Town Planning Assessment Report

Page 2

Introduction
This Town Planning Report has been prepared to support a development
application for a Development Permit for Material Change of Use to establish a
Duplex at 22 Ann Street, Noosaville legally described as Lot 8 RP 81559.

Our office has been engaged by the registered landowner, June Cheung, to
prepare and lodge this development application over the site. The subject site is
located in the Attached Housing Zone of the Noosaville Locality Plan. In
accordance with Table 11.3 of the locality plan, the proposal development is a
consistent use within the zone and subject to code assessment.

The proposed development is for a 2 x 3 bedroom duplex that has a maximum
height of 2 storeys and 8m. Access will be gained via a crossover to Ann Street that
is located centrally along the frontage. A single garage with an adjacent open
carport will be provided for each unit.

This development application has been structured in accordance with the
requirements of The Noosa Plan and an assessment has been undertaken against
the following codes:

   -­‐   Noosaville Locality Code
   -­‐   Residential Uses Code
   -­‐   Landscaping Code
   -­‐   Engineering Works Codes
   -­‐   Natural Hazards Overlay Code

Having assessed the proposal against all relevant legislation, this office recommends
that the development application be approved, subject to reasonable and relevant
conditions.




                                                                          Page 2 of 10

Page 3

TABLE OF CONTENTS

1. REPORT SUMMARY .......cceeseseesssesseesseceseesaeensecseccesenesseeceeeseeeaeesaeesaeenseseaeseseseseseaeeaeeneees 4
2. PROPOSAL... eeeeesceeeeseeseeseeeseeeeesseesaecaeceseceecneesseeseeseesesaeeaeesaeesaeseaesnseseeeseeessaeeneeeneees 5
3. SITE DETAILS occ eecceeceeeeesseesseeeeessecsaecaecnaecaecseeseesseeseeseesaeesaeseaeenaessaeseeeseeessaeeneeeneees 5
3.1. SITE DESCRIPTION .....scecscccsesesescseecscsesesesesecesescececscseseanesssesacacacacaeecsvensnsseeasacacaeaeeeeees 5
3.2. SURROUNDING LOCALITY ...eeesesesesessescseseseseseeescececsesesesesneveseececacacacacersceeensseeacacaeaeatateees 6
4. PREVIOUS APPLICATIONS AND SITE HISTORY 0.0... eeceeeceesceeseceneeeeenseesseseseseeeeseeeneeeneees 7
5. LEGISLATIVE REQUIREMENTS .........csceesceseeeseeseecesesseesseeseeeeeesaeceaeesaeeesessseseeeseeessaeeneeeneees 7
5.1. © SOUTH EAST QUEENSLAND REGIONAL PLAN......cesceseescescesceseesceseesesseesesseeaeesesaesaeesesaeeneens 7
5.2. STATE PLANNING REGULATORY PROVISIONS.....ssecesesssesecseseseseseseeeseecececaceeseseeneseeeeaeaeaeees 7
5.3. STATE PLANNING POLICY ....cecessssesesesesescececscsesesesseseneacacacaesesesesenseeececasaeseetenesesesaeaeeeaes 8
5.4, REFERRAL AGENCIES......sseceseseseeseseseseeseececscsescsesesseseneacacaeacsesesesessecececasacseeteneneesesaeaeaeers 8
6. PLANNING SCHEME REVIEW ......ceccecccscesecesceessesseeeeesaeeeaeceeessseseeessaeeseeseeeneeeeeeaeenaeenee 8
6.1. ASSESSMENT AGAINST THE PLANNING SCHEME......-ssssesesseseseseseseeeeeeececececseseseseeneeseeaeaeeeers 8
7. CONCLUSION ooo cece eeecsecsseeseeseeeseeeseeesecssecssesssesssesesecaecseececeaeesaeeeaesseeseseseaeseneseeeenaees 10
APPENDICES

 

Appendix A Proposal Plans

 

Appendix B =Owners Consent

 

Appendix C Code Assessment

 

 

Appendix D Site Photographs

 

 

Dana 2 anf AN

Page 4

1.      REPORT SUMMARY

Applicant
Applicant:                 Noosa Town Planning
Contact Details:           Marcus Brennan
                           Mob: 0423 952 928
                           Email: [email protected]
Registered Landowner(s):   June Cheung



Application
Development Application:   Development Permit for Material Change of Use –
                           Multiple Housing Type 2 (Duplex)

Level of Assessment:       Code Assessable


Referral Agencies:         Nil
SEQRP:                     Urban Footprint



Subject Site
Address:                   22 Ann Street, Noosaville
Lot Description:           Lot 8 on RP 81559.
Area:                      733m2
Easement(s)/Interests:     Nil
Locality:                  Noosaville Locality Plan
Zone:                      Attached Housing Zone
Overlays:                  Natural Hazards Overlay – Area Subject to
                           Minimum Floor Height, Acid Sulfate Soils




                                                                 Page 4 of 10

Page 5

2.      PROPOSAL

This development application seeks approval for a Development Permit for Material
Change Use for a Duplex.

The proposed 2 x 3 bedroom duplex is 2 storeys and 8m in height. The ground floor of
each unit will consist of a single garage with an adjacent open carport, laundry,
master bedroom with ensuite, open planned kitchen living and dining area, powder
room, two outdoor terraces and a pool. The second storey will consist 2 bedrooms
and a shared bathroom.

The development will have a total site cover of 40%, and 264m2 of landscaped open
space.

Vehicular access will be achieved via a crossover to Ann Street that is located
centrally along the site’s frontage.

Please refer to Appendix A – Proposal Plans for further details on the design.




3.      SITE DETAILS

     3.1. Site Description

The subject site is situated at 22 Ann Street, Noosaville described as Lot 8 on RP
81559.

The site has a total area of 733m2 and currently contains a single dwelling. The site is
predominantly clear of vegetation and has an 18.1m frontage to Ann Street.

The topography of the site is flat and will require filling to achieve minimum floor
heights.

Refer to (Figure 1) below for an aerial photograph of the site.




                                                                            Page 5 of 10

Page 6

Figure 1 – Aerial Photograph




   3.2. Surrounding Locality

The surrounding locality can be generally described as a medium density residential
neighbourhood. There are a number of multiple dwellings on similar sized allotments
in the nearby area. The Noosa Village Shopping Centre is located 100m to the south
of the site and the Noosa River is located 200m to the north. (Figure 2) below
illustrates the site in relation to its surrounding context.




                                                                        Page 6 of 10

Page 7

Figure 2 – Locality Map




                                                 Subject Site




4.       PREVIOUS APPLICATIONS AND SITE HISTORY

Noosa Council’s ‘pdonline’ service reveals that there is no relevant town planning
history associated with the site.



5.       LEGISLATIVE REQUIREMENTS

     5.1. South East Queensland Regional Plan

The site is identified to be within the Urban Footprint designation of the South East
Queensland Regional Plan 2009 – 2031. Residential Developments are consistent with
the intent of this designation.


     5.2. State Planning Regulatory Provisions

The following State Planning Regulatory Provisions are applicable to this application:

     •   State Planning Regulatory Provision (adopted charges)




                                                                           Page 7 of 10

Page 8

The proposal will generate charges in accordance with the Sunshine Coast
Council’s Adopted Charges Resolution (No.2) 2014.

The proposed 2x3 bedroom Dual Occupancy will generate an infrastructure charge
of $56,000.00 as specified in the adopted infrastructure charges schedule. A credit
for 1 residential lot will also apply, making the total charges applicable to the
development $28,000.00.


     5.3. State Planning Policy

A single State Planning Policy was introduced by the Department of State
Development, Infrastructure and Planning on the 2 December 2013. While the site is
affected by flooding, it is considered that any requirements relating to flooding are
appropriately reflected in The Noosa Plan.


     5.4. Referral Agencies

The proposal does not trigger referral to any external agency.



6.         PLANNING SCHEME REVIEW

6.1.       Assessment Against the Planning Scheme

The level of assessment for the proposed development is set out within Part 11, Table
11.3 of The Noosa Plan, which specifies the development to be a consistent use and
Code Assessable against the following Codes:

     -­‐   Noosaville Locality Code
     -­‐   Residential Uses Code
     -­‐   Landscaping Code
     -­‐   Engineering Works Codes
     -­‐   Natural Hazards Overlay Code


Please refer to Attachment C – Code Assessment for a full assessment of the
proposal against the relevant codes.

An assessment of the proposed duplex against the key development parameters of
the planning scheme is detailed in the table below:

Criteria                      Planning Scheme         Proposal           Compliance

Population Density            100 persons/ha = 7.33   6.6 Persons        P




                                                                          Page 8 of 10

Page 9

Gross Floor Area                 GFA = 293m2                 293m2                     P

Site Cover                       40%                         40%                       P

Roof Form                        5° min pitch                5°                        P

                                 Min 600mm eaves to          600mm            eaves
                                 75% of building             provided
                                                                                       P

Landscaped Open Space            Proposed pop x 40m2         292m2                     P
                                 = 264m2




Length of Wall                   15 metres max               8.6 metres
                                                                                       P
Boundary Setbacks

  Frontage

  Side                           6 metres                    8.4 metres                P
                                 Half building height        0.978 metres to
                                 except for carports         carport and 1.57m to
                                 which are allowed QDC       lower level walls,
                                 setbacks                    increasing to 2.77m
                                                             to upper level walls      O
Rear
                                 Minimum 6 metres            7.14 metres               P
Building Height

  In Storeys
                                 2 storeys                                             P
                                                             2 storeys
  In Metres
                                 8 metres                    8 metres                  P
Carparking
                                 1 covered per dwelling      4 covered                 P
                                 unit and 1 additional



As detailed in the above table, the proposed development is fully compliant with
the key Probable Solutions of The Noosa Plan, except for side setbacks, which are
further discussed below:

Setbacks
O9 Buildings and other structures are appropriately designed and sited to—
a) provide amenity for users of the premises as well as preserve the visual and acoustic
   amenity of adjoining and nearby properties;
b) provide adequate distance from adjoining
   land uses;




                                                                                           Page 9 of 10

Page 10

c) allow space for required vehicle parking; d) preserve any existing vegetation that will buffer the
   proposed building;
e) allow for landscaping to be provided between buildings;
f) maintain the visual continuity and pattern of buildings and landscape elements within the street;
g) avoid large areas of continuous wall planes by varying the building setbacks and using appropriate
   techniques to provide visual relief; and
h) help protect the natural character and visual amenity of the Noosa River system and other
   watercourses.

At the ground level the proposed development provides a minimum side setback of
0.978m to the open carport structure and 1.57m to the habitable room walls. To the
upper level, a minimum setback of 2.77m has been provided.

The non-complying elements of the side setbacks relate to a small portion of the
bedroom 1 walls that are above 3.14m in height and a small portion of bedroom 2
walls that are above 5.5m in height. These minor encroachments will not impact on
the visual or acoustic amenity of the adjoining neighbours in accordance with
Specific Outcome O9 of the code. The proposal also offers a well articulated
building design that allows sufficient space for dense landscaping to be provided to
further soften the built form.

It is further noted that the proposed setbacks are fully compliant with the setback
provisions for a dual occupancy in a semi-attached housing zone. The proposed
duplex does not offer any greater impacts to the adjoining residents in this regard
and is within a higher density zoning.

7.      CONCLUSION

This report has identified that the proposed development complies with the relevant
provisions of The Noosa Plan and does not raise any significant issues that cannot be
addressed by reasonable and relevant conditions. The proposal also offers a well
articulated building design that contributes to the riverside character of Noosaville.

This office trusts that the information supplied comprehensively addresses all of the
issues that are to be considered by the Noosa Council. Should you have any
questions in relation to the proposal, or any aspect of the development, please do
not hesitate to contact the undersigned on 0423 952 928 or via email
[email protected]

Yours sincerely,




Marcus Brennan
B. Urb. Reg. Plan., M.P.I.A.




                                                                                       Page 10 of 10