Original source · versioned page text
Dual Occupancy 55 Planning Report
Town Planning Report Application for a Development Permit for a Dual occupancy 55 Doonella Street, Tewantin QLD Lot 5 on RP73672 Ashburton Pastoral Company
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 20 pages
Page 2
Table of Contents
Important Note 2
1. Summary 3
2. Application Information 5
3. Development Intent 6
4. Characteristics of Site and Surrounds 8
4.1 Site Characteristics 8
4.2 Surrounding Land Uses 8
4.3 Current Registered Landowner 9
5. State Planning Interests 10
5.1 Planning Act 10
5.2 Referral Agencies and State Development Assessment Provisions 10
5.3 State Planning Policy 10
5.4 South East Queensland Regional Plan 2017 10
6. Noosa Council Planning Scheme Considerations 11
6.1 Land Use Definition 11
6.2 Zone 11
6.3 Level of Assessment 11
6.4 Local Plan 11
6.5 Applicable Development Codes 11
6.5.1 Building height in metres 13
6.6 Sustainable Building Design Code 17
6.7 Engineering 18
6.8 Applicable Overlay Codes 18
7. Conclusions 19
List of Figures
Figure 1 - 3D perspective 3
Figure 2 - Ground floor and Upper floor 7
Figure 3 - Subject site frontage showing existing constraints. 8
Figure 4 - Surrounding land use map 9
Figure 5 - Zone map. Subject site represented with a red perimeter 9
Figure 6 - Section showing the maximum roof height at the centre ridge 13
Figure 7 - the carports are small structures 14
Figure 8 – A well designed built form 15
Figure 9 - Street front 3D perspective 17
List of Tables
RG Strategic Town Planning Report – 55 Dual occupancy 1
Page 3
Important Note
Apart from fair dealing for the purposes of private study, research, criticism, or review as permitted
under the Copyright Act, no part of this report, its attachments or appendices may be reproduced
by any process without the written consent of RG Strategic. All enquiries should be directed to RG
Strategic.
We have prepared this report for the sole purposes of Ashburton Pastoral Company (“Client”) for the
specific purpose of demonstrating the proposed use as being permitted under the Noosa Plan 2020
(“Purpose”). This report is strictly limited to the purpose and the facts and matters stated in it and
does not apply directly or indirectly and will not be used for any other application, purpose, use or
matter.
In preparing this report we have made certain assumptions. We have assumed that all information
and documents provided to us by the Client or as a result of a specific request or enquiry were
complete, accurate and up to date. Where we have obtained information from a government
register or database, we have assumed that the information is accurate. Where an assumption has
been made, we have not made any independent investigations with respect to the matters the
subject of that assumption. We are not aware of any reason why any of the assumptions are
incorrect.
This report is presented without the assumption of a duty of care to any other person (other than
the Client) (“Third Party”). The report may not contain sufficient information for the purposes of a
Third Party or for other uses. Without the prior written consent of RG Strategic;
• this report may not be relied on by a Third Party; and
• RG Strategic will not be liable to a Third Party for any loss, damage, liability or claim
arising out of or incidental to a Third Party; and
• publishing, using or relying on the facts, content, opinions or subject matter contained
in this report.
If a Third Party uses or relies on the facts, content, opinions or subject matter contained in this report
with or without the consent of RG Strategic, RG Strategic disclaims all risk and the Third Party
assumes all risk and releases and indemnifies and agrees to keep indemnified RG Strategic from any
loss, damage, claim or liability arising directly or indirectly from the use of or reliance on this report.
In this note, a reference to loss and damage includes past and prospective economic loss, loss of
profits, damage to property, injury to any person (including death) costs and expenses incurred in
taking measures to prevent, mitigate or rectify any harm, loss of opportunity, legal costs,
compensation, interest and any other direct, indirect, consequential or financial or other loss.
RG Strategic Town Planning Report – 55 Dual occupancy 2
Page 4
1. Summary Ashburton Pastoral Company (the Applicant) have engaged RG Strategic to seek development approval for a code assessment application for a Material Change of Use - Dual occupancy (refer to the Architectural plans enclosed in Appendix A). The subject site has a slight slope from the street frontage to the rear of the lot and has direct frontage to and overlooks Lake Doonella. Each dwelling of the Dual occupancy consists of 2 covered vehicle spaces, kitchen, living and laundry on the lower floor and 3 bedrooms, ensuite/bath on the upper level. The lower level has a generous deck leading to a small swimming pool overlooking the Lake. A B99 vehicle can enter and exit the site in a forward gear and dense landscaping is proposed within the frontage. It should be noted the site access is constrained and the existing access location is proposed to be utilised. While the mature Poinciana Street tree is a non-native species, it is proposed to be retained to maintain the street Tewantin character. The proposal is sustainably designed on posts with no significant amount of fill required, has excellent cross ventilation, and importantly rainwater harvesting tanks and a bioretention basin is proposed for water quality given its proximity to the Lake. Figure 1 below provides a 3D perspective of the proposal. Figure 1 - 3D perspective The external presentation includes weatherboard cladding, timber battening, glazing, gabled ends, and steeply pitched roof, reminiscent of the traditional boatsheds of Tewantin. The design appears to be floating and is a reflected modern twist without mimicking these iconic historic structures. RG Strategic Town Planning Report – 55 Dual occupancy 3
Page 5
The proposal seeks a minor variation to building height and some minor side and rear setback intrusions. The proposal constitutes ‘development’ as defined by Schedule 2 of the Planning Act 2016. This report demonstrates that the proposed Material Change of Use is permitted. This planning report provides details of the nature of the proposal, describes the site characteristics and surrounding land uses, and provides a statutory assessment against the intent of the Noosa Plan 2020. These matters are set out in; • Proposed development intent; • Description of the characteristics of site and surrounds; • An assessment of the proposal against the State planning interests; • An assessment of the proposal against the Noosa Plan 2020; and • A conclusion that provides summary grounds which support the proposed development. This report should be read in conjunction with the accompanying covering letter, DA Form and Appendices. The proposed Dual Occupancy is consistent with the intent of the Noosa Plan 2020 for the subject land and warrants approval subject to reasonable and relevant conditions. RG Strategic Town Planning Report – 55 Dual occupancy 4
Page 6
2. Application Information
Table 1: Application Information
Address 55 Doonella Street, Tewantin
Real Property Description Lot 5 on RP73672
Land Area 650m2
Local Authority Noosa Council
Current Use Dwelling house
Planning Scheme Noosa Plan 2020
Local Plan Tewantin Local Plan Area
Zone Medium density residential zone
• Tewantin Local Plan Code,
• Medium Density Zone Code,
Relevant Codes and
• Dual occupancy and Multiple Dwelling Code,
Overlays
• Works Code
• Flood Hazard Overlay Code
Applicant Ashburton Pastoral Company
Level of Assessment Code Assessment
Referrals Not applicable
Table 2: Project Team and Appendices
Town Planning RG Strategic
Architectural Plans Arcoeco Appendix A
Stormwater management
Recor Appendix B
Plan and report
Swept paths Recor Appendix C
RG Strategic Town Planning Report – 55 Dual occupancy 5
Page 7
3. Development Intent Built by Athena (the Applicant) seek approval for a Dual occupancy (2 x 3 bedroom dwellings) at 55 Doonella Street, Tewantin. The proposal is sustainably designed on posts with no significant amount of fill required, has excellent cross ventilation, and importantly rainwater harvesting tanks and a bioretention basin is proposed for water quality given its proximity to Lake Doonella. The external presentation is light weight and includes weatherboard cladding, timber battening, glazing, gabled ends, and 35 degree pitched roof, reminiscent of the traditional boatsheds of Tewantin. The design appears to be floating and is a reflected modern twist on but does not mimic these iconic historic structures. The proposal seeks a minor variation to setbacks and building height. Refer below to Figure 2 for Floors Plan. RG Strategic Town Planning Report – 55 Dual occupancy 6
Page 8
Figure 2 - Ground floor and Upper floor RG Strategic Town Planning Report – 55 Dual occupancy 7 [OCR of page images] s " — . sam app mee Figure 2 - Ground floor and Upper floor RG Strategic Town Planning Report — 5S Dual occupancy 7
Page 9
4. Characteristics of Site and Surrounds 4.1 Site Characteristics The land which is the subject of this report (i.e., the subject site) is located at 55 Doonella Street, Tewantin legally described as Lot 5 on RP73672. Refer to Figure 3 Site Location Map. The land slopes from north to south being from the front of the site gently sloping to the rear boundary which adjoins Lake Doonella. The lot is an odd rectangular shape as the rear boundary matches the shape of the Lake’s foreshore mangroves. Most of the subject site is low lying and flood affected. Vehicle access is constrained by existing stormwater and power infrastructure in the road reserve, footpath and street trees as seen in Figure 3 below. Figure 3 - Subject site frontage showing existing constraints. 4.2 Surrounding Land Uses The surrounding area consists of dwelling houses, secondary dwellings and a few old unit blocks. Directly opposite is Councils public car park and Tewantin’s District Centre zone where a development application is currently been decided by Council for 4 Commercial tenancies at street level and 19 small multiple dwellings to the upper levels. The site also has direct frontage to Lake Doonella. Figures 4 and 5 show the surrounding land uses and a zoning map. RG Strategic Town Planning Report – 55 Dual occupancy 8
Page 10
Figure 4 - Surrounding land use map Figure 5 - Zone map. Subject site represented with a red perimeter 4.3 Current Registered Landowner The Current Registered Landowners of the subject site are Ashburton Pastoral Company. The owners’ details are confirmed by the Certificate of Title and written consent from the registered owners is enclosed with this application. RG Strategic Town Planning Report – 55 Dual occupancy 9
Page 11
5. State Planning Interests The following is an assessment of how the proposed development addresses the relevant statutory planning documents. 5.1 Planning Act The Planning Act 2016 (‘the Act’) is the relevant statutory instrument under which development applications are assessed. The development application is made in accordance with s.51 of the Act. 5.2 Referral Agencies and State Development Assessment Provisions Referral matters for this proposal have been assessed against the provisions of Schedule 10 of the Planning Regulation 2017. A review of the State Assessment Referral Agency’s (SARA) DA online mapping system has confirmed the following Matters of State interest. 5.3 State Planning Policy The State Planning Policy (SPP) provides the legislative guidance with regard to the Queensland Government’s policies and matters of state interest for land use for the purposes of planning development. The SPP applies to development assessment should the local planning instrument (planning scheme) not appropriately integrate the SPP. Where there is any inconsistency with the planning scheme the SPP prevails. Part 2 of the Noosa Plan 2020 states that the State Planning Policy (SPP) has been reflected in the planning scheme. No further assessment against the SPPs is required. 5.4 South East Queensland Regional Plan 2017 The South East Queensland Regional Plan 2017 (SEQRP) guides land use and development in the region. The subject land is located within the Urban Footprint of the SEQRP. The proposed development is consistent with the intent of the Urban Footprint, regional policies, and desired regional outcomes for the SEQRP. Part 2 of the Noosa Plan 2020 states that the Planning Minister has identified that the Noosa Council's planning scheme appropriately advances the SEQRP 2017. RG Strategic Town Planning Report – 55 Dual occupancy 10
Page 12
6. Noosa Council Planning Scheme Considerations
The subject site is located within the Medium Density Residential Zone and the proposed Dual
occupancy is subject to assessment under the Noosa Plan 2020. The following is a review of the
proposed development under the Noosa Plan 2020.
6.1 Land Use Definition
The Noosa Plan 2020 defines a Dual occupancy as:
Dual occupancy -
(a) means a residential use of premises for 2 households involving—
(i) 2 dwellings (whether attached or detached) on a single lot or 2 dwellings
(whether attached or detached) on separate lots that share a common
property; and
(ii) any domestic outbuilding associated with the dwellings; but
(b) does not include a residential use of premises that involves a secondary
dwelling.
The proposed 2 x 3 bedroom dwellings are in accordance with the definition of a Dual occupancy.
6.2 Zone
The Noosa Plan 2020 identifies the site within the Medium Density Residential Zone.
6.3 Level of Assessment
Within Part 5 of the Noosa Plan 2020, Table 5.5.2 – Medium Density Residential prescribes that the
proposed Dual occupancy is subject to Code assessment.
6.4 Local Plan
The subject site is within the Tewantin Local Plan area.
6.5 Applicable Development Codes
The following Development Codes are applicable to the proposed use:
• Tewantin Local Plan Code
• Medium Density Residential Zone Code,
• Dual Occupancy and Multiple Dwelling Code, and
• Works Code.
Table 3 below is a summary of compliance with the key development parameters outlined in the
Noosa Plan 2020.
RG Strategic Town Planning Report – 55 Dual occupancy 11
Page 13
Table 3 - Key Planning Scheme parameters
Criteria Planning Scheme Proposal Complies
Site area - 650m²
Building height
2 storeys max 2 storeys
• storeys PO assessment
8 metres 8.955 metres
• metres
Site cover (site area – 650m2) 40% max 39.4%
260m² 256m²
Plot ratio 260m² max 258m²
0.4:1 max 0.397:1
Boundary setbacks
6m min. 7.01m lower floor
• Frontage
6.0m – upper floor
Carport (pergola) 0m PO assessment
• Side (west)
Lower floor – 1.5m 1.5m
PO assessment
Upper floor – 2m 1.5m
Carport (pergola) 0m PO assessment
• Side (east)
Lower floor – 1.5m 2.0m
Upper floor – 2m 2.0m
6m Building 4.04m to corner of deck PO assessment
• Rear
Bulk of the building 6m
plus
Roof Form
Main roof min 5 35 degrees to main roof
• Pitch
degrees
• Eaves
Min 600mm to 75% 600mm to 44% PO assessment
Landscaped open space 40 % min (260m²) 260m²
Soft landscaping 60% of total 170m²
landscaping (156m²)
Private Open Space
Unit 1 25m² 80m²
Unit 2
25m² 80m²
Carparking 2 covered min 4 covered
1 uncovered min
Built form Asymmetrical Design Symmetrical design PO assessment
The proposal generally complies with the key parameters however assessment against the relevant
Performance Outcomes is required for:
• 8.95m building height in metres,
• setback to the western boundary:
o 0m for the carport;
o 1.5m to the upper floor.
• setback to the eastern boundary:
RG Strategic Town Planning Report – 55 Dual occupancy 12
Page 14
o 0m for the carport
o 4m to the corner of the deck
• Eaves to 44% of the perimeter of the building; and
• A symmetrical design outcome.
6.5.1 Building height in metres
The proposal exceeds 8m set out by the Acceptable Outcome AO8.1 by 0.955m. The proposal is
therefore assessed against PO8. Figure 5 below shows the extent of the variation sought. Important
to note the section is of the roof ridge which is the highest point of the building above NGL.
The minimum floor level for Flooding purposes is 2.8m AHD which is approximately 1.6m above the
NGL at the south end of the building. The portion of roof subject of the variation is centrally located,
to the rear of the building and will not obscure any views from the neighbouring properties. Similarly,
no overshadowing will occur given the steep roof pitch of 35 degrees.
Figure 6 - Section showing the maximum roof height at the centre ridge
The interesting and narrow roof form being only 4.5m wide to each dwelling provides visual interest
to the surrounding area rather than a bulky and dominant roof form out of scale with the area. The
proposed variation to building height complies with PO8 of the Medium Density Residential Code.
6.5.2 Setbacks
Carports
The carports are proposed with a 0mm setback. In support of the siting the following matters are
important:
• The access is highly constrained by existing council stormwater infrastructure and street trees
• Complies with PO12 of the Medium Density Residential Code –
RG Strategic Town Planning Report – 55 Dual occupancy 13
Page 15
o East - will not negatively impact on the neighbouring property as a wall with
minimum openings exist and the carport is a small open structure only 3.9m above
the NGL and 6.6m in length;
o West – the same owner is developing the neighbouring lot and seeks a carport to
the same boundary and therefore no negative impacts will occur. The carport is a
small structure being 3.9m above the NGL and a maximum of 6.6m in length.
See Figure 7 below for the east and west elevations
o The proposal will not cause any negative impacts on the neighbouring properties.
o The carports integrate with the building and are setback more than 7m from the
front boundary with landscaping between the front boundary and the proposal.
Figure 8 below represents an excellent building design which integrates the carports
and are not the dominate feature of the building design.
Figure 7 - the carports are small structures
RG Strategic Town Planning Report – 55 Dual occupancy 14
Page 16
Figure 8 – A well designed built form Western building setback The upper level wall is setback 1.5m. The upper level is on the southern side of the neighbouring property, so there is no opportunity for adverse overshadowing to occur. Windows have a sill height of 1.7m above the FFL to mitigate any potential overlooking. The external material is light weight weatherboard, is not bulky and of a scale compatible with surrounding development. It is important to note the neighbouring lot is to be developed by the same owner and has been designed to enhance the amenity between neighbours. The proposed 1.5m provides a generous amount of space for landscaping and determined to comply with PO12 of the Medium Density Residential Code. Rear Setback The deck and a small portion of roof is within the 6m setback and requires a minor relaxation. The rear of the lot is an odd shape and as a result one of the dwellings encroach into the setback. Importantly, the second dwelling is setback nearly 10m from the rear boundary. The encroachment is to a deck and small part of the roof and will not create overshadowing and screening devices negate any overlooking opportunities. The proposed setback is a result of an odd lot shape and is minor in nature and complies with the Code provisions. Eaves The proposal seeks eaves to 44% of the perimeter of the building. Acceptable Outcome AO19 seeks RG Strategic Town Planning Report – 55 Dual occupancy 15
Page 17
a minimum of 75% of eaves to the perimeter. The proposal is considered to comply with PO19 of the Medium Density Residential Zone Code as the overall design complements the character of Tewantin with gable ends, avoids parapets and box profiles and provides excellent privacy to the residents with no overlooking opportunities. As a whole the development contributes positively to the Tewantin character and Doonella street. Symmetrical design Acceptable Outcome AO14.1 Medium Density Residential Code indicates the highlighting of individual dwellings, staggering of dwellings, varying roof form and an asymmetrical presentation to the street. Acceptable Outcome AO7.2 , AO7.3 and AO7.4 of the Tewantin Local Plan Code indicate the use of simple traditional roof forms which is visible from the street, is suited to the subtropical climate, uses lightweight materials and open verandas. The proposal meets the relevant provisions of both the Medium Density Residential Code and the Tewantin Local Plan Code. While the design is symmetrical, it is essential to look at the whole building design as the architect has provided an interesting sustainable building which reflects the character of Tewantin. The lightweight design is a modern twist on, but does not mimic the old boathouses which were once seen around the Noosa River. The architects offers the following comments on the link between traditional vernacular and the proposal. The elements such as the front verandah, timber battens, exposed structure and large windows have been included in the design to pay respect to vernacular design. The gable is iconic when it comes to Queensland architecture and is used in graphic form on this development with repetition to provide strength in the overall proposal. We hope this will create a very identifiable development in the area. The building as a whole is a modern iteration of a Queenslander incorporating design cues such as form, lightweight appearance, providing good depth and shadow, is textural, and providing good connection between inside and outside. The design is very permeable and will provide interesting shadows throughout the day. All of this will help to provide an interesting presentation to the street. While the development is symmetrical, looked at as a whole, the proposal presents elements of the traditional building form (Colonial federation) which will sit comfortably within Doonella Street. See Figure 9 below RG Strategic Town Planning Report – 55 Dual occupancy 16
Page 18
Figure 9 - Street front 3D perspective 6.6 Sustainable Building Design Code The proposal complies with the Code for the following reasons: • A stormwater management plan has been provided which harvests rainwater and treats the stormwater prior to it entering Lake Doonella, being the lawful point of discharge. • Landscaping has been provided within the frontage to shade the driveway and the proposal is retaining the iconic Poinciana Street tree within the frontage • The building orientation is north south with high level louvres providing excellent flow through ventilation without the need for auxiliary hearting or cooling. • Large outdoor living spaces, some covered by a vergola which allows for cover in summer and light and sun in the winter and the comfortable watching of sunsets over the Lake. • All bedroom and living spaces have 2 openings. • Ceiling heights of 2.7m above the FFL are provided. RG Strategic Town Planning Report – 55 Dual occupancy 17
Page 19
6.7 Engineering The documentation provides a stormwater management plan and report which complies with the Planning Scheme, treating the water prior to entering Lake Doonella. A swept path diagram plan has also been provided that demonstrates that a B99 vehicle can park and enter and exit the site in a forward gear. Then swept paths are provided in Appendix C. 6.8 Applicable Overlay Codes The Planning Scheme includes a number of overlays which provide additional information in relation to local interests. The site is subject only to the Flood Overlay which requires the development to meet a minimum floor level. The proposed floor level is 2.8m AHD which meets this requirement. RG Strategic Town Planning Report – 55 Dual occupancy 18
Page 20
7. Conclusions
The proposed Development Permit for a Material Change of Use for a Dual occupancy on land at
55 Doonella Street, Tewantin has been assessed against the requirements of the Local and State
Statutory Planning Requirements.
This report demonstrates that the proposed development is permitted pursuant to the provisions of
the Planning Act 2016 and the Noosa Plan 2020, and the proposed development can be supported
on a number of grounds, including:
• The development application has been made in accordance with the requirements of both the
Planning Act 2016 and the Development Assessment Rules 2017;
• The proposal complies with key development parameters of Site cover, Plot ratio and
landscaping.
• In addition to these parameters, the proposal is consistent with the following relevant Outcomes:
o PO1, PO8, PO9, PO12, PO14, PO19 of the Medium Density Residential Zone Code; and
o AO7.2, AO7.3, PO7 of the Tewantin Local Plan Code.
• Is a modern light weight building design which reflects traditional built form elements;
• Appears to float and is reminiscent of the boat houses of old Tewantin
• Will not overshadow or create overlooking opportunities of neighbouring properties.
• A modern sustainable design which complements the surrounding vernacular;
• Treats stormwater prior to entering lake Doonella
On the basis of the information contained within the above Planning Report, it is recommended that
Noosa Council favourably consider approval of the proposed Material Change of use, subject to
reasonable and relevant conditions. We look forward to Council processing the application at its
earliest convenience.
RG Strategic Town Planning Report – 55 Dual occupancy 19
Page 21
. G STRATEGIC STRATEGIC SOLUTIONS, CREATIVE THINKING rgstrategic.com.au