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Astp TP Report
Our ref: 220417
10 June 2022
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 Dual Occupancy
23 Coral Tree Avenue, Noosa Heads
Lot 17 on RP90014
This correspondence forms part of a Development Application for a Material Change of Use and
Operational Works to establish a Dual Occupancy on land located at 23 Coral Tree Avenue, Noosa Heads,
formally described as Lot 17 on RP90014. This Development Application has been prepared by ADAMS +
SPARKES Town Planning (hereafter; ‘ADAMS + SPARKES’) for and on behalf of the applicant, Mahadevan-
Wilson & Ramana DS Trust.
This correspondence will describe the site, the proposed development, and address the relevant state
and local government planning and design considerations with respect to the proposal. This report should
be read in conjunction with the following supporting documentation:
Appendix 1 Proposal Plans prepared by Icon Building Design
Appendix 2 Landscape Plan prepared by Bird Landscape Design
Appendix 3 Civil Engineering Plans prepared by Ingeniir
Appendix 4 Stormwater Management Plan prepared by Ingeniir
Appendix 5 Title Search
Introduction
The local government which applies to the subject site is the Noosa Shire Council (hereafter ‘Council’). In
accordance with Schedule 8 of the Planning Regulation 2017, Council is the Assessment Manager of the
Development Application. The applicable planning scheme is the Noosa Plan 2020 (hereafter ‘the
Planning Scheme’). Under the Planning Scheme, the proposed land use is defined as a ‘Dual Occupancy’,
which is defined as follows:
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‘Dual Occupancy’
(a) means a residential use of premises for 2 households involving—
(i) 2 dwellings (whether attached or detached) on a single lot or 2 dwellings (whether
attached or detached) on separate lots that share a common property; and
(ii) any domestic outbuilding associated with the dwellings; but
(b) does not include a residential use of premises that involves a secondary dwelling.
The subject site is located within the Medium Density Residential Zone of the Noosa Heads Local Plan
area. In accordance with Part 5 (Tables of Assessment – Table 5.5.2 Medium Density Residential Zone) of
the Planning Scheme, a Dual Occupancy within the Medium Density Residential Zone is subject to Code
Assessment.
Subject Site and Surrounding Area
The subject site is rectangular in shape with an area of 607m2 and frontage of approximately 15 metres
to Coral Tree Avenue. The site is currently improved by an existing Dwelling House and detached
Secondary Dwelling, which will both be removed to enable the proposed development to occur (refer to
Figure 1 below). The site contains existing mature vegetation, predominantly comprised of exotic species
such as palms.
Figure 1 Subject Site (Source: QLD Globe 2022)
The subject site is surrounded by a mix of medium and low density residential land uses, comprising both
large detached Dwelling Houses and muti-unit residential developments. Further, the site is located within
proximity to Major Centre Zoned properties (i.e. Noosa Junction) approximately 75 metres south of the
site, which comprise a range of commercial land uses that service the local community. The site is also
positioned approximately 80 metres north-west of the University of the Sunshine Coast’s Noosa campus.
ASTP Ref: 220417 Page 2 of 16
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Proposed Development
3.1 Pre-lodgement Meeting
A pre-lodgement meeting was undertaken with Council officers on 10 January 2022 to discuss a proposal
for a non-complying Dwelling House on the subject site. Council identified that they would not be
supportive of site cover or plot ratio exceedance on the subject site and that any future development
proposal for the site would need to present a scale, bulk and density that complies with Performance
Outcomes PO10 and PO11 of the Medium Density Residential Zone Code. As shown on the Proposal Plans
prepared by Icon Building Design in Appendix 1, the proposed Dual Occupancy development complies
with these provisions.
Council also reviewed the non-complying setbacks associated with the previous Dwelling House design
and identified that reduced setbacks for lightweight components of the built form, including roof eaves
and open pergola roofs, may be supported. In particular, Council officers noted that the significant rear
setback requirement of 6 metres could be relaxed for roof form associated with the private open space
of a residential Dwelling. It is noted that the proposed Dual Occupancy development seeks reduced
setbacks for roof eaves, pergola roofs and lightweight landscape arbour strucures only, in line with this
advice.
Finally, Council highlighted that the intent of the site’s zoning is for development above a single dwelling
density. The proposed Dual Occupancy development fulfils this intent for a higher density product than
the previously proposed Dwelling House.
3.2 Proposal Overview
Please refer to the Proposal Plans in Appendix 1. As demonstrated in the suite of attached Proposal Plans,
the Dual Occupancy development consists of two (2), two (2) bedroom Dwelling units, which will be
constructed over two (2) storeys. The proposed development prioritises resident amenity and high quality
outdoor living experiences by providing each unit with an open layout living, kitchen and dining area that
extends out to the ground level private open space, which offers an alfresco dining area and pool, with
separate turfed backyards also provided.
Table 1 below provides an overview of the development particulars relating to the proposed
development.
Table 1 Development Particulars
Development Required/Permitted Proposed Compliance
Particulars
Lot Frontage Minimum 10.5 metres 15 metre frontage Yes
Building Height 8m 7.59m Yes
Site Cover 40% 38.6% Yes
GFA/Plot Ratio 404m2 – Plot Ratio 0.4:1 240.2m2 – Plot Ratio 0.39:1 Yes
Landscaping 242.4m2 landscaping overall (40% of 221.3m2 landscaping overall (36.5% No
site area) of site area)
145.4m2 soft landscaping (60% of 176.9m2 (72.97% of required total Yes
total landscaped area) landscape area)
Parking 2 covered spaces + 1 additional 4 garaged parking spaces Yes
space (3 spaces)
Private Open Minimum 25m2 Unit 1 – 65m2 Yes
Space Unit 2 – 60m2 Yes
ASTP Ref: 220417 Page 3 of 16
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Development Required/Permitted Proposed Compliance
Particulars
Setbacks Frontage – 6m Frontage – 5.5m to alfresco (8m to No
(up to 4.5m high) wall)
Side (north) – 1.5m Side (north) – BTB landscape arbour No
posts, otherwise 3.6m
Side (south) – 1.5m Side (south) – 3.2m Yes
Rear – 6m Rear – 3.5m to alfresco, otherwise No
6m
Setbacks Frontage – 6m Frontage – 7.4m Yes
(between 4.5m Side (north) – 2m Side (north) – 5.2m Yes
and 7.5m high) Side (south) – 2m Side (south) – 2m Yes
Rear – 6m Rear – 5.5m to eave, otherwise 6m to No
wall
Setbacks Frontage – 6m Frontage – 7.4m Yes
(between 7.5m Side (north) – 2.5m Side (north) – 5.2m Yes
and 8m high) Side (south) – 2.5m Side (south) – N/A part of building is N/A
not over 7.5m high
Rear – 6m Rear – N/A part of building is not over N/A
7.5m high
As demonstrated on the Proposal Plans (Appendix 1), the Dual Occupancy development presents a high-
quality contemporary architectural design that features ample articulation in the built form and coastal
design references throughout, which will make a significant contribution and improvement to the
streetscape.
On the basis that Unit 2 is located at the rear of Unit 1, the proposed development will appear to the
street as a detached house that is of a scale consistent with the surrounding standalone Dwellings in the
area. Figures 2 and 3 below depict how the development will appear from the street, as well as how the
units will appear to the adjoining premises to the east.
Figure 2 Streetscape Perspective (Source: Icon Building Design 2022)
ASTP Ref: 220417 Page 4 of 16
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Figure 3 Internal Perspective (Source: Icon Building Design 2022) The external walls of the building present a combination of off-white render, contrasting white and natural timber tone horizontal cladding and featured sections of textured stonewall to create variation and visual interest in the built form. Further, the external building facades employ ample window glazing, timber-look batten screening devices and upper level planters that help provide greening of the external walls. Substantial articulation and variation of the building facades is facilitated through the application of projections and recesses in the built form, which are strategically used to define the building levels, create covered ground level private open space areas/Dwelling entrances and to provide shading and screening of walls and windows. The extended roof eaves, upper level planters and batten screening devices in a curved, wave-like, arrangement articulate the external walls and express the coastal themes evident in the locality. Finally, the design incorporates a skillion, metal sheeted roof to achieve a contemporary roof form. Overall, the proposed building design achieves significant visual interest and encompasses the coastal character of Noosa Heads, through the use of lightweight timber treatments, upper level planters and light coloured finishes. Thoughtfully designed landscaping has been incorporated into the site’s frontage at ground level and within the built form as upper level planters to soften the built form and foster the beachside character of Noosa Heads, as depicted within the Landscape Plans prepared by Bird Landscape Design in Appendix 2. The front fencing is broken up with a combination of textured stonewall wall and timber-look battens that achieve some level of transparency to maintain a level of visibility into the site, whilst securing the private open space of Unit 1. It is noted that the entrance to each Dwelling is legible via the secure gated driveway and identifiable as glazed doors, with the units being numbered appropriately with signage. Visitors to the site will utilise an intercom system at the front gate to gain entry to the site and Dwelling entrances. ASTP Ref: 220417 Page 5 of 16
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3.3 Operational Works
This application seeks a development permit for the relevant Operational Works associated with the
development. Please refer to the Civil Engineering Plans prepared by Ingeniir in Appendix 3, which
demonstrates the suitability of the proposed development by providing the following:
• Development layout plan;
• Site levels and stormwater layout plan;
• Earthworks plans with sections.
Further, please refer to the Stormwater Management Plan prepared by Ingeniir in Appendix 4 and the
Landscape Plans prepared by Bird Landscape Design in Appendix 2.
Statutory Provisions
This section of the Town Planning Report describes the statutory planning framework applicable to the
proposed development application.
4.1 State Government Considerations
The State Planning Policy is identified as being reflected in the Planning Scheme, which commenced after
the July 2017 version of the SPP took effect. As such, the State Planning Policy is not directly applicable to
the development of the site.
The only DA Mapping trigger relevant to the site is Water Resources - Water resource planning area
boundaries. A review of the State Assessment Referral Agency’s (SARA) DA mapping and Schedule 10 of
the Planning Regulation 2017 confirms that the application will not require referral to SARA for this, or
any other relevant State matters.
Local Government Considerations -
The subject site is located within the Medium Density Residential Zone of the Noosa Heads Local Plan
Area. Dual Occupancies are a consistent use within the Medium Density Residential Zone and are subject
to Code Assessment.
The following Codes are applicable for assessment of this Development Application:
• Noosa Heads Local Plan Area Code
• Medium Density Zone Code
• Dual Occupancy and Multiple Dwelling Code
• Works Codes:
o Driveways and Parking Code
o Earthworks Code
o Existing Services Code
o Fire services for common private title code
o Landscaping Code
o Sustainable Building Design Code
o Transport Code
o Water Quality and Drainage Code
o Waste Management Code
ASTP Ref: 220417 Page 6 of 16
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The proposed development generally complies with the Acceptable and Performance Outcomes of all
applicable codes. The pertinent issues identified throughout the assessment of the application are
detailed below. 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.
5.1 Noosa Heads Local Plan Code
The subject site is located within the Noosa Heads Local Plan Area. The proposed development complies
with the following relevant Acceptable Outcomes of the Local Plan Area Code:
• The site does not contain any relevant features on the Noosa Junction Framework and Character
Plan and is not within the boundaries of the Hastings Street Framework and Character Plan
(AO3.1-AO3.3);
• The site is not adjacent to a major road (AO4);
• The site does not contain character vegetation and is not within proximity to a key vegetated
backdrop or location with habitat values (AO5);
• The proposed development will not impact upon any important views or gateways (AO6.1);
• The proposed development will not be visible from the beach or a significant public place. In any
case, the proposed built form uses materials and finishes that complement the beachside
character of the locality and integrate with the surrounding natural landscapes (AO6.3-AO6.4);
• The proposed development presents as a single detached dwelling from the street, with Unit 2
concealed behind Unit 1. As such, the development will not visually dominate the street (AO7.1);
• The development is surrounded by large two (2) storey Dwelling Houses and adjoins a four (4)
unit, two (2) storey Multiple Dwelling to the north. As such, the proposed development has a
scale and building height that is consistent with development on adjoining and surrounding land
(AO7.2);
• The proposed development provides suitable setbacks from the walls of the development to the
adjoining sites, such that they will not suffer the loss of sunlight as a result of the proposed built
form (AO7.3);
• The proposed development allows for landscaping between the built form and the site
boundaries (AO7.4);
• In fulfillment of AO7.5, the proposed built form provides:
o an articulated skillion roof form visible from the street;
o a mix of lightweight and textured external building materials including weatherboard
cladding, timber cladding, timber-look aluminum battens, stonewall features and
glazing;
o building façade variation through the use of projecting and recessed built form elements
to create articulation;
o covered alfresco and Dwelling entrances; and,
o an understated colour scheme with low-reflective roofing and cladding materials.
• The proposed development will compromise the form and function of the adjacent cycle link
(AO23.
Overall, the proposed development complies in full with the relevant Acceptable Outcomes of the Noosa
Heads Local Plan Code.
ASTP Ref: 220417 Page 7 of 16
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5.2 Medium Density Residential Zone Code
The proposed development provides a consistent land use under Table 5.5.2 Categories of development
and assessment. Further, the proposed Dual Occupancy development complies with the Acceptable
Outcomes of the Zone Code on the following basis:
• The proposed development seeks to establish a Dual Occupancy development to contribute to
the overall mix of housing types in the locality, which currently consists of large Dwelling Houses
and Multiple Dwelling units, with few Dual Occupancies in the immediate area (PO1);
• The proposal is not for short-term accommodation activities (AO6.1-AO6.4);
• No building or structure will exceed 8 metres in height (maximum 7.59m proposed) from natural
and finished ground level (AO8.1 & AO8.2);
• The proposed development presents as a single detached Dwelling House from the street, with
Unit 2 being located at the rear of Unit 1. Further, the development is surrounded by large two
(2) storey Dwelling Houses and adjoins a four (4) unit, two (2) storey Multiple Dwelling to the
north. As such, the proposed development has a scale and bulk that is consistent with
development on surrounding sites (PO9);
• The proposed development will be constructed using lightweight materials with ample
articulation provided to the building facades throughout. Further, the development seeks
approval for a site cover of just 30% over the upper level and a building height of 7.59 metres in
lieu of 8 metres. As such, the development does not present an appearance of bulk to adjacent
properties, roads or other areas in the vicinity of the site (PO9);
• The proposed development has a site cover of 38.6% overall (30% on the upper level) (PO10);
• The proposed development achieves a complying plot ratio of 0.39:1 in lieu of the maximum
0.4:1 permitted (AO11);
• The proposed development presents as a single detached Dwelling from the street with an
asymmetrical skillion roof form and built form sections of varying heights and shapes facing the
street to offer visual interest (AO14.1);
• The Dwelling entrances are easily recognisable from the street frontage, with logical wayfinding
via the driveway. Further, the front façade includes design elements such as a roofed alfresco to
Unit 1, extended roof eaves and ample window openings (AO14.2);
• The proposed development incorporates external design features that ensure that blank walls
will not have a length exceeding 15 metres. Further, the development provides ample
landscaping onsite to soften the development from the street and adjoining premises (AO14.3);
• The proposed garage doors do not face, and are not visible from, the street (AO15.1 – AO5.3);
• The area between the front fence and property boundary is landscaped, however, will not
encroach the street (AO17.4);
• The external building facades utilise natural and textured finishes (i.e. natural tone timber-look
battens and stonewall) and lightweight construction including weatherboard cladding and
aluminum columns (AO18);
• The site is located in Noosa Heads. As such, AO19.1 does not apply;
• A rooftop terrace is not proposed (AO19.2);
• Parapet walls are not proposed (AO19.3);
• Any requirement to provide privacy treatments to particular windows can be conditioned as part
of any future development approval (AO20.1-AO20.5);
• With a compliant building height, site cover and setbacks to the walls and windows of the built
form provided, the development will not cause overshadowing impacts for adjoining premises
(AO21.1)
• The proposed timber-look batten screening devices complement the built form and coastal
theme design intent (AO20.5);
ASTP Ref: 220417 Page 8 of 16
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• All mechanical plant will be screened from street view and adjoining premises (AO21.3);
• The bin store enclosures ensure that waste will be screened from the street (AO21.41); and,
• Earthworks onsite will not result in a change to the natural ground level of more than 1.5 metres
(AO22.1).
The propsoed Dual Occupancy development does not comply with the following Acceptbale Outcomes of
the Zone Code:
• AO12.1 – reduced front setback, reduced northern side setback and reduced rear setback
• AO12.2 – waste storage enclosure and patio slab located within 6m landscape setback
• AO17.1 – front fence to be setback 1 metre and step in at maximum 5 metre intervals
• AO17.2 – solid portion of fence exceeds 1.2 metres
The proposed development is considered to comply with the corresponding Performance Outcomes of
the abovementioned benchmarks, as demonstrated below within Table 2.
Table 2 Code Assessment against the specific areas of non-compliance - Medium Density Residential Zone Code
Performance Outcome Acceptable Outcomes
Building Setback AO12.1
PO12 Buildings and structures meet the following
Buildings and structures are designed and sited minimum boundary setbacks:
to: (a) for frontages — 6 metres
(a) provide a high level of amenity to users (b) for side boundaries—
of the subject site and adjoining i. 1.5 metres setback up to 4.5 metres
premises, including provision of visual height;
and acoustic privacy; ii. 2 metres setback between 4.5
(b) not unreasonably obstruct views or metres and 7.5 metres height; and
cause overlooking of private open iii. 2.5 metres where above 7.5 metres
space or habitable areas of adjoining height
premises; (c) for the rear boundary 6 metres
(c) provide adequate distance from AO12.2
adjoining land uses; The front 6 metres of the property is landscaped
(d) preserve existing vegetation that will open space, provided that uncovered visitor
help buffer development; parking, or swimming pools protruding no more
(e) allow for space and landscaping to be than 1 metre above the ground level, can be as
provided between buildings including close as 2 metres from the front boundary.
adequate area at ground level for
landscaping with trees, shrubs, AO12.3
outdoor living and utilities; N/A – proposal complies.
(f) be consistent with the predominant
character of the surrounding area; and AO12.4
(g) protect the natural character and N/A – proposal complies.
avoid adverse impacts on ecologically
important areas such as national
parks, waterways and wetlands.
Response
As identified in Section 3 (Proposal Overview) above, approval is sought for reduced setbacks to the
street frontage, northern side boundary and rear boundary. The proposed non-complying setbacks are
as follows:
ASTP Ref: 220417 Page 9 of 16
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Performance Outcome Acceptable Outcomes
• Frontage – 5.5m to Ground Floor open pergola (8m to wall)
• Side (north) – built to boundary Ground Floor landscape arbour structures over driveway
(3.6m to wall)
• Rear (west) – 3.5m to Ground Floor open pergola and 5.5m to Level 1 roof eave (6m to wall)
As detailed above, the reduced setbacks relate solely to lightweight elements of the building, including
the rear roof eave and various open pergola/landscape arbour structures. Fully compliant setbacks are
provided to the walls and windows of the development, with the upper level in particular providing
complying setbacks with the exception of the rear roof eave. As such, the reduced setbacks do not
contribute to the appearance of scale of bulk onsite, nor do they result in privacy impacts for adjoining
residents, on the basis that the walls/windows of the building are positioned within the permitted
development footprint.
Overall, the proposed development complies with PO12 on the following basis:
• The proposed development provides a high level of amenity to users of the subject site by
seeking to provide private open space and landscape areas that are well in excess of the
minimum areas required, inclusive of swimming pools, deep planted landscapes, turfed back
yard and covered alfresco entertainment areas;
• The proposed development does not compromise the amenity of residents or adjoining
neighbours, including provision of visual and acoustic privacy, given that compliant setbacks
to all windows of the development have been provided over both levels. Further, the site does
not adjoin any built form at the rear, with the rear adjoining Dwelling located north of the
subject site alignment. It is noted that fully compliant setbacks are provided to the southern
side boundary, where the development interfaces with Multiple Dwelling units;
• Overall, the reduced setbacks do not result in overlooking opportunities into the private open
space or habitable areas of adjoining premises;
• The location of the landscape arbour structures over the driveway will not have an adverse
impact upon the visual amenity of the adjoining neighbour to the north, given that the
majority of these structures will be screened by boundary fencing. Further, these structures
are included to accommodate climbing plants, such that they will form a landscape screening
function to enhance the privacy of the adjoining premises;
• The proposed development provides a complaint building height and largely compliant
setbacks over the upper level, so as not to obstruct views or cause overshadowing of adjoining
premises;
• The development will be buffered from adjoining premises and the street by ample onsite
landscaping, including adequate area at ground level for landscaping with trees, shrubs,
outdoor living and utilities;
• The proposed development presents as a single detached Dwelling from the street frontage
and is therefore consistent with the predominant character of the surrounding area, which
consists of large two (2) storey Dwelling Houses that seek to capitalise on the high value land
in Noosa Heads. Further, the development is of a smaller scale and bulk than the Multiple
Dwelling units on the adjoining site to the north;
• Due to the sections of built form encroaching the prescribed setbacks being lightweight
elements, such as roof eaves and open pergola/landscape arbour structures, the reduced
setbacks will not increase the presence of bulk when viewing the site from the street or
adjoining premises; and,
ASTP Ref: 220417 Page 10 of 16
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Performance Outcome Acceptable Outcomes
• The proposed development does not impact upon any ecologically important areas.
To further demonstrate that the reduced front setback to the Unit 1 pergola roof is consistent with
the predominant character of the surrounding area, please refer to Figure 4 below, which illustrates
the established streetscape character of building and structures with a front setback similar to or less
than the proposed development. As such, the front setback of 5.5 metres to the Unit 1 alfresco pergola
will not form a dominant feature of the streetscape and will not be out of character with respect to
surrounding, and adjoining sites, thus fulfilling PO12(f) of the Code.
1.6m – 4m
3m
3m BTB 4.8m
3m
4.7m 5.4m 3.2m 4.6m BTB
Figure 4 Streetscape setback analysis (Source: QLD Globe 2022)
Performance Outcome Acceptable Outcomes
Front fences and walls AO17.1
PO17 Front fences or walls are set back an average of 1
Front fences and walls are designed and sited metre and are articulated to provide visual interest
to: by stepping the design at a maximum of 5 metre
(a) contribute to the attractiveness of the intervals.
streetscape;
(b) be compatible with the existing AO17.2
streetscape character; Where located on the boundary:
(c) avoid interference with movement of (a) the solid portion of front fences and walls
surface stormwater; is no more than 1.2 metres high; or
(d) allow for casual surveillance of the (b) the walls contain openings or materials
street; that ensure it is 50% transparent and has a
(e) provide planting in front of solid fences height not exceeding 1.8 metres.
and walls; and
(f) ensure plantings between the front AO17.3
fence and the footpath does not create N/A – proposal complies.
ASTP Ref: 220417 Page 11 of 16
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Performance Outcome Acceptable Outcomes
an impediment for pedestrians using
the footpath AO17.4
N/A – proposal complies.
Response
A 1.8 metre high fence will be provided along the front boundary of the site to screen and secure the
private open space area of Unit 1. The front fencing outcome does not comply with AO17.1 of the Code
as the fence steps in at a maximum 5.2 metre interval in lieu of 5 metres. Further, the front fence does
not comply with AO17.2 of the Code as the solid stonewall section of the fence has a height of 1.8
metres. The remainder of the fencing has lengths not greater than 5 metres and comprises aluminium
battens to achieve minimum 50% transparency. The overall intent of the front fencing outcome is to
provide visual and acoustic privacy for the pool area of Unit 1.
This outcome is appropriate on the basis that the front landscape strip widens to 2 metres in front of
the 5.2 metre long section of front fencing, which is the 1.8 metre high solid stonewall. As shown on
the Landscape Plans in Appendix 2, this garden bed will comprise a combination of ground covers,
shrub species and a palm that is expected to be a mid-rise tree growing up to 6 metres wide at full
maturity. As such, the non-complying section of front fencing will be suitably screened by landscaping
such that it will not compromise the visual amenity of the streetscape.
The proposal complies in full with PO17 of the Code on the following basis:
• the front fencing comprises a combination of high-quality stonewall and aluminium battens
with landscaping provided in front, collectively providing visual interest and contributing to the
overall attractiveness of the streetscape;
• the subject site, adjoining properties and adjacent properties all provide 1.8 metre high solid
walls along the front boundary. Further, this outcome is common for properties in the wider
Coral Tree Avenue streetscape. As such, the proposed front fencing outcome is compatible
with the existing streetscape character;
• with sections of permeable batten fencing provided along the street frontage, the proposed
development will not interfere with the movement of surface stormwater. Further, the solid
section of fencing abuts a swimming pool, which will absorb any stormwater flows in this
location in any case. Please refer to the Stormwater Management Plan in Appendix 4 for detail
around quantity and quality stormwater control;
• the permeable sections of front fencing adjacent to the turfed backyard and alfresco of Unit 1
will support casual surveillance of the street from the subject site; and,
• a minimum 2 metre wide deep planted garden bed is provided in front of the solid fence section
to screen its presence in the streetscape. This garden bed does not encroach into the verge.
As demonstrated above, the development complies with all relevant elements of the Medium Density
Residential Zone Code and no further assessment against the Code is required.
ASTP Ref: 220417 Page 12 of 16
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5.3 Dual Occupancy and Multiple Dwelling Code
The proposed Dual Occupancy development complies with the Acceptable Outcomes of the Dual
Occupancy and Multiple Dwelling Code on the following basis:
• The subject site has access to essential services and facilities, including retail, commercial, social
and medical facilities and public transport services with the nearest Major Centre Zoned land
being located just 75 metres from the site (PO1);
• The proposed development is not located on constrained land (PO2);
• The proposed development will not adversely impact on existing or future infrastructure
including water or sewerage utilities, electricity or transport infrastructure (PO3);
• The subject site has a frontage of 15 metres (10.5m required) (AO4);
• Shared/dual driveways are not proposed. Further, the bedrooms are located over the upper level
away from plant and refuse areas (PO4);
• The proposed Dual Occupancy does not form part of a mixed-use development (PO6). As such,
outcomes AO6.1 to AO6.5 do not apply to the proposal;
• Unit 1 is provided with frontage and views to the adjacent streetscape from the private open
space area, so as to enhance the opportunities for passive surveillance from the site. Further,
private areas will be fenced off from communal areas and the public street (AO7);
• The entrance to each Dwelling is legible via the driveway and identifiable as glazed doors, with
the units being numbered appropriately with signage. Further, visitors to the site will utilise an
intercom system at the front gate to gain entry to the site and Dwelling entrances (AO7, AO8.1-
AO8.3);
• The proposed development is not a Multiple Dwelling (PO9);
• Each Dwelling unit is provided with level private open space areas well in excess of the minimum
25m2 required (Unit 1 – 65m2, Unit 2 – 60m2) on flat land that is not encumbered by utilities
(AO11.1 & AO11.3);
• Coral Tree Avenue has a speed limit less than 80km per hour (50kmph) (AO12.1); and,
• Car parking is provided in accordance with Table 9.4.1.4 in the Driveways and Parking Code
(AO13).
The propsoed Dual Occupancy development does not comply with the following Acceptbale Outcomes of
the Dual Occupancy and Multiple Dwelling Code:
• AO10.1 – Landscaping is provided to a minimum of 40% of the site area and 60% of this is soft
landscaping.
The proposed development is considered to comply with the corresponding Performance Outcome of the
abovementioned benchmark, as demonstrated below within Table 3.
Table 3 Code Assessment against the specific areas of non-compliance - Dual Occupancy and Multiple Dwelling
Code
Performance Outcome Acceptable Outcomes
Landscaping & private open space AO10.1
PO10 Landscaping is provided to a minimum of 40% of
Development: the site area and 60% of this is soft landscaping.
(a) enhances liveability and promotes
outdoor living; AO10.2
(b) contributes to the visual amenity and N/A – proposal complies.
natural landscape character of the
area;
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(c) retains existing large trees where
practicable;
(d) provides privacy between uses;
(e) reduces the bulk and scale of
development; and
(f) conceals services, car parking and
manoeuvring areas.
Response
The proposed development is required to provide 242.4m2 of landscaping overall, with 145.4m2 of this
area being soft landscapes. The proposal provides 221.3m2 of total landscaping and 176.9m2 of soft
landscapes. As such, compliance with AO10.2 has not been achieved in full, with the total landscaping
percentage achieved being 36.5% in lieu of the required 40%. This outcome is justified on the basis
that the extent of soft landscaping achieved exceeds the minimum required, with 72.97% of the
required total landscaping being dedicated to turf and deep planted landscapes (in lieu of 60%).
Further, the proposed development provides ample recreation facilities in the form of hardscapes for
the enjoyment of residents including pool areas and outdoor entertainment areas.
The proposed development complies with PO10 of the Code on the following basis:
• the private open space areas, that are well in excess of the minimum areas required, enhance
the liveability of the Dual Occupancy units and promote outdoor living with alfrescos, turfed
backyards and pool areas that extend the main living spaces for each unit;
• the front landscape buffer provided exceeds the minimum width of 1 metre and contributes to
the visual amenity and natural landscape character of the street;
• deep planted landscapes are provided along the side and rear boundaries of the site to enhance
privacy between the site and adjoining premises;
• the proposed development adjoins other residential uses and backs onto dense vegetation on
the adjoining site to the rear;
• the frontage and boundary landscaping achieved as part of the proposal, helps reduce the bulk
and scale of development. Further, the upper level planters contribute positively to the built
form and soften the appearance of the development from the adjoining site to the north; and
• the driveway, vehicle manoeuvring area and garages are concealed by landscape buffers and
fencing/gated access.
As demonstrated above, the development complies with all relevant elements of the Dual Occupancy and
Multiple Dwelling Code and no further assessment against the Code is required.
The proposed Dual Occupancy development provides vehicle parking in accordance with Table 9.4.1.4
Minimum parking requirements including end of trip facilities. Further, a review of the Driveways and
Parking Code confirms that the proposed development either complies with, or is able to be conditioned
to comply with, the remaining Acceptable Outcomes of the Code.
The subject site does not contain sloped land. As such, only minimal earthworks are required to construct
the proposed development. Overall, no areas of non-compliance were identified when assessing the
proposed development against this Code.
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No areas of non-compliance were identified when assessing the proposed development against this Code, given that the site does not contain underground stormwater infrastructure. Further, the proposed development provides a stormwater management solution that will not cause nuisance to adjoining premises or increase the maintenance costs for Council. Please refer to the Civil Engineering Plans prepared in Appendix 3 and Stormwater Management Plan in Appendix 4 which detail the proposed stormwater solution. No areas of non-compliance were identified when assessing the proposed development against this Code. Please refer to the Landscape Plans in Appendix 2, which detail the proposed landscaping outcome. A review of the Landscaping Code confirms that the proposed development either complies with, or is able to be conditioned to comply with, the Acceptable Outcomes of the Code. A review of the Sustainable Building Design Code confirms that the proposed development either complies with, or is able to be conditioned to comply with, the Acceptable Outcomes of the Code. It is noted that the proposed development is not of a scale, which might impact upon the surrounding traffic network. Further, it is not necessary to construct any new roads to facilitate the delivery of the proposed development. Overall, no areas of non-compliance were identified when assessing the proposal against this Code. Please refer to the Civil Engineering Plans in Appendix 3 and Stormwater Management Plan in Appendix 4, which detail the proposed stormwater management solution and compliance against the Water Quality and Drainage Code. The proposed development provides bin store enclosures to each unit to ensure that bins are screened from public view. Further, waste servicing will occur at kerbside in accordance with the current arrangements for the existing Dwelling House onsite and the other Dwellings fronting Coral Tree Avenue. Overall, no areas of non-compliance were identified when assessing the proposed development against this Code. ASTP Ref: 220417 Page 15 of 16
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Conclusion and Recommendations
This planning report has been prepared on behalf of Mahadevan-Wilson & Ramana DS Trust and
demonstrates that approval of the proposed Development Permit for a Material Change of Use and
Operational Works to establish a Dual Occupancy at 23 Coral Tree Avenue, Noosa Heads, is warranted,
subject to reasonable and relevant conditions on the following basis:
• The proposed Dual Occupancy is a consistent use within the Medium Density Residential Zone
and Noosa Heads Local Plan Area;
• The development generally complies with the relevant Assessment Benchmarks of the Medium
Density Residential Zone Code with any departures from the Code suitably justified against the
corresponding Performance Outcomes;
• The development generally complies with the relevant Assessment Benchmarks of the Dual
Occupancy and Multiple Dwelling Code, with any departures from the Code suitably justified
against the corresponding Performance Outcomes;
• The proposed development provides appropriate infill development, as desired by the SEQRP;
and Medium Density Residential Zone; and,
• The proposed development provides a contemporary built form and streetscape appearance
that is consistent with surrounding development, in keeping with the coastal character of Noosa
Heads, and will not negatively impact upon the amenity of adjoining residents.
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
Cameron Adams Aspen Dunn
MANAGING DIRECTOR TOWN PLANNER
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