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planning report MCU19-0016
Development Application
Planning Report
Material Change of Use for a Detached House
(Natural Resources Overlay - Coastal Protection Area)
situated at 54 Seaview Terrace, Sunshine Beach
(Lot 63/RP81810)
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Contents
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 ......................................................................................... 9
4.0 Planning assessment ...................................................................................................... 10
4.1 Key issues ............................................................................................................................. 10
4.2.1 Detached House Compliance ......................................................................................................... 10
4.2.2 Coastal Protection Overlay ............................................................................................................. 11
5.0 State assessment and other matters .............................................................................. 13
5.1 State interests ....................................................................................................................... 13
5.1.1 Matters established in the Planning Regulation ............................................................................ 13
5.1.2 State Planning Policy ...................................................................................................................... 13
6.0 Conclusion .................................................................................................................... 13
Client Name: Brett Mason
Prepared by: Jack Lewis B.Sc Hons UNSW, M.Plan OTAGO
Version: 1
Date: 11 February 2019
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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1.0 Summary
1.1 Development application details
Proposed development: Detached House within the Natural Resources Overlay
(Coastal Protection Area)
Type of approval sought: Development Permit for Material Change of Use
Site address: 54 Seaview Terrace, Sunshine Beach
Real property description: 63/RP81810
Site area: 589m2
Assessment manager: Noosa Council
Owner details: Brett Mason
Applicant details: Brett Mason c/- Pivotal Perspective Pty Ltd
1.2 Planning instrument details
State planning policy: Nil
Regional plan: SEQ Regional Plan 2009–2031 (version commenced 2 May
Designation: 2014), urban footprint designation.
Planning scheme: The Noosa Plan
Zone: Detached Housing zone
Level of assessment: Code
Applicable overlays: Natural Hazards (Coastal Protection Area)
Applicable codes: Detached House Code
Natural Hazards (Coastal Protection Area)
1.3 Referral agencies
There are no applicable referral agencies as part of the Material Change of Use application as the
works are <1,000m2 in area.
However, a State referral is triggered for Building Works on premises partly seaward of a coastal
building line under the Coastal Act (Planning Regulation 2017 - 9.3.1.1.1). An application was lodged
with the Department on the 18 December 2019.
On the 6 February 2018, the Department (DSDMIP) issued an approval for the development under
Version 2.4 of the State Development Assessment Provisions (SDAP) which commenced 16
November 2018 – State Code 8 Coastal development and tidal works.
The reasons for the approval are:
• To ensure the development is carried out generally in accordance with the plans of
development submitted with the application.
• To ensure the development avoids or minimises adverse impacts on coastal resources and
their values.
• To ensure any disturbance to acid sulfate soils is managed to prevent impacts to coastal
environments.
A copy of the approved Site Plan is included below for reference.
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Figure 1: State Referral Approval
2.0 Site details
2.1 Site description
Table 1: Site description
Site Description
characteristic
Existing land use Detached House constructed to the rear coastal property boundary.
Frontage and The site includes 15m of road frontage to Seaview Terrace and is a rectangular
access shaped block with 15.4m of frontage to the Sunshine Beach coastal reserve to
the east.
The existing driveway is approximately 12m wide along the Seaview Terrace
frontage.
Topography and The site slopes away from the Seaview Terrace frontage (28m AHD) to the rear
views of the property (21m AHD).
Existing vegetation There is no significant mature vegetation across the frontage or within the site
worthy of retention. The site is proposed to be extensively revegetated with
deep plantings along the coastal setback and the frontage.
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Aerial Photo with coastal building line overlay Coastal Management District Mapping
Topographic Map
Figure 2: Aerial view and site identification
Source: Council and DA Mapping Systems
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Figure 3: Coastal Protection Overlay Mapping
Source: Noosa Council Mapping System
2.2 Surrounding land uses
Table 2: Surrounding land uses
Surrounding land uses
North 56 Seaview Tce – Approved 17 May 2016 for a new detached house forward of the
Coastal Building Line (MCU15/0096).
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South 52 Seaview Tce – Approved 6 January 2016 for additions to an existing building
forward of the Coastal Building Line (131998.982104.1)
Approval Plan Existing shade sail
50 Seaview Tce - Approved 14 Feb 2017 for a new detached house forward of the
Coastal Building Line (MCU13/0247.03)
Source: www.chriscloutdesign.com.au
East Coastal Reserve
West Seaview Tce with detached houses on the western side of the road.
Figure 3: Site Photo of the existing building from the Seaview Tce frontage.
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Figure 4: Site Photo of the existing building from Sunshine Beach.
Figure 5: Picture from walkway looking southwest (52 Seaview adjoining)
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Figure 6: Picture from walkway looking northwest (56 Seaview adjoining)
3.0 Proposed development details
Table 3: Summary of development aspects
Material change of use
Building height 7.9m
Site coverage Lower Ground Level – 28%
Ground Level – 37%
First Level – 12%
Overall = 38%
Car parking Double garage
Site access New residential driveway to Seaview Tce with the existing
9m wide driveway reduced to only 4m wide.
Proposed servicing arrangements Existing water, telecommunications and electrical
servicing from Seaview Tce.
New sewer and stormwater drainage connections will be
provided at building approval stage with existing
infrastructure within Seaview Tce. Any detention tanks
and pipes will be provided underground to ensure
stormwater impacts are non worsening in nature and
sewer pump complies with Unitywater standards.
Figure 4: Proposed development render
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4.0 Planning assessment
4.1 Key issues
4.2.1 Detached House Compliance
The proposed development meets all the Accepted Outcomes of the Detached House Code in
regards to setbacks, height, site cover and soft landscaping requirements as demonstrated in the
table below.
Parameter Requirement Proposal Compliance
Setbacks Front - 6m Front – 6m Y
Rear – 1.5m up to 4.5m in Rear – 3m to walkway Y
height, and 2m between
4.5m and 7.5m in height
(adjoins reserve)
Side – 1.5m up to 4.5m in Side (north) – 2.5m Y
height, and 2m between Side (south) – 2.5m Y
4.5m and 7.5m in height
Height 8m 7.9m relative to NGL Y
2 Storeys 2 storeys (stepped design with Y
any section of the building with 2
storeys - no more than 1m out of
the ground)
Site Cover 40% all levels Lower Ground Level – 28% Y
Ground Level – 37%
First Level – 12%
Landscaping 20% soft landscaping 55% (324m2) Y
Materials Appropriate colours that Vertical timber battens with Y
and Finishes blend in to the natural horizontal screening battens,
environment glass balustrading,solar array on
vaulted roof form with eaves.
Roof and colours to match in with
surrounding buildings.
Roof Form 5 degrees and 75% eaves > 5 degree vaulted roof with Y
eaves surrounding the building
for 76%
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4.2.2 Coastal Protection Overlay
The Overall Outcomes of the Natural Resources Overlay seeks for development within the Coastal
Protection Area to not adversely impact upon natural coastal processes and shall be designed to
protect the visual amenity enjoyed by users and others. The following table demonstrates the
compliance against the relevant Probable Solutions and Specific Outcomes of the Overlay Code.
Specific Outcome Probable Solution Assessment
O18 The siting and design of S18.1 A mix of native Complies - The landscaping plan provided by Conlon Group
development and materials used landscaping, such as ground includes a mix of native landscaping along the rear
within the Coastal Protection covers, shrubs and trees, is property boundary to protect the coastal dune system.
Area, as identified on the Natural provided for a width of 5m
Resources Overlay Maps, do not from the seaward or rear
cause any significant adverse boundary of the site to provide
impacts on the coastal resources adequate landscape buffering
of the location nor interrupt the to protect the coastal dune
natural cycles of erosion and system.
accretion of foreshore areas and
beaches.
O19 Buildings, structures and S19.1 A mix of native Complies - The building design includes a vaulted roof
works within the Coastal landscaping, such as ground similar to award winning ‘Gabriel Poole’ designs in the
Protection Area that are visible covers, shrubs and trees, is Sunshine Beach area, as shown below.
from the beach- provided for a width of 5m
a. are designed to protect the from the seaward or rear
character of the beachfront boundary of the site to provide
when viewed from the water adequate landscape buffering
The landscaping design complements the building and
and integrate with the to protect the character of the
includes a mix of species and tree heights along the rear
surrounding natural beachfront. 6m providing an adequate landscape buffering to protect
landscape and skyline
the character of the beach front.
vegetation (see Figure 13.6); The vegetation within the rear 6m of the site includes
and
coastal species inspired by the nearby National Park
b. are finished predominately
containing a strong native palette including the highs of the
in colours and hues of the
dry wallum woodland and lows of the wet paper bark
surrounding natural
woodland and sedgeland to the seacaost environs. The
landscape.
species include the Pink Bloodwood (Corymbia
intermedia), Broad Leaf Paper Bark (Melaluca
quinquenervia), Wallum Banksia (Banksia Aemula), Swamp
Sheoak (Casuarina glauca), Coastal Banksia (Banksia
integrifolia) and Screw Pine (Pandanus tectorius).
To ensure compliance with the relevant Outcomes, it is
recommended a condition be included for the site to be
densely planted with a mixture of native shrubs and
appropriate coastal trees in accordance Council’s Planning
Scheme Policy PSP3 Landscaping Plants and Guidelines for
the Coastal Areas. The landscaping shall include
appropriate planting densities to ensure a suitable
vegetated buffer can be established that will require
minimal ongoing maintenance.
O20 Buildings and other Alternative Solution - The proposal is for a
structures including swimming redevelopment of an existing permanent building which is
pools and retaining walls do not setback further than the existing building.
extend seaward of the coastal Considering the coastal building line is setback 15m from
building line except- the coastal boundary and Council seeks a 6m front setback
a. Uncovered and unenclosed the resultant building envelope is substantially
cantilevered balconies that compromised to only 195m2 on the 591m2 site (33%), as
do not extend greater than highlighted in the outline below.
3m seaward of the coastal
building line; and
b. Are setback a minimum of
6m from the seaward
boundary (see figure 13.7).
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It is also noted that there are several recent building
approvals either side of the site, which have been
approved by the State as complying with this provision
(which are the same under previous versions of the SDAP
(2.0)).
- 50 Seaview Tce – PC16/1058 (Building Approval
08/09/2016)
- 52 Seaview Tce – PC17/0537 (Building Approval
31/05/2017)
- 56 Seaview Tce – PC17/0797 (Building Approval
17/07/2017)
The proposal is setback on an alignment consistent with
the recent adjoining building approvals at 52 and 56
Seaview Terrace. This is an enhanced built form outcome
than what is existing and the 6m landscaped setback
accommodates risks associated with coastal erosion.
The State Referral Agency has also assessed the design
against the SDAP State Codes (outlined below) and
considers the design to comply with the relevant
outcomes.
It is also noted there have been no changes to the provision
since these approvals (as noted below).
The proposal meets the purpose statements of the State
Development codes pertaining to development subject to
coastal building lines code, which seeks to ensure
development is designed and located to protect buildings
from impacts of coastal erosion, maintain coastal
processes, conserve coastal resources, and account for
projected impacts of climate change.
The setback is consistent with Council’s recent approvals
on adjoining lots and not adversely impact upon natural
coastal processes. The design includes appropriate
setbacks and landscaping to protect the visual amenity
enjoyed by users and others consistent with the Overall
Outcomes of the Natural Resources Overlay Code.
O21 Where a coastal building line S21.1 No solution provided. Not Applicable – A Coastal Building Line exists along
does not exist on properties Seaview Terrace. The main building is setback more than
fronting the beachfront or a 6m from the rear boundary with a counter levered deck
reserve adjoining the beachfront setback 3m from the boundary resulting in a less obtrusive
– buildings, other structures and development than what is existing on the site.
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retaining walls are setback a
minimum of 6m from the
seaward boundary of the site.
O22 Rear fences adjacent to the S22.1 Rear fences adjacent to Complies – No fencing to the rear seaward property
beachfront within the Coastal the beachfront within the boundary is proposed, to be sympathetic to the visual
Protection Area are designed and Coastal Protection Area amenity and existing native vegetation of the Sunshine
sited to be sympathetic with the incorporate the following- Beach dune and enhances the natural beachfront
visual amenity of the beachfront a. No more than 1.2m character.
and do not degrade the natural in height; and
beachfront character. b. Open construction;
c. lightweight materials
(timber);
d. dark colours to blend
with the natural
environment.
S22.2 Gates are not installed in
fences to gain direct access to
the beachfront.
5.0 State assessment and other matters
5.1 State interests
5.1.1 Matters established in the Planning Regulation
Nil
5.1.2 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 following assessment benchmarks are
applicable and have been appropriately considered in preparing this development application:
State interest Assessment against assessment benchmark
Coastal Environment The relevant State Interest seeks for the coastal environment to be
protected and enhanced, while supporting opportunities for coastal-
dependent development, compatible urban form along the state’s coastal
land. The site is within the urban footprint and the State referral
assessment considers the development to meet the relevant provisions
to protect the coastal environment.
6.0 Conclusion
This application seeks a Development Permit for Material Change of Use for a Detached House
(affected by a relevant Overlay – Coastal Protection Area) within the Detached House zone at 54
Seaview Terrace, Sunshine Beach (Lot 63/RP81810). The proposal is code assessable
development under The Noosa Plan. The assessment finds the development meets the relevant
Specific and Overall Outcomes of the Noosa Plan subject to the following grounds of approval:
• The high-quality building and landscaping design enhances the coastal character of the area
which is sympathetic and does not detrimentally impact the locality;
• The State Referral Agency (DSDMIP) has assessed the relevant setback against the relevant
State Development Assessment Codes and issued approval for the development under
Version 2.4 of the State Development Assessment Provisions (SDAP) which commenced 16
November 2018 – State Code 8 Coastal development and tidal works – and considers the
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development avoids or minimises adverse impacts on coastal resources, erosion prone risks
and their values.
• The development provides appropriate building setbacks consistent with recently approved
adjoining developments and does not adversely impact upon natural coastal processes; and
• The design is sympathetic to the coastal environment protects the visual amenity enjoyed by
users and others.
The Assessment Manager’s favourable consideration of the above development application is
therefore recommended. Please contact me if you require any further information and/or clarification
with respect to the above application.
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