Council archive · source document
planning report rev1 · MCU22/0172
Development Application Planning Report
Material Change of Use for Dual Occupancy, associated Operational Works
and Reconfiguring a Lot (1 lot into 3 community title)
situated at 22 Grant Street, Noosa Heads
(Lot 90 on RP92518).
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Contents
Development Application Planning Report ....................................................................................... 1
1.0 Summary ............................................................................................................................... 3
1.1 Development application details .................................................................................................... 3
1.2 Planning instrument details ............................................................................................................ 3
1.3 Referral agencies ............................................................................................................................ 3
2.0 Site details ............................................................................................................................. 4
2.1 Site description .............................................................................................................................. 4
2.2 Surrounding land uses .................................................................................................................... 6
3.0 Proposed development details............................................................................................... 7
4.0 Planning assessment.............................................................................................................. 9
4.1 Technical Compliance ............................................................................................................ 9
4.2 Building Design .................................................................................................................... 10
4.3 Sustainable Building Design Code ........................................................................................ 12
4.4 Reconfiguring a lot (1 lot into 3 lots) .................................................................................... 13
4.5 Works and Overlay Codes .................................................................................................... 14
5.0 State assessment and other matters .................................................................................... 14
5.1 State interests ..................................................................................................................... 14
Matters established in the Planning Regulation ........................................................................................... 14
State Planning Policy ..................................................................................................................................... 14
6.0 Conclusion ........................................................................................................................... 15
Client Name: Integra
Prepared by: Jack Lewis B.Sc Hons UNSW, M.Plan OTAGO MPIA MQELA
Version: 1
Date: 28/09/2022
This report is based on the QLD Government’s planning report template (Department of Infrastructure, Local
Government and Planning), which adopts a ‘report-by-exception’ approach. The planning report only discusses
the key issues and matters where a proposed development does not exactly meet the requirements of, or
conflicts with, a planning scheme or other planning instrument.
Disclaimer: While every care has been taken in preparing this report, Pivotal Perspective Pty Ltd accepts no
responsibility for decisions or actions taken as a result of any data, information, statement or advice, expressed
or implied, contained within. To the best of our knowledge, the content was correct at the time of publishing.
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Summary
1.0 Development application details
Proposed development: Dual Occupancy, associated Operational Works and Community
title subdivision
Type of approval Development Permit for Material Change of Use
sought: Development Permit for Operational Works (Engineering,
Landscaping, Stormwater, Driveway and access)
Development Permit for Reconfiguring a Lot (1 lot into 3 lots)
community title
Site address: 22 Grant Street, Noosa Heads
Real property Lot 90 RP92518
description:
Site area: 594.37m2
Assessment manager: Noosa Council
Cultural Heritage and Kabi Kabi First Nation Traditional Owners Native Title Claim Group
Native Title: - There are no Aboriginal or Torres Strait Islander cultural heritage
sites identified on the DATSIP database pertaining to this location.
Owner details: Fay Hanley
Applicant details: Integra Partnerships c/- Pivotal Perspective Pty Ltd
1.1 Planning instrument details
State planning policy: State Planning Policy 2017
Regional plan: SEQ Regional Plan 2009–2031 (version commenced 2 May 2014),
Designation: urban footprint designation.
Planning scheme: The Noosa Plan 2020
Zone: Medium Density Residential zone
Level of assessment: Code
Applicable overlays: Nil
Applicable codes: Noosa Heads Local Plan Code
Medium Density Residential Zone Code
Dual Occupancy and Multiple Dwelling Code
Works codes
1.2 Referral agencies
Nil
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2.0 Site details
2.1 Site description
Table 1: Site description
Site Description
characteristics
Existing land use Dwelling house
Frontage and 17.1m to Grant Street
access
Topography and The lot steeply slopes from the east to west with approximately 6m of fall
views (17.5 degree slope) to the front boundary. However, the lot has been
excavated with a level pad to accommodate the dwelling house onsite. A
retaining wall is generally centrally located running north south with stairs
providing access to a grassed back yard where some mature native
vegetation exists. Figure 1 below shows a contour and detail survey of the
lot.
Figure 1 - Contour and detail survey
Potential for hinterland views over the rooflines of the Dual occupancies that
sit on the lower side of Grant Street. Figure 2 shows the potential views.
Figure 2 - Potential views over the hinterland.
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Existing vegetation Scattered urban garden vegetation and a few mature natives to the rear of
the lot which will be removed as part of the development works. A mature
callistemon is in the street located in front of the lot, which is to be removed
for the proposed new footpath and new street trees are to be planted for
streetscape amenity.
Figure 3 - Aerial view and site identification
Figure 4 - Street view of the existing dwelling
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Figure 5 - Rear yard area
2.2 Surrounding land uses
Table 2: Surrounding land uses
Surrounding land uses
North Dual occupancy
South Dual occupancy
East Multiple dwelling
West Grant Street. On the lower side of the split level street are Dual occupancy’s.
Figure 6 - Zone map
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3.0 Proposed development details
Table 3: Summary of development aspects
Material change of use
Building height 7.95m
Gross floor area (GFA) 0.397:1
Site coverage 39.67%
Car parking 4 spaces
Site access Grant St – Local Road
Figure 7 - Identification of road hierarchy. Source - Noosa Enterprise Mapping System
The application proposes a dual occupancy, with the following features:
• Garaging, storage and laundry in a basement configuration;
• Living spaces, terraces and outdoor recreation areas on level 1 and 3 bedrooms, an ensuite and 1
bathroom on level 2;
• 3 bedrooms per dwelling;
• Coastal architectural design feel including vertical and horizontal finishes including substantial
glazing;
• Articulated elevations;
• Privacy between dwellings and neighbouring properties;
• Separate double garages staggered by 1m and landscaped garden;
• Large LOS and POS with covered BBQ;
• Generous private open space;
• Significant landscaping to the full perimeter of the site;
• Substantial landscaped setbacks;
• Good presentation to the frontage with regard to landscaped setbacks, front boundary fence
setbacks and articulated coastal design;
• The building steps down the slope complementing the landform;
• Proposed inlet pits to capture surface run-off and discharge to existing pit in Grant St;
• Approval also sought for Operational Works (Landscaping, Access, Car parking, Earthworks,
Stormwater); and
• Reconfiguring a lot (1 lot into 3 lots) for community title.
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A copy of the proposed Site plan and Section plan provided in the Figures below.
Figure 8 – Proposed Site Plan
Figure 9 - Section Plan
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4.0 Planning assessment
4.1 Technical Compliance
The proposed Dual occupancy meets the relevant key technical provisions of the Medium Density
Residential and Multiple Dwellings Codes, as described below, with further discussion provided thereafter.
Criteria The Noosa Plan 2020 Proposal Compliance
Site Details 22 Grant St – 594.37m 2
Height 8m and 2 storeys 7.95m and 2 storeys Y
Site Cover 40% overall (237.75m²) 39.37% (235.9m²) Y
Plot ratio/GFA 0.4:1 (237.75m2) 0.397:1 (235.98m2) Y
Private Open Ground Level (25m2) >25m2 Y
Space
Setbacks Frontage
- - west (6m) 6m Y
Side
- north (1.5m – 2m) 2.9m Y
- south (1.5m – 2m) 2.9m Y
- basement – north (1.5m) 2.2m Y
- basement - south (1.5m) 2.2m Y
Rear 6.36m Y
- east (6m)
Wall length <15m Dwelling elevation max 14.7m Y
Garages Garage doors facing the street Staggered by 1m and Y
are separated by 2m or are landscaping.
staggered by 1m.
Garage doors are no greater than
6m in width or no greater than <8.5m (5m wide per garage Y
50% of the lot width (8.5m max.) door)
Roof Form Rooftop Terrace N/A Y
Landscaping 40% of site (237.75m2) 40.09% (238.3m²) Y
With 60% of this to be soft 170.4m² (71.7% soft) Y
landscaping (142.65m²)
Carparking 2 covered and 1 additional 4 covered spaces Y
and
access
Earthworks Cut or fill less than 1.5m 2.5m for the basement. PO
Engineering plans and technical
solution is provided as part of the
application package. The rear
courtyard are tiered rather than 1
large cut.
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Waste Storage Screened waste areas and Bin storage near driveway of Y
located for transport to kerb with each unit + screened
grade of <1:15
Fencing Setback average of 1m and Fence setback 1.2m with dense Y
articulated by stepping the design. landscaping proposed
4.2 Building Design
General
The proposed dual occupancy design is finished with an attractive built form which addresses the street,
and contributes positively to the surrounding development on Grant Street. The design incorporates a mix
of materials to add visual interest in accordance with the requirements of the Medium Density Residential
Zone code. This is achieved through variations in plane and the use of a variety of external finishes.
The design will be finished with high quality landscapes and useable communal and open space area. The
design also contributes positively to the whole locality, complements the landform by stepping up the slope
from the street enhancing the streetscape and will not dominate the streetscape nor present bulky given
the proposed architectural design elements of glazing and the chosen use of structural materials.
The garages are staggered with dense landscaping proposed between the garages and immediately to
the north and south of the garage doors of each unit. Noting the extent of soft landscaping exceeds the
required 60% of the total landscaping setout by the Code (>70%), with the development proposing
generous amount of soft landscaping within the frontage.
The code does not require vehicles to leave the site in a forward gear, as Grant Street is a Local Road.
Grant Street is a split road and this side of the street one way making it safe to exit the property in reverse
gear.
Asymmetrical design
Acceptable outcome AO 14.1 seeks an asymmetrical design presentation to the street.
While each unit has individual character resulting from the mix of external material finishes, the built form
appears to be symmetrical.
Acceptable outcome A14.1 and the associated PO14 are provided below for reference.
AO14.1
Development provides visual interest to the street and surrounding areas through:
(a) highlighting individual dwellings and land uses;
(b) an asymmetrical design presentation to the street;
(c) offsetting or staggering dwellings to provide variation in the frontage;
(d) varying the roof form
PO14
Development:
(a) contributes positively to the locality;
(b) addresses and enhances the streetscape by incorporating articulation and individual design
elements that add visual interest to the development;
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(c) has a form and architectural scale that does not dominate the streetscape or the surrounding
properties;
(d) does not detract from the visual amenity of adjoining properties through the impact on views,
access to sunlight or overlooking;
(e) takes the form of small separate buildings, rather than large single bulky development; and
(f) sits within a landscaped setting.
It is considered the proposal complies fully with the design requirements of the Medium Density Zone
Code on the following grounds:
• The asymmetrical design outcome is 1 Acceptable outcome of 9 design requirements part of AO14.
The proposal complies fully AO14.1 (a), (c) & (d), AO14.2 and AO14.3 (a), (b), (c) & (d), demonstrating
a good design outcome.
• A mix of materials are used facing the street;
• The built form is articulated and architecturally designed;
• Most of the building is setback greater than the required 6m;
• The design is a contemporary outcome which will enhance and contribute positively to the locality,
noting that much of the built form on this side of Grant Street is old stock and this proposal will set a
high standard;
• The street facing façade is interesting with each dwelling using a mix of material giving the units an
individual character;
• The building is designed to step up the slope from the street with level 1 pergola setback a generous
10m and the level 2 wall setback further, with a 12.5m setback, demonstrating the development will
not dominate the street given the significant setbacks proposed.
• The development is fully compliant with the applicable AO’s regarding Setbacks, Site cover, Plot ratio,
LOS, POS as well as providing strategically placed screening devices for privacy and weather
protection which demonstrates the proposal will not impact on views, access to sunlight or overlook
neighbouring or nearby properties;
• The built form exceeds required setbacks and complies with Site cover and Plot ratio which are the
key parameters regulating scale and bulk demonstrating the development is not bulky nor of a scale
that will dominate the locality. Each unit is staggered with an individual presentation to the street; and
• The proposal exceeds the quantity of soft landscaping required with landscaping provided to the whole
perimeter of the site, a generous portion within the frontage and rear yards.
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4.3 Sustainable Building Design Code
An assessment against the Performance Outcomes (PO8) of the Sustainable Building Design Code is
provided below
Performance Outcome Comment
orientates buildings and The design includes glazing and inside outside connection
windows to make the most of which allows good flow through ventilation.
prevailing winds, natural
ventilation, and cross breezes;
maximises shade to east and Eaves, the upper floor and veranda roofs act to shade walls
west walls; and the orientation minimises the effect of the west
afternoon sun.
contains an open and The design creates good flow and permeability to the rear
permeable built form that LOS and swimming pool which creates an inside outside
connects indoor and outdoor feel to the living areas, particularly the use of glazing to level
spaces in an integrated design; 1 enhances the indoor outdoor connection.
retains existing vegetation and Although not proposing to retain trees, the design proposes
natural shading where possible; large plantings along the frontage of the site to allow for
shading and a vegetated presentation to the street.
incorporates The architecturally designed Dual occupancy has
passive building design to strategically placed openings, masonry walls and LOS to
reduce the need for auxiliary help with thermal comfort. Both units have north east facing
heating and cooling; POS and LOS to maximise the northern aspect of the lot.
uses low toxic internal and A mix of low toxic internal and external materials are
external building materials; incorporated for the construction which will ensure long
lasting design that does not require regular maintenance.
uses natural light rather than Natural light is provided through the strategically located
artificial light, and may include opening and glazing on both levels.
skylights, atriums and light
wells;
provides a minimum floor to The design proposes 2.7m and 3m floor to ceiling heights
ceiling height of 2.7 metres; and which will allow for good room air circulation.
Figure 10 - Floor to ceiling heights
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enables efficient operation and The design allows for medium density living and privacy to
use of the building. each of the dwellings, while also allowing for users to easily
flow between the main living and bedroom levels.
4.4 Reconfiguring a lot (1 lot into 3 lots)
The proposal seeks a community title subdivision for 1 lot per dwelling and a small Lot 0 of common
property. The proposal complies with the Performance outcomes PO27 – PO29 for the following
reasons:
• The subdivision will occur once construction of the approved buildings is complete;
• The driveway and entry access are clear statements of design; and
• The design provides amenity and convenience for the users;
• The dwellings are less than 250m to Noosa Junction and only 120mm to the J;
• Close to all services and facilities which are in Noosa Junction including to public transport;
• Is within a Medium Density Residential Zone;
• Does not appear as a large bulky dual occupancy;
• The proposal is only seeking a different tenure as in reality the building presents no different to a
building unit format plan with exclusive use areas;
• The dwelling and carparking can be accommodated onsite. In fact, 1 additional car space is provided
to that required by the code;
• Urban infrastructure will be provided;
• The proposal is in an urban environment and is not negatively impacting on any assessable vegetation;
• The lots are generally rectangular in shape; and
• The proposal complies with LOS and POS requirements of the code and therefore by default provides
more than reasonable amenity for the residents.
• Community title development is common in the surrounding area.
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Figure 111 – Community Title Subdivision Plan
4.5 Works and Overlay Codes
Approval is sought for Operational Works. RECOR provides engineering plans and a stormwater design.
A landscaping plan is also provided as part of the proposal plans which includes landscaped area and
some planting detail for screening vegetation along the side boundaries, front and rear setbacks.
5.0 State assessment and other matters
5.1 State interests
Matters established in the Planning Regulation
Nil
State Planning Policy
The SPP includes assessment benchmarks that may be applicable where a local government planning
scheme does not adequately reflect the SPP. The Noosa Plan 2020 appropriately integrates all SPP
provisions, except for Natural Hazards, risk and resilience – coastal hazards – in part. The application does
not trigger assessment against for coastal hazards.
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6.0 Conclusion
This application seeks a Development Permit for Material Change of Use Dual Occupancy,
associated Operational Works (Landscaping, Access, Car parking, Earthworks, Stormwater) and
Reconfiguring a lot (1 lot into 3 lots) for community title, situated at 22 Grant Street, Noosa Heads.
The use is a consistent code assessable development within the Medium Density Residential
Housing Zone. The assessment finds the design meets the relevant Acceptable and Performance
Outcomes.
The Planning Act 2016 prescribes that a code assessment must be carried out only—
(a) against the assessment benchmarks in a categorising instrument for the development (The Noosa Plan
2020); and
(b) having regard to any matters prescribed by regulation.
Council, after carrying out the assessment—
(a) must decide to approve the application to the extent the development complies with all of the assessment
benchmarks for the development; and
(b) may decide to approve the application even if the development does not comply with some of the assessment
benchmarks; and
Examples—
1 An assessment manager may approve an application for development that does not comply
with some of the benchmarks if the decision resolves a conflict between the benchmarks.
2 An assessment manager may approve an application for development that does not comply
with some of the benchmarks if the decision resolves a conflict between the benchmarks and
a referral agency’s response.
(c) may impose development conditions on an approval; and
(d) may, to the extent the development does not comply with some or all the assessment benchmarks, decide to
refuse the application only if compliance cannot be achieved by imposing development conditions.
Example of a development condition—
a development condition that affects the way the development is carried out, or the management of uses or works that
are the natural and ordinary consequence of the development, but does not have the effect of changing the type of
development applied for
The assessment finds the development generally complies with all Acceptable Outcomes of the
applicable codes. The Assessment Manager’s favourable consideration of the above development
application is therefore recommended.
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