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Planning Statement
Attached to the e-mail MCU14/0084 IDAS Form 1 Report, Attachment A Plans, Attachment B (1) Engineering report Email 1 of 4.
Our Reference: 1550 L02 NG st 21 October 2014 Chief Executive Officer Noosa Council P.O. Box 141 TEWANTIN QLD 4565 Attention: Planning and Development Section Confidential Email Transmission: [email protected] Original in Post: No Dear Sir RE: LODGEMENT OF DEVELOPMENT APPLICATION__________________________________ Application for Development Permit for Material Change of Use – Detached House situated at 71 Seaview Terrace Sunshine Beach described as Lot 1 on RP197117 - Martoo Consulting has been engaged by Universal Property Company Establishment as the applicant for the above proposal to submit a development application to Noosa Council under the Sustainable Planning Act 2009. This application seeks approval for a Material Change of Use for Detached House at 71 Seaview Terrace Sunshine Beach. This letter details the proposal and provides an assessment of the relevant code provisions contained within The Noosa Plan. 1. THE SUBJECT SITE The subject site comprises an existing lot which is located at 71 Seaview Terrace, Sunshine Beach and is 2 described as Lot 1 on RP197117, Parish of Weyba. The subject site has an area of 9942m and the map below indicates the sites location at northern Sunshine Beach.
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Subject site
Figure 1 – Site location
The site is of a regular shape and slopes from western boundary down to the eastern beachfront boundary.
Vegetation includes a range of coastal species with the area adjacent to the access easement partially
disturbed. No structures are located on site.
The site is accessed via an access handle which extends from the northern end of Seaview Terrace. The site
is serviced by all essential urban infrastructure including reticulated water supply, sewerage, underground
telecommunications and overhead electricity cables, stormwater drainage and a bitumen roadway.
The general character of the area is that of residential dwellings of differing building styles. The site
enjoys direct views to Sunshine Beach and shares a common boundary with a dwelling to the south and
west. The eastern boundary of the site adjoins the beach reserve of Sunshine Beach with the northern
boundary adjoining Noosa National Park.
2. THE DEVELOPMENT APPLICATION
This application seeks a Development Permit for a Material Change of Use for a Detached House. The
following details are considered relevant to the application:
The subject site is currently vacant;
The applicant proposes to establish a Detached House on the western disturbed
section of the site;
The proposed Detached House is excavated into the site;
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The Detached House comprises three levels which are excavated and stepped down
the site.
Curved landscaped green roof proposed;
Level 1 - excavated into site and includes games room, cinema, gym, steam room,
sauna, treatment/relaxation room and outdoor entertainment area including pool and
Jacuzzi;
Level 2 – excavated into site includes kitchen living and bar area, media room and
seven bedrooms;
Level 3 - Top level comprises vehicular access and carparking for 6 vehicles, office,
entry foyer and bedroom with ensuite;
Attachment A provides plans of the proposal.
The proposed dwelling is located wholly within the area of the site included in the Rural Settlement zone
and no structures are proposed within the area included in the Open Space Conservation Zone. The
dwelling has been excavated into the site to minimize the visual impact of the structure on the amenity
of the area. As part of the proposal the following specialist reports are included Attachment B:
• Stormwater Management Plan
• Landscaping Report for Green Roof
• Structural Design Report
• Geotechnical Report
3. Compliance with State Planning Policies
The site is mapped as being located in a Coastal Management District. In accordance with the
Sustainable Planning Regulations a Material Change of Use requires referral of the application to the
State where a building work is carried out completely or partly in coastal management district that has a
gross floor area of 1000m2.
The proposal has an overall gross floor area of:
Level 1 – 444.75m²
Level 2 – 753.65m²
Level 3 – 163.05m²
Overall – 1361.45m²
The proposal has been reviewed against Module 10 of the State Development Assessment Provisions
in Attachment C.
4. ASSESSMENT
The Noosa Plan includes the site in the Eastern Beaches Locality and provides the site with two zones -
Rural Settlement on the western portion of the site and Open Space Conservation over the eastern portion.
The assessment table for the Rural Settlement Zone indicates that a Detached House is a consistent use and
is self assessable development if the proposal complies with Column 2 of Table 14.28 – 14.31 of the
Detached House Code. It is considered that the proposal plans are consistent with the relevant Use Code
provisions with the main roof form being pitched with eaves provided over most of the building.
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Page 4 The site is mapped as being subject to a number of Overlays. The proposed dwelling is clear of the mapped Environmental Protection Area of the Biodiversity Overlay and therefore is not required to be assessed against the Overlay. A detached house is exempt from assessment against the Natural Hazard Overlay and the proposal does not trigger the Natural Hazards Overlay (Acid Sulfate Soils). The site however requires assessment against the Natural Resources Overlay (Coastal Protection Area) and accordingly a code assessable application is required. A review of the proposal against the Natural Resources Overlay Code is detailed below: Specific Outcome Probable Solution Proposal Complies 13.48 Areas in Coastal Protection Precinct O16 The siting and design of S16.1 A mix of native Complies – the eastern portion of the site development and materials used landscaping, such as ground adjacent to coastal dune system not to be within the Coastal Protection Area, covers, shrubs and trees, is developed. as identified on the Natural provided for a width of 5m from Resources Overlay Maps, do not the seaward or rear boundary of cause any significant adverse the site to provide adequate impacts on the coastal resources landscape buffering to protect the of the location nor interrupt the coastal dune system. natural cycles of erosion and
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accretion of foreshore areas and
beaches.
And
O17 Buildings, structures and S17.1A mix of native Complies - dwelling located over 50 metres
works within the Coastal landscaping, such as ground from seaward boundary of site. This area is
Protection Area that are visible covers, shrubs and trees, is to be retained in natural state. Dwelling has
from the beach— provided for a width of 5m from been excavated into the site and combined
a)are designed to protect the the seaward or rear boundary of with a green roof integrates with the natural
character of the beachfront when the site to provide adequate slope and surrounding vegetation. Building
viewed from the water and landscape buffering to protect the will blend into the natural setting of the site.
integrate with the surrounding character of the beachfront.
natural landscape and skyline
vegetation and
b)are finished predominately in
colours and hues of the
surrounding natural landscape.
AND
O18 Buildings and other structures S18.1No solution provided Complies – all buildings and structures
including swimming pools and located at least 50 metres from the seaward
retaining walls do not extend boundary.
seaward of the coastal building
line except—
a)uncovered and unenclosed
cantilevered balconies that do not
extend greater than 3m seaward
of the coastal building line; and
b)are setback a minimum of 6m
from the seaward boundary .AND
O19 Where a coastal building line S19.1No solution provided Complies – all buildings and structures
does not exist on properties located at least 50 metres from the seaward
fronting the beachfront or a boundary.
reserve adjoining the beachfront–
buildings, other structures and
retaining walls are setback a
minimum of 6m from the seaward
boundary of the siteAND
O20 Rear fences adjacent to the S20.1Rear fences adjacent to the Complies – proposal able to comply with
beachfront within the Coastal beachfront within the Coastal requirements
Protection Area are designed and Protection Area incorporate the
sited to be sympathetic with the following—
visual amenity of the beachfront a)no more than 1.2m in height;
and do not degrade the natural and
beachfront character b)open construction(ie at least
50% transparent);
c)lightweight materials (ie
timber); and
d)dark colours to blend with the
natural landscape. AND
S20.2Gates are not installed in
fences to gain direct access to
the beachfront
4. CONCLUSION
The development proposal is considered to represent an appropriate form of development for the site with the
dwelling being carefully sited and designed to step down and into the natural contours of the site. The
proposal complies with scheme requirements and all aspects associated with the development can be
appropriately managed.
Accordingly the application can be supported on a number of grounds including:
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The proposal is a consistent use on the subject site and complies with the provisions of the Rural
Settlement zone and Detached House Code;
The proposal is consistent with development on adjoining allotments;
The proposal complies with the relevant requirements of the Coastal Protection Precinct;
The dwelling has been located at the southern portion of the site to take advantage of the
disturbed areas of the site and minimize vegetation removal; and
The design of the dwelling is sympathetic to the surrounding area including beachfront through its
use of organic architecture and green roof forms.
The Assessment Manager’s favourable consideration of the above development application is therefore
recommended.
Please contact our office if you require any further information and/or clarification with respect to the above
application.
Yours sincerely
Nadine Gorton
Senior Planner
Martoo Consulting Pty. Ltd.
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Attachments
______________________________________________________________________________________
Attachment 1– Proposal Plans
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Attachments
______________________________________________________________________________________
Attachment B – Specialist Reports
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Attachments
______________________________________________________________________________________
Attachment C– SDAP Module 10 – Coastal Processes