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Planning Report
proposal report development application Development Permit for Material Change of Use for a Type 2 Duplex over Lot 320 on P93113 located at 3 Avocet Parade, Peregian Beach Prepared For: Lynette Cooney Prepared: 30th March 2020
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proposal report
Prepared by:
Martoo Consulting Pty Ltd
13/6 Bottlebrush Ave, Noosa Heads Q 4567 PO Box 1684, Noosa Heads Q 4567
T +61 7 5447 2550
38 Nash Street, Gympie Q 4570 PO Box 391, Gympie Q 4570
T +61 7 5482 7440
© Martoo Consulting Pty Ltd 2019
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.
All rights reserved. No section or element of this document may be removed from this document, reproduced, electronically stored or
transmitted in any form without the written permission of Martoo Consulting Pty Ltd.
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Contents
1.0 Summary ......................................................................................................................... 4
1.1 Development application details ............................................................................................. 4
1.2 Planning instrument details ..................................................................................................... 4
1.3 Referral agencies ..................................................................................................................... 4
2.0 Site details ....................................................................................................................... 5
2.1 Site description ....................................................................................................................... 5
2.2 Surrounding land uses ............................................................................................................. 6
3.0 Proposed development details ......................................................................................... 7
4.0 Planning assessment ........................................................................................................ 8
4.1 Noosa Plan .............................................................................................................................. 8
5.0 State assessment and other matters .............................................................................. 10
5.1 State interests ....................................................................................................................... 11
5.2 Referral Requirements .......................................................................................................... 11
6.0 Conclusion .................................................................................................................... 12
7.0 Annexure ...................................................................................................................... 13
Annexure A - Proposal Plans
Annexure B - Operational Works – Civil Plans
Annexure C – Operational Works – Landscape
Annexure D – Eastern Beaches Locality Code
Annexure E – Residential Uses Code
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1.0 Summary
1.1 Development application details
Proposed development: Type 2 Duplex
Type of approval sought: Material Change of Use
Site address: 3 Avocet Parade, Peregian Beach
Real property description: Lot 3 on P93113
Site area: 778.52m2
Assessment manager: Noosa Council
Owner details: Lynette Cooney
Applicant details: Lynette Cooney C/ Martoo Consulting
1.2 Planning instrument details
State planning policy: Coastal Area, Erosion Prone Area
Unexploded Ordnance
Coastal Protection
Regional plan: South East Queensland Regional Plan 2017
Designation: Urban
Planning scheme: Noosa Plan 2016
Zone: Semi Attached Housing
Locality: Eastern Beaches
Level of assessment: Code
Applicable overlays: Nil
Applicable codes: Eastern Beaches Locality Code
Residential Uses Code
Landscaping Code
Engineering Works Codes
1.3 Referral agencies
Referral requirement Referral agency and role
Premises contaminated because of unexploded Department of State Development, Manufacturing,
ordnance Infrastructure and Planning
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2.0 Site details
2.1 Site description
The subject site comprises a square shaped parcel of land located on a corner site on Avocet
Parade, Peregian Beach and is described as Lot 320 on P93113 (to be known as the site). The site
contains a small existing two storey building over a basement which was approved as a unit
development under IDA99. The existing building is located on the northern portion of the site while
the remainder of the site is vacant. The site contains a number of mature trees which area located
across the eastern half of the site and around the exernal street frontages.
Figure 1 below details the site’s location.
Figure 1 – Site location Source: Noosa Council Mapping
Table 1: Site description
Site characteristic Description
Existing land use Residential
Existing structures Two storey dwelling units over basement
Frontage and access 53.2mtres. All access off Avocet Parade
Topography and views Site slopes gently from the western boundary down to the eastern boundary.
Site has distant views to the Pacific Ocean.
Existing vegetation Street frontages are landscaped with a mix of native and exotic species. A
large pandanas is located to the centre of the site.
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2.2 Surrounding land use
The site is located in a residential area that comprises a mix of unit and residential dwellings.
Table 2: Surrounding land uses
Surrounding land uses
North Existing duplex dwelling
South Existing unit developments
East Existing duplex dwelling
West Existing unit developments
Figure 2 – Site characteristics and surrounds Source: Noosa Council Mapping
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3.0 Proposed development details
The applicant seeks approval to construct a Multiple Housing Type 2 Duplex on the site. As part of
the application approval is also sought for Operational works of carparking and access, stormwater
drainage and landscaping.
Table 3: Summary of development aspects
Material change of use
Building height 2 storeys and 8 metres
Gross floor area (GFA) 349m2
Site coverage 32%
Car parking Two covered and one uncovered
Site access Existing access off Avocet Parade
Building Design and Siting
The proposal involves the construction of a new dwelling unit on the site to the south of the existing
unit on site. The existing building on site is to be maintained as a 4 bedroom free standing building
with the new unit comprising 3 bedrooms and a study on the ground floor and living areas and a
master bedroom on the upper floor.
The new unit has internal stairs and an upper level balcony providing sea glimpses. Two new
carparking spaces are to be provided on site in the form of an open carport. The new unit includes
a skillion roof form and evaes. The existing driveway is to be upgraded to provide access to the
development from Avocet Parade.
The building adopts a contemporary design and proposes to utilise a range of high quality materials
and finishes which include:
Horizontal Weatherboard cladding and vertical cladding;
Aluminium balustrading;
Aluminium windows and door frames; abnd
Colorbond custom orb roofing.
Annexure A provides plans of the proposed duplex prepared by Andrew Mckellar Design.
The applicant also seeks approval for Operational Works associated with the construction of the
duplex and provides Civil Engineering Plans and Landscape Plans in Annexures B and C.
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4.0 Planning assessment
4.1 Noosa Plan
The Noosa Plan includes the site in the Eastern Beaches locality and provides the site with an Semi
Attached Housing zone. The assessment table for the Semi - Attached Housing zone indicates that
a Type 2 Duplex is code assessable development.
The Noosa Plan specifies the following Codes as applicable for assessment of Type 2 Duplex
Eastern Beach Locality Code
Residential Uses Code
Landscaping Code
Engineering Works Code
The Noosa Plan specifies the following Codes as applicable for Operational works:
Landscaping Code
Engineering Works Code
An assessment of the proposal against the Eastern Beaches Locality Code and Residential Uses
Code is detailed in Annexure D and E.
The proposal generally complies with the Specific Outcomes of the Eastern Beaches Locality Code
(as detailed in Appendix D) with regard to population density, site cover and roof form.
Multiple Housing Type 2 Duplex
Criteria Planning Scheme Proposal Complies
Population density – 6.6 persons 6.6
Gross Floor Area - 0.45:1 = 350.5m2 349m2
Site cover – 40% 31%
Landscaping - 264m2 377m2
60% soft landscaping – 158.4m2 294m2
Roof form - 5 degree minimum pitch 7.5 degrees and eaves
and 600 mm eaves
Eaves provided for 75% perimeter of Complies
building
Boundary setbacks (new building)
• Frontage -6.0m • Frontage – 6m
• Frontage – 4.5m • Frontage – 4.5m
• Side north - half building height • Side – 2.0m
• Side east – half building height • Side – 6.8m
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Building Height
• in storeys - 2 storeys max • in storeys - 2 storeys
• in metres - 8 metres max • in metres – 8 metres max
Length of wall
• 15 metres with one design element • 14 metres
• variation in roof forms • variation in roof forms
• segmented balconies • segmented balconies
Carparking - 1 covered space per 3 covered spaces
dwelling unit and 1 space for visitor
parking
As detailed in the table above the proposal generally complies with the provisions of the Noosa Plan
except in relation to front setbacks. The proposal has been reviewed against Specific Outcome O5
relating to front setbacks and is considered to comply with the Outcomes as detailed below:
O5 Buildings and other structures are appropriately designed and sited to—
a) provide amenity for users of the premises as well as preserve the visual and acoustic
privacy of adjoining and nearby properties;
The existing dwelling is to be retained on site with the new dwelling unit designed to maintain the
privacy of this existing unit. The new unit is orientated to
take advantage of the eastern aspect and ocean views with
decks and windows facing the east. It is noted that the
existing dwelling unit has no windows along the southern
elevation and therefore is well buffered from the new unit.
The new dwelling unit is located away from the side
boundaries and the reduced setbacks do not impact on the
adjoining premises.
b) provide adequate distance from adjoining uses;
The reduced front setbacks provide appropriate separation to adjoining residential developments
noting that the buildings are staggered to both street frontages and there are substantial areas
available for landscaping.
c) preserve any existing vegetation that will buffer the proposed building;
Reduced front setbacks do not impact on existing vegetation located along the street frontage.
d) allow for landscaping to be provided between buildings and street frontages and between
neighbouring buildings;
Landscaping able to be provided between buildings and street frontages. It is noted that the new unit
has a staggered façade which enables areas of landscaping to be provided to the street frontage.
e) maintain the visual continuity and pattern of buildings and landscape elements within the
street; and
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Proposed new unit will compliment the existing unit on site and be well screened to the street
frontage. The proposal is also for a small scale development with large landscaped areas that are a
desirable feature. It is also noted that the adjoining site to the east has reduced setback to Avocet
Parade due to the corner street frontage.
f) protect the natural character and visual amenity of the beachfront.
The reduced setbacks are not visible to the beachfront and the resultant built form consistent with
the character of the area.
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5.0 State assessment and other matters
5.1 State interests
Under the Planning Act 2016, the application must be assessed against each of the following
statutory planning instruments to the extent they are relevant to the development:
State Planning Policy
South East Queensland Regional Plan
Planning Regulation 2017
The Noosa Plan
State Planning Policy
The Noosa Plan is generally consistent with the State Planning Policy July 2017 (SPP) and the SPP
raises no further issues relevant to the proposed development.
South East Queensland (SEQ) Regional Plan
The site is located within the Urban Footprint area of the SEQ Regional Plan. The proposal is
consistent with the regional policies of the SEQ Regional Plan.
Planning Regulation 2017
The following assessment benchmarks from the Planning Regulation 2017 apply to the application:
SEQ Development Area
The proposal is for urban activity within the Urban Footprint and is consistent with the
assessment benchmarks contained in the Planning Regulation 2017 for the SEQ Development
Area.
5.2 Referral requirements
The site is located in an area mapped as potential for Unexploded Ordnance (UXO) and will require
referral to the State for assessment.
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6.0 Conclusion
The development application has been submitted to the Noosa Council as the Assessment Manager
of the application under the Planning Act 2016. This application seeks a Development Permit for a
Material Change of Use of Premises for a Type 2 Duplex and Operational Works which is code
assessable development under the 2006 Noosa Plan.
This application can be supported on a number of grounds as provided in detail in the above report.
These grounds include:
The Noosa Plan supports the development of a duplex on the site;
The areas of non compliance relate to setbacks which is considered appropriate based
on the design of the building, the extensive frontage and its response to the constraints
of the site;
The development is consistent with the intent of the zone;
The surrounding land uses and roadways to the site and the characteristics of the locality
support the use of the site for unit developments; and
The duplex development provides a building form that is desirable for the area and
consistent with Councils design intent.
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7.0 Annexures
Annexure A - Proposal Plans
Annexure B – Operational Works – Civil Plans
Annexure C – Operational Works – Landscape Plans
Annexure D – Eastern Beaches Locality Code
Annexure E – Residential Uses Code
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