Original source · versioned page text
Planing report 2020
proposal report
development application
Development Permit for a Material Change of Use of Premises for Short
Term Accommodation
over Lot 1 on SP297618 and located at 1/20 Nannygai Street, Noosaville
Prepared For: Troy and Jessica Townsend
Prepared: October 2020
See the original
The page text is free to read. Viewing or downloading an original file needs an account.
Log in to see the originalSearchable page text hides email addresses. Original files are unchanged and may show email addresses.
Full text of the other 14 pages
Page 2
proposal report
Prepared by:
Martoo Consulting Pty Ltd
13/6 Bottlebrush Ave, Noosa Heads Q 4567 PO Box 1684, Noosa Heads Q 4567
T +61 7 5447 2550
38 Nash Street, Gympie Q 4570 PO Box 391, Gympie Q 4570
T +61 7 5482 7440
© Martoo Consulting Pty Ltd 2017
The information contained in this document produced by Martoo Consulting Pty Ltd is solely for the use of the Client identified on the
cover sheet for the purpose for which it has been prepared and Martoo Consulting Pty Ltd undertakes no duty to, or accepts any
responsibility to, any third party who may rely upon this document.
All rights reserved. No section or element of this document may be removed from this document, reproduced, electronically stored or
transmitted in any form without the written permission of Martoo Consulting Pty Ltd.
martoo consulting
town planners + urban designers + development managers page 2 of 15
Page 3
proposal report
Contents
1.0 Summary ......................................................................................................................... 4
1.1 Development application details ............................................................................................. 4
1.2 Planning instrument details ..................................................................................................... 4
1.3 Referral agencies ..................................................................................................................... 4
2.0 Site details ....................................................................................................................... 5
2.1 Site description ....................................................................................................................... 5
2.2 Surrounding land uses ............................................................................................................. 6
3.0 Proposed development details ......................................................................................... 7
4.0 Planning assessment ........................................................................................................ 8
4.1 Noosa Plan……………………………………………………………………………………………………………………………….…8
5.0 State assessment and other matters .............................................................................. 13
5.1 State interests ....................................................................................................................... 13
6.0 Conclusion .................................................................................................................... 14
7.0 Appendices ................................................................................................................... 15
Appendix A Proposal Plans
martoo consulting
town planners + urban designers + development managers page 3 of 15
Page 4
proposal report
1.0 Summary
1.1 Development application details
Proposed development: Short Term Accommodation
Type of approval sought: Development Permit for Material Change of Use
Site address: 1/20 Nannygai, Noosaville Qld 4566
Real property description: Lots 1 on SP297618
Site area: 809m2
Assessment manager: Noosa Council
Owner details: Troy and Jessica Townsend
Applicant details: Troy and Jessica Townsend
1.2 Planning instrument details
Regional plan: SEQ Regional Plan 2009–2031 (version commenced 2 May
2014)
Designation: Urban Footprint
Planning scheme: Noosa Plan 2020
Zone: Medium Density Residential zone
Local plan: Noosaville Local Plan
Level of assessment: Impact
Applicable overlays: Acid Sulfate Soils
Flood Hazard
Applicable codes: The Planning Scheme
1.3 Referral agencies
There are no applicable referral agencies for the proposal.
martoo consulting
town planners + urban designers + development managers page 4 of 15
Page 5
proposal report
2.0 Site details
2.1 Site description
The subject site is a rectangular shaped lot located on the north-eastern side of Nannygai Street,
Noosaville and described as Lot 1 on SP297618. The entire site has been developed for a duplex
dwelling which approved two separate units. The application relates to the north western unit
known as unit 1. Figure 1 provides a plan of the location of the site.
Pedestrian and vehicular access is provided from Nannygai Street with a double garage accessed
from the driveway. The subject site is serviced by standard community infrastructure including
reticulated water supply and sewerage, underground telecommunications and overhead electricity
supply, bitumen roadways and kerb and channel.
The site is to the best of our knowledge is not known to be contaminated.
Figure 1: Aerial view and site identification Source: Noosa Council
martoo consulting
town planners + urban designers + development managers page 5 of 15
Page 6
proposal report
Figure 2: Satellite view and site identification Source: Noosa Council mapping
2.2 Surrounding land uses
The site is located in a residential area which is characterised by predominantly by unit complexes
including holiday accommodation as well as several residential dwellings.
Table 2: Surrounding land uses
Surrounding land uses
Northern boundary Duplex Dwelling, Adeona Child Care Centre and Anchor Motel
Southern boundary Unit complex
West – opposite the site Residential Dwelling and unit complex
martoo consulting
town planners + urban designers + development managers page 6 of 15
Page 7
proposal report
3.0 Proposed development details
The applicant proposes to utilise Unit 1 for short term accommodation. No changes are proposed
to the existing building with all parts of the unit to be available for the proposed use.
The applicant advises that:
They will utilise a local property manager to oversee letting, management and maintenance
of the premises.
They will prepare a code of conduct and management agreement for all guests utilising the
premises for short term accommodation.
All guests will be required to sign the agreement and terms of rental.
The two car garage and associated driveway will be available for carparking for guests.
No events, weddings, parties or the like are to occur on the premises.
In support of the proposal the following is noted:
The outdoor deck and pool area are located at the rear of the site and adjoin a landscaped
carparking area associated with the Anchor Motel
The outdoor deck and pool area adjoin the partially roofed play area of the Adeona child
care centre.
The child care centre operates from 7 am to 5.30pm.
The Anchor Motel which is used for short term accommodation adjoins the northern
boundary of the site.
A double garage is available for the use
The property is fully fenced and landscaped.
martoo consulting
town planners + urban designers + development managers page 7 of 15
Page 8
proposal report
4.0 Development Assessment
4.1 Noosa Plan
The Noosa Plan 2020 defines Short term accommodation as:
a) means the use of premises for
i) providing accommodation of less than three (3) consecutive months to tourists or
travellers; or
ii) a manager’s residence, office, or recreation facilities for the exclusive use of guests,
if the use is ancillary to the use in subparagraph (i); but
b) does not include a hotel, nature-based tourism, resort complex or tourist park
The Noosa Plan includes the site in the Noosaville Local Plan and provides the site with a Medium
Density Residential zoning. The assessment table for the zone indicates that Short Term
Accommodation uses are impact assessable. Impact assessable applications are required to be
assessed against the entire scheme however the most relevant Codes for assessment include:
Noosaville Local Plan Code
Low Density Housing Code
Medium Density Residential Zone Code
Visitor Accommodation Code
Works Code
Noosaville Local Plan Code
The proposal has been reviewed against the Noosaville Local Plan Code and is considered to
comply with the Purpose and Overall Outcomes of the Code which include:
(f)The Noosaville local plan area maintains its roles for both the provision of much of the
commercial, retail, administrative, industrial and social needs of the coastal urban portion of
Noosa Shire and as a major focus area for visitor accommodation and services.
The use of the existing unit for short term accommodation provides visitor accommodation for the
area.
Low Density Housing Code
The purpose of the Low-density housing code is to ensure short-term accommodation is:
1. appropriately located;
2. achieve a high level of comfort and amenity for occupants;
3. maintain amenity and privacy of neighbouring residential premises; and
4. are compatible with the character and streetscape of the local area.
martoo consulting
town planners + urban designers + development managers page 8 of 15
Page 9
proposal report
The proposed use of the dwelling unit for short-term accommodation is considered to comply with
purpose and outcomes as:
The outdoor living areas adjoin the carparking area of the Anchor Motel as well as the
screened play area of the Adeona Child Care Centre as detailed by the figure below.
The upper level bedrooms of 18 Nannygai Street are located opposite bedrooms of the
proposed use.
The recreational area of the unit adjoins the recreational area of the adjacent premises.
Is close to the recreational and visitor facilities located in the Noosaville area.
Is of residential scale compatible with the surrounding development as it is located in an
approved duplex dwelling.
martoo consulting
town planners + urban designers + development managers page 9 of 15
Page 10
proposal report
Medium Density Residential Zone Code
The proposal has been reviewed against the Medium Density Residential Zone Code and is
considered to comply with the Purpose and Overall Outcomes of the Code which include:
(b) The character of medium density residential neighbourhoods varies due to factors such as
proximity to beaches, the Noosa River, recreation spaces, centres, topography, availability
of views, the established vegetated character, the presence of visitor accommodation and
the age of development.
(c) Development makes a positive contribution to the look and feel of residential
neighbourhoods by maintaining a low scale character with well designed buildings and
landscaping that enhance the streetscape.
(d) New uses are located, designed and managed to be compatible with surrounding uses.
The short term accommodation use is proposed to be located in one unit of an existing two storey
duplex dwelling that complements the scale of development in the area.
It is noted that the outcomes of the zone also state:
a) Medium density residential neighbourhoods are predominantly home to permanent
residents.
h) Short-term visitor accommodation is predominately provided through well-established
resorts and holiday units.
The subject site is located in an area that comprises a motel (Anchor Motel and holiday apartments
(Noosa Yallambee Holiday Apartments) used for visitor accommodation as well as residential dwellings
and smaller unit complexes that are used for both permanent and visitor accommodation. The use of the
subject site for visitor accommodation will not prejudice the outcome of the zone as there are still areas
in the locality available for permanent accommodation including that contained in the Laguna Estate
Retirement Village.
A review of the most relevant sections of the code is detailed below:
Performance Acceptable Outcomes Proposal Compliance
Outcomes
PO6 AO6.1
Visitor accommodation is limited Home-based businesses allow for up Not applicable – not a traditional bed and breakfast - host not on
to formats compatible with the to four short term guests to be
site.
character and use of the area so accommodated within the home of
as not to cause unreasonable loss the host while the host remains in
of residential amenity, having residence, such as traditional bed and
regard to: breakfast accommodation.
a) the privacy of AO6.2 Not a party house. Premises to be used for luxury holiday rental and
residents on the subject Short-term accommodation does not: not to be rented out for parties. Existing dwelling unit comprises 4
property or adjoining a) constitute a party house; bedrooms and one kitchen area and is not suited to use for parties.
properties; b) create noise that would
b) any likely increase in unreasonably impact on the
The design of the dwelling unit locates the outdoor recreation area to
noise to adjoining residential amenity enjoyed by
properties; the adjoining or surrounding the north east where it adjoins a carparking area associated with a
c) the scale of the use properties. motel and a play area associated with a child care centre. The
and its compatibility with outdoor recreation is not considered to impact on the functioning or
the character and uses amenity of these uses. It is noted that the child care centre operates
within the property or Monday to Friday till 5.30pm with the highest level of use of the site
surrounding area; likely to occur outside these hours. With regard to the adjoining unit
d) retention of the on site the outdoor deck is screened from view by fencing and
primary residential function screens.
of an area;
e) the residential AO6.3
martoo consulting
town planners + urban designers + development managers page 10 of 15
Page 11
proposal report
function and arrangement Buildings are designed and orientated
of common property; so that the majority of outdoor living Refer above. Outdoor living areas adjoin a carparking area and play
f) the impact on the areas face away from the habitable area associated with a child care centre and area fenced and
safety and efficiency of the
areas of adjoining dwellings. screened from the adjoining unit on site.
local road network;
g) the impact of waste
storage areas on the visual
amenity of the area;
h) the location of waste
storage areas in relation to
sensitive land uses; and
i) any impact on shared
vehicular access or parking
AO6.4
Waste storage areas are screened
and located to the rear or side of
a building and are not located along
any frontage to a public street or Bin area located along side boundary and suitably screened
space.
Visitor Accommodation Code
The proposal has been reviewed against the Visitor Accommodation Code with the relevant
Performance Outcomes addressed below:
Performance Outcomes Acceptable Outcomes Proposal Compliance
PO22 No acceptable outcome provided Complies – existing dwelling unit is self contained.
Except where in the form of a
serviced apartment
or hotel room the short term
accommodation use is provided
with sufficient kitchen, dining,
laundry and common room
facilities to accommodate the
needs of visitors and resident
staff.
PO25 No acceptable outcome provided Complies – the existing duplex dwelling was approved by Council as it
Short term accommodation in a complies with the relevant codes and was considered to be of an
single dwelling is limited to architectural style for the area.
formats compatible with the
character and use of the area so
as not to cause unreasonable The design of the unit results in the upper level bedrooms adjoining the
loss of residential amenity, bedrooms on adjoining site.
having regard to:
a) the privacy of residents on The outdoor living areas are located to the rear of the site and are
the subject property or appropriately screened to adjoining premises. The outddor area adjoins a
adjoining properties; carpark and child care centre and will limited impact on the privacy of these
b) any likely increase in noise
areas.
to adjoining properties;
c) the scale of the use and its
compatibility with the The site is located in the Noosaville local area which contains a mix of
character and uses within permanent and visitor accommodation. The area contains a mix of visitor
the property or surrounding accommodation and permanent units and the use of the dwelling unit for
area; visitor accommodation is compatible with the surrounding area
d) retention of the primary
residential function of an The use of the site for visitor accommodaiton will not impact on the road
area; network.
e) the impact on the safety
and efficiency of the local
Waste storage areas are located on site and are suitably screened.
road network;
f) the impact of waste storage
Carparking for 2 vehicles is available on site in the garage with the driveway
martoo consulting
town planners + urban designers + development managers page 11 of 15
Page 12
proposal report
areas on the visual amenity suited to tandem carparking.
of the area or sensitive land
uses; and
g) any impact on shared
vehicular access or parking.
Driveways and Carparking Code
The Planning scheme details the following carparking requirements for short term accommodation:
dwellings—
ii) if not a small dwelling— two spaces; and
iii) one space per four dwellings.
The development provides a total of two spaces on site with a tandem space provided in the
driveway. The applicant indicates that this carparking will be sufficient for the use
Overlays
The site is mapped as being affected by the Natural Hazards Overlay and is within a Flood Hazard
area and an area of High potential Acid Sulfate Soils.
The Overlays do not impact on the proposal.
martoo consulting
town planners + urban designers + development managers page 12 of 15
Page 13
proposal report
5.0 State assessment and other matters
5.1 State interests
The proposal is for an urban activity within the Urban Footprint, and is located outside the Koala
Assessable Development Area. The proposal is compliant with the relevant State Regulatory
Planning Provisions.
martoo consulting
town planners + urban designers + development managers page 13 of 15
Page 14
proposal report
6.0 Conclusion
The above development application has been submitted to the Noosa Council as the Assessment
Manager of the application under the Planning Act 2016 This application seeks a Development
Permit for a Material Change of Use of Premises for a Short Term Accommodation in one unit of
an existing approved duplex dwelling, which is impact assessable development under the Noosa
Plan 2020.
This application can be supported on a number of grounds as provided in detail in the above
report. These grounds include:
The Noosaville Local Plan Area is detailed as a major focus area for visitor
accommodation;
The site is located in an area that contains a mix of visitor and permanent
accommodation;
The outdoor living area of the unit adjoins a carparking area for a motel, child care
centre play area and is screened from the other duplex unit on site;
Upper level bedrooms of the unit are located opposite bedrooms of the adjoining
residential units;
Carparking is available on site that supports the development;
The surrounding land uses and roadways to the site and the characteristics of the
locality support the use of the site for short term accommodation.
martoo consulting
town planners + urban designers + development managers page 14 of 15
Page 15
proposal report
7.0 Appendices
Appendix A - Proposal plans
martoo consulting
town planners + urban designers + development managers page 15 of 15