07/1490 - Lot Reconfiguration - Boundary Realignment & Amalgamation [As Published] · 152007.1490

Page 2

27. dul. 2007 15:28

INTEGRATED PLANNING ACT 1997

    

MARTOO CONSULTING

aan Development Application

Common details

No. 0635 PF 2

Part A, Version 2.4, 29 May 2006

 

PART

 

‘The completion of all applicable questions on Part A is mandatory tor all applications. Parl A musl be accompanied by lhe compteted IDAS Assessment Checklist if
taquited, and by one (1) cr more olher compteled paris of the Farm as required. For more information on the paris of the Form refer to ywyw.ipa.qtd.dov.gu.
Any information requested in the form may be provided In an attachment to the application. For further information about completing the following delalis, refer to Guide 1.

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Description of land 1. Streel address: fnciudinghouse number, street name, suburbviocalily name & postcode) {if applicable}
* All lond lhe subject ol tha appécation, musl be

‘dentited, However, 8 description of tke land is not [29 lo 37 Grant Street Noosa Heads ]
oie en Recan Achy ERA, 2. Name of waler body or watercourss, within which the development is proposed: {ifappicable)
Aadlte for comolstina 2 - Q2 applias if | N/A
development is proposad within a water body or -

wolecourse. 3. Lot on plan description (eg. Lot 123 on RP 4507)/ GPS coordinates:

Advice for completing 03 - Most land can be

ietfed by a olon len deacon, Those cals [ Lots 1 to 5 on SP179879
Embecodned fom ledeeuneriscrtorahe 14 The above description is for: (lok epplicabio box)

However, ifthe land of which the development [s 04 (i) the land on which the development is proposed; or .

the preetn rmpored alrbodor fe {2 (ll) the tand adjoining the water body or watercourse, within which the development is
Wwatemouse) provide proposed; or

4 sneaker D{iii) the water body or watercourse.

1 eraceafaenerd (eg #NertonGey.  |9- Shop/lenancynumber 6, Storey level: 7. Total area of land: (m* or ha):

~ Q7 does nof apzly iftha 2873m

davelepment is wilh'n 3 water body of watercourse. | NA NIA | 2
Adytee [or comalsting 08 - C6 anolies I te ht te i . .
dovolopmant is win local goverment see. 8. Local government area in which the land is siluated: (eg. Esk, Hervey Bay, Woocoo etc, (if spplicable)
Note: Aoas blow high wales mark are al wil a { Noosa |
focal government's area unless provi

Locel Government Act 1993 9. Porl authorily for the strategic port land or strategic porl land tidal area on which the
Advice foc completing O8 - 09 apples if i . i

Fara tise lrabyie por andor asategt development is proposed: (eg. Port of Brisbane, Port of Townsville) (if soplicable)

portland tidal area, For mare dellls refer to Guide $4 { NIA |
Proposal details 10. Existing use of the land: {eg. vacent, single house, shop el.)

Wihoro is insulficianl roam available, details may be

provided inan allachment he appicaton Vacant

11. Proposed use of the land: (eg. 6 unit apartment buliding, 30 Jo! residential subdivision, ERA for aquecuture in
ponds wilt a {otal area of 7 ha for which wastes are released info waters atc).
| four Duplex dwellings ]

Other applicable parts of Form 4 12. Other parts of Form 1 completed as part of this application: (eg. Part O, Part J, etc)

Pan A must ahyavs be sccompenied by other + 7

completed parts of Form 1, For Information about [ Parl, Part F and referrals checklist __|
when a part of Form 1 may apply refer o Guide

Applicant details 13. Applicant's name: 15. Contact person:

Cleary ently whois making Ine aplication, The Res Bella Ply Lid AcN 001 252 268 C/ Nadine Gorton of Martoo Consulting
applicant need nof ba tha owner of lhe [and.

Ing thi 14, Contact number: 16. Facsimile number/e-mail address:

The appiicent is responsible for ansuring lhe . - .

information rovoed Tsconec. The goresamat { 5455 5425 | [ [email protected] |
manager, any referral agency & the Chief Executive

(wha ape) wl rely on this informavon when 17. Postal address:

sencng and deciding ha appteaton. [ C/ Martoo Consulling Po Box 1684 Noosa Heads 04567 |
[Uheapplicant (na company - a conlact person

must be shown. 18. Signature: 13. Dale:

 

 

2? 6: OF

 

 

 

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27. Jul. 2007 15:28

INTEGRATEO PLANNING ACT 1987

Land owner’s consenl (if spplicable)

Section 3.2.1(3) of the IPA prasctibas thal an
pplication myst conlsin, or be supporied by, the
wiillen consent of tha land awners, il the epplicaton
involves:

{a material change of use;

{i} reconfiguration of 8 tol;

(0) veork on land below high-water mark & not wilkia a
canal sa defined under the Coastol Protection and
Management Att 1995;0r

{iv) work on rail corridor tand defined under the
Transport inirastruckare Act 1994.

‘Seethon 1.8.1(2}(a) of the IPA provides thal

fandowner’s consent is maf required for 9 mobila of

temporary ERA

For mara information refer lo Guide 1,

MARTOO CONSULTING

No. 0635 =P 3

Part A, Verston 2.4, 29 May 2008

20. Land owner's consenl to Ihe making of this application:

 

Name

() Res Bella Ply tld oben 28

Signature _ Date

 

   

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Resource entlflement (if appiicable) 21. Does this application involve a State resource prescribed under a regulalion (other than involving
Section 3.2146) of the IPA requires evidenca of quarry material on Stale coaste! land under the Coastal Protection and Management Act 1995)?

Tesource entitement be given for applications that i

Involve a prescribed Stale resource. - KI NO- goto a24 CI YES - 90 to a22

Section 3,2.1(40}(aNt of tre IPA prescribes tnel : . . .

Sere bapopatymaie (22. This application is accompanied by evidence: (ick appicabie bor)

wihout evidence of fie resourca eatitament CO (i) of the allocation of, or entitlement to, the resource - attach evidence end go fo 23(¥)

Refer to schedule 10 of the integrated Fianning (di) tha chief executive of the department administering the resourca is salisfied (he
Regutation 1998 lnel prescribes the nature of evidence ; i 7 \ _
tequired by Ihe State in supper of the lodging ol this evelopment ts consistent with an allocatlon of, or entillement to, the resource - go
development application. _ . | . \ .

CO (iit) the chief executive of the department administering the resource is satisfied the
development applicalion may proceed Jn the absence of an allocation of, or
entivement to, (he resource - go to. Q23 :

Addcalorcomalelna G22 en 23, Evidence of the resource entitlement:

Treinamatonin()<Mamentaonifeicuce’s |) Resource eniilamenl / authority details (vi) Official stamp of the depertment
Tho offciat stamp of ho Deportment of Natura! administering the resource (4
Resources, Mines and Woter Is mandatory whera lha a)

spplicallon Invalves any wales or riverine quemy (il) Name of delegated officer

materiél under the Witer Act 2000.

Section a2.t6A) allows the te a lo ak

Une Cie the evidence may ba used. mua iii i

camlele iho evicenca tine lind. (i) ————————_} Of delegated officer

{iv) Signature of delegated officer

(v) Date

(vi) pee dals of evidence a

Asseesiment triggers 24. Is the IDAS Assessment Checklist compleled and altached lo this application?

besa ot pal ea ener or yes (INO - the assessment manager may refuse fo accept this application on the
Must be compleled lor all olher applications. grounds that the application has not been property made

Plana / drawings / reports 25. Plans/drawings/reports accompanying this application:

An c¢ptcalion should be accompanied by detalis a
supper lhe proposel & enable the assessment
manager, referral agencies and any persen Wewing

* tha appicalion during public gcrutiny of public
notification lo underslend he scope of lie proposal
and any potential Impact.

 

 

Plan / Drawing / Report Number
00792-1-A

Title Date

July 2007

 

Proposal Report

 

 

 

 

 

 

 

PLEASE NOTE: The assessment manager may refuse to accept an application that al the lime of lodgemen, [alls to provide of applicable Information required by Part A
and any other relevant part of Fonn 1. .

OFFICE USE ONLY (eppiicabis ta sssossment manager’)

[ Fee)

To,

 

DATE
RECENED
Notification of Engagement of Private Certilter (Optionat formal)

Daleofengagement { /  Accredilation Number.

RECEfVING OFFICER'S
| NAMES. | NUMBERS

REFEREHCE |
Council, | have been engaged as the private cerlifier for Ihe building work referred to In this application,

—— Name: Signature:

 

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27. Jul. 2007 15:28 MARTOO CONSULTING No. 0635 PF. 4

INTEGRATED PLANNING ACT 1897

      

Form 1 Development Application

Reconfiguring a lot

Par F, Version 2.0, 4 Oclober 2004

  

 

Completton of all applicable questions on Parl F 's mandatory for all applicallons involving the raconfiguring of a lot (Including freehok! subdMsion, community

fila subdivision, subdMsion by lease, efc.).

 

Nature of the application

A development permit authorises development|
(o occur, while a proliminary approval is a step
(n (ha approval process and does not
authorise developrnent to oceur,

4. This application is for: (tek éne (1) or both f eppfcabla)

Bd Development permit - pravide details below ey, stage 1: freahold subdivision of 25 fols, realignment of 8
boundary, creation of an access easement}

[ amalgamate 5 lots to 4 and realign the boundaries ]
AND/ OR

Oo Preliminary approval -provide detaits below eg. stages 2, 3 and 4: freehold subdivision of 75 lots,
realignment of 9 boundary, creation of an access gasemant)

|

 

The subject land

Tho information requested In 02 8 31s
necessary for staUstical and planning
purposes.

The proposal

The Information requested fn Q10-13 is
necessary for statstical and planning
purposes.

 

 

 

 

 

 

2. Number of existing lots: [ 5 ]
3.  Tolal area of land in application: (if staged, tote! area of the fand in this stage)

[ 2873m2 _|
4. How the subject land is identified tn the planning scheme: (name the zone, precinct elc,)

[ Semi attached housing zone ]

 

5. Current use of the land: (if vacant, also entity the previous use)
{ vacant }

 

6. Are there buildings or structures existing on the land?
KINo

(1 YES- complete 0 7
Indicale which one of the following circumstances applies:

(All existing buildings and structures on the land will be demolished as par! of the
devélopment / redevelopment of the sile; or

™N

(2 Some existing buildings and structures on the tand are proposed to be retained as part of

the development / redevelopment of the site - indicate on the plans prepared (n response fo Question
6 above, those buitdings or structutes proposed fo be retained

8. Existing services on the land:(og. water & sewerage) - atlach plan Kenting location if appropiate}
[ water and sewerage provided - refer survey plan in reporl |

 

©

. Are there eny existing easements over the lend?
Ono .
BQ YES - attach plan ttentifying easement location & purpose

40. Totel area of land In the development permit minus any balance grea
{ 2873m2 ]

 

 

41. Number of proposed lots: [4 lols ]

 

12. Number of additional reatdentlal lols proposed in development permit: (tf appicebe)

[Ni

 

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27. Jul. 2007 15:28 MARTOO CONSULTING No. 0635 =P 5

Pari F, Version 2.0, 4 October 2004
43, Eslate name & stage number: (appticabla if the application Is for a stage or stages of en overall subdivision
proposa)

[ WA

14, Area of land to be contributed for community purposes: (if applicable)

INTEGRATED PLANNING ACT 1997

 

 

 

 

 

 

[ NA |
15. Length of new road to be conalructed: ¢ eppficabie)
[ NYA |
PLEASE NOTE

This application cannot be accepted unless accompanied by Parl A of Form 1.

The assessment manager may refuse to accept an application thal, al the time of lodgement, fails to provide all applicable information
requested by Part A and any other relevant part of Form 1.

 

 

OFFICE USE ONLY (appitcabio to assessment manager
REFERENCE
DATE RECEIVED NUMBERIS

 

 

 

 

 

 

 

Page 6

martoo

 

PROPOSAL REPORT

consulting m
pty Itd

 

_ Development Application

seeking a
Development Approval for
é

Four Multiple Dwellings —
Type 2 Duplex

at

town planners +
urban designers

29 to 37 Grant Street, Noosa Heads

described as

Lots 1 to 5 SP
9879

Applicant:
Res Bella Pty Ltd

Prepared: July 2007 RO00792-A

SUNSHINE COAST OFFICE *
1/199 GYMPIE TERRACE NOOSAVILLE - PO BOX 1684 NOOSA HEADS Q 4567
TELEPHONE 07 54555425 - FACSIMILE 07 54555725

[email protected]

 

GYMPIE OFFICE
1/28 REEF STREET GYMPIE - PO BOX 391 GYMPIE Q 4570
TELEPHONE 07 54827440 - FACSIMILE 07 54824952

[email protected]

Page 7

Proposal Report Proposed Amalgamation of Lots and Boundary Realignment and Material Change of Use of Premises for Four (4) Multiple housing - Type
2 Duplex at 29 to 37 Grant Street, Noosa Heads described as Lots | to 5 on SP179879, Parish of Weybo
Applicant: Res Bella Pry Ltd

 

Contents

1 Vintec cccesesssseceseccccccesensusuuesseceneeeeececeeneeeserseseesssnsnussusassesseceesesees 2

2 Basic WfOrmation oo cc ssescssecccccsscsssuuvesseseeseeesecececceceeesessescenenansssasscseseees 3

3 The Characteristics of The Site oo ccsmsnsssmnsmesnmnninunenenne 4
3.1 Site Characteristics 4

3.2 Existing Infrastructure Servicing the Site
3.3 Existing Vegetation...
3.4 Site Contamination.

 

 

5.1 Amalgamation and Boundary Realignment...

 
 

 

5.2 Building Design and Siting ooo ooo cccceecsccccsscceccecesceceecceseseseesesessvacseeusecessseceecee 7
§.3 Intent of Landscaping and Other Associated Development Works ow... wd 8
6 Development Assessment...
6.1
6.1.1. Noosa Heads Locality Code : 11
6.1.2 Semi-Attached Housing Zone 11
6.1.3 Residential Uses Code 11
6.1.4 Landscaping Code 1
6.1.5 Engineering Code : “11
6.2 VETS. cecscsecacescenececssccessecosssaesseesensensessenesaeseseeacesscosessecoreessneceeesaesesseeesenes 12
6.3 State Planning Policies ooo cece csescasecesesesecceceaesesceececisssssssesseseavecesecceseeseees 13
7 COMCIUSION cc ccssssssseccscsseesesnssnssccecnsseneceesessessevsssnessssessuaseesneneneeseunsssesseneress 14
Annexure 15

Apperidix A: Location Map
Appendix B: Reconfiguration Plan
Appendix C: Development Plans for the Proposal

& martoo consulting - Town Planning + Urban Design Consultants 1°

 

Page 8

Proposal Report Proposed Amalgamation of Lots and Boundary Realignment and Material Change of Use of Premises for Four (4) Multiple housing - Type

Applicant:

2 Duplex at 29 to 37 Grant Street, Noosa Heads described as Lots ! to 5 on SP179879, Parish of Weyba
Res Bella Pty Ltd

 

*

Introduction

This planning report has been prepared for Res Bella Pty Ltd being the applicant of a development
application proposing amalgamation of lots, reconfiguration of boundaries to create four lots and
Material Change of Use of Premises for four (4) Multiple Housing Type 2 - Duplex over premises at -
29 to 37 Grant Street, Noosa Heads.

The subject sites are described Lots 4 to 5 on SP 179879, Parish of Weyba and are within the Noosa
Shire.

The proposed development of this site constitutes ‘development’ as defined by Section 1.3.2 of the
Integrated Planning Act 1997. This development application seeks a Development Permit for a
Material Change of Use of Premises for four Multiple Housing -Type 2 Duplex.

The proposal is deemed code assessable development under the provisions of the Noosa Plan 2006
and the Integrated Planning Act 1997.

This planning report covers the following matters in order to assist the assessment of this
development application:

* ‘Section 2: The basic details of the application as extracted from certain parts of the
application forms;

* Section 3: Adescription of the subject site;

* Section 4: A brief description of the locality surrounding the subject site;

* Section 5: An explanation of the proposal;

* Section6: An assessment of the proposal against the 2006 Noosa Plan; and

* Section 7: A conclusion that provides summary grounds, which support the approval of the
application as proposed.

The Noosa Council is the Assessment Manager for this development application.

Any words or terms are shown in italic font in this proposal report, refer to either relevant state
tegislation direct quotes from this planning scheme as indicated. Words in bold font refer to
definitions as detailed by the Noosa Plan.

The report concludes that the proposal is consistent with the provisions of the planning scheme and
should be approved.

martoo consulting - Town Planning + Urban Design Consultants ‘ 2

 

Page 9

Proposal Report Proposed Amalgamation of Lots and Boundary Realignment and Material Change of Use of Premises for Four (4) Multiple housing - Type
2 Duplex at 29 to 37 Grant Street, Nooso Heads described as Lots | to 5 on SP179879, Parish of Weyba
Applicant Res Bella Pty Ltd

 

2 . Basic Information

Basic information relating to this development application includes:

Applicant: Res Bella Pty Ltd
C/- Martoo Consulting .
PO Box 1684, Noosa Heads Qld 4567

Address of Site: 29 to 37 Grant Street, Noosa Heads

RPD of Site: Lots 1 to 5 on SP179879 Parish of Weyba
Owners: Res Bella Pty Ltd

Area of Site: 2873m?

Current Use of Site: Vacant
Land Use Zonings: Semi-Attached Housing
Strategic Area: Urban

Overlays: Biodiversity Overlay - Environmental Enhancement
Natural Hazard - Medium Bushfire Hazard Area

Proposal: Four Multiple Housing - Type 2 Duplex
Approvals Sought: Development Permit for Material Change of Use of Premises

Administering
Authority: Noosa Council

Referral Agencies: Nil
Existing Easements: Stormwater, sewer and access

Consultants for

development

application: Town Pianners: Martoo Consulting
Building Designer: lan Gorton Design

.

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Page 10

Proposal Report Proposed Amalgamation of Lots and Boundary Realignment and Material Change of Use of Premises for Four (4) Mulsple housing - Type

Applicant:

2 Duplex ot 29 to 37 Grant Street, Noosa Heads described as Lots | to 5 on SP179879, Parish of Weyba
Res Bella Pry itd

 

3

 

The Characteristics of The Site

3.1. Site Characteristics

The subject site comprises five lots with lots 1 and 5 being of a triangular configuration and lots 2, 3
and 4 of a rectangular shape. The tots are located at 29 to 37 Grant Street, Noosa Heads and are

‘described as Lots 1 to § on SP 179879, Parish of Weyba. A map showing the location of this site is

included in Appendix A of this report.
The sites have areas of:

Lot 1 - 599m?
Lot 2 - 588m?
Lot 3 - 584m?
Lot 4 - 551m?
Lot 5 - 551m?

An easement for sewer and drainage purposes and easement for access is located across the rear of
all the sites.

The sites slope steeply from the Grant Street‘ front boundary down to the rear of the site and are
currently vacant.

3.2. Existing Infrastructure Servicing the Site

The subject sites are serviced by standard community infrastructure including reticulated water supply
and sewerage, underground telecommunications, underground electricity supply and associated
street lighting, bitumen roadways and kerb and channel.

3.3 Existing Vegetation

The sites are relatively well-vegetated with a mixture of native Eucalypt and coastal vegetation.
Mature eucalypts, Banksias, Cyprus Pines and Wattles dominate the site. Photographs 1 to 4
illustrate the location of the existing vegetation across the site.

 

Photograph 1 - vegetation across front of site Photograph 2 - vegetation at front of site

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Proposal Report Proposed Amalgamation of Lots and Boundary Realignment and Material Change of Use of Premises for Four (4) Multiple housing - Type
2 Duplex at 29 to 37 Grant Steet, Noosa Heads described as Lots | to 5 on SP179879, Parish of Weybo
Applicant Res Bella Pry Lid

 

  

Photograph 3 - vegetation westem comer of site Photograph 4 - vegetation at rear of site

3.4 Site Contamination

The site is not on the Environmental Management Register, established under the Environmental
Protection Act 1994 and to the best of our knowledge is not contaminated.

*

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Proposal Report Proposed Amalgamation of Lots and Boundary Realignment and Material Change of Use of Premises for Four (4) Multiple housing - Type
2 Duplex at 29 to 37 Grant Street, Noosa Heads described as Lots | to 5 on $P179879, Parish of Weybo
Applicane Res Bella Pty itd

 

4 = The Characteristics of the Surrounding Environment

4.1 Description of Land Uses Adjacent to the Site and within the
Surrounding Area

The subject site is located in an area characterised by residential uses to the north, east and west
and open space uses to the south.

In ‘particular the adjoining parcels of land have the following uses:

« North (opposite the sites): Residential Units
« East: Vacant residential unit zoned land

« West: Open Space corridor, Sewer Pump station and Settlers
Cove future resort development ,

« South (rear): Open Space corridor

  

Photograph 5 - unit development to the north of the site Photograph 6 - open space corridor to the west of the site:

%

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Page 13

Proposal Report Proposed Amalgamation of Lots and Boundary Realignment and Material Change of Use of Premises for Four (4) Muiple housing - Type
2 Duplex at 29 to 37 Grant Street, Noosa Heads described as Lots | to 5 on SP179879, Parish of Weyba
Applicane Res Bella Pty Ltd

 

5 ‘The Proposal

As Indicated in Section 1 of this report, this application proposes the amalgamation and boundary
realignment of the existing five sites to create four lots. Following amalgamation and reconfiguration
of the lots, the applicant then intends to construct a Multiple Housing - Type 2 Duplex across each
of the four sites.

The material change of use of premises is code assessable development under the 2006 Noosa
Plan. lan Gorton Designs have prepared proposal plans for the development, which are included in
Appendix C.

5.1 Amalgamation and Boundary Realignment

The proposed amalgamation and boundary realignment is required to provide allotments that are
more appropriate for the development of duplexes across the site. Appendix B provides a plan of the
proposed boundary alignment.

The proposed new lots have the following areas:

Lot 4 - 820.54m?
Lot 2 - 665.74m? @
Lot 3 - 665.81m?
Lot 4 - 720.89m?

§.2 Building Design and Siting

The applicant proposes to construct one duplex per site. Each duplex is of a split level design that _
steps down the slope and is two storeys and approximately 8.0 metres in height. The duplex
dwellings are of three bedrooms with each unit occupying a single level of the building.

A double garage and storage areas for each of the duplex dwellings is located off the rear laneway. A
large basement level storage area is provided adjacent or behind the garages with internal stair
access to each of the lower level units leading up to the living areas of each Unit 2.

The configuration of units on Lot 2 and 3 is similar with the lower level units comprising three
bedrooms along the eastern boundary and living, kitchen, dining and laundry along the western side
of the building. These units are generally located at ground !evel with decks and a portion of the
building extending above ground. The Grant Street entrance to each Unit 2 is located at the front of
the site along the eastern boundary. e@

The upper level of each Unit 1 comprises a double garage to Grant Street with a large storage area
underneath. A central entry area is provided from the Grant Street frontage leading down to three
bedrooms and living, kitchen and dining areas. Elevated decks are provided along the western and
southern facades of the site.

Water tanks are located underneath the lower rear deck.

Units and 1 and 4 have a basement double garage and store provided off the rear access way with
internal access to Unit 2. These lower level units orientate the kitchen, dining and living areas to the
rear of the site with decks overlooking the adjoining open space. The master bedroom with ensuite.
and walk-in robe are located over the basement garages with two bedrooms, laundry and bathroom
located along the western boundary of the site. External access to the lower level units is available
from Grant Street along the western boundary of Lot 4 and directly from Banksia Avenue for Lot 1.

‘The upper level of the units contains Unit 1, which have a similar internal layout to Unit 2. The units
have a double garage located off Grant Street and central pedestrian entry area. The units are also
orientated towards the rear of the site with views over the parkland to the rear and to the west.
Decks, awnings and roof forms articulate the built form of the units.

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Page 14

Proposal Report Proposed Amalgamation of Lots and Boundary Realignment and Material Change of Use of Premises for Four (4) Multiple housing - Type

Applicant:

2 Duplex at 29 to 37 Grant Street, Noosa Heads described as Lots | to 5 on SP179879, Parish of Weyba
Res Bella Pty Led /

 

*

The Duplex dwellings have been designed to maximise privacy for the individual units whilst
maintaining cross ventilation and views to the adjoining parkland. The basic design consideration for
the development related to the provision of double sided flow through ventilation, open plan living and
development of units that related to the slope of the land.

The building adopts a contemporary design and proposes to utilise a range of high quality materials
and finishes which include:

« Painted rendered block work;

« Weatherboard cladding;

« FC cladding with cover battens;

« Glass balustrade with solid upstand;

« Powdercoated aluminium batten screens;

« Aluminium framed windows; and

.¢ Raking posts.

The final layout of the units is the result a design and development phase which analysed the
constraints of the site such as the slope, area of the site as well as the existing easements to the rear
of the site.

5.3 Intent of Landscaping and Other Associated Development Works

A detailed tandscaped design will be prepared in accordance with Council's relevant code at the time
of lodging a development application for operational works (landscaping). This landscape plan will
includes the following concepts:

* screen planting along side boundaries;
e planting of fire retardant native species.
It is the applicant's intention to use native plant species where possible and feature plant species

recommended in the Landscape Policy. More specific softscape elements will be identified in the
development application for operational works (landscaping).

Other development works will also include building works, plumbing and drainage works, and
operational works for stormwater drainage and driveway and access construction. These works will
be the subject of detailed design and the todgement of formal development applications to the Noosa
Council once the development permit for material change of use of premises takes effect.

The intent of these other development works includes:

* connection of the proposed Duplex into Council's reticulated sewerage system to service the
premises; and

* connection into Council reticulated including a master water meter with individual meters for
each unit.

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Page 15

Proposal Report Proposed Amalgamation of Lots and Boundary Realignment and Material Change of Use of Premises for Four (4) Multiple housing - Type

Applicane

6.1

2 Duplex at 29 to 37 Grant Street, Noosa Heads described as Lots | to 5 on SP179879, Parish of Weyba
Res Bella Pty isd

Development Assessment

The Noosa Plan includes the site in the Noosa Heads locality and provides the site with a Semi-
Attached Housing zone. The assessment table for the Semi-Attached Housing zone indicates that a
Duplex is code assessable development.

Under Section 3.5.4(2) of the Integrated Planning Act 1997 an Assessment Manager therefore must
limit its assessment to only the following matters for the code assessable component of the above
application:
(a) applicable codes (other than concurrence agency codes the assessment manager does not
apply), :
(b) subject to paragraph (a) - the common material;

(c) if they are not identified in the planning scheme as being appropriately reflected in the
planning scheme:

(i) State planning policies, or parts of State planning policies;
(ii) for the planning scheme of a local government in the SEQ region; and
(d) if the assessment manager is an infrastructure provider - the priority infrastructure plan. « @

Applicable Codes
The codes identified in the Noosa Plan as being applicable to code assessable development for the
proposed Duplex are the:

+ Noosa Heads Locality Code

+ Residential Uses Code

+ Landscaping Code

. Engineering Works Code

Separate applications for Operational Works Landscaping and Engineering works will be lodged with
Council. :

6.1.1 Noosa Heads Locality Code

Assessment of the proposal against the provisions of the Noosa Heads Locality Code is detailed in
the table below: . e

Multiple Housing Type 2 Duplex

 

 

 

 

 

 

 

 

Criteria Planning | Proposal Proposal Proposal Proposat Compliance
Scheme . Lot? Lot2 Lot 3 Lot4
Population density - | 6.6 persons 6.6 persons 6.6 persons 6.6 persons v
6.6 persons : :
Plot ratio — 0,45:1 0.44 0.45 0.45 0.45 v
Site cover - 40% 35.08% 39.97% 39.97% 36.99% ¥
Landscaping 376.24m2 265,5m2 . 264.08m2 273.41 v
20% soft landscaping | 74% 79.44% 78.89% 80%
Roof form - 5 degree 5 degree and 600 | 7.5 degree and 10 degree and 12.5degree and v
minimum pitch mm 600 mm 600 mm 600 mm
and 600 mm eaves
Siloping sites - split
level design
° Cut & fill< f.2m Complies Complies Complies Complies v
+ Distance between Complies Complies Complies Complies

ground and floor

<3.0m
* Buildings present as | Complies Complies Complies Complies

2 to 3 storeys
Boundary setbacks .
* Frontage -6.0m Banksia Av - 6.0m | Grant St- 6.0m Grant St - 6.0m Grant St- 6.0m Lot 1*

awnings intrude

 

 

 

 

 

 

 

 

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Page 16

2 Duplex at 29 to 37 Grant Street, Noosa Heads described as Lots ! to 5 on SP179879, Parish of Weybo

Proposal Report Proposed Amalgamation of Lots and Boundary Realignment and Material Change of Use of Premises for Four (4) Muttiple housing - Type

 

 

 

 

Res Belig Pty Lid

Grant St - 4.5

deck intrusion
+ Side - half the Eastern - 2.0 m - | Western - 2.0m Western ~ 2.0m Wester - 2.0 Lot 1*
building height awnings intrude , :
+ Side — half the Eastem - 2.0m Eastem - 2.0m Eastem - 2.0m | Lott and4*
building height awnings intrude *Refer below
+ Rear— 6.0 metres Rear- 6.0m Rear - 6.0m Rear - 6.0m Rear - 6.0m v
Building Height v
+ in storeys - 2 storeys | 2 storeys 2 storeys 2 storeys 2 storeys
max .
«in metres - 8 metres | 8.2 metres 8.75 metres 8.0 metres 8.0metres Lot 1 and 2
max | *Refer below
Carparking 1 covered | 4 Covered spaces | 4 Covered spaces | 4 Covered spaces | 4 Covered spaces | 7
Space per dwelling
unit and 1 space for
visitor parking

 

 

 

 

 

 

 

 

The proposed units generally comply with the Specific Outcomes of the Noosa Heads Locality Code
with regard to population density, height, site cover and roof form. The proposed units on Lots 1 and
2 however do not meet the requirements of the code in relation to building height and setbacks.

Lot 1 - The proposed duplexes on Lot 1 and Lot 2 both slightly intrudes into the 8 metre height limit by
0.2 metres and 0.75metres respectively. The proposed development is considered consistent with
Specific Outcome 07 of the Locality Code as detailed below:

07 Buildings and other structures—

a) present a building height consistent with structures an adjoining and surrounding land;

The developments are set down from the roadway and provide a single storey presentation to
the street and surrounding area. The area of intrusion into the 8.0 metres is not visible to
existing development in Grant Street and will not present to premises on the opposite side of the
public parkland. :

'b) do not exceed a maximum building height of— For any other zone— 2 storeys;
Development is two storeys in height

C) do not visually dominate the street or surrounding spaces;

The area of the intrusion is relatively minor and is located at the rear of the site which adjoins an
area of public open space. The development presents a single storey to the street. Due to the
sloping roof form and the use of roof decks and staggered levels, the building will not impose on
the rear open space area.

d) preserve the amenity of surrounding land;
The proposed encroachment will not be visible from the surrounding areas due to the slope of
the site, the split level design of the building.

e) respect the scale of surrounding vegetation;
The height of the building will be of a similar level to the surrounding vegetation.

f) respond to the topography of the site by minimising cut and fill (eg. stepping down the site or
using a suspended pole construction); and maintain a mature vegetated skyline; and

Thé design of the building steps down the slope of the site and utilises the slope by concealing

carparking and storage areas.

g) maintain a mature vegetated skyline.

Due to the location of the existing vegetation in the middle of the site, there is limited opportunity
to retain these trees. The applicant is willing to landscape the setback areas to further screen
the development.

The proposed duplexes on Lot 1 and Lot 4 also propose minor intrusions into the setback areas as
detailed by the Specific solutions of the Locality Code. With regard to Lot 1, the applicant seeks a 4.5

=

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Page 17

Proposal Report Proposed Amalgamation of Lots and Boundary Realignment and Material Change of Use of Premises for Four (4} Multiple housing - Type
2 Duplex at 29 to 37 Grant Street, Noosa Heads described as Lots | to 5 on SP/79879, Parish of Weyba
Applicanc Res Bella Pry Led

 

metre setback to the secondary street frontage of Banksia Avenue due to the constraints that two
road frontages and the slope of the site create for the development.

The duplexes proposed on Lots 1 and Lot 4 also seek relaxation of the setback provisions for several
small awnings.

The proposal and reduced setbacks are considered to comply with the Specific Outcome as detailed
below:

Setbacks : :

08 Buildings and other structures are appropriately designed and sited to—

a) provide amenity for users of the premises as well as preserve the visual and acoustic amenity
of adjoining and nearby properties;

The proposed awnings are amenity features that are desirable elements of the building form.
These awnings provide additional articulation to the building and have not impact on the
surrounding area. The reduced setback to Banksia Avenue also has no impact on the sewerage
pump station opposite the site.

b) preserve any existing vegetation that will buffer the proposed building;
Existing vegetation will be retained where possible. e

c) allow for landscaping to be provided between buildings;
The reduced setbacks relate to awnings that will not affect landscaping between buildings.
Landscaped areas between the buildings are able to be provided.

d) maintain the visual continuity and pattern of buildings and landscape elements within the
street;
The reduced setback to Banksia Avenue will not be readily visible due to the slope of the site.

e) protect public safety and property within erosion prone areas by ensuring such areas are
maintained largely free of development; and
Not applicable

f) protect the natural character and visual amenity of coastal areas and watercourses.
The proposed development is consistent with the desired character of the area and does not
impact on the character of the area.

6.1.2 Semi -attached Housing zone
The proposal complies with the requirements of the Semi- attached Housing zone with each unit
having a defined entrance, varied roof forms and length of wall and providing articulated facades. @

6.1.3 Residential Uses Code

. The proposal has been reviewed against the provisions of the Residential Uses Code and is
considered to meet the Specific Outcomes and Probable Solutions of the Code. With regard to
location of garages the applicant is proposing to provide 4 covered carparking spaces on site. Due to
the location of the garages each unit is able to provide two visitor spaces in tandem with the main
garage. This arrangement maintains the residential amenity of the area and reduces the impact of
hard paved areas to the streetscape.

6.1.4 Landscaping Code

A separate application for Operational Works will be lodged with Council. The building designer
indicates that the landscaped open space has been provided in accordance with the Landscaping
Code.

6.1.5 Engineering Codes

A separate application for Operational Works - Engineering works will be lodged with Council and
appropriate conditions can be included as part of any approval.

a

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Page 18

Proposal Report Proposed Amalgamation of Lots and Boundary Realignment and Material Change of Use of Premises for Four (4) Multiple housing - Type
2 Duplex at 29 to 37 Grant Srreet, Noosa Heads described as Lots | to $ on 5P179879, Parish of Weyba
Applicant. Res Bella Pty isd

 

Preliminary discussions with Council staff indicated that the use of the two access points would be
appropriate.

The applicant is proposing to provide 4 covered carparking spaces on site which is in excess of minimum
carparking requirements of three spaces. This configuration was determined to be the most appropriate
arrangement for the site due to the lot shape and manceuvring requirements of the Australian standards,

Planning officers from Council have advised at an Industry Working Group meeting, that the provision of
two double garages on site for duplex dwellings would be acceptable and considered to fulfill the parking
requirements. Further staff advised that they had been accepting such provision on a regular basis under
the Noosa Plan.

The applicant therefore requests that Council be consistent in assessment of carparking for these sites and
agree to the provision of additional carparking on site.

The proposal meets the Specific Outcomes for carparking as demonstrated below:

O89 Sufficient carparking is provided to accommodate the number and type of vehicles likely to be
generated by the development having regard to the specifics of the use including—

a) the type and intensity of land use;

The applicant is providing carparking in excess of Councils requirements for duplex dwellings.
The use is of a residential nature and is of a low intensity not generating significant traffic
volumes. The development and traffic generation is consistent with surrounding development.

b) any existing parking available on the site;
The applicant is providing four spaces on site which is more than required by the Noosa Plan.

¢) hours of operation;
The residential use of the site and provision of four spaces will ensure that carparking will be
sufficient for the site. .

d) likely numbers of users;

The main users of the site will be the residents who will utilise the double garages. Whilst it is
noted that there is no specific designated visitor carparking on site, it is considered a more
appropriate solution to provide carparking for the residents of the site who will utilise the carparks
on a daily basis rather than providing a space for the occasional visitor. Due to two individual
garages being provided on site visitors can park in a tandem arrangement behind the garages if
necessary.

@) the peak parking demand periods of uses on the site; and

The peak period for carparking will generally relate to peak holiday season. As indicated above
itis considered more appropriate to provide carparking for residents on a daily basis rather than
the occasional visitor.

A the availability of alternative carparking.
On street carparking is available within Grant Street as well Banksia Avenue.
6.2 Overlays

The site is subject to the requirements of the Biodiversity Overlay as it proposes to remove vegetation
of local origin. The proposal complies with Specific Outcome 02 of the Overlay which states:

02 interference with vegetation on land committed for development, only occurs where
that part of the land to be cleared is to—

a) accommodate a house site area and any necessary effluent disposal system, where
no other suitable cleared or partially cleared area is available on the premises;

b) provide for reasonable and necessary access to a building or structure; or

C) provide for the reasonable and necessary control of fire risk to a building or structure.

328 martoo consulting - Town Planning + Urban Design Consultants 12

 

Page 19

Proposal Report Proposed Amalgamation of Lots and Boundary Realignment and Material Change of Use of Premises for Four (4) Multiple housing - Type
2 Duplex at 29 to 37 Grant Street, Noosa Heads described as Lots ! to 5 on SP179879, Parish of Weyba
Applicant: Res Bella Pty Ltd

 

The site is included in an urban area that is committed for development. Existing vegetation Is located
in the centre of the site and in combination with the slope of the site; it is not feasible to retain
vegetation in the centre of the site.

The Natural Hazard Bushfire & Acid Sulphate Soils Overlay identifies the site as being in a Medium
Bushfire Hazard Area. An assessment of the proposal against the provisions of the Natural Hazards
Overlays Code indicates that the proposal complies with the Specific outcomes and probable
solutions.

The site is in a defined urban area and has easy access to a water supply.

An analysis of the likely risk of fire indicates that a fire might generate from the area known as
Settlers Cove to the west of the site. Future development of a‘resort on the Setters Cove site will
further manage this area with regard to fire.

The existing road infrastructure to the west of the site provides an effective firebreak to the site as
well as the access driveway on the site. As demonstrated in photographs 7 and 8 below.

  

mae

 

Photograph 8 - existing driveway acting as a firebreak to Council
park

Photograph 7 - existing roadway - firebreak to west of site

The site is connected to town water supply and therefore has a reliable water source in the case of
fire. Further, the existing road network provides a number of alternative emergency access and
evacuation routes in the case of a fire. @

- The applicant is also willing to accept a condition relating to the planting of low combustible plant
species across the site.

6.3 State Planning Policies

No adopted State Planning Policy is triggered by this development application.

Bd

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Page 20

Proposal Report Proposed Amalgamation of Lots and Boundary Realignment and Material Change of Use of Premises for Four (4) Multiple housing - Type

Applicant:

2 Duplex at 29 to 37 Grant Street, Noosa Heads described as Lots | to 5 on SP!79879, Parish of Weyba
Res Bella Pty Ltd

 

7

Fd

Conclusion

The above development application has been submitted to Noosa Council as the Assessment
Manager of the application under the Integrated Planning Act 1997. This application seeks a
Development Permit for a Material Change of Use of Premises for four Multiple Housing Type 2
Duplex which is Code assessable development under the 2006 Noosa Plan.

This application can be supported on a number of grounds as provided in detail in the above report.
These grounds include:

The proposed design acknowledges the topography, shape and orientation of the subject site and
the existing features of the existing surrounding building fabric; .

The Noosa Plan supports the development of duplex dwellings on the site;
The development is consistent with the intent of the zone;

The surrounding land uses and roadways to the site and the characteristics of the locality support
the use of the site for a duplex dwelling;

The proposed Multiple Housing is generally consistent with the provisions of Noosa Heads
Locality Code; and

The areas of non-compliance (ie. setbacks and building height) are considered minor and
grounds have been provided in this report that support the development application as proposed.

The Assessment Manager's favourable consideration of the above development application is
therefore recommended.

228 martoo consulting - Town Planning + Urban Design Consultants 14

Page 21

Preposal Report Proposed Amalgamation of Lots and Boundary Realignment and Material Change of Use of Premises for Four (4) Muttiple housing - Type
2 Duplex at 29 to 37 Grant Street, Noosa Heads described as Lots | to 5 on SP179879, Parish of Weyba
Applicant Res Bella Pty Ltd

 

_ Annexures

Appendix A: Location Map

*

martoo consulting - Town Planning + Urban Design Consultants 16

 

Page 22

Proposal Report Proposed Amalgamation of Lots and Boundary Realignment and Material Change of Use of Premises for Four (4) Multiple housing - Type
2 Duplex ot 29 to 37 Grant Street, Noosa Heads described as Lots | to 5 on SP179879, Parish of Weyba
Applicant Res Bella Pry Led

 

Annexures

Appendix B: Reconfiguration Plan

3%! martoo consulting - Town Planning + Urban Design Consultants 16

 

Page 23

© The State of Queensland. i

 

LOCATION MAP

@ TOWN PLANNERS

 

 

   

ma i DEVELOPMENT CONSULTANTS
consulting m@ URBAN DESIGNERS PLANNING ASSESSMENT REPORT
Proposed Amalgamation of Lots and Boundary Realignment and "FILE NAME> , LOCATION MAP “DATES * JULY 2007
Material Change of Use of Premises for Four (4) Multiple housing - JOBNOS. 00792
Type 2 Duplex at 29 to 37 Grant Street, Noosa Heads described - 7 SCALES “see above”

ISOURCE> NOOSA SHIRE COUNCIL FIGURE

‘as Lots | to 5 on SP179879, Parish of Weyba

Page 24

GRANT STREET

  
  

 

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Lor 2}

665.74m?

 

 

 

   

 

 

 

 

|
|
PROPOSED RECONFIGURATION OF 5 LOTS TO 4 LOTS - GRANT STREET - NOOSA HEADS

OVERALL PLANS OF 4 No. PROPOSED DUPLEX'S - LOTS 1 - 4, GRANT STREET. NOOSA HEADS RES BELLA PTY LTD ae
1:250 @A3 meee UES MM

 

 

 

Page 25

Proposal Report Proposed Amalgamation of Lots and Boundary Realignment and Material Change of Use of Premises for Four (4) Multiple housing - Type
2 Duplex at 29 to 37 Grant Street, Noosa Heads described as Lots I to 5 on SP179879, Parish of Weyba
Applicant Res Bella Pry Lid

 

Annexures

Appendix C: Development Plans for the Proposal

*

22 martoo consulting - Town Planning + Urban Design Consultants 17

 

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£1753 \"

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SP179879

\
MAX WATTERSON
& ASSOCIATES
Surveyors &
Planners

10 Maple Streat
icooRoY

P.O, Box 639
cooROY Q 4563

Ph. (07) 5442 6121

Fax, (07) 5442 5125
[email protected]

P= HENDRICK
ASSOCIATES.

Pryect
PLAN SHOWING

DETAILS OF LOTS
1-5 ON SP179879.

PARISH: WEYBA
COUNTY: MARCH

LOCAL GOVT. NOOSA S.C.

LOCALITY: NOOSA HEADS

   
       
     
   
     
 
  
 

Pan of 1

 

Scale: +: 350
Datum: AHD Date: 1808/06
Origee PM 17628

RL 36.104

Cora. Inks 1.0m

   

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Page 46

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framaless glase hi-ight

   

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C_] Denotes ‘Site Cover’

PLAN SHOWING 'SITE COVER‘...
SITE COVER AREA CALCULATIONS

Max. site cover alowed, 40% of 720.89? = 288,356m?
Site cover proposed. 266.660m? (36.99%)

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Denotes ‘SOFT
Landscaped Open Space
Oenotes ‘HARD’

Landscaped Open Space

 

LEVEL 3 PLAN (SHOWING GROSS FLOOR AREA)
GROSS FLOOR AREA CALCULATIONS

‘Gross floor area permitted 451% 720.89 = 324.40m2
Gross floor area proposed 323.00m?

  
       
   
 
 

PLAN SHOWING ‘LANDSCAPED OPEN SPACE’...
ND: N SPACE AREA CALCULATIONS

Landscaped open space required. 6.6» x 40m? = 264.00m?
Landscaped open space provided 273.417
Soff landscaping provided 220.68m? (80.72%)

 

   

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Page 65

existing she cak to be removed

   
 
 

   

extent of butding outina existing box lo be retained if possis 7
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existing she oak to be removed:

    
    

 

          
  

     

      

       
      

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DEVELOPNENT FEES & CONTRIBUTIONS
(Cashier: Pepeun to Admin Officer, Development)
APPLICATION AND GENERAL FEES AMOUNT RECEIPT TYPE | BONDS - Bond Refund Details ; I
Application Fees a ous 540 Payee Name:
Road / Drainage Plan Exam 541 Address: |
Road / Drainage Field Inspection 542
Legal Document Examination 543
Sealing Fee - Survey Plans, Legal Documents 544
Sale of Documents, Policy Lists, Misc 545 CALCULATIONS _ ~
Bonding Admin Fee (Contributions, uncompleted works) 546 Lot Calculation f ‘ Alert pin pee eo
Closed Circuit TV Inspection 588 Prvalge rection yo
Pre-lodgement Meeting Fee 549 2G 30
CONTRIBUTIONS —ssy AMOUNT | RECEIPT TYPE | Plan Examination Calculation ‘
Developer Contribution - Landscaping 550
Developer Contribution - Road Other than PSP 563
Developer Contribution — Drainage Other than PSP 554

 

 

   

 

 

Developer Contribution ~Pathway Other than PSP
Developer Contrib. - in Lieu Off St Parking (PSP13 Car parking}
Developer Contribution - Other Parks and Community

 

  
  
 
 

  
  

685 Inspection Calculation
556

 
 

 

ROADWORKS CONTRIBUTIONS _

 

  

ICS - Community Land (Not currently active)

  
 

 
 

Catchment:

 

  
  
  

ICS — Public Transport
ICS - Sewerage (PSP Rural)
ICS - Sewerage (PSP Coastal}

 

  
  

 

  
 

Road/Section:

 

 

 

 

 

 

 

 

 

    

 

 

 

   

 

 

 

 

 

 

 

  

 

 

 

 

ICS - Sewerage — South Peregian (PSP Maroachy) 681 APPLICATION DETAILS
ICS - Water Supply (PSP) 614 Payee Name: Q Bee ae Pb Kho,
ICS - Sport and Recreation Land (PSP Parks) | 559 Address:
[ ics ~ Drainage (PSP Noosaville Master & Ward Street) | 581 fo bax 37 b
ICS - Road (CMRNICP) If BA not entered then use 594 583 : t iw
on NW O08}
ICS - Pathway (PSP) 584 S pe s 2
Total of Fees Paid (Excluding Bonds) $ Development Location:
CPI Date: a AMOUNT RECEIPT TYPE | File Numbers or Reference:
Security Deposits/Performance/Maintenance/Uncompleted Works Bond 51 (Cat 9)

 

 

 

Total of Fees Paid (Including Bonds)
L

PLand Development/FEES & CONTRIBUTIONS/DEVELOPMENT FEES.doc

/s 1,430 -

Date application properly made:

Receipt No: 500260 | Receipt Date: fer] le

 

Page 68

x "a dmi20 - “Application Update - 5.0 ~ : ' : . ” ~ Tce)

 

 

 

 

1 Payment Requesis . '
VF Desctioton ” Receit Te Receik Nurber Stu * Date Defaat Fee Receve
+ , MCU-CONS MCU - Consistent Use. 521 300260 PAID 19/07/2007 11200.00 11260.0
L/DEV FEE Aogicalion Fees Develoomert 540 300250 PAID 1707/2007 2930.00 23000 |

$14,130.00 $14,131

 

 

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Page 69

 

 

 

 

 

 

 

 

 

 

& e_dm120 - Application Update - 5.0 “ Lio
. Paymerk Requests .
4. Receipt Number Status 1 Date * Defat Fes | Received | Oltstanding } Last Payment i-
1 iP soqze0 PAID 11707/2007 1200.00 77200.00 0.60 771250.00 }
300260 PAID A727 = 2330.00 2930.00 5.00 2930.00 |
$14,130.00 $14,130.00 $0.00 $14,130.00 |
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Monday, Jul 23, 2007 11:05 AM
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