles to be requested. Stage 4a, the larger of the two buildings, will precede Stage 4b,
maintaining the flow of construction work down Serenity Close towards Lot 9.
Stage 4a will involve the creation of the driveways to each building, the visitor parking off the driveways,
the bin wash facility, and the creation of the common fire services within Stage 4b.
7 Development Assessment
7.1 Statutor y Instruments
Under the Sustainable Planning Act 2009, the application is required to be assessed against the following
statutory planning instruments:
• State Planning Policies;
• the South East Queensland Regional Plan;
• State Planning Regulatory Provisions;
• the Planning Scheme for the local government area; and
• any Temporary Local Planning Instrument in place for the local government area.
The proposal has been assessed against the State planning instruments and is considered to comply with
the relevant legislation. An assessment of the proposal against the Noosa Plan is detailed in section 7.2
below.
7.2 Noosa Plan 2006
7. 2. 1 No o sa H e ad s L o c al it y
T he Noosa Plan includes the site in Noosa Heads Locality and provides the site with an Attached
Housing zone. An extract of the zoning map for the Planning Area is detailed below.
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Proposal Report Proposed Material Change of Use of Premises for Multiple Housing – Type 4 Conventional (37 Units) over land
at 12 & 14 Serenity Close, Noosa Heads described as lots 7 & 8 on SP195871
Applicant: CBD Settlers Cove Pty Ltd
Zone Map 8- Noosa Heads Locality
7. 2. 2 Ap p l i ca b l e Co d es
The proposed Multiple Dwelling use is indicated as being a consistent impact assessable use in the
Attached housing zone. The proposal is required to be assessed the entire Noosa Plan and it is noted
that the Codes that are most relevant with regard to this proposal include the:
• Noosa Heads Locality Code
• Residential Uses Code
• Engineering works Codes
• Landscaping Code
An assessment of the proposal against the Noosa Heads Locality Code and Residential Uses Code is
detailed in Attachment B and C. The proposal generally complies with the Specific Outcomes of the
relevant codes with regard to population density, site cover and roof form and a summary of the proposal
is included in the table below:
Noosa Plan 2006 Proposal Proposal Existing approvals –
Compliance combined Lots 7 & 8
Population density – 250 persons/ha = 122.1 persons 135.3 persons
maximum population of 246.32 persons
Based on Attached Housing zone:
Lot 7- 5185m2
Lot 8 - 4668m2
Total 9853m2
Gross Floor Area – max pop x 40 = 9852.8m2 9277m2 9631 m2
Site cover - 40% = 3941.2 m2 3519 m2 3965 m2
Landscaping - 3663m2 Complies Complies
60% soft landscaping
Roof form - 5 degree minimum pitch Roof pitch complies Roof pitch complies
and 600 mm eaves Eaves provided Eaves provided
Eaves provided for 75% perimeter of building 75% Complies
Boundary setbacks
• Frontage -6.0m Complies Complies
• Northern Side – half building height 3.87m to 7.6 metres 4.3 metres
• Southern Side - half building height 6.0metres 6.1 metres
• Rear – 6.0m Greater than 6.0m Complies
Building Height
• in storeys - 4 storeys max • in storeys - 4 storeys • in storeys - 4 storeys
• in metres - 15 metres max • in metres – 15.8 metres x • approximately 15.2 metres
Length of wall
• 15 metres with one design element • complies • complies
• variation in roof forms • variation in roof forms • variation in roof forms
• segmented balconies • segmented balconies • segmented balconies
Carparking - 2 covered space per dwelling 4 covered spaces
unit and 1 space per 4 dwelling units for visitor
parking.
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Proposal Report Proposed Material Change of Use of Premises for Multiple Housing – Type 4 Conventional (37 Units) over land
at 12 & 14 Serenity Close, Noosa Heads described as lots 7 & 8 on SP195871
Applicant: CBD Settlers Cove Pty Ltd
As detailed in the table above, the proposal presents a development that is smaller than the existing
approvals in terms of numbers of units, gross floor area, site cover and generally complies with scheme
requirements except in relation to height.
With regard to height, a small section of the roofline of both buildings extends over the 15 metre height
limit as detailed on drawing DA 32. The topography of the site has presented some design challenges
with the sloping street frontage falling in an opposite direction to the cross fall along the western edge of
the site. To limit the extent and impact of the height encroachment at this location:
• Communal facilities have been placed on the western edge of the basement carpark to provide
an active façade at ground level;
• The façade has been stepped, with the gymnasium creating a podium terrace forward of level 1,
and the upper level being set back from level 3;
• An alternative balcony treatment has been applied to the upper level;
• A thin roof design is proposed.
• Importantly, built-form in this area of the site will not be not visible from Noosa Sound or the
Noosa Inlet / Weyba Creek area
It is noted that the current approvals over the site have recognized the constraints and location of the site
and have approved a slight intrusion into the 15 metre height limit by 200mm. Further, concessions of up
350mm have been granted to Emerald for eaves projections.
The current proposal has been reviewed against the Specific Outcome 07 as detailed below:
O7 Buildings and other structures —
a) present a building height consistent with structures on adjoining and surrounding land; - As
detailed above the current development permits on site detail an approved maximum height of
15.2m. Further the adjoining development known as Emerald has been granted a height of up to
15.35m. The proposal is therefore consistent with the height of structures in the surrounding area.
b) do not exceed a maximum building height of — 4 storeys – Complies
c) do not visually dominate the street or surrounding spaces; - The proposed buildings are setback
approximately 20m and 30m from the road frontage respectively, which enables substantial
landscaping to be provided across the frontage and screen the development. The area of height
encroachment is located to the rear of the buildings, facing the vegetated POSCWP land to the
west. Due to the existing vegetation, slope and setbacks, this encroachment does not impact on
the surrounds.
d) preserve the amenity of surrounding land; - The intrusion is located to the rear of the site and is
stepped back from the edge of the building to reduce impacts on the surrounding area. The area of
the roof intrusion is of a ‘blade’ design to further reduce its visibility to the surrounding area.
e) respect the scale of surrounding vegetation; - Buildings are consistent with the surrounding
character of the area and step down the site maintaining the vegetated backdrop.
f) respond to the topography of the site by minimising cut and fill (eg. stepping down the
site or using a suspended pole construction); and - Buildings are consistent with the surrounding
character of the area and step down the site maintaining the vegetated backdrop.
g) maintain a mature vegetated skyline. – The surrounding vegetation located within the open
space areas are not affected by the area of intrusion which has been setback into the overall roof
forms.
7.2.2.1 Noosa Heads Locality Code
The Noosa Heads Locality Code details that the Attached Housing zone is to accommodate residents
and visitors in detached or semi-attached housing forms. The proposal is consistent with the stated
outcome for the zone. Attachment C provides a detailed comparison of the proposal against the code
requirements.
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Proposal Report Proposed Material Change of Use of Premises for Multiple Housing – Type 4 Conventional (37 Units) over land
at 12 & 14 Serenity Close, Noosa Heads described as lots 7 & 8 on SP195871
Applicant: CBD Settlers Cove Pty Ltd
7.2.2.2 Residential Uses Code
The proposal has been reviewed against the provisions of the Code and is considered to comply with the
relevant requirements. Attachment D provides a detailed comparison of the proposal against the code
requirements.
2
7.2.2.3 Engineering Works Code
In accordance with the Noosa Plan carparking is required to be provided at the rate of 2 spaces per unit
with one able to be provided in tandem and one visitor space per 4 units. The proposal is therefore
required to provide:
Noosa Plan requirements: 37 units = 74 covered spaces plus 10 visitor spaces
Proposal: 37 units = 74 covered spaces plus 10 visitor spaces of which 4
are uncovered.
7.2.2.4 Landscaping Code
The Site will be landscaped to a high standard, commensurate with completed stages and in accordance
with plans and planting lists approved under separate permits for operational works. The proposed
landscape treatments will pay respect to the Landscape Master Plan approved for the Settler’s Cove
development.
7. 2. 3 O v er la ys
The site is mapped as being affected by the following Overlays:
• Biodiversity
• Natural Hazard: Landslide & Flooding
• Natural Hazard: Bushfire & Acid Sulfate Soils
Biodiversity Overlay
As detailed below the site is mapped as being affected by the Biodiversity Overlay. Similar to the
approved development in Serenity Close, the buildings are located in the mapped Environmental
Enhancement Area and Riparian Buffer Area. Limited vegetation is located in the mapped riparian
and Environmental Enhancement area on site and the proposed works are located in a similar area
to the previously approved.
A Fauna Management Plan, an Ecological Restoration Plan, Landscape Master Plan and a
Bushfire Management Plan were approved as part of the subdivision of the Settler’s Cove land. An
Environmental Management plan (EMP 1), was also approved, which sets out the requirement for
development works with respect to these other management plans.
In accordance with the Landscape Master Plan, koala and glossy black cockatoo feed trees will be
incorporated within the proposed landscaping. These will be located primarily towards the
perimeter to the Site.
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Proposal Report Proposed Material Change of Use of Premises for Multiple Housing – Type 4 Conventional (37 Units) over land
at 12 & 14 Serenity Close, Noosa Heads described as lots 7 & 8 on SP195871
Applicant: CBD Settlers Cove Pty Ltd
Natural Hazard: Landslide & Flooding Overlay
The site is mapped as partially being located in a Landslide hazard area. The proposal has been
reviewed against the code and the development has been designed to ensure safety and stability
of the site has been maintained
No development is proposed on the steeper areas of the Site (primarily the western edge of Lot 7).
The basements are typically cut into the Site, rather than requiring retaining above natural ground
levels. As a result, and consistent with past approvals, the buildings are set into the Site and do not
pose or create a likely landslide concern.
Generous setbacks to the POSCWP have been provided to ensure that building works do not
impact on the vegetation or the existing ground levels within these areas.
Natural Hazard: Bushfire & Acid Sulfate Soils Overlay
The site is mapped as partially being located in a Potential Impact Buffer for Bushfire. As part of
the building certification process, and consistent with previous stages, the structures will be built
using fire-resistant materials to comply with a bushfire hazard assessment and the relative
proximity to existing and retained vegetation.
martoo consulting - Town Planning + Urban Designers + Development Managers 16
Page 17
Proposal Report Proposed Material Change of Use of Premises for Multiple Housing – Type 4 Conventional (37 Units) over land
at 12 & 14 Serenity Close, Noosa Heads described as lots 7 & 8 on SP195871
Applicant: CBD Settlers Cove Pty Ltd
9 Conclusion
The above development application has been submitted to the Noosa Council as the Assessment
Manager of the application under the Sustainable Planning Act 2009. This application seeks a
Development Permit for a Material Change of Use of Premises for a Multiple Housing Type 4
Conventional (37 Units) on the site which is impact assessable development under the Noosa Plan 2006.
• The proposed material change of use of premises for Multiple dwellings generally complies with
the development parameters of the Noosa Plan.
• The proposal slightly exceeds maximum height in metres as described under the Noosa Plan
however the intrusion is relatively minor, will not be able to be viewed from surrounding areas
and is consistent with the Specific Outcomes of the planning scheme.
• Two development approvals are current for the site and the new proposed development has a
smaller footprint and a reduced number of units.
• The proposed multiple dwelling demonstrates high quality design incorporating a mixture of
building materials, building line articulation, landscaping opportunities along all property
boundaries and extensive landscaped areas;
• The proposal is generally consistent with the scale and form of the surrounding unit
developments and intent of the area;
• The subject site is within close proximity to a range of commercial services and community
facilities considered necessary to support residential accommodation; and
• The site has access to all urban infrastructure considered essential for the specific nature of the
resort development proposed.
The Assessment Managers favourable consideration of the above development application is therefore
recommended.
martoo consulting - Town Planning + Urban Designers + Development Managers 17
Page 18
Proposal Report Proposed Material Change of Use of Premises for Multiple Housing – Type 4 Conventional (37 Units) over land
at 12 & 14 Serenity Close, Noosa Heads described as lots 7 & 8 on SP195871
Applicant: CBD Settlers Cove Pty Ltd
______________________________Attachments
Attachment A: Easement Plan
martoo consulting - Town Planning + Urban Designers + Development Managers 18
Page 19
5
Land Title Act 1994; Lond Act 1994 : SURVEY PLAN Sheet | of
Form.21 Version 2
PERMANENT MARKS
CovA S7N| PM BEARING | _DIST No; ORIGIN
SPIGE26!
22) OPM 269°29' | 5843 | 167940 | sfi95875 || New Conn
_ “_ / 28 OPM 68°16 '20" 203-764 (7629 RPIGE37] New Cann
4065m? 6408 “V3 .
ee. \ cP 6
SPIG8261 P e ask 6 6
[| AS
EMTD
N ~ at SPIOG064
Azo
oe ee An cLOs w F goegriy SEE
EE noe 5
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> 5 le! %e
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EMT K : se SA
SEE DIAGE.., 3 . . 2
en igh
Feces . . on New Rd
a Wa SEE DAIGA
155°49'10"
{e7°2I'10" |,
19-0
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604 EMTF S y "26-181 Orig
sees \EMTA
SPIB8270 SPI00064._, == Tees Peso 2265
: " . _~* SES S=F a \ 184°33'10" Orig
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REFERENCE MARKS 4 a saeee, .
STN To BEARING | DIST | RMKS | ORIGIN & 60! 2
a
/ O Screw 59°16" 4223 | IN KB | SPIOO064 3
wooo" 286°06'45"Orig.-” SPIBEZEE 1S | &
2 oI 82°20'10 10 RPI66371 32-413 Orig Park
2 O NAL. 78°39" Sasi | IN KB | SPIOOO64
2 O NAIL 10g°4g920" | 2la7 4} iw KB | sPI00064
2 O SCREW 32°12'40" | 45-368) IN KB IS94985 20 SCREW 65°14" &2/ iN KB
3 SCREW 100°4510" | 23605| IN KB 2 SCREW 24°0° 404 iN KB
4 ] 0 SCREW 127°S9' 10-27 | IN CONC | SPI95875 é2a SCREW 227713" 4555 | IN KB
5 oP 299°37'40" 15 SPIG6268 23 SCREW 326°20" 6-46 WW KB Total
7a | otscREW 06°44" 2.843 | IN conc | sPi95a75 24 | SCREW 325°21 7-054 | IN KB Area of New Road
9a | 6 screw | 190°0530" | 7-776 | w conc | sPi95E75 25 | 0 SCREW 26°33 3419 | IN KB | SPi0O064 — 498Ome. OS”
10 IP 33°00'25" 248 RP 202265 26 O NAL. 245510" 2a | IN M/H | SPioo064 m7
to | 0 SCREW 246°56" 6-939 | w conc | sPi9sa75 27 | 0 NAL 26610°30" | 4828 | IN M/H | SPIO0064
3 O SCREW 23916" 5464 | IN CONC | SPI95875 29 | O SCREW 57°50" 4152 | IN M/H 4 SPIOOQOG4 Original information complied from
iS O NAL 193°59'10" 221 | IN CONC | 1894985 a oip 349°14" 205! SPIOO064
iv or 105°05'10" 54 RP202268 Bla oIP oraz tél SPIOOO64 :
oy" . 33 PIN S219" 1658 PEGS PLACED AT ALL NEW CORNERS
17 | O SCREW 23°31 658 | iw conc | sPigse7s a Pee a TALL MEW COR
18 PIN 345°3616" | 3-965 34a PIN 336°57" 1597
19 SCREW 100°05" 4-551 | IN KB
0 1020 40 60 80 100 200 300 Metres
mt t t t r I I I
Original Scale £2000
Q i 1 | l 50imm | | | i 100mm | t £150 |mm State copyright reserved.
Ken Hicks & Associates Pty Lid ACN (010 278 823) Scale 1:2000
hereby certify that the land comprised in this plan was —_ :
surveyed by the corporation, by Keith Andrew Johnson, Plan of Lots 4, 5, 7 11, 605 & 606
registered surveying graduate, for whose work the GEmt's Hin Lot 4, J, KGL inLot 5, MinLot 7, NinLot8,PinLot9, RATinLotiO | Format STANDARD
corporation occepis«rtonsibility, under the supervision @ SinLotil
of Josef Petelspy7 gst 30 eyor, and that . . neo . . y = ;
the plan is ge ret tat fhe, Sek Survey was & Covenants AinLot4,Binlots5, CinLot 7, Dinlot& & EinLot9
performed igf es ici PRL vey & Mapping
infrastruc, ss Act 2003
ane oer ge . Cancelling Lot 603 on SPI88270
PARISH: WEYBA COUNTY: March Plan Status:
Meridian: SP188270 F/Ns: YES
Page 20
WARNING : Folded or Mutilated Plans will not be accepted.
Plans may be rolled.
Information may not be placed in the outer margins.
Registered 5. Lodged by
(Dealing No.)
(Include address, phone number, reference, ond Lodger Code)
1. Certificate of Registered Owners or Lessees. 8. Existing Created
1/We Title Reference | Lot Plan Lots Covenants} Emts Road
CBD ST TLEns @VE PTY, LD. S0667668 | 603 | sFIsaz70 4,5 7-l, 6058606 AE | HJ-N, P| NewRd
Atal U4 192 773 ReT
(Names in full)
%* as Registered Owners of this land agree to this plan and dedicate the Public Use
Land as shown hereon in accordance with Section 50 of the Lond Title Act 1994.
EMCUMERANCE EASEMENTS
* @s-Leesees-of-this-tand_agree—te—this-planr EASEMENT {LOTS TO BE EMCUMBERED
602024994 10, 605, 606
: 702850220 4, 10, I 606
Signature“of * “Registered Owners * Josson, 605
64 605
CBO SETTLERS Cove Ply LI. Reni HE 192 779 710825215 606
he 118 dele RPPOLTe® ATI CRN GAR MiCeAet WOS25233 605 @ 606
CobFREY fet T To PUSER OF KIIOLNG? 710825236 605 & 606
Reetizenw NO. TOOL I0S¢7 710825244 605 & 606
Emt F on SPIOOO64 partially absorbed by new road
%& Rule out whichever is inapplicable
2Local Government Certificate.
* Sovewme Coste Recsow ae Goovae
certifies that the requirements of this Council, the Local Government Act 1993, the
Local Government (Planning and Environment) Act 1990, the City of Brisbane Act
1924, and all Local Laws and Ordinances have been complied with subject to
t
Integrate
12. Building Format Plans only.
4, 5, 7-1, 6058606 Por 1643 | certify that ;
* As far as it is practical to de’ ine, no part
Lots Orig of the b ing shown on this encroaches
onto adjoining lots or road;
: : . * Part of the buildiag”shown on this plan
7. Portion Allocation : encroaches onto adjoining * lots and road
s. Map Reference : *
Doted this Testy THiep doy of Avec 2009 9545-33/42 Cadgetral Surveyor /Director Date
delete words not required
pf 2. Locality : 13, Lodgement Fees :
NOOSA HEADS
Maek ies am Leis # Survey Deposit $
AUTHOAGED OLACER, # 1o.Local Government : Lodgement $
SUNSHINE COAST REGIONAL COUNCIL New Titles $
* Insert the name of the Local Government. ; Photocopy $
# insert designation of signatory or delegation 1. Passed & Endorsed . Postage $
* . Ken Hicks & Associates Pty Lid
3.Plans with Community Management Statement: | 4 References : By: (ACN O10 278 823) TOTAL $
ile : Date :
CMS Number : Dept File : ate : 3] @(2008
Local Govt : Signed : frog Fetelelon 14, Insert
Nome : Surveyor : 050908 Designation : Cadasir-' Surveyor Number SPI95871
Page 21
Land Title Act 1994 ;
Form 21A Version 1
Land Act 1994
DIAG A
Not To Scale
PEGS PLACEDAT ALL NEW CORNERS
UNLESS OTHERWISE STATED
50 [mm
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State copyright reserved.
insert
Fes SPIS 5871
Page 22
Sheet i of
ADDITIONAL SHEET
Land Tite Act 1994; Lond Act 1994
357°22'
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2
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State copyright reserved.
’n SP/9587]
Number
50 jmm. L i l L100 {mm} 1 l L150 [mm