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[OCR of page images] Property Projects (4 Australia Town Planning Report 11 Margit Crescent, Sunrise Beach 4567 = Development Permit for a Material Change of Use for Multiple Housing (Type 2 - Duplex) Assessable Development (Code Assessment) Prepared by Property Projects Australia Prepared for Lucy Jane Cottee and Christopher Graham Ferraro 20 April 2020 [email protected] propertyprojectsaustralia.com.au Toowoomba Brisbane 216 Herries Street Office 1, 618 - 626 Brunswick Street Toowoomba Old 4350 New Farm Old 4005 PO Box 3686, Toowoomba 4350 PO Box 1264, New Farm Qld 4005 Phone: 07 4632 0516 Phone: 07 3254 1566
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Property Projects Australia Contents 10 EX@CULIVE SUMMALU..ecccssssssssssssssssssssssssssssssssssscssesseseccecceccesssuttttttsnnnunnsnssnssssssteteesseeeec 5 2.0 Development Proposal... 2.1 Overview....... 8 2.2 Land Use and Operation... 23 24 — Infrastructure, Services and Assets. 2.5 Proposed Area Breakdown 3.0 Assessment Benchmarks 3.1 Compliance with Assessment Benchmarks... 3.1.1 State Planning Framework 3.1.2 Local Planning Framework 4.0 Key Planning Matters. 41 Unexploded Ordnance... 4.2 Building Height... 4.3 Setbacks... 17 44 — Site Cover...... 4.5 Plot Ratio 4.6 Driveway Crossove 5.0 Conclusions and Recommendation...... Toowoomba Brisbane 216 Herries Street, Toowoomba 618 Brunswick Street, New Farm Phone: 07 4632 0516 Phone: 07 3254 1566
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Property Projects Australia Figures Figure 1 — Context Plan — Aerial cccssssssssssssssssssnttntnnstsssssssssssstsnnssssssssssssssessecsccessesseeeeeeees 7 Tables Table 1 — Site Details oc eeesssssesssssesssssseeeeeseesesmtensnsnssseesesssmuassnsnseeceeeeeeeseunseeeseessisimmennnenensnseeeeeetene 5 Table 2 — Land Use and Operation Summaru.... Table 3 — Design Summary Table 4 — Infrastructure, Services And ASS@tS... cc ecccccceeescsssseseessssssssesssssseesssssseesssssssssseesessaeeess 10 Table 5 — Schedule Of Are dS... ssesssssssssssssssssstssesussssssnssneeeenee 10 Appendices Appendix A — Application Documentation ANd [email protected] 20 Appendix B — Architectural PIAns.........cssssssssssssssssssssecscsssssscsssssssssesssssssssssssssssessesssssssssssssasssnssssssssssise 2l Appendix C — Landscape Plans. Appendix D - State Planning Assessment Appendix E — Local Planning Assessment Appendix F — Code Response Tables. Appendix G—- Engineering Code Assessment Toowoomba Brisbane 216 Herries Street, Toowoomba 618 Brunswick Street, New Farm Phone: 07 4632 0516 Phone: 07 3254 1566
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[OCR of page images] Property Projects Australia 1.0 Executive Summary Table 1 - Site Details Applicant: Address of Site: Property Description: Area of Site: Land Owner: Regional Plan: Planning Scheme: Zone and Precinct: Local Plan: Overlays: Proposal Overview: Aspects of Development: Category of Assessment: Assessment Manager: Lucy Jane Cottee and Christopher Graham Ferraro C/ - Property Projects Australia 11 Margit Crescent, Sunrise Beach 4567 (“the site”) Refer to Figure 1 Lot 135 on RP132135 635.0m? Lucy Jane Cottee and Christopher Graham Ferraro (Joint Tenants) Refer to Appendix A South East Queensland Regional Plan (Shaping SEQ) - Urban Footprint Refer to Appendix A The Noosa Plan 2006 (“the planning scheme”) Attached Housing Zone Eastern Beaches Locality Not Applicable The proposed development involves demolition of the existing building which is currently utilised as a dwelling house and construction of a new building of use as a duplex / dual occupancy defined under the planning scheme as Multiple Housing (Type 2 -— Duplex). The proposed development results in a maximum building height of two (2) storeys and 8.450m above ground level. The proposed development provides a coastal building form, of a scale and character consistent with the streetscape and surrounding area. Refer to Section 2.0 = Development Permit for a Material Change of Use for Multiple Housing (Type 2 — Duplex) DX] Code Assessment Noosa Shire Council (“the assessment manager”) Toowoomba 216 Herries Street, Toowoomba Phone: 07 4632 0516 Brisbane 618 Brunswick Street, New Farm Phone: 07 3254 1566
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Property Projects Australia Referral Agency: Department of State Development, Manufacturing, Infrastructure, and Planning (Schedule 10, Division 3, Part 4, Table 1) Toowoomba Brisbane 216 Herries Street, Toowoomba 618 Brunswick Street, New Farm Phone: 07 4632 0516 Phone: 07 3254 1566
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Property Projects Australia Figure 1 - Context Plan - Aerial be Retained Street Tree to % Legend: — Subject Site: 11 Margit Crescent, Sunrise Beach QLD 4567 Scale: NTS Source: Nearmap N The content of this document includes third party data. il Property Property Projects Australia Pty Ltd does not guarantee C) Projects the accuracy of such data. Australia
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Property Projects Australia 2.0 Development Proposal 2.1 Overview The site (635.0m2) provides a frontage of approximately 18.910m to Margit Crescent and is located within the Attached Housing Zone of the Eastern Beaches Locality. The proposed development involves “two (2) dwelling units either attached or detached, on one (1) lot” being defined under the planning scheme as Multiple Housing (Type 2 - Duplex). The following information should be read in conjunction with Appendix B, Appendix Cand Appendix G. 2.2 Land Use and Operation An overview of the proposed development and its intended operation is provided at Table 2 below. Table 2 - Land Use and Operation Summary Aspect Response Defined Use: The proposed development involve Multiple Housing (Type 2 - Duplex) being “the use of premises for two (2) dwelling units either attached or detached, on one (1) lot”. Proposed Use: The proposed development involves a duplex / dual occupancy. Vehicle Access: The proposed development provides vehicle access to each dwelling unit via a 3.6m wide crossovers, excluding apron tapers. Refer to Section 4.6 Pedestrian Access: The proposed development provides pedestrian access to each dwelling unit from Margit Crescent via a dedicated pedestrian pathway. Car Parking: The proposed development provides onsite car parking for two (2) vehicles in a side by side garage with sufficient area between the garage door and front / eastern boundary for an additional vehicle. Waste Storage / The proposed development provides each dwelling unit with a dedicated, Collection: screened bin enclosure with sufficient capacity to accommodation three (3) standard (240L) bins. The proposed development will provide refuse collection via the standard weekly kerbside collection service. Toowoomba Brisbane 216 Herries Street, Toowoomba 618 Brunswick Street, New Farm Phone: 07 4632 0516 Phone: 07 3254 1566
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[OCR of page images] Property Projects Australia 2.3 Design Information on the key design aspects is provided at Table 3 below and should be read in conjunction with Appendix B. Table 3 - Design Summary Building Height The proposed development results in a maximum building height of two (2) storeys and 8.450m above ground level. Orientation: The proposed development is orientated towards and accessible from the front / eastern boundary (Margit Crescent). Setbacks: Front / Eastern Boundar The proposed development is setback 5.190m to the bin enclosure, 7.610m to the garage door at the garage level, 5.195m to the green roof and 8.110m to the outdoor room at the lower level and 8.110m at the upper level. Rear / Western Boundar The proposed development is setback 6.690m, excluding the pool and Private open space area at the lower level and upper level. Side / Northern Boundary The proposed development is setback 1.610m at the lower level and 2.000m at the upper level. Side / Southern Boundary The proposed development is setback 1.610m at the lower level and 2.000m at the upper level. Materials and Finishes: — The proposed development provides a coastal building form which incorporates a range of materials and finishes, including: @ timber weatherboards; timber shiplap cladding; rendered masonry; metal roof sheeting; and feature brick. Landscaping: The proposed incorporates 360.0m* of landscaping space, including 92.2m? (26%) turfed area, 156.4m? (43%) tiled area and 48.8m2 (14%) planting area. 2.4 Infrastructure, Services and Assets An overview of the proposed infrastructure services connections and stormwater management strategies are provided at Table 4 below. Toowoomba Brisbane 216 Herries Street, Toowoomba 618 Brunswick Street, New Farm Phone: 07 4632 0516 Phone: 07 3254 1566
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Property Projects Australia Table 4 - Infrastructure, Services and Assets Aspect Water: Sewer: Stormwater Quantity: Vehicle Access: Electricity and Telecommunications: Response The proposed development will provide connection to the existing reticulated water network. Refer to Appendix G The proposed development will provide connection to the existing reticulated sewer network. Refer to Appendix G The proposed development will discharge stormwater to a new kerb adapter within Margit Crescent. Refer to Appendix G The proposed development provides vehicle access to each dwelling unit via a 3.6m wide crossovers, excluding apron tapers. Refer to Section 4.6 The proposed development will provide connection to the existing electricity and telecommunications networks. Refer to Appendix G Street Tree: The proposed development will maintain the existing street tree located in the south eastern corner of the site. Refer to Appendix C 25 Proposed Area Breakdown Asummary of the areas associated with the proposed developmentis outlined at Table 5 below. Table 5 - Schedule of Areas Aspect Area Site Area: 635.0me Existing Site Cover: 29% Proposed Site Cover: 46% Plot Ratio: 049 Site Cover: 46% Landscape Area: 360.0m? Turfed Area: 26% Tiled Area: 43% 10 Toowoomba Brisbane 216 Herries Street, Toowoomba 618 Brunswick Street, New Farm Phone: 07 4632 0516 Phone: 07 3254 1566
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Property Projects Australia Planting Area 14% Toowoomba 216 Herries Street, Toowoomba Phone: 07 4632 0516 Brisbane 618 Brunswick Street, New Farm Phone: 07 3254 1566 am
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[OCR of page images] Property Projects Australia 3.0 Assessment Benchmarks 3.1 Compliance with Assessment Benchmarks The development application involves assessable development subject to code assessment and, therefore, in accordance with s.45 of the Planning Act 2016, the assessment of the development application is limited to: ™@ the assessment benchmarks included in a categorising instrument; and @ the matters prescribed at Part 4, Division 4 of the Planning Regulation 2017. 3.11 State Planning Framework A response to the legislative framework is provided at Appendix D. The response demonstrates that the development application complies with all of the applicable assessment benchmarks. 3.1.2 Local Planning Framework A response to the planning scheme is provided at Appendix EAppendix E. The response demonstrates that the development application complies with all of the applicable assessment benchmarks. Toowoomba Brisbane 216 Herries Street, Toowoomba 618 Brunswick Street, New Farm Phone: 07 4632 0516 Phone: 07 3254 1566 le
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Property Projects Australia 4.0 Key Planning Matters The detailed assessment contained in the appendices demonstrates that the proposed development is consistent with the assessment benchmarks that are relevant to a development application which involves assessable development subject to code assessment. The following section provides further discussion regarding key aspects of the proposed development and clearly demonstrates that the proposed development is responsive to the sites context and constraints and, therefore, is an appropriate development outcome. 4.1 Unexploded Ordnance A search of the environmental management register (EMR) and contaminated land register (CLR) at Appendix A indicates the site is in an area of land categorised by the Department of Defence as having a substantial potential to be affected by residual unexploded ordnance (UXO). The site is also mapped by the Development Assessment Mapping System (DAMS) at Appendix A as being within an area with substantial potential for unexploded ordnance (UXO). The development application triggers referral to the Department of State Development, Manufacturing, Infrastructure and Planning under the Planning Regulation 2017 (Schedule 10, Part 4, Division 3, Table 1, Item 1) where involving: A development application for the following development, if all or part of the premises are shown as an area of substantial unexploded ordnance potential in a mapping layer in the development assessment mapping system: b. amaterial change of use that is assessable development under a local categorising instrument A condition of any subsequent development approval will require the applicant to provide written confirmation to the Department of State Development, Manufacturing, Infrastructure and Planning by an approved contractor on the Department of Defence - Unexploded Ordnance Panel that the site has been remediated and cleared on unexploded ordnance (UXO). 4.2 Building Height The proposed development results in a maximum building height of two (2) storeys and 8.450m above ground level which does not comply with probable solution S4.1 or probable solution $13.5 of the Eastern Beaches Locality Code which require: Toowoomba Brisbane 216 Herries Street, Toowoomba 618 Brunswick Street, New Farm Phone: 07 4632 0516 Phone: 07 3254 1566
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[OCR of page images] Property Projects Australia S41 Buildings and other structures have a maximum height of: e. in all other zones — 8.0m. S13.5 Buildings present no more than: b. if in any other zone — two (2) storeys at any one point when viewed from the street. In demonstrating compliance with the relevant specific outcomes, we note the following: As demonstrated by the render at Extract 1, the proposed development provides a low rise built form. As demonstrated by the streetscape elevation at Extract 2, the proposed development provides a building height consistent with adjoining buildings. The proposed development is separated from the adjoining buildings and does not visually dominate the streetscape and interrupt the skyline. As demonstrated by the shadow diagrams at Extract 3, the proposed development does not impact on the adjoining buildings access to daylight. The proposed development is not located immediately adjoining the beach and does not impact on dune or coastal vegetation. The proposed development follows the natural topography of the site and incorporates design elements which respect the coastal character. Toowoomba Brisbane 216 Herries Street, Toowoomba 618 Brunswick Street, New Farm Phone: 07 4632 0516 Phone: 07 3254 1566 14
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Property Projects Australia Extract 1— Proposed Render (20 - 003 DA 301) and Proposed Render (20 - 003 DA 302) Source — OH Architecture tot? ath i eae i arm ae Se a = ee Extract 2 — Streetscape Elevation (20 - 003 DA 211) Source — OH Architecture JUNE sn sune21 126M nese 15 Toowoomba Brisbane 216 Herries Street, Toowoomba 618 Brunswick Street, New Farm Phone: 07 4632 0516 Phone: 07 3254 1566
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Property Projects Australia DECENBER21- 94M DECEMBER 21 -12PM DECEMBER 21 - 3PM Extract 3 - Shadow Diagrams (20 — 003 DA 203) and Shadow Diagams (20 - 003 DA 204) Source — OH Architecture For clarity, the definition of a storey under the planning scheme refers to “a space within a building which is situated between one (1) floor level and the floor level next above, or if there is no floor above, the ceiling or roof above and includes a space for the accommodation of vehicles”. The line of enclosure which determines the “space within a building” is shown within Extract 4 and Extract 5. The proposed development is two (2) storeys where the enclosed garage is located immediately below and unenclosed outdoor room and an unenclosed deck. Extract 4 — Proposed Sections (20 - 003 DA 162) Source — OH Architecture Toowoomba Brisbane 216 Herries Street, Toowoomba 618 Brunswick Street, New Farm Phone: 07 4632 0516 Phone: 07 3254 1566 16
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[OCR of page images] Property Projects Australia Extract 5 — Proposed Sections (20 - 003 DA 163) Source — OH Architecture 4.3 Setbacks The proposed development results in side / northern boundary setback and side / southern boundary setback of 1.610m at the lower level and 2.000m at the upper level which does not comply with probable solution S5.1 of the Eastern Beaches Locality Code which requires “half the building height in metres calculated at that same point provided that on any gable roof the calculation shall be measured to half the height of the gable”. The proposed development complies with specific outcome O5 of the Eastern Beaches Locality Code where: ™ providing adequate separation to achieve visual and acoustic privacy from adjoining buildings; ® providing sufficient separation and landscape buffering, including screen planting, to adjoining buildings; and ® incorporating high silled windows, louvres and screening to minimise the potential for overlooking to adjoining buildings. 4k Site Cover The proposed development results in a 17% increase in site cover from 29% to 46% which does not comply with specific outcome O7 of the Eastern Beaches Locality Code. As demonstrated within Section 4.2, the proposed development provides a low rise built form which is compatible with adjoining buildings and the streetscape and provides adequate landscaping and areas for outdoor recreation, entertainment, clothes drying. Toowoomba Brisbane 216 Herries Street, Toowoomba 618 Brunswick Street, New Farm Phone: 07 4632 0516 Phone: 07 3254 1566
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[OCR of page images] Property Projects Australia 4.5 Plot Ratio The proposed development results in a plot ratio of 0.49 which does not comply with specific outcome O08 of the Eastern Beaches Locality Code. The proposed development provides a coastal building form, of a domestic scale within densely landscaped settings and incorporates building materials and finished which respect the coastal landscape character. 4.6 Driveway Crossover The proposed development provides vehicle access to each dwelling unit via a 3.6m wide driveway crossover, excluding apron tapers. In demonstrating compliance with the specific outcome O33 of the Eastern Beaches Locality Code, we note the following: m@ The proposed development provides onsite car parking for two (2) vehicles ina side by side garage with sufficient area between the garage door and front / eastern boundary for an additional vehicle. m@ The proposed development provides two (2) narrow (3.6m) wide driveway crossovers to avoid a substantial common / shared driveway crossover which would dominate the appearance of the proposed development and a streetscape. m@ The proposed development avoids multiple side by side garages without stepping or articulation and incorporates substantial landscaping within the front / eastern boundary setback. Toowoomba Brisbane 216 Herries Street, Toowoomba 618 Brunswick Street, New Farm Phone: 07 4632 0516 Phone: 07 3254 1566 18
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[OCR of page images] Property Projects Australia 5.0 Conclusions and Recommendation This town planning report has been prepared by Property Projects Australia on behalf of Lucy Jane Cottee and Christopher Graham Ferraro (“the applicant”) in support of a development application lodged over land located at 11 Margit Crescent, Sunrise Beach 4567 being more formally described as Lot 135 on RP132135. Specifically, this development application seeks a development approval for the following aspect: = Development Permit for a Material Change of Use for Multiple Housing (Type 2 — Duplex) This town planning report demonstrates that the development application complies with the relevant acceptable outcomes or performance outcomes of the assessment benchmarks or achieves compliance with the purpose and overall outcomes of the assessment benchmarks. Therefore, pursuant to s.60 of the Planning Act 2016, the assessment manager must decide to approve the development application. Toowoomba Brisbane 216 Herries Street, Toowoomba 618 Brunswick Street, New Farm Phone: 07 4632 0516 Phone: 07 3254 1566 19