Planner report · 131999.982632.1

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Disclaimer: This plan reflects information
currently held in Council's records.
Accurate representations of boundaries over
individual allotments cannot be guaranteed.
Locations of entities shown on the plan are
indicative only. Do not attempt to scale!

3 Jun 1999

7

   

NOOSA COUNCIL

Page 3

Town Planning Department’s Reports 4/6/1999 - Ordinary Meeting 17/6/1999 75

1. SITE

The subject site is situated on the north western side of Mitti Street at Noosa Heads and
currently accommodates one of the original dwelling houses in the Noosa Heads locality. It is
a relatively large house block, being over 800m? in area. A significant amount of natural
vegetation is scattered around the site, with a substantial amount at the front of the property.
This includes some very tall trees. The garage is currently located at the front of the site with
high fences ensuring privacy. A clump of golden cane palms are well established on the
footpath.

The adjoining property on the south western side is a three storey complex of 12 units,
estimated to be 12 metres in height. On the north-eastern side of the site, are 3 units. Further
units adjoin the site to the rear and the neighbourhood is generally a mix of two and three
storey unit blocks.

2. PROPOSAL

The applicants propose to remove the existing house and construct a duplex to consist of an
underground basement carpark and two units above. Each unit will be two storeys, consisting
of living areas on the first floor and bedrooms above these. Each unit will have three
bedrooms. A total of six covered carparking spaces will be provided in the basement carpark.
Rooftop terraces and extensive use of patios are to be employed around the building. The
units will be constructed of rendered masonry walls. Timber shutters, lightweight awnings and
pergolas will also be employed. The applicants propose to maintain a considerable amount of
the on site existing vegetation.

The applicant is also seeking modification to the maximum building height of 8 metres to
allow for the rooftop terrace features.

3. NOTIFICATION

A Notice of Compliance was submitted on 31 May 1999, stating public notification of this
application has been carried out in accordance with the requirements of the Integrated
Planning Act. During this notification period, two submissions were received. Both submitters
are neighbours, one on the north-eastern side and one to the rear.

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Page 4

 

MITT] STREET DUPLEX DEVELOPMENT

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MITTL STREET OUPLEX DEVELOPMENT
FLOOR PLANS

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STUDIO NOOSA

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ROOFTOP DECK: 50.8 m’
STAIR ond ACCESS: 12.6 m’
TOTAL: 63.4 m
DUPLEX 2 ROOFTOP: jm

ROOFTOP DECK: 47.5 m
STAIR ond ACCESS: 12.6 m*
TOTAL: 60.1 m’

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BASEMENT GROSS: penta) 327.7 m
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DUPLEX 1 34.2 mi
DUPLEX 2 34.2 m’
MSITOR PARKING 29.7 m
TOTAL: 98.1 m*
CIRCULATION: gem) 171.2 m
DUPLEX STAIR, LAUNDRY and STORAGE:

DUPLEX 1 20.0 m’
DUPLEX 2 21.6 m
TOTAL: 41.6 m’

 

ROOFTOP PLAN

Page 8

MITT STREET DUPLEX DEVELOPMENT

 

 

ELEVATIONS and SECTION

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Page 9

 

SIDE (NORTH-EAST) ELEVATION

 

SIDE (SOUTH-WEST} ELEVATION

8 metre PROFLE of CENTRE WALL

 

LONGITUDINAL SECTION

Page 10

Town Planning Department’s Reports 4/6/1999 - Ordinary Meeting 17/6/1999 76

3.1.

3.2.

The rear neighbour is concerned that the height of the building exceeds 8 metres and
this will lead to a decrease in their privacy.

Comment

The height of the building is discussed later in this report. Generally the roof level
does not exceed the allowable 8 metres however the balustrading around the roof
terrace and the dividing wall between the two terrace spaces will exceed this.

It is understood that in a prime location such as this the applicants would want to
optimise views by creation of a roof top terrace. Any such two storey building with a
terrace above this is likely to create some privacy concerns for neighbours as their
units or yards could be overlooked. Given the proposed unit will be behind and to the
south of this neighbour though, they will not be losing any existing views and it should
not lead to any overshadowing. The affect of the likely height of the building in
amenity terms is more of a concern.

The neighbour on the eastern side is also primarily concerned about the height of the
building and the associated loss of privacy and daylight in their yard. However they go
on to object to the lack of presented detail on landscaping, colour schemes, building
material, mechanical plant and construction detail. They also suggest that the
significant amount on excavation on site will put neighbouring properties at risk.

Comment

Again the issue of height is discussed in more detail later. The subject site lies at a
higher natural ground level than this submitters premises which is the central unit of a
three unit complex, also 2 storeys in height. The issue of site control during excavation
works should be addressed by conditions of any approval, and a bond would be placed
specifically on this condition. In relation to their other concern that further details were
not provided, there is no requirement for the applicants to submit such information at
this stage and they would be required to lodge separate applications for operational
works and building works.

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Page 11

Town Planning Department’s Reports 4/6/1999 - Ordinary Meeting 17/6/1999 77

4. ASSESSMENT

Assessment of this application in relation to the requirements of the duplex provisions within
the Planning Scheme can be best summarised by the following table.

 

Criteria Proposal Planning Scheme
Site area 809 m? 500 m? min
Population density 6.6 persons 6.6 persons max
Plot ratio 0.37:1 0.45:1 max
Gross floor area 300 m? 364.22 m? max
Site cover 35.82 % (290 m?) 40% max
Landscaped open space 560 m? 264 m? min
Length of wall 6 metres 15 metres desirable max
Boundary setbacks

e Frontage 10.5 metres 6 metres min

e Southern Side 2 metres 2 metres min

e Northern Side 2 metres 2 metres min

e Rear 6 metres 6 metres min
Building height

e in storeys 2 storeys 2 storeys max

e in metres

Carparking

8 metres excluding rooftop
structures

6 covered
0 uncovered

8 metres max

2 covered
1 uncovered

 

As can be seen by the table above, the development generally accords with the duplex
provisions of the Planning Scheme.

The large duplex will certainly represent a change in the amenity of the site although given
the use of surrounding land for much larger unit complexes, it should not detract from the
amenity or character of the neighbourhood.

There are numerous tall trees on and about the site, which will assist in screening the duplex
from neighbours and further landscaping would be required as a condition of approval.

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Town Planning Department’s Reports 4/6/1999 - Ordinary Meeting 17/6/1999 78

The roof of the building will not exceed 8 metres in height however, the balcony around the
rooftop terrace and any privacy wall between the units, would exceed this height. In this case,
the designer has shown balustrading around the rooftop terrace and a short wall between the
two units at the roof level. In reality, the owners would want a solid privacy wall of at least
1.8 metres in height which would reach nearly as high as 10 metres above ground in some
places. Also, the stairs are shown to be exposed to the weather and it is unlikely they would
remain so, allowing water to flow down into lower levels of the dwellings. Any roofing or
enclosure of the rooftop stairwell contravenes the provisions of the planning Scheme. Pergolas
are also a common feature of roof top terraces as they are used to define the height of the unit
title.

The applicants have the option of lowering the floor to ceiling heights of the habitable storeys,
allowing for a rooftop terrace which would meet the Scheme requirements, but due to the split
levels within these storeys and the arrangements of the stairwells, this would essentially
require a redesign.

The recommendation proposes removal of the roof top terraces.
4.1 BUILDING COMMENTS

The design of this building is such, with the lowest level being a common basement carpark,
that the building must be classified as Class 2 and not Class la. The building will therefore
need to comply with the Class 2 provisions of Volume 1 of the Building Code of Australia
and this will be conditioned in the report.

4.2. ENGINEERING COMMENTS

Mitti Street is a bitumen sealed street with kerb and gutter and footpath in front of some
developments. It travels in a north-easterly direction from Pandanus Street until it turns almost
due north to intersect with Park Road near the entry to the Noosa National Park. For some of
its length, it is two way, but changes to one way (north) for the final 270 metres or so. The
subject site is located in the start of this one way section and will require left in/left out traffic.

The general ambience of the street is created by established vegetation of some age growing
almost up to the carriageway, particularly in the one way section and this feel should be
retained. It is not intended to require any additional frontage works save landscaping to
remove any undesirable species. The existing palms in the footpath should be retained.

The building is located centrally on the site and is to be serviced by an underground car
park/garage, with a single driveway. All on site parking is provided in the underground
carpark in two double garages, one for each unit, and one double parking area for visitors. The
dimensions and layout of the proposed garages and associated manoeuvring areas are
acceptable and vehicles will be able to leave the site in a forward direction. Underground car
parking areas may have to be provided with mechanical ventilation and a condition requiring
compliance with the Building Code of Australia in this regard, is included.

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Town Planning Department’s Reports 4/6/1999 - Ordinary Meeting 17/6/1999 79

The garage floors are lower than the kerb top at the driveway, and surrounding surface levels.
This creates potential drainage problems and the use of a pump to remove stormwater and
wash down water is not without risk. There are four drainage sumps indicated on the
submitted plans for the underground car park, and these will need to be connected to a
pumpwell via a grease and oil trap to remove any likely pollution. Any stormwater entering
this area will be windblown, and only of small volume. A high level alarm warning should be
provided for the well, and a condition requiring this is included. The pump should discharge
to a kerb outlet in Mitti Street.

As this area is fundamentally on a sand hill, an alternative carpark drainage solution is to
provide an on site storage tank and gravitate to an infiltration pit on site. The volume of
storage required and the size of outlet, would need to be designed having regard to likely
inflows and absorption capacity of any infiltration pit.

The driveway itself rises slightly from the street before falling to the garages. There is a grated
drain which will provide some protection to the garages from rainwater runoff and this drain
can discharge back to the street. There are no problems with the geometry of the driveway.

Roof and driveway runoff can discharge to the street then to an existing catchpit some 39
metres away.

The site is only accessible via Park Road which is subject to a 9 tonne load limit. A condition
relating to this is included.

Contributions for Water and Sewerage Headworks, and Beach Access are required.
RECOMMENDATION

With regard to 16297DA (Studio Noosa Pty Ltd) for a Material Change of Use of Premises
for a duplex dwelling at 11 Mitti street, Noosa Heads described as Lot 23 on RP51935, Parish
of Weyba, Council approve the application and grant a Development Permit, subject to the
following conditions:-

Building

1 The plans submitted for a Development Permit for building works are to comply with
the approved plans, except as amended by these conditions, and the following
requirements:-

1.1 This building will be classified as Class 2 due to the common basement
carpark and shall therefore be designed to comply with the Class 2 provisions
of Volume 1 of the Building Code of Australia.

1.2 Balustrading to balconies or terraces more than 4.0 metres above finished
ground level shall be non-climbable.

1.3 No roof top terraces are permitted.

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Town Planning Department’s Reports 4/6/1999 - Ordinary Meeting 17/6/1999 80

2

Construction work and other associated activities are permitted only during the hours
of 7.00 a.m. to 6.00 p.m. Monday to Saturday. No work is permitted on public
holidays, except where extended hours are approved by the Manager of Building.

Health

The developer must provide an imperviously paved area upon which to stand all refuse
and recycling containers together with a suitable enclosure, if required, to enclose the
refuse container area to the satisfaction of the Environmental Health Officer.

Any flat or unit intended to be let out for fee or reward is to be licensed annually with
Council’s Health Department in accordance with the provisions of Chapter 43 of
Council’s Local Laws prior to such letting.

In accordance with the Environmental Protection (Water) Policy 1997, all sand, silt,
mud, paint, cement, concrete, builders waste or rubbish shall not be permitted to enter
or be placed where it could reasonably be expected to move into a roadside gutter,
stormwater drain or a water course. On the spot fines apply for such offences.

Engineering

Provision of at least 6 covered off-street car parking spaces, and access thereto which
shall be provided with a bitumen sealed or concrete pavement.

The carparking spaces and associated manoeuvring areas shall comply with Australian
Standard AS2890.1-1993 for residential uses.

Park Road, which is the official lead in road to this development, has a 9 tonne load
limit due to road stability problems. This limit applies to all vehicles, including
construction equipment and delivery vehicles.

All suppliers of services, materials, and equipment shall be advised of this so that they
can provide for the cost of the constraint imposed. Council may permit access by
vehicles in excess of 9 tonnes with conditions. An application for a permit can be
made to Council’s Engineering Department.

Payment of a contribution to Council in accordance with Council's Policy on Beach
Access Contributions, prior to the issue of a Development Permit for building works.
Such payment shall be in accordance with the contribution rate adopted by Council
and current at the time of payment. An estimate only of the contribution at the date of
this decision is $65.

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Town Planning Department’s Reports 4/6/1999 - Ordinary Meeting 17/6/1999 81

9 Payment of contributions in accordance with Council's Policy on Water Supply
Headworks Contributions and Sewerage Headworks Contributions. An estimate only
of the charges as at May 1999 under the current policy is as follows:-

Water Supply $3,743

Sewerage $5,118
TOTAL $8,861

Note that the headworks charges will alter in accordance with Price Index variations or
if any amendment is made to Council's policy.

Headworks contributions shall be calculated and paid in accordance with either of the
following alternatives:-

9.1 Payment to be made prior to the issue of a Development Permit for building
works in the amount calculated under the Policy at that date; or

9.2 Payment may be deferred to a date:-
9.2.1 prior to Council sealing plans of the development for titling purposes;

9.2.2 prior to the issue of a Certificate of Classification for any building
works; or

9.2.3 prior to commencement of the approved use at the relevant premises;

whichever is the sooner. Payment of deferred headworks contributions shall also be
subject to the following requirements:-

9.2.4 Payment of a bonding fee in the amount of $150 and submission of a
trading bank guarantee to the value of headworks assessed at the time
of submission, plus 20%, prior to the issue of a Development Permit for
building works;

9.2.5 Headworks shall be calculated as the value of headworks assessed at
the ordinarily due time of payment, plus interest charged at the rate set
by the Queensland Treasury Corporation for Local Government
borrowings as they apply to Noosa Shire. The interest rate used shall be
the rate current at the "time prescribed" above;

9.2.6 Should the contributions not be paid at the due time, Council shall call
upon the security lodged; and

9.2.7 in the case of a Development Permit for building works, if a permit
expires the securities will be returned.

10 The footpath across the Mitti Street frontage is to be maintained in its current
condition. Any damage caused during construction is to be rectified at no cost to
Council.

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Town Planning Department’s Reports 4/6/1999 - Ordinary Meeting 17/6/1999 82

11

12

13

14

15

Existing palms in the footpath shall be retained and any undesirable plant species shall
be removed.

Any kerb and gutter, or pavement damaged by construction traffic or works, or by the
installation of a new access crossing shall be repaired to the same profiles that existed
prior to work commencing, all at no cost to Council.

Any alteration of any public utility or other facilities necessitated by the development
of the land or associated construction works external to the site shall be at no cost to
Council.

The development site shall be connected to Council's existing water supply and
sewerage reticulation systems at no cost to Council and to the standards and
requirements of Noosa Council.

Roof and surface water is to be collected on site and discharged through a single
underground drain line into existing drainage in Mitti Street to the reasonable
satisfaction of the Shire Engineer.

Alternatively, roof water may be disposed of on site into approved infiltration pits.

Details of the drainage scheme shall be submitted with an application for a
Development Permit for Operational Works.

Rainwater and washdown water in the underground car park is to be collected in
grated pits and directed via a grease and oil trap to a pumpwell.

The pumpwell shall be fitted with a appropriate pump, and high level alarm system,
and discharge to a kerb outlet in Mitti Street;

or.

>

rainwater and washdown water in the underground car park is to be collected in grated
pits and directed via a grease and oil trap to an on site detention tank. This detention
tank is to be drained under gravity via a throttled outlet to an on site infiltration pit.

Plans for the proposed system shall be prepared by a registered Consulting Engineer
to manage a 1:100 year event. The plans and calculations shall be submitted with an
application for a Development Permit for Operational Works for approval by
Council’s Development Engineer.

The underground car park shall be ventilated in accordance with the Building Code of
Australia and any relevant Australian Standard.

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Town Planning Department’s Reports 4/6/1999 - Ordinary Meeting 17/6/1999 83

16

17

18

19

20

21

22

23

Any person acting on this permit shall prevent erosion and sediment export from the
site.

Site control measures such as silt fencing, controlled gravel access to the site and
controlled disposal of waste, may be necessary. An erosion and sediment control plan.
shall be submitted for approval by the Development Engineer, prior to the issue of a
Development Permit for Building Works.

A $2,000 site control bond is required to be lodged prior to issue of a Development
Permit for Building Work, to ensure compliance with this condition. It will be
refunded following compliance with this condition and satisfactory completion of all
works, less any costs incurred by Council in effecting compliance with the condition.

Town Planning

Development undertaken in accordance with this approval must generally comply with
the approved plans of development. The approved plans are prepared by Studio Noosa
and dated March 1999 and as may be amended by these conditions.

The development must be undertaken and operated in a manner that causes no
detrimental effect upon the amenity of the neighbourhood by reason of the creation of
excessive noise, lighting nuisance or other emissions.

The roof top terraces as shown on the proposed plans are not approved.

The open space and setback areas are to be landscaped in accordance with Council’s
Policy on Landscaping Guidelines and a properly prepared landscape plan. Such
landscaping is to be completed prior to the premises being occupied and maintained at
all times thereafter to the reasonable satisfaction of the Manager of Planning.

A vegetation survey of the subject site and the adjacent footpath is to be submitted
prior to the issue of a development permit for operational works or building works. No
clearing of the site is allowed except in accordance with an approved landscaping plan
once a development permit for operational works is issued.

Any fencing provided in conjunction with the development is to be setback an average
of two (2) metres to any road frontage pursuant to clause 36 (6) (c) of the Schedule to
the Planning Scheme.

Existing trees on the site and within road reserves are to be retained, except where
required to be removed due to building operations or the conduct of the approved use.
The landscape plans referred to above are to denote areas of existing vegetation or
existing trees proposed to be retained.

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€

Town Planning Department’s Reports 4/6/1999 - Ordinary Meeting 17/6/1999 84

24

25:

26

27

In addition to the site control bond specified in condition 16, the developer must
submit security in the form of a cash bond or trading bank guarantee to the sum of
$3,000 to secure performance of all conditions of this approval, prior to the issue of a
Development Permit for building works. The cash bond or trading bank guarantee will
be returned on performance of the conditions of approval less any costs incurred by
Council in respect of enforcing performance of this permit.

The requirements of this development approval are to be effected, prior to the use of
the premises. Council reserves the right to call upon the bond or guaranteed sum
referred to in this approval to effect compliance with conditions.

This Development Permit for a material change of use of premises lapses if:-

26.1 the use or erection of a building or other structure associated with the use, has
not been commenced within four (4) years of the date of issue of the
Development Permit, unless application is made and approved by Council for
an extension; or

26.2 the use of any premises pursuant to the Development Permit ceases.

Prior to the commencement of development, the developer must obtain the following
Development Permits:-

27.1 Development Permit for building works;
27.2 Development Permit for plumbing and drainage works;

27.3 Development Permit for operational works of landscaping, carparking and
access;

27.4 Development Permit for reconfiguring a Lot.

Departments Consulted :

 

 

 

 

 

 

 

 

 

Administration Finance ¥ | Engineering ¥ | Town Planning

 

 

 

 

 

 

Building Y | Health Legal Environment

 

 

 

 

 

 

 

 

 

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