Council archive · source document
Town_Planning_Report · MCU19/0055
Our ref: 181112
17 May 2019
The Chief Executive Officer
Noosa Shire Council
PO Box 141
TEWANTIN QLD 4565
Attention: Development Assessment
Via Email: [email protected]
Dear Sir/Madam,
Re: Development Application for Material Change of Use & Operational
Works to establish a Type 2 Duplex
27 Hill Street, Sunshine Beach
Lot 93 on RP94566
In accordance with section 50 of the Planning Act 2016, please find enclosed a
‘properly made’ development application for Material Change of Use and
Operational Works, on the abovementioned sites.
Please find enclosed the following in support of the application:
• Completed DA Form 1;
• Signed Land Owner's Consent Form; and
• One (1) copy of ADAMS + SPARKES Town Planning Report, including
supporting information.
Payment of $4,402.00 for the Material Change of Use, and $3,007.00 for the
Operational Works, being the applicable fee under the 2018/2019 Schedule of Fees
and Charges will be paid upon receiving an invoice from Council.
We trust that this is the information you require to process the application,
however should you have any questions in relation to this matter please do not
hesitate to contact me direct.
Yours faithfully,
ADAMS + SPARKES
TOWN PLANNING + DEVELOPMENT
Sam Robinson
TOWN PLANNER
Encl: DA Form 1
Land Owner’s Consent
Town Planning Report
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Page 2
DA Form 1 – Development application details
Approved form (version 1.1 effective 22 JUNE 2018) made under section 282 of the Planning Act 2016.
This form must be used to make a development application involving code assessment or impact assessment,
except when applying for development involving building work.
For a development application involving building work only, use DA Form 2 – Building work details.
For a development application involving building work associated with any other type of assessable development
(i.e. material change of use, operational work or reconfiguring a lot), use this form (DA Form 1) and parts 4 to 6 of
DA Form 2 – Building work details.
Unless stated otherwise, all parts of this form must be completed in full and all required supporting information must
accompany the development application.
One or more additional pages may be attached as a schedule to this development application if there is insufficient
space on the form to include all the necessary information.
This form and any other form relevant to the development application must be used to make a development
application relating to strategic port land and Brisbane core port land under the Transport Infrastructure Act 1994,
and airport land under the Airport Assets (Restructuring and Disposal) Act 2008. For the purpose of assessing a
development application relating to strategic port land and Brisbane core port land, any reference to a planning
scheme is taken to mean a land use plan for the strategic port land, Brisbane port land use plan for Brisbane core
port land, or a land use plan for airport land.
Note: All terms used in this form have the meaning given under the Planning Act 2016, the Planning Regulation 2017, or the Development
Assessment Rules (DA Rules).
PART 1 – APPLICANT DETAILS
1) Applicant details
Applicant name(s) (individual or company full name) Andrew Pannifex C/- ADAMS + SPARKES Town Planning
and Development
Contact name (only applicable for companies) Sam Robinson
Postal address (P.O. Box or street address) PO Box 1000
Suburb BUDDINA
State QLD
Postcode 4575
Country Aus
Contact number 07 5313 7705
Email address (non-mandatory) [email protected]
Mobile number (non-mandatory)
Fax number (non-mandatory)
Applicant’s reference number(s) (if applicable) 181112
2) Owner’s consent
2.1) Is written consent of the owner required for this development application?
Yes – the written consent of the owner(s) is attached to this development application
No – proceed to 3)
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PART 2 – LOCATION DETAILS
3) Location of the premises (complete 3.1) or 3.2), and 3.3) as applicable)
Note: Provide details below and attach a site plan for any or all premises part of the development application. For further information, see DA
Forms Guide: Relevant plans.
3.1) Street address and lot on plan
Street address AND lot on plan (all lots must be listed), or
Street address AND lot on plan for an adjoining or adjacent property of the premises (appropriate for development in
water but adjoining or adjacent to land e.g. jetty, pontoon; all lots must be listed).
Unit No. Street No. Street Name and Type Suburb
27 Hill Street Sunshine Beach
a)
Postcode Lot No. Plan Type and Number (e.g. RP, SP) Local Government Area(s)
4567 93 RP94566 NSC
Unit No. Street No. Street Name and Type Suburb
b)
Postcode Lot No. Plan Type and Number (e.g. RP, SP) Local Government Area(s)
3.2) Coordinates of premises (appropriate for development in remote areas, over part of a lot or in water not adjoining or adjacent to land
e.g. channel dredging in Moreton Bay)
Note: Place each set of coordinates in a separate row. Only one set of coordinates is required for this part.
Coordinates of premises by longitude and latitude
Longitude(s) Latitude(s) Datum Local Government Area(s) (if applicable)
WGS84
GDA94
Other:
Coordinates of premises by easting and northing
Easting(s) Northing(s) Zone Ref. Datum Local Government Area(s) (if applicable)
54 WGS84
55 GDA94
56 Other:
3.3) Additional premises
Additional premises are relevant to this development application and their details have been attached in a
schedule to this application
Not required
4) Identify any of the following that apply to the premises and provide any relevant details
In or adjacent to a water body or watercourse or in or above an aquifer
Name of water body, watercourse or aquifer:
On strategic port land under the Transport Infrastructure Act 1994
Lot on plan description of strategic port land:
Name of port authority for the lot:
In a tidal area
Name of local government for the tidal area (if applicable):
Name of port authority for tidal area (if applicable):
On airport land under the Airport Assets (Restructuring and Disposal) Act 2008
Name of airport:
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DA Form 1 – Development Application details
Version 1.1— 22 JUNE 2018
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Listed on the Environmental Management Register (EMR) under the Environmental Protection Act 1994
EMR site identification:
Listed on the Contaminated Land Register (CLR) under the Environmental Protection Act 1994
CLR site identification:
5) Are there any existing easements over the premises?
Note: Easement uses vary throughout Queensland and are to be identified correctly and accurately. For further information on easements and
how they may affect the proposed development, see DA Forms Guide.
Yes – All easement locations, types and dimensions are included in plans submitted with this development
application
No
PART 3 – DEVELOPMENT DETAILS
Section 1 – Aspects of development
6.1) Provide details about the first development aspect
a) What is the type of development? (tick only one box)
Material change of use Reconfiguring a lot Operational work Building work
b) What is the approval type? (tick only one box)
Development permit Preliminary approval Preliminary approval that includes
a variation approval
c) What is the level of assessment?
Code assessment Impact assessment (requires public notification)
d) Provide a brief description of the proposal (e.g. 6 unit apartment building defined as multi-unit dwelling, reconfiguration of 1 lot into 3
lots):
Multiple Housing – Type 2 Duplex
e) Relevant plans
Note: Relevant plans are required to be submitted for all aspects of this development application. For further information, see DA Forms guide:
Relevant plans.
Relevant plans of the proposed development are attached to the development application
6.2) Provide details about the second development aspect
a) What is the type of development? (tick only one box)
Material change of use Reconfiguring a lot Operational work Building work
b) What is the approval type? (tick only one box)
Development permit Preliminary approval Preliminary approval that includes a variation
approval
c) What is the level of assessment?
Code assessment Impact assessment (requires public notification)
d) Provide a brief description of the proposal (e.g. 6 unit apartment building defined as multi-unit dwelling, reconfiguration of 1 lot into 3
lots):
Landscaping and Civil Engineering
e) Relevant plans
Note: Relevant plans are required to be submitted for all aspects of this development application. For further information, see DA Forms Guide:
Relevant plans.
Relevant plans of the proposed development are attached to the development application
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DA Form 1 – Development Application details
Version 1.1— 22 JUNE 2018
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6.3) Additional aspects of development
Additional aspects of development are relevant to this development application and the details for these aspects
that would be required under Part 3 Section 1 of this form have been attached to this development application
Not required
Section 2 – Further development details
7) Does the proposed development application involve any of the following?
Material change of use Yes – complete division 1 if assessable against a local planning instrument
Reconfiguring a lot Yes – complete division 2
Operational work Yes – complete division 3
Building work Yes – complete DA Form 2 – Building work details
Division 1 – Material change of use
Note: This division is only required to be completed if any part of the development application involves a material change of use assessable against a
local planning instrument.
8.1) Describe the proposed material change of use
Provide a general description of the Provide the planning scheme definition Number of dwelling Gross floor
proposed use (include each definition in a new row) units (if applicable) area (m2)
(if applicable)
Multiple Housing the use of premises for two or more 2 506m2
dwelling units or accommodation units
as the case may be, occupied by
permanent or semi-permanent residents,
where the occupants may share
common facilities on the site.
Type 2 Duplex means the use of premises for two (2)
dwelling units either attached or
detached, on one lot where the use does
not fall under Multiple Housing (Type 1
Relative or Employee).
8.2) Does the proposed use involve the use of existing buildings on the premises?
Yes
No
Division 2 – Reconfiguring a lot
Note: This division is only required to be completed if any part of the development application involves reconfiguring a lot.
9.1) What is the total number of existing lots making up the premises?
9.2) What is the nature of the lot reconfiguration? (tick all applicable boxes)
Subdivision (complete 10)) Dividing land into parts by agreement (complete 11))
Boundary realignment (complete 12)) Creating or changing an easement giving access to a lot
from a construction road (complete 13))
10) Subdivision
10.1) For this development, how many lots are being created and what is the intended use of those lots:
Intended use of lots created Residential Commercial Industrial Other, please specify:
Number of lots created
10.2) Will the subdivision be staged?
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DA Form 1 – Development Application details
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Yes – provide additional details below
No
How many stages will the works include?
What stage(s) will this development application
apply to?
11) Dividing land into parts by agreement – how many parts are being created and what is the intended use of the
parts?
Intended use of parts created Residential Commercial Industrial Other, please specify:
Number of parts created
12) Boundary realignment
12.1) What are the current and proposed areas for each lot comprising the premises?
Current lot Proposed lot
Lot on plan description Area (m2) Lot on plan description Area (m2)
12.2) What is the reason for the boundary realignment?
13) What are the dimensions and nature of any existing easements being changed and/or any proposed easement?
(attach schedule if there are more than two easements)
Existing or Width (m) Length (m) Purpose of the easement? (e.g. Identify the land/lot(s)
proposed? pedestrian access) benefitted by the easement
Division 3 – Operational work
Note: This division is only required to be completed if any part of the development application involves operational work.
14.1) What is the nature of the operational work?
Road work Stormwater Water infrastructure
Drainage work Earthworks Sewage infrastructure
Landscaping Signage Clearing vegetation
Other – please specify:
14.2) Is the operational work necessary to facilitate the creation of new lots? (e.g. subdivision)
Yes – specify number of new lots:
No
14.3) What is the monetary value of the proposed operational work? (include GST, materials and labour)
$TBC
PART 4 – ASSESSMENT MANAGER DETAILS
15) Identify the assessment manager(s) who will be assessing this development application
Noosa Shire Council
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DA Form 1 – Development Application details
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16) Has the local government agreed to apply a superseded planning scheme for this development application?
Yes – a copy of the decision notice is attached to this development application
Local government is taken to have agreed to the superseded planning scheme request – relevant documents
attached
No
PART 5 – REFERRAL DETAILS
17) Do any aspects of the proposed development require referral for any referral requirements?
Note: A development application will require referral if prescribed by the Planning Regulation 2017.
No, there are no referral requirements relevant to any development aspects identified in this development
application – proceed to Part 6
Matters requiring referral to the Chief Executive of the Planning Regulation 2017:
Clearing native vegetation
Contaminated land (unexploded ordnance)
Environmentally relevant activities (ERA) (only if the ERA have not been devolved to a local government)
Fisheries – aquaculture
Fisheries – declared fish habitat area
Fisheries – marine plants
Fisheries – waterway barrier works
Hazardous chemical facilities
Queensland heritage place (on or near a Queensland heritage place)
Infrastructure – designated premises
Infrastructure – state transport infrastructure
Infrastructure – state transport corridors and future state transport corridors
Infrastructure – state-controlled transport tunnels and future state-controlled transport tunnels
Infrastructure – near a state-controlled road intersection
On Brisbane core port land near a State transport corridor or future State transport corridor
On Brisbane core port land – ERA
On Brisbane core port land – tidal works or work in a coastal management district
On Brisbane core port land – hazardous chemical facility
On Brisbane core port land – taking or interfering with water
On Brisbane core port land – referable dams
On Brisbane core port land - fisheries
Land within Port of Brisbane’s port limits
SEQ development area
SEQ regional landscape and rural production area or SEQ rural living area – tourist activity or sport and
recreation activity
SEQ regional landscape and rural production area or SEQ rural living area – community activity
SEQ regional landscape and rural production area or SEQ rural living area – indoor recreation
SEQ regional landscape and rural production area or SEQ rural living area – urban activity
SEQ regional landscape and rural production area or SEQ rural living area – combined use
Tidal works or works in a coastal management district
Reconfiguring a lot in a coastal management district or for a canal
Erosion prone area in a coastal management district
Urban design
Water-related development – taking or interfering with water
Water-related development – removing quarry material (from a watercourse or lake)
Water-related development – referable dams
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Water-related development – construction of new levees or modification of existing levees (category 3 levees only)
Wetland protection area
Matters requiring referral to the local government:
Airport land
Environmentally relevant activities (ERA) (only if the ERA have been devolved to local government)
Local heritage places
Matters requiring referral to the chief executive of the distribution entity or transmission entity:
Electricity infrastructure
Matters requiring referral to:
• The Chief executive of the holder of the licence, if not an individual
• The holder of the licence, if the holder of the licence is an individual
Oil and gas infrastructure
Matters requiring referral to the Brisbane City Council:
Brisbane core port land
Matters requiring referral to the Minister under the Transport Infrastructure Act 1994:
Brisbane core port land (inconsistent with Brisbane port LUP for transport reasons)
Strategic port land
Matters requiring referral to the relevant port operator:
Land within Port of Brisbane’s port limits (below high-water mark)
Matters requiring referral to the Chief Executive of the relevant port authority:
Land within limits of another port (below high-water mark)
Matters requiring referral to the Gold Coast Waterways Authority:
Tidal works, or work in a coastal management district in Gold Coast waters
Matters requiring referral to the Queensland Fire and Emergency Service:
Tidal works marina (more than six vessel berths)
18) Has any referral agency provided a referral response for this development application?
Yes – referral response(s) received and listed below are attached to this development application
No
Referral requirement Referral agency Date of referral response
Identify and describe any changes made to the proposed development application that was the subject of the
referral response and the development application the subject of this form, or include details in a schedule to this
development application (if applicable).
PART 6 – INFORMATION REQUEST
19) Information request under Part 3 of the DA Rules
I agree to receive an information request if determined necessary for this development application
I do not agree to accept an information request for this development application
Note: By not agreeing to accept an information request I, the applicant, acknowledge:
• that this development application will be assessed and decided based on the information provided when making this development application
and the assessment manager and any referral agencies relevant to the development application are not obligated under the DA Rules to
accept any additional information provided by the applicant for the development application unless agreed to by the relevant parties
• Part 3 of the DA Rules will still apply if the application is an application listed under section 11.3 of the DA Rules.
Further advice about information requests is contained in the DA Forms Guide.
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PART 7 – FURTHER DETAILS
20) Are there any associated development applications or current approvals? (e.g. a preliminary approval)
Yes – provide details below or include details in a schedule to this development application
No
List of approval/development Reference number Date Assessment
application references manager
Approval
Development application
Approval
Development application
21) Has the portable long service leave levy been paid? (only applicable to development applications involving building work or
operational work)
Yes – a copy of the receipted QLeave form is attached to this development application
No – I, the applicant will provide evidence that the portable long service leave levy has been paid before the
assessment manager decides the development application. I acknowledge that the assessment manager may give
a development approval only if I provide evidence that the portable long service leave levy has been paid
Not applicable (e.g. building and construction work is less than $150,000 excluding GST)
Amount paid Date paid (dd/mm/yy) QLeave levy number
$
22) Is this development application in response to a show cause notice or required as a result of an enforcement
notice?
Yes – show cause or enforcement notice is attached
No
23) Further legislative requirements
Environmentally relevant activities
23.1) Is this development application also taken to be an application for an environmental authority for an
Environmentally Relevant Activity (ERA) under section 115 of the Environmental Protection Act 1994?
Yes – the required attachment (form ESR/2015/1791) for an application for an environmental authority
accompanies this development application, and details are provided in the table below
No
Note: Application for an environmental authority can be found by searching “ESR/2015/1791” as a search term at www.qld.gov.au. An ERA
requires an environmental authority to operate. See www.business.qld.gov.au for further information.
Proposed ERA number: Proposed ERA threshold:
Proposed ERA name:
Multiple ERAs are applicable to this development application and the details have been attached in a
schedule to this development application.
Hazardous chemical facilities
23.2) Is this development application for a hazardous chemical facility?
Yes – Form 69: Notification of a facility exceeding 10% of schedule 15 threshold is attached to this development
application
No
Note: See www.business.qld.gov.au for further information about hazardous chemical notifications.
Clearing native vegetation
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23.3) Does this development application involve clearing native vegetation that requires written confirmation that
the chief executive of the Vegetation Management Act 1999 is satisfied the clearing is for a relevant purpose under
section 22A of the Vegetation Management Act 1999?
Yes – this development application includes written confirmation from the chief executive of the Vegetation
Management Act 1999 (s22A determination)
No
Note: 1. Where a development application for operational work or material change of use requires a s22A determination and this is not included,
the development application is prohibited development.
2. See https://www.qld.gov.au/environment/land/vegetation/applying for further information on how to obtain a s22A determination.
Environmental offsets
23.4) Is this development application taken to be a prescribed activity that may have a significant residual impact on
a prescribed environmental matter under the Environmental Offsets Act 2014?
Yes – I acknowledge that an environmental offset must be provided for any prescribed activity assessed as
having a significant residual impact on a prescribed environmental matter
No
Note: The environmental offset section of the Queensland Government’s website can be accessed at www.qld.gov.au for further information on
environmental offsets.
Koala conservation
23.5) Does this development application involve a material change of use, reconfiguring a lot or operational work
within an assessable development area under Schedule 10, Part 10 of the Planning Regulation 2017?
Yes
No
Note: See guidance materials at www.des.qld.gov.au for further information.
Water resources
23.6) Does this development application involve taking or interfering with underground water through an
artesian or subartesian bore, taking or interfering with water in a watercourse, lake or spring, or taking
overland flow water under the Water Act 2000?
Yes – the relevant template is completed and attached to this development application and I acknowledge that a
relevant authorisation or licence under the Water Act 2000 may be required prior to commencing development
No
Note: Contact the Department of Natural Resources, Mines and Energy at www.dnrme.qld.gov.au for further information.
DA templates are available from https://planning.dsdmip.qld.gov.au/. If the development application involves:
• Taking or interfering with underground water through an artesian or subartesian bore: complete DA Form 1 Template 1
• Taking or interfering with water in a watercourse, lake or spring: complete DA Form1 Template 2
• Taking overland flow water: complete DA Form 1 Template 3.
Waterway barrier works
23.7) Does this application involve waterway barrier works?
Yes – the relevant template is completed and attached to this development application
No
DA templates are available from https://planning.dsdmip.qld.gov.au/. For a development application involving waterway barrier works, complete
DA Form 1 Template 4.
Marine activities
23.8) Does this development application involve aquaculture, works within a declared fish habitat area or
removal, disturbance or destruction of marine plants?
Yes – an associated resource allocation authority is attached to this development application, if required under
the Fisheries Act 1994
No
Note: See guidance materials at www.daf.qld.gov.au for further information.
Quarry materials from a watercourse or lake
23.9) Does this development application involve the removal of quarry materials from a watercourse or lake
under the Water Act 2000?
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Yes – I acknowledge that a quarry material allocation notice must be obtained prior to commencing development
No
Note: Contact the Department of Natural Resources, Mines and Energy at www.dnrme.qld.gov.au and www.business.qld.gov.au for further
information.
Quarry materials from land under tidal waters
23.10) Does this development application involve the removal of quarry materials from land under tidal water
under the Coastal Protection and Management Act 1995?
Yes – I acknowledge that a quarry material allocation notice must be obtained prior to commencing development
No
Note: Contact the Department of Environment and Science at www.des.qld.gov.au for further information.
Referable dams
23.11) Does this development application involve a referable dam required to be failure impact assessed under
section 343 of the Water Supply (Safety and Reliability) Act 2008 (the Water Supply Act)?
Yes – the ‘Notice Accepting a Failure Impact Assessment’ from the chief executive administering the Water
Supply Act is attached to this development application
No
Note: See guidance materials at www.dnrme.qld.gov.au for further information.
Tidal work or development within a coastal management district
23.12) Does this development application involve tidal work or development in a coastal management district?
Yes – the following is included with this development application:
Evidence the proposal meets the code for assessable development that is prescribed tidal work (only required
if application involves prescribed tidal work)
A certificate of title
No
Note: See guidance materials at www.des.qld.gov.au for further information.
Queensland and local heritage places
23.13) Does this development application propose development on or adjoining a place entered in the Queensland
heritage register or on a place entered in a local government’s Local Heritage Register?
Yes – details of the heritage place are provided in the table below
No
Note: See guidance materials at www.des.qld.gov.au for information requirements regarding development of Queensland heritage places.
Name of the heritage place: Place ID:
Brothels
23.14) Does this development application involve a material change of use for a brothel?
Yes – this development application demonstrates how the proposal meets the code for a development
application for a brothel under Schedule 3 of the Prostitution Regulation 2014
No
Decision under section 62 of the Transport Infrastructure Act 1994
23.15) Does this development application involve new or changed access to a state-controlled road?
Yes - this application will be taken to be an application for a decision under section 62 of the Transport
Infrastructure Act 1994 (subject to the conditions in section 75 of the Transport Infrastructure Act 1994 being
satisfied)
No
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DA Form 1 – Development Application details
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PART 8 – CHECKLIST AND APPLICANT DECLARATION
24) Development application checklist
I have identified the assessment manager in question 15 and all relevant referral
requirement(s) in question 17 Yes
Note: See the Planning Regulation 2017 for referral requirements
If building work is associated with the proposed development, Parts 4 to 6 of DA Form 2 – Yes
Building work details have been completed and attached to this development application Not applicable
Supporting information addressing any applicable assessment benchmarks is with
development application
Note: This is a mandatory requirement and includes any relevant templates under question 23, a planning report Yes
and any technical reports required by the relevant categorising instruments (e.g. local government planning
schemes, State Planning Policy, State Development Assessment Provisions). For further information, see DA
Forms Guide: Planning Report Template.
Relevant plans of the development are attached to this development application
Note: Relevant plans are required to be submitted for all aspects of this development application. For further Yes
information, see DA Forms Guide: Relevant plans.
The portable long service leave levy for QLeave has been paid, or will be paid before a Yes
development permit is issued (see 21)) Not applicable
25) Applicant declaration
By making this development application, I declare that all information in this development application is true and
correct
Where an email address is provided in Part 1 of this form, I consent to receive future electronic communications
from the assessment manager and any referral agency for the development application where written information is
required or permitted pursuant to sections 11 and 12 of the Electronic Transactions Act 2001
Note: It is unlawful to intentionally provide false or misleading information.
Privacy – Personal information collected in this form will be used by the assessment manager and/or chosen
assessment manager, any relevant referral agency and/or building certifier (including any professional advisers
which may be engaged by those entities) while processing, assessing and deciding the development application.
All information relating to this development application may be available for inspection and purchase, and/or
published on the assessment manager’s and/or referral agency’s website.
Personal information will not be disclosed for a purpose unrelated to the Planning Act 2016, Planning Regulation 2017
and the DA Rules except where:
• such disclosure is in accordance with the provisions about public access to documents contained in the Planning
Act 2016 and the Planning Regulation 2017, and the access rules made under the Planning Act 2016 and Planning
Regulation 2017; or
• required by other legislation (including the Right to Information Act 2009); or
• otherwise required by law.
This information may be stored in relevant databases. The information collected will be retained as required by the
Public Records Act 2002.
PART 9 – FOR OFFICE USE ONLY
Date received: Reference number(s):
Notification of engagement of alternative assessment manager
Prescribed assessment manager
Name of chosen assessment manager
Date chosen assessment manager engaged
Contact number of chosen assessment manager
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Relevant licence number(s) of chosen assessment
manager
QLeave notification and payment
Note: For completion by assessment manager if applicable
Description of the work
QLeave project number
Amount paid ($)
Date paid
Date receipted form sighted by assessment manager
Name of officer who sighted the form
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LAND OWNER/S CONSENT Proposed Development Application for a Material Change of Use and Operational Works to establish a Type 2 Duplex 27 Hill Street, Sunshine Beach Lot 93 on RP94566 |, ANDREW ROSS PANNIFEX, the registered land owner for the premises identified above, consent to the making of a development application under the Planning Act 2016 by ADAMS + SPARKES Town Planning + Development. 2 ANDREW ROSS PANNIFEX (signature) 0055 Signed on the 26 44 day of bol 2019. astpd.com.au [email protected] SUNSHINE COAST i an on Mar
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Town Planning Report Development Application for Material Change of Use and Operational Works to establish Multiple Housing - Type 2 Duplex At 27 Hill Street, Sunshine Beach Lot 93 on RP94566 Prepared for: Andrew Pannifex May 2019 Ref: 181112
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MATERIAL CHANGE OF USE AND OPERATIONAL WORKS TO ESTABLISH MULTIPLE HOUSING (TYPE 2 DUPLEX) 1 27 HILL STREET, SUNSHINE BEACH Applicant Details The applicant for the proposed Material Change of Use and Operational Works to establish Multiple Housing (Type 2 Duplex) is Andrew Pannifex. It is requested that all project correspondence is provided to applicant, care of ADAMS + SPARKES. Contact Details and Project Team Specialty Field Company Contact Person Town Planning ADAMS + SPARKES Sam Robinson (Project Manager) [email protected] Building Designer Icon Building Design Bradley Hunt Civil Engineering Construction Hydraulic Reinhold Koenning Civil Engineering Structures Engineering Clay Hoger Landscaping Studio8 Jaime Speeding Document Control and Verification This Town Planning Report has been prepared and reviewed by the identified key personnel, in accordance with the requirements of the Planning Act 2016. ADAMS + SPARKES is led by Directors Cameron Adams and Pete Sparkes, who have a combined experience of over 28 years in both public and private sectors. ADAMS + SPARKES have extensive experience in the management of development applications including residential, commercial, retail and mixed use developments, industrial projects and mining and infrastructure projects. Project Principal Project Manager Pete Sparkes Sam Robinson Director Town Planner Confidentiality All information contained within this document is provided in strict commercial in confidence and is the property of ADAMS + SPARKES. This document and the information are solely for the use of the authorised recipient and this document may not be used, copied or reproduced in whole or part for any purpose other than that for which it was supplied by ADAMS + SPARKES. ADAMS + SPARKES makes no representation, undertakes no duty and accepts no responsibility to any third party who may use or rely upon this document or the information. This document is not to be disclosed or reproduced in part or in full, without express written authority from ADAMS + SPARKES. © ADAMS + SPARKES TOWN PLANNING +DEVELOPMENT ANDREW PANNIFEX MAY 2019
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Contents
1 Introduction ..................................................................................................................................... 3
2 Site Details and Characteristics ....................................................................................................... 4
2.1 Site Particulars ........................................................................................................................................ 4
2.2 Surrounding Area .................................................................................................................................... 5
4 Proposed Development ................................................................................................................... 6
4.1 Proposal Overview .................................................................................................................................. 6
4.2 Operational Works .................................................................................................................................. 8
4.2.1 Stormwater ..................................................................................................................................... 8
4.2.2 Sewer and Reticulated Water ......................................................................................................... 8
4.2.3 Electricity ........................................................................................................................................ 9
4.3 Summary ................................................................................................................................................. 9
5 Statutory Framework ..................................................................................................................... 10
5.1 The Planning Act 2016 .......................................................................................................................... 10
5.2 State Planning Policy............................................................................................................................. 10
5.3 Regional Plans ....................................................................................................................................... 10
5.3.1 South East Queensland Regional Plan 2017 ................................................................................. 10
5.4 State Interests (State Assessment Referral Agency) ............................................................................. 11
5.4.1 SARA DA Mapping Triggers........................................................................................................... 11
6 Local Planning Instrument – The Noosa Plan 2006 ....................................................................... 12
6.1 Use Definition and Level of Assessment ............................................................................................... 12
6.2 Assessment of Development Application ............................................................................................. 12
6.3 Overlay Codes ....................................................................................................................................... 13
6.4 Eastern Beaches Locality Code ............................................................................................................. 13
6.4.1 Eastern Beaches Locality Code Assessment .................................................................................. 13
6.5 Residential Uses Code ........................................................................................................................... 15
6.6 Landscaping Code ................................................................................................................................. 15
6.7 Engineering Works Codes ..................................................................................................................... 15
7 Conclusion and Recommendations ............................................................................................... 17
Tables
Table 1 Site Summary Table ..................................................................................................................................................... 4
Table 2 Key Development Parameters ...................................................................................................................................... 7
Table 3 Statutory Framework Mapping Layers ........................................................................................................................ 10
Table 4 Planning Scheme Particulars ....................................................................................................................................... 12
Figures
Figure 1 Subject Site (Source: QLD Globe, 2019) ....................................................................................................................... 4
Figure 2 Site Plan (Source: Icon Building Design, 2019) ............................................................................................................. 6
Figure 3 View of Unit A (Source: Icon Building Design, 2019).................................................................................................... 7
Figure 4 View of Unit B (Source: Icon Building Design, 2019) .................................................................................................... 7
Figure 6 UnityWater Mapping (Source: UnityWater, 2019) ...................................................................................................... 9
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1 Introduction
1. This Town Planning Report has been prepared in support of a Code Assessable Development Application
for a Material Change of Use and Operational Works to establish Multiple Housing (Type 2 Duplex). This
documentation has been prepared by ADAMS + SPARKES Town Planning + Development (hereafter;
‘ADAMS + SPARKES’) for and on behalf of the applicant ‘Andrew Pannifex’, over land at 27 Hill Street,
Sunshine Beach, legally described as Lot 93 on RP94566.
2. The local government, which applies to the subject site is the Noosa Shire Council. In accordance with
Schedule 8 of the Planning Regulation 2017, the Noosa Shire Council is the Assessment Manager of the
Development Application.
3. The applicable planning scheme is The Noosa Plan 2006 (hereafter referred to as ‘the planning scheme’).
Under the planning scheme the proposed land use is best defined as ‘Multiple Housing - Type 2 Duplex’,
which is specifically defined as follows:
‘Multiple Housing’ means the use of premises for two or more dwelling units or accommodation
units as the case may be, occupied by permanent or semi-permanent residents, where the
occupants may share common facilities on the site.
‘Type 2 Duplex’ means the use of premises for two (2) dwelling units either attached or
detached, on one lot where the use does not fall under Multiple Housing (Type 1 Relative or
Employee).
4. The subject site is located within the Semi-Attached Housing Zone, of the Sunshine Beach Locality. In
accordance with Division 4 – Assessment Tables for the Semi-Attached Housing Zone, Table 11.2, this
Development Application is subject to Code Assessment.
5. This Town Planning Report will describe the site, the proposed development, and address the relevant
town planning and design issues with respect to the proposal. This report should be read in conjunction
with the following supporting documentation:
» Appendix 1 Title Search
» Appendix 2 Contaminated/Environmental Management Register Search
» Appendix 3 Proposal Plans prepared by Icon Building Design
» Appendix 4 Landscaping Plans prepared by Studio8
» Appendix 5 Operational Works plans prepared by Hydraulics Services
» Appendix 6 Driveway and Crossover plans prepared by Structures Engineering
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2 Site Details and Characteristics
6. A site inspection was undertaken by ADAMS + SPARKES as part of the preparation of this Town Planning
Report. Observations from this site inspection have been incorporated into the following sections of the
report.
7. Table 1 below, provides a summary of the details applying to the subject site.
Table 1 Site Summary Table
Address 27 Hill Street, Sunshine Beach
Property Description Lot 93 on RP94566
Tenure Freehold
Registered Land Owners Andrew Ross Pannifex (Appendix 1)
Easements Nil
Land on Contaminated Land/Environmental The site is not listed on Register, as searched on 17 May
Management Register 2019 (Refer to Appendix 2)
Current Site Area 506m2
2.1 Site Particulars
8. The subject site is located at 27 Hill Street, Sunshine Beach and is legally described as Lot 93 on RP94566.
9. The site is currently improved by a single, two (2) storey Detached House with two (2) garages providing
access to both Henderson Street and Hill Street. The site contains a relatively even grade, and is generally
free of vegetation with the exception of two (2) palm trees on the Henderson Street frontage. The site is
also significantly setback from the pavement of each road, with the verge approximately 10-11m in width.
This attribute is unique for this area, and assists to screen the site from street. The site and immediate
surrounding area is further illustrated below within Figure 1.
Figure 1 Subject Site (Source: QLD Globe, 2019)
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10. It’s understood that there is a minor inconsistency with the street naming of the road adjoining the north
east of the site, with Council’s records indicating this as Pacific Avenue, and the Department of Natural
Resources, Mines and Energy’s (DNRME) naming it Henderson Street. For the purpose of consistency, this
Town Planning Report refers to this road as Henderson Street.
2.2 Surrounding Area
11. The subject site is primarily surrounded by a mix of low to medium density residential land uses in the form
of detached houses and duplexes, with a duplex adjoining the north western property boundary of the
subject site (28 Wildflower Street), and a detached house adjoining the south-western property boundary.
12. The block of properties bound by Henderson Street, Wildflower Street, Edwards Street and Hill Street (as
well as properties on the southern side of Hill Street) are all similarly zoned within the Semi-Attached
Housing Zone, therefore indicating a potential increase in duplex developments in the immediate locality
in the future.
13. The site is also within close proximity to the Sunshine Beach foreshore, as well as a nearby public bus stop
on Pacific Avenue.
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4 Proposed Development
4.1 Proposal Overview
14. This Development Application seeks a Development Permit for a Material Change of Use and Operational
Works to establish Multiple Housing (Type 2 Duplex) at 27 Hill Street, Sunshine Beach, legally described as
Lot 93 on RP94566.
15. The proposed development is illustrated within the attached proposal plans prepared by Icon Building
Design (refer to Appendix 3), which detail:
• Demolition of the existing Detached House;
• A high-quality building design with variations in each façade, and the use of glazing treatments to
break up the rendered cladding external walls;
• Two (2) dwelling units, each containing two (2) bedrooms;
• A maximum height of approximately 7.5m over two (2) storeys;
• Two (2) single car garages with tandem parking opportunities available, and individual frontages
to Henderson Street and Hill Street;
• Sufficient landscaping along the road frontage; and,
• A generous supply of private open space, with each unit providing a paved outdoor entertainment
area and swimming pool as well as a private balcony for each unit. Unit A also provides two (2)
large turf/landscape areas.
16. The proposed site plan is illustrated below within Figure 2.
Figure 2 Site Plan (Source: Icon Building Design, 2019)
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17. The external design of the proposed development, as viewed from the road, is demonstrated below within
Figures 3 and 4:
Figure 3 View of Unit A (Source: Icon Building Design, 2019)
Figure 4 View of Unit B (Source: Icon Building Design, 2019)
18. Given the nature of the local area, particular attention has been provided to the proposal to ensure a high-
quality outcome is achieved. The development achieves this through reflecting the architecture of the
surrounding urban environment and landscape character, at a low-rise scale, to contribute to the area’s
mature coastal urban community context.
19. A breakdown of the key development parameters is provided in Table 2 below:
Table 2 Key Development Parameters
Development Proposed Compliance with Probable
Particulars Solution
Lot size 506m2 N/A
Building Height 2 Storeys (7.5 metres) Yes
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Site Cover 40% Yes
Density 4.8 persons Yes
Parking Two (2) garage car parking spaces per dwelling. Yes
Private Open Unit A provides 123m of private open space at ground
2
Yes
Space level and 11.8m2 on the upper level, whilst Unit B
provides 35m2 at ground level and an 8.7m2 balcony on
the upper level.
Plot Ratio 0.46:1 No, as discussed in section
5.4.4.
Landscaping A majority of the frontage is landscaped with a 1m Yes
buffer, although there are some parts of the frontage
where the fence is on the property boundary, although
these parts will provide landscaping within the road
reserve, to provide the same effect.
Setbacks Front – 6m to each road frontage. Yes
Sides – 2.015m to the western boundary and 1.534m to
the southern boundary.
Rear – there is no rear boundary.
4.2 Operational Works
20. As detailed within the introduction of this Town Planning Report, the application also seeks approval for
the Operational Works necessary to establish the Material Change of Use. In support of this component,
the following information has been provided:
• Landscape Plans, prepared by Studio8 (refer to Appendix 4);
• Operational Works Plans prepared by Construction Hydraulic (refer to Appendix 5), which include
a Stormwater Drainage Plan and Erosion & Sediment Control Plan; and,
• Crossover and Driveway Design plans prepared by Structures Engineering (refer to Appendix 6).
4.2.1 Stormwater
21. As demonstrated on the Stormwater Drainage Plan prepared by Construction Hydraulic (refer to Appendix
5), the proposed development will ensure the site is graded appropriately, to direct all stormwater toward
the lawful point of discharge, being the Henderson Street/Hill Street road frontages.
22. Given the scale of the development, no specific Stormwater Quality Improvement Devices are required to
be provided, and the level of run-off quality will be within the acceptable ranges for residential
development.
4.2.2 Sewer and Reticulated Water
23. The proposed development intends to utilise the existing sewer and water infrastructure located within the
road reserve to the east of the site, as shown below within Figure 6:
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Water Sewer
Figure 5 UnityWater Mapping (Source: UnityWater, 2019)
4.2.3 Electricity
24. The development proposes to connect to the existing overhead electricity supply located within the road
reserve.
4.3 Summary
25. As identified above, the proposed development offers a high-quality design, which will ultimately provide
a high degree of residential amenity, at a density that’s commensurate with the surrounding area. This has
been achieved through the use of large open living areas, generous supply of landscaping embellishments
on a well-serviced urban allotment.
26. Accordingly, this development should be supported, subject to reasonable and relevant conditions.
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5 Statutory Framework
27. This section of the Town Planning Report describes the statutory planning framework applicable to the
proposed development application.
28. Table 3 below outlines the applicable State Mapping Triggers, which require consideration as part of this
Town Planning Report. In addition to this Table 3 details whether the application requires referral to any
Referral, or, Advice Agencies as part of the application.
Table 3 Statutory Framework Mapping Layers
State Planning Policy Benchmark » Natural Hazards Risk & Resilience
Mapping o Flood Hazard Area - Local Government Flood
Mapping Area
Regional Plan South East Queensland Regional Plan 2017 – Urban Footprint
SARA DA Mapping » Water Resources
o Water Resource Planning Area Boundary
» Unexploded Ordnance
o Areas with Substantial potential for UXO
Non-SARA DA Mapping Nil
Referrals This application will require referral under Schedule 10, Part 4,
Division 2, Table 1 of the Planning Regulation 2017 given its
identified as an ‘area with substantial potential for UXO.
5.1 The Planning Act 2016
29. The Planning Act 2016, came into effect on 3 July 2017 and replaces the previous Sustainable Planning
Act 2009. The Planning Act 2016 provides the overall statutory planning framework for Queensland.
30. The proposed Development Application has been made under the Planning Act 2016, as well as all
subordinate legislation.
5.2 State Planning Policy
31. The proposed development is located on a site which is mapped as containing the following State
Planning Policy matters:
• Natural Hazards Risk & Resilience
o Flood Hazard Area – Level 1.
32. With consideration to the above SPP mapping trigger, the proposed development is not located within a
Flood Hazard Area under the scheme, therefore the development does not compromise the outcomes
sought by the SPP.
5.3 Regional Plans
5.3.1 South East Queensland Regional Plan 2017
33. The South East Queensland Regional Plan 2017 (hereafter; SEQRP) is the principal planning document for
managing growth and development within the South East Queensland region. The subject sites are
located within the Urban Footprint designation of the SEQRP.
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34. According to the SEQRP, the Urban Footprint comprises sufficient land to accommodate a full range of
acceptable urban uses, such as housing, industry, business, infrastructure, community facilities and urban
open spaces that can meet the region’s needs.
35. The proposed development does not compromise this policy or its intent and delivers a type of
development that is consistent with the local area.
5.4 State Interests (State Assessment Referral Agency)
36. The State Assessment and Referral Agency (SARA) provides a single State agency lodgement and
assessment point for development applications, where the State has an interest under Schedule 10 of
the Planning Regulation 2017. An overview of all applicable State interests has been provided in the
following sections.
5.4.1 SARA DA Mapping Triggers
37. The following SARA DA Mapping triggers are identified on the site:
» Water Resources
o Water Resource Planning Area Boundary
» Unexploded Ordnance
o Areas with Substantial potential for UXO
38. A review of Schedule 10 of the Planning Regulation 2017 confirms that the application requires referral
given its identified as an ‘area with substantial potential for UXO’. As part of this process, it’s expected
that the SARA will issue a concurrence agency response with a condition requiring a UXO report, by a
suitably qualified professional, to confirm there are no unexploded ordnances on site, prior to works.
5.4.1.1 Heritage
39. A search of the Queensland Heritage Place Register on 15 May 2019, confirms that the subject site is
not listed as a heritage place, and therefore the proposed development does not trigger assessment of
heritage by the State.
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6 Local Planning Instrument – The Noosa Plan 2006
40. As outlined in section 4 of this report, the Planning Act 2016 provides the statutory framework for
planning in Queensland.
41. Development of the subject site is currently subject to the provisions contained within The Noosa Plan
2006. A review of The Noosa Plan 2006, confirms the below relevant particulars apply to subject site and
proposed development.
42. Table 4 below, provides a breakdown of the planning scheme particulars that relate to the subject site
and proposed development.
Table 4 Planning Scheme Particulars
Planning Instrument The Noosa Plan 2006
Zone Semi-Attached Housing Zone
Locality Eastern Beaches Locality
Overlays N/A
6.1 Use Definition and Level of Assessment
43. Part 2 section 2.11.5 of The Noosa Plan 2006 provides the land use definitions. In accordance with these
definitions and having regard to the description of the proposal contained in section 2 of this Town
Planning Report, the proposed development is defined as a ‘Multiple Housing – Type 2 Duplex, which is
defined as follows:
‘Multiple Housing’ means the use of premises for two or more dwelling units or accommodation
units as the case may be, occupied by permanent or semi-permanent residents, where the
occupants may share common facilities on the site. The term includes the following:
‘Type 2 Duplex’ means the use of premises for two (2) dwelling units either attached or
detached, on one lot where the use does not fall under Multiple Housing (Type 1 Relative or
Employee).
44. In accordance with Division 4 – Assessment Tables for the Semi-Attached Housing Zone, Table 11.2, the
proposed development is subject to Code Assessment.
6.2 Assessment of Development Application
45. The Planning Scheme includes assessment codes, which apply to the locality and zone, land use, overlays,
and general development parameters. As part of this development application, the following codes have
been addressed below:
» Eastern Beaches Locality Code;
» Residential Uses Code;
» Landscaping Code; and,
» Engineering Works Codes – consisting of the Driveways and Carparking Code, Earthworks Code,
Erosion and Sediment Control Code, Existing Services Code, Transport, Roads and Drainage Code,
Waste Management Code and the Water Sensitive Design Code.
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46. The proposed development generally complies with the Specific Outcomes and Probable Solutions of all
applicable codes. The pertinent issues identified throughout the assessment of the application are
detailed below.
47. Where the below sections are silent in relation to an assessable element, the development is seen to
comply with that relevant assessment criteria and no further assessment is required.
6.3 Overlay Codes
48. The proposed development site is not identified as containing any Planning Scheme overlays.
6.4 Eastern Beaches Locality Code
49. The Eastern Beaches Locality Code seeks maintain a mature coastal urban area comprising five small
communities, each with a separate identity. Some of the relevant Overall Outcomes that are specific to
Sunshine Beach, include:
i. Sunshine Beach provides the highest proportion of Multiple Housing for visitors and residents in
the locality, though the scale of such developments is less than other accommodation complexes
found in Noosa Heads and Noosaville localities;
ii. An extensive mix of housing and unit accommodation for both permanent residents and visitors
is provided in a vegetated setting, amongst undulating to steep landforms;
iii. Development maintains the casual lifestyle of Sunshine Beach and access to the beach, local
shops, restaurants and urban services of Noosa Heads;
…
v. Development is predominantly of domestic scale and is well integrated with the natural landform
and landscape of the surrounding area;
vi. Views of buildings and structures from the beach are framed or filtered through vegetation;
vii. Development makes a positive contribution to the amenity of the streetscape and the natural
environment;
…
ix. The high quality building design within the Sunshine Beach neighbourhood centre, with its
variation and separation of building forms, contributes to the casual beachside character and
provides a popular meeting place for residents and visitors.
50. Furthermore, within the Semi-Attached Housing Zone, the Code seeks to ensure that:
‘residents are accommodated in Detached Housing forms or Duplexes that-
i. Provide a low impact, low density development which respects the domestic scale of surrounding
detached housing;
ii. Offer a high level of residential amenity, design quality and safety; and,
iii. Express a coastal building style that integrates with the landscape and topography.’
6.4.1 Eastern Beaches Locality Code Assessment
51. The proposed development is considered to generally comply with the Specific Outcomes sought by the
Eastern Beaches Locality Code. Specifically:
• The proposed development is at a consistent scale to surrounding development, and achieves
the sought density of 4.8 persons for a site between 500m2 and 599m2;
• The proposed development will prove a maximum building height of 7.5m from both the finished
and existing ground level, being less than the prescribed maximum height of 8m;
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• The buildings associated with the proposal are sited in a way which provide amenity for users of
the premises as well as preserve the visual and acoustic privacy of adjoining dwellings, with fully
compliant front and side setbacks;
• The verge width of >10m at the front of each of the proposed dwellings, means the buildings are
setback approximately 16m from the road pavement, further ensuring the buildings do not
affect the continuity of the streetscape;
• The proposed development offers a site cover of 40%, which is consistent with the relevant Site
Cover requirements of the Code;
• The proposed roof form provides a pitch of 5o and provides 600mm eaves along the entire
perimeter of the building;
• The main entrance of each dwelling faces each respective road frontage and is recognisable from
the street;
• The design of the buildings does not contain any unbroken walls for a length of 15m, and
provides a design that creates visual interest and contributes positively to the streetscape
character;
• The proposed garages are suitably setback from each street, and are approximately 3m wide;
and
• The front fence is setback an average of 1m along the entire frontage.
52. Despite the proposed development primarily achieving the nominated provisions of the Code, there are
some minor areas of non-compliance with the prescriptive outcomes, as discussed below:
6.4.1.1 Plot Ratio
53. Specific Outcome O8 requires a maximum plot ratio for Multiple Housing Type 2 buildings of 0.45:1. The
proposed development seeks to provide a plot ratio of 0.46:1, which results in a slight encroachment of
the requirements of this Specific Outcome. This works out to be an additional Gross Floor Area of 9m2 for
both units – 4.5m2 for each unit.
54. This very minor encroachment also takes into account the Planning Scheme definition – including ground
floor stairway areas as Gross Floor Area, which is not an accurate depiction of what Gross Floor Area is
(as supported within the definitions of the New Noosa Plan).
55. Furthermore, the development’s compliance with site cover, setbacks and building height already
ensures the building is a suitable scale and does not present an appearance of excessive bulk to adjacent
properties.
56. The proposed development already provides a relatively small internal area for each unit, so any
reduction in GFA will impact upon the livability of the units, and reduce the overall level of residential
amenity for future residents, for the sake of a reduction in bulk in scale, with the development already
complying with all other siting and scale requirements of the Planning Scheme.
57. In this instance, the proposed development is considered to comply with the development’s Overall
Outcomes relating to bulk and scale of dwellings.
58. Given the above representations, the proposed development is considered to generally comply with the
provisions and Overall Outcomes sought by the Eastern Beaches Locality Code, and although some very
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minor variations have been proposed, the proposed development is still considered to achieve the
desired broader outcomes relating to siting and bulk/scale.
6.5 Residential Uses Code
59. The Residential Uses Code of the planning scheme seeks to ensure that residential development –
a. Occurs only on land that is suited to the development and occupation of residential buildings;
b. Is attractive and consistent with the developed character of its particular neighbourhood;
c. takes advantage of natural climatic conditions;
d. in an urban zone or service area is provided with appropriate connection to reticulated
sewerage, water supply, stormwater drainage, electricity, and telecommunications services;
e. is energy and water efficient;
f. is designed to provide for safety and security against crime;
g. creates comfortable and accessible homes for people with different needs through all stages
of life;
h. provides residents with a high degree of privacy and protection from noise, lighting and other
environmental nuisances;
i. provides residents with a choice in housing types to meet their varying needs; and,
j. does not adversely impact on the natural character and environmental values of Noosa.
60. The proposed development complies with all of the Specific Outcomes and Probable Solutions of the
Residential Uses Code, and hence, is entirely compliant with this Assessment Benchmark.
6.6 Landscaping Code
61. As shown on the attached Landscape Plan prepared by Studio8 (refer to Appendix 4), its understood that
the proposed Landscape improvements to the site are compliant with the outcomes sought by the
Landscaping Code.
62. In particular, its noted that a Duplex development with a proposed population of 4.8 persons would
require a total landscaped area of 192m2, with 115.2m2 of this consisting of soft landscaping. The
proposed development will provide a total of 237.9m2 of landscaping with 176.4m2 being soft
landscaping.
63. In addition to the above, and as shown on the attached proposal plans prepared by Icon Building Design
(refer to Appendix 3), each of the units provide ample private open space at both ground level and on
the upper level, complying with the dimensions nominated within S10.1 of the Landscaping Code.
6.7 Engineering Works Codes
64. As identified within Part 2 of the planning scheme, the Engineering Works Codes consist of the following
codes:
• Driveways and Carparking Code;
• Earthworks Code;
• Erosion and Sediment Control Code;
• Existing Services Code;
• Transport Roads and Drainage code;
• Waste Management Code; and,
• Water Sensitive Design Code.
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65. For the purpose of this assessment, a collective assessment of the proposed development against the
above codes has been undertaken. The proposed development is compliant with these codes,
considering:
• The supporting engineering plans within Appendix 5 and 6 prepared by Construction Hydraulic
and Structures Engineering have been provided for the Operational Works component of this
application, to provide Council with the certainty that all works have been designed and will be
constructed in accordance with the Engineering Works Codes;
• The proposed development provides an accessible single car garage for each unit, with tandem
parking opportunities available, demonstrating compliance with the Driveways and Carparking
Code;
• Minimal earthworks are required to accommodate the development;
• The existing services are capable of servicing the proposed use; and,
• There is ample available room on site to provide domestic waste bins, as necessary.
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7 Conclusion and Recommendations
66. This planning report demonstrates that approval of the proposed Development Permit for Material
Change of Use and Operational Works to establish Multiple Housing (Type 2 Duplex) at 27 Hill Street,
Noosaville is warranted, subject to reasonable and relevant conditions on the following basis:
» The proposed development is consistent with the intent of the South East Queensland
Regional Plan 2017;
» The proposal complies with the State Planning Policies, where applicable;
» The proposed development does not compromise the Desired Environmental Outcomes
of the Planning Scheme;
» The proposed development is a consistent land use, and complies with the planning
intent for the Semi-Attached Housing Zone of the Eastern Beaches Locality Code;
» The proposal offers a built form consistent with the surrounding land uses;
» The proposed development comprises an architecturally designed development, which
provides a positive contribution to the streetscape by incorporating various building
materials and finishes;
» The proposed development generally complies with all Specific Outcomes and Probable
Solutions of the applicable codes;
» The proposal is provided with sufficient on-site car parking spaces; and,
» All necessary infrastructure is already provided to the site, with connections to be
undertaken in accordance with Council’s relevant engineering requirements.
67. On the basis of the assessment contained within this report, it is requested that Council favorably
consider the development proposal subject to reasonable and relevant conditions.
ADAMS + SPARKES
TOWN PLANNING + DEVELOPMENT
May 2019
Sam Robinson Pete Sparkes
TOWN PLANNER MANAGING DIRECTOR
ANDREW PANNIFEX
MAY 2019
Page 33
MATERIAL CHANGE OF USE AND OPERATIONAL WORKS TO ESTABLISH MULTIPLE HOUSING (TYPE 2 DUPLEX)
27 HILL STREET, SUNSHINE BEACH
Appendix 1 – Title Search
ANDREW PANNIFEX
MAY 2019
Page 34
CURRENT TITLE SEARCH
NATURAL RESOURCES, MINES AND ENERGY, QUEENSLAND
Request No: 31090326
Search Date: 26/04/2019 16:21 Title Reference: 14714126
Date Created: 01/03/1972
Previous Title: 13492163
REGISTERED OWNER
Dealing No: 719207341 14/01/2019
ANDREW ROSS PANNIFEX
ESTATE AND LAND
Estate in Fee Simple
LOT 93 REGISTERED PLAN 94566
Local Government: NOOSA
EASEMENTS, ENCUMBRANCES AND INTERESTS
1. Rights and interests reserved to the Crown by
Deed of Grant No. 11805207 (POR 28)
2. MORTGAGE No 719207343 14/01/2019 at 11:51
NATIONAL AUSTRALIA BANK LIMITED A.C.N. 004 044 937
ADMINISTRATIVE ADVICES - NIL
UNREGISTERED DEALINGS - NIL
CERTIFICATE OF TITLE ISSUED - No
Caution - Charges do not necessarily appear in order of priority
** End of Current Title Search **
COPYRIGHT THE STATE OF QUEENSLAND (NATURAL RESOURCES, MINES AND ENERGY) [2019]
Requested By: D-ENQ GLOBALX TERRAIN
Page 1/1
Page 35
MATERIAL CHANGE OF USE AND OPERATIONAL WORKS TO ESTABLISH MULTIPLE HOUSING (TYPE 2 DUPLEX)
27 HILL STREET, SUNSHINE BEACH
Appendix 2 - Contaminated/Environmental Management Register Search
ANDREW PANNIFEX
MAY 2019
Page 36
Department of Environment and Science (DES)
ABN 46 640 294 485
400 George St Brisbane, Queensland 4000
GPO Box 2454, Brisbane QLD 4001, AUSTRALIA
www.des.qld.gov.au
SEARCH RESPONSE
ENVIRONMENTAL MANAGEMENT REGISTER (EMR)
CONTAMINATED LAND REGISTER (CLR)
Globalx Terrain
Cathedral Square, West Tower
Level 6, 410 Ann St
Brisbane QLD 4000
Transaction ID: 50530969 AMA/AN Id: 8587 17 May 2019
Cheque Number:
Client Reference:
This response relates to a search request received for the site:
Lot: 93 Plan: RP94566
27 HILL ST
SUNSHINE BEACH
EMR RESULT
The above site is NOT included on the Environmental Management Register.
CLR RESULT
The above site is NOT included on the Contaminated Land Register.
ADDITIONAL ADVICE
All search responses include particulars of land listed in the EMR/CLR when the search was generated.
The EMR/CLR does NOT include:-
1. land which is contaminated land (or a complete list of contamination) if DES has not been notified
2. land on which a notifiable activity is being or has been undertaken (or a complete list of activities)
if DES has not been notified
The above site is in or contains an area of land categorised on the Commonwealth Department of Defence
(Defence) website http://www.defence.gov.au/uxo/ as having a 'substantial' potential to be affected by
residual unexploded ordnance (UXO).
Any development application for a material change of use or reconfiguration of the above site will require
referral to the Department of State Development Infrastructure and Planning's (DSDIP's), State
Assessment Referral Agency (SARA) in regard to UXO.
Explanation:
Defence's website includes advice on the land usage of UXO affected sites, on what to do should UXO be
found, and on landowner indemnification for personal injury or property damage. Under the heading
"Where is UXO?" the website provides the ability to conduct a search of land status in relation to UXO
by Street Address, by Local Government Area, by Land Parcel, by Federal Electorate or by State
Electorate.
Page 1 of 2
Page 37
Currently, SARA has a concurrence agency role in Queensland's development approval process which
provides for land in the Defence 'substantial' category to be further investigated and, where necessary,
remediated as part of the approval process. Relevant information is available at
http://www.qld.gov.au/environment/pollution/management/contaminated-land/.
If you have any queries in relation to this search please phone 13QGOV (13 74 68)
Administering Authority
Page 2 of 2
Page 38
MATERIAL CHANGE OF USE AND OPERATIONAL WORKS TO ESTABLISH MULTIPLE HOUSING (TYPE 2 DUPLEX)
27 Hill Street, NOOSAVILLE
Appendix 3 – Proposal Plans
Prepared by Icon Building Design
ANDREW PANNIFEX
MAY 2019
Used in these records
Town_Planning_Report.pdfRelated documentApplication case desk ↗
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