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Planning Report
= | MAX WATTERSON+ASSOCIATES CONSULTING SURVEYORS & PLANNERS REPORT TO ACCOMPANY DEVELOPMENT APPLICATION FOR PRELIMINARY APPROVAL FOR MATERIAL CHANGE OF USE FOR DETACHED HOUSING ADDRESS: PROPERTY: APPLICANT: PLAN OF DEVELOPMENT: LOT 135 ON PEARSONS ROAD, COOROY LOT 135 ON MCH978 VALKEV PTY LTD A.C.N 160 921 059 10-3032AQ DATE: 19" NOVEMBER 2013 PRINCIPAL 12 Maple Street (PO Box 639) Cooroy Q 4563 ABN 59 847 644 252 Max L. Watterson PH 07 5442 6121 Cadastral Surveyor (Qld) FAX 07 5442 5125 B.Surv(UNSW). M.S.S.S.1 EMAIL [email protected]
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1. PROPERTY
Real Property Description: Lot 135 on MCH978
Area: 2.02ha
Locality: Cooroy & Lake MacDonald
Zoning: Community Services
Overlays: Nil
S.E. Queensland Regional Plan: Urban Footprint
2. SITE DESCRIPTION
The subject land is located to the south-east of the junction of Pearsons Road and
Elm Street and contains a total area of 2.02ha.
The land contains flat topography, is covered by vegetation and contains no
structures.
The site is a rehabilitated quarry site.
The site is accessed from Pearsons Road that enters the subject property at the
north-western boundary. It has a frontage of 92m onto Elm Street which is a major
road in the local traffic network. The south-eastern corner of the property adjoins
Blue Wren Place which is a newly constructed sealed bitumen road.
Water, sewerage, stormwater, electricity and telephone services are available to the
property.
Source: SCRC MyMaps
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3. BACKGROUND
The subject property is under the ownership of the Queensland Government and was
previously used by the Department of Transport & Main Roads as a gravel reserve.
The gravel reserve then discontinued use and was rehabilitated where the quarry
was filled with material. For approximately 20 years the site has been unmaintained
and has been covered with vegetation.
4. ADJOINING LAND USES
The adjoining properties are generally used for residential purposes. Several
properties to the north contain Detached Housing and there is a property to the south
that contains medium density development. The property to the east has recently
received approval for a subdivision into residential housing and is currently being
developed. Several other properties in the area are zoned as Community Services
for the purposes of transport and schools. The North Coast Railway line is located on
the other side of Elm Street.
5. PROPOSAL
5.1 Material Change of Use
The applicant also seeks to apply for a Preliminary Approval Overriding the Planning
Scheme for a Material Change of Use of Premises comprising Detached Housing.
The application for preliminary approval is made under Section 242 of the
Sustainable Planning Act 2009 (SPA) to establish a Preliminary Approval to vary the
effect of the Sunshine Coast Regional Council’s Noosa Plan (16 September 2013)
with respect to the subject site. As such the development is Impact Assessable and
has been assessed under The Noosa Planning Scheme and the Sustainable
Planning Act 2009.
It is intended that the future development on the site will include Detached Housing
that is consistent with the definition included within The Noosa Plan for:
“the use of premises for a single dwelling unit which comprises the whole of
the building on one lot. The term includes uses and works incidental to and
associated with the detached house. The term includes the temporary use as
a display home or removal home”.
It is intended that the detached housing will be provided on lots that are similar in
nature to those that are included on the Proposed Layout Plan (Ref: 10-3032AQ).
This proposal plan allows for 24 dwelling units on the subject site.
This preliminary approval is designed to establish specific assessment provisions
that will apply in assessing any future development applications relating to the land in
order to facilitate the construction of detaching housing on the subject property.
It is proposed that any future Detached Houses on the subject property are to be
self-assessable where complying with the Detached House Code and code-
assessable where not complying with the Detached House Code. This is to be
achieved by varying the Assessment Table for the Community Services zone
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contained in Part 6 of The Noosa Plan. Currently the assessment table states that
Detached Housing is an Inconsistent Use and is therefore Impact Assessable.
Excerpt showing Residential Uses for Assessment Table for the Community
Services Zone – Cooroy & Lake Macdonald Locality Code
Column 1 Column 2 Column 3
Defined use or use Assessment category Relevant assessment
class30 criteria 31 –
applicable code if
development is self-
assessable or requires
code assessment
RESIDENTIAL USES—
Consistent use Code assessable if — If code assessable and—
Ancillary dwelling a) Ancillary dwelling unit; or a) Ancillary dwelling
unit; or b) Multiple Housing Type 3 if located unit–-Detached House
Multiple housing on Lot 1 on RP215922 at 19 Trading Code; or
Type 3 Retirement Post Road, Cooroy or Lot 2 on b) Multiple Housing Type
& special needs MCH5136 at 20 Topaz Street Cooroy. 3–-
i Cooroy & Lake
Macdonald Locality Code;
Inconsistent use Impact assessable if— and
Those Residential a) Detached house; or ii Residential Uses Code;
Uses listed in b) Community residence; or and
Section 6.26 c) Multiple housing Types 1, 2, 4, or 5; iii Landscaping Code; and
d) Multiple Housing Type 3 if not iv Engineering Works
located on Lot 1 on RP215922 or on Lot Codes.
2 on MCH5136; or
e) Visitor accommodation
The applicant seeks to amend the Assessment Table for the Community Services
zone contained in Part 6 of The Noosa Plan so that Detached Housing is Self-
assessable if complying with the Detached Housing Code and Code Assessable if
not complying with the Detached Housing Code. This proposal does not include any
variations to the Detached Housing Code. The proposed Level of Assessment table
is shown below.
Proposed Assessment Table for Residential Uses on Lot 135 on MCH978
Column 1 Column 2 Column 3
Defined use or use class30 Assessment category Relevant assessment
criteria 31 –
applicable code if
development is self-
assessable or requires
code assessment
RESIDENTIAL USES—
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Consistent use Self-assessable if If self-assessable—
Detached house; or a) Detached house and a) Column 2 of Tables
Community residence; or complying with the Detached 14.28-14.30 of the
Multiple housing Type 1 House Code; or Detached House Code;
Relative or employee; b) Community Residence
or Code assessable if— Code
Visitor accommodation a) Detached house and not
Type 1 Home hosted complying with Column 2 of If code assessable and;
Inconsistent use Tables 14.28-14.30 of the Detached house -
Those Residential Uses Detached House Code, Detached House Code; or
listed in Section 6.13 except if an alternative
provision to the QDC9; or
Impact assessable if—
a) Ancillary dwelling unit;
or
b) Multiple housing Types
2, 3, 4 or 5; or
c) Visitor accommodation
It is intended that this amended Assessment Table will override the existing
Assessment Table contained in The Noosa Plan. It is considered that these
variations to the planning scheme are clear and concise and provide clear guidance
on the future assessment of the site.
This Preliminary approval is to apply to Lot 135 on MCH78. It is nominated that the
approval should have a period of 6 years after which the approval should lapse if the
proposed development is started but not completed. This has been chosen because
the design of the proposal has not yet been finalised and time will be needed to
prepare the appropriate information.
6. FUTURE APPROVALS
Subsequent planning approvals will be required for this proposed development
including an operational works application for the road construction, stormwater and
landscaping and a reconfiguration of lot application for the subdivision.
7. REFERRAL AGENCIES
This application is required to be referred to the following state agencies:
• The Department of State Development, Infrastructure and Planning as a
concurrence agency was triggered as the proposal is development for which
a Preliminary Approval is sought under the SPA s242.
• The Department of Transport and Main Roads as a concurrence agency in
relation to the subject property being within 25m of Elm Street which is a
State-Controlled road and subject to an application for a reconfiguration of lot
and a material change of use.
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8. ASSESSMENT FRAMEWORK
‘Statutory Guideline 04/09: Preliminary approvals that affect a local planning
instrument’ provides guidance on the process to assess and decide an application for
preliminary approval to which section 242 of the SPA applies.
This requires the assessment manager to:
• Assess the proposed development against sections 313 and 314 of the SPA,
without considering the proposed variations to the planning scheme
• Assess the proposed variations against section 316 of the SPA, while
considering the
o results of the assessment that were carried out under sections 313
and 314 of the SPA
o application against the local planning instrument other than the parts
which are sought to be varied
In assessing this development particular significance will be given to the matters
mentioned in section 314 of SPA to the extent that they are relevant.
8.1 SOUTH EAST QUEENSLAND REGIONAL PLAN 2009-2031 STATE
REGULATORY PROVISIONS
The subject property is situated within the Urban Footprint where the proposed use
of Detached Housing is permitted.
8.2 DEVELOPMENT APPROVALS AND LAWFUL USES ON ADJACENT
PROPERTIES
The adjoining premises to the east, is subject to the following approvals that intend to
develop the land into Detached Housing:
• On the 14th of June 2013, approval was given for the subdivision of Lot 136
on MCH978 into 5 Lots (Ref: REC13/0015).
• On the 29th of October, approval was given for the subdivision of Lot 2 on
RP173883 & Lot 137 on MCH978 into 4 Lots (Ref: REC 13/0095).
Given that this premises is of a similar nature and scale of the proposed
development it is not expected that there will be any significant adverse impacts
produced.
8.3 THE NOOSA PLAN
8.3.1 PRELIMINARY ADVICE FROM SUNSHINE COAST REGIONAL COUNCIL
At a Pre-lodgement meeting conducted on 10/09/2013 it was indicated that Council’s
Strategic Planning section have no significant objection to the proposed land use of
Detached Housing (Ref: PLM13/0161). They also indicated that the application
should demonstrate that the site does not need to be retained for community uses.
This issue is addressed in Section 8.3.4 of this report.
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8.3.2 EXTENT OF CONFLICT WITH THE NOOSA PLAN
This proposal is in conflict with The Noosa Plan the extent of this conflict relates to
the zoning of the subject property for Community Services of which Detached
Housing is not a consistent land use. It also conflicts with the overall outcomes for
the Community Services Zone within the Locality as it does not protect land that has
been committed or planned for community purposes.
However section 326(1)(B) of the SPA states that “the assessment manager’s
decision must not conflict with a relevant instrument unless there are sufficient
grounds to justify the decision despite the conflict”.
8.3.3 JUSTIFICATION UNDER SECTION 326(1)(B) OF THE SUSTAINABLE
PLANNING ACT 2009
The ‘Statutory Guideline 05/09: Sufficient grounds for decisions that conflict with a
relevant instrument’ is used to consider whether there are sufficient grounds for
departing from a relevant instrument under section 326(1)(B) of the SPA. The
Guideline states that Sufficient Grounds may be provided if the ‘relevant instrument is
out of date due to its age or changing circumstances in the area and the proposal
reflects or responds to these changes circumstances.’
The Noosa Plan included the subject property in the zoning of Community Services.
The overall outcomes sought for the Community Services Zone within Cooroy & Lake
Macdonald Locality are that land:
• “is protected and managed to enable the efficient and timely delivery of
community services; and
• is consistent with the indoor recreation, education, health, social and safety
needs of the local community, including people with special needs, such as
the elderly, children, low-income earners and disabled persons”
At the time of this decision the subject property was used as a Gravel Reserve for
Public Projects provided by the Department of Transport and Main Road and this
was an appropriate zoning that protected this land use.
The circumstances of the subject site have since changed and the subject property is
no longer used as a gravel reserve. Section 3 of this report details how the quarry
reserve is not operating and the site is used as vacant land.
Given these changes in circumstances it is considered reasonable that the
Community Services zoning is no longer necessitated to protect this land use and
The Noosa Plan is therefore out of date. The proposal is considered to respond to
these changed circumstances by allowing for a new land use to commence on the
site.
With regard to public interest considerations, it is expected that this proposed
development will provide several benefits to the broader community.
By contributing to the housing supply it allows for new housing to be provided to
meet the demographic and economic needs of the community. New workers and
families are able to live in and contribute to the local economy.
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The creation and sale of new houses on the site will help to generate new jobs in the
construction industry and will provide an additional source of stamp duty for the State
Government.
The site is also free from any development constraints and the proposal does not
contribute to the severity of natural hazards and does not significantly increase the
potential for damage on the site or in the local area. It helps to contribute to the
community resilience in the event of a hazard occurring elsewhere in the area.
The site has previously been vacant and unmaintained for a period of approximately
20 years and this new use will help to make best use of this land.
8.3.4 DESIRED ENVIRONMENTAL OUTCOMES
COMMUNITY USES AND FACILITIES:
An adequate range of community services and facilities supporting the physical,
safety, artistic and social needs of the community are equitably distributed having
regard to the—
i location and density of housing;
ii location of transport infrastructure;
iii location of business centres;
iv social, economic and demographic patterns of Noosa; and
v function of towns and villages.
COMMENTS:
The impact of the loss of land that is zoned for Community Services is to be
considered against the availability of other similar land in the locality. There are
several other sites in the area currently used for Community Services and there is no
identified shortage of services in the area. Within a 500m radius of the subject
property there are approximately 8 lots that are zoned as Community Services
including a 9.5ha site that is vacant and largely unconstrained.
RESIDENTIAL USES:
Urban and rural settlement for residential use is developed to be consistent with—
i the planned capacity for roads, community services and infrastructure for the
particular locality;
ii the expectations of Noosa’s population to have access to a broad range of safe,
secure and affordable housing;
iii the expected character and amenity for the particular locality;
iv the landform, natural environmental and climatic conditions of the locality;
v energy efficiency and water conserving design principles;
vi convenience and accessibility to urban services; and
vii suitable separation from incompatible land uses.
COMMENTS:
The proposed development is considered to be consistent with the Desired
Environmental Outcomes for Residential areas.
This proposed development provides the subject property with all infrastructure that
is expected for a detached housing residential zone including sewerage, stormwater,
electricity, telecommunications and a water supply.
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The proposal is within the planned capacity of local roads.
The subject property is located within Cooroy and has access to a range of
Community Services such as Cooroy State School and Noosa District High School,
Cooroy Community Kindergarten, Cooroy Library, Cooroy Memorial Hall and Cooroy
RSL.
This proposal helps to increase the supply of housing within the Noosa Area and
provide additional residents with housing.
The subject property is not located in close proximity to any land uses that are
considered to be incompatible with residential areas.
8.3.5 ASSESSMENT AGAINST OVERALL OUTCOMES FOR THE COOROY &
LAKE MACDONALD LOCALITY.
This use is considered to be compatible with nearby uses and will avoid any adverse
impacts on the amenity of users of other premises.
The proposed use of detached housing will require the land to be cleared however
the subject property does not include any vegetation of high ecological value.
This proposal allows for the Cooroy and Lake Macdonald Locality to support a
growing urban and rural settlement of permanent residents by providing additional
housing.
The proposed development is consistent with the Priority Infrastructure Plan in Part
15 as it is located in the Cooroy Town – PIA Sub-Area.
The proposal includes Detached Housing which is identified as the desired form of
housing within Cooroy.
The subject property is located outside of the catchment area of Lake Macdonald
and the proposal will not impact upon the water quality.
The proposal protects Elm Street as a part of Noosa’s major road network as it limits
the number of lots that have access onto Elm Street and provides a new road away
from Elm Street that can be used to access the majority of the proposed lots.
The proposal does not comply with the outcomes that are sought for the Community
Services zone as it does not protect land that has been committed or planned for
community purposes. This conflict with The Noosa Plan is discussed in Section 8.3.3
of this report.
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8.3.6 SPECIFIC OUTCOMES FOR THE COOROY & LAKE MACDONALD
LOCALITY CODE
Specific Outcomes Proposed solutions
Amenity The proposed residential use is not
O1 Uses are located, designed and operated expected to generate excessive impacts
to avoid significant adverse changes to the light, on the light, air quality and noise of
air quality, noise, accessibility or other adjoining properties. The proposal
conditions enjoyed by users of associated, provides for appropriately sized lots to
adjoining or nearby uses. each containing a single Detached House.
Appropriate setbacks between dwellings
will ensure that these dwellings are to be
constructed in a way that minimises the
impact on any nearby properties.
Scenic amenity The proposal does not impact upon the
O2 Important scenic vistas including those to local scenic vistas as the site is not
and from Mt Cooroy, Mt Tinbeerwah and Black elevated and no tall structures are
Mountain are protected and uninterrupted to proposed.
maintain aesthetic and cultural values of the
natural landscape.
Major road network The function, visual amenity and
O3 The function of, and visual amenity and character of the major road network are
character surrounding the, major road network, protected by the proposal. The proposal
including Diamond St, Cooroy–Noosa Road, will generate extra traffic that is
Belli Creek Road and Lake Macdonald Drive is considered to be within the carrying
protected and enhanced. capacity of the Major Road Network.
Elm Street is a Major Road and the
function is protected by allowing for the
majority of the lots to be accessed from
the proposed new road. Any dwellings
that have direct access onto Elm Street
are designed to provide proper sightlines.
Laneways
O3 Uses do not diminish the ability of The proposed development includes a
laneways to— pedestrian laneway that extends from the
a) relieve traffic on streets; cul-de-sac and connects to Elm Street.
b) provide convenient and safe rear access to The laneway is designed to increase the
premises; and permeability of pedestrian traffic
c) add to the heritage character of Cooroy; throughout the site.
AND
O4 Access for new uses is only taken off a
laneway where upgrading works are carried out
to the laneway to enable the laneway to
accommodate the anticipated levels of traffic.
Built form
Density
O5 The density of development within the site The total area of the site is 2.02ha and 24
area— new detached houses are proposed over
a) is compatible with surrounding the subject site. It is expected that each of
development; and the proposed lots contains between
b) does not exceed— 658m2 – 913m2 of area which is a
i. For the Semi-attached Housing suitable level to cater for detached
Zone–1 dwelling unit per 400m2 of housing.
site area with a maximum population
density of 100 persons per hectare; The density of the development is similar
ii. For the Attached Housing Zone– to that of the surrounding area and for a
maximum population density of 100 typical Detached Housing zone where
persons per hectare; and 600m2 is the minimum size for an
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iii. For the Business Centre Zone– allotment in the Cooroy and Lake
A. for sites less than MacDonald locality and 800m2 is the
1000m2 –1 dwelling unit per minimum area for battleaxe lots.
non-residential use; or
B. for sites of 1000m2 or The proposal allows for all significant
more—maximum population natural features and landforms to be
density of 160 persons per maintained in present form.
hectare; and
c) has a low site impact to enhance the No buildings are included as part of this
opportunity to maintain natural site proposal but will be addressed as
characteristics such as native vegetation necessary in a future application.
and natural landforms.
Height This proposal does not include any
O6 Buildings and other structures— existing or proposed buildings on the
a) are low rise and present a building height subject property.
consistent with structures on adjoining and
surrounding premises;
b) have a maximum building height of 2
storeys;
c) do not visually dominate the street,
surrounding spaces or the existing skyline;
d) preserve the amenity of surrounding land
uses;
e) respect the scale of existing vegetation;
and
f) respond to the topography of the site by
avoiding extensive excavation and filling.
Setbacks Each of the proposed lots contains
O7 Buildings and other structures are sufficient area to contain a detached
appropriately designed and sited to— house that can be appropriately sited to
a) provide amenity for users of the premises preserve the privacy with adjoining
as well as preserve the visual and acoustic properties and to provide for landscaping
privacy of adjoining and nearby properties; between buildings.
b) preserve any existing vegetation that will
buffer the proposed building from adjoining
uses;
c) allow for landscaping to be provided
between buildings; and
d) maintain the visual continuity and pattern
of buildings and landscape elements within
the street.
Site cover, gross floor area and plot ratio The proposed subdivision allows for a
O8 The site cover, gross floor area and plot building scale that has an appropriate
ratio of buildings and other roofed structures— gross floor area and plot ratio.
a) results in a building scale that is
compatible with surrounding development;
b) does not present an appearance of bulk to
adjacent properties, roads or other areas in
the vicinity of the site;
c) maximises the retention of existing
vegetation and allows for additional soft
landscaping between buildings;
d) allows for adequate area at ground level for
outdoor recreation, entertainment, clothes
drying and other site facilities; and
e) facilitates onsite stormwater management
and vehicular access.
O9 Site cover does not exceed— The proposed subdivision allows for each
a) for the Detached Housing Zone—50% for a proposed lot to contain a detached house
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single storey building and 40% for a double and to provide a site cover of less than
storey building; 50%.
i for a single storey building - 50%; or
ii for a building of 2 or more storeys -
50% on the ground floor and 30% for the
upper storey(s), or 40% for all storeys for a
building of 2 or more storeys;
b) for other classes within the
Detached Housing Zone - 40%;
c) for the Semi-Attached Housing
Zone—40%; or
d) for the Attached Housing Zone—
40%
e) for the Community Services Zone—
50%
O10 For Multiple Housing Type 2 buildings Not applicable
have a maximum plot ratio of 0.45:1.
O1 For Multiple housing Type 3 or 4, Visitor Not applicable
accommodation Type 4, or the
accommodation unit component of an
Entertainment and dining business Type 3—
maximum gross floor area is equivalent to the
maximum allowable population in persons
multiplied by 40m2.
O2 For the Business Centre Zone plot ratio Not applicable
does not exceed—
a) 0.8:1 for site areas up to and including
2,000m2; and
b) 0.3:1 for the balance of a site over 2,000m2.
Flooding and drainage
O3 Buildings and other works are designed The subject property is free from flood
and sited to— hazard area and the proposed
a) provide flood free access to premises and development is not expected to contribute
flood free habitable areas; towards any additional flooding.
b) allow only minor, short term and infrequent
flooding of non-habitable areas;
c) ensure drainage does not adversely impact
upon other premises; and
d) ensure filling or excavation does not
adversely impact upon other premises by—
i. causing ponding of water on the site
or nearby land;
ii. increasing flooding, which adversely
affects the safety or use of any land
upstream and downstream; and
1. adversely affecting the flow of water in
any overland flow path.
Sloping sites The subject property is not a sloping site.
O4 On sloping sites, buildings and structures
are designed to maximise the use of natural
slope and minimise the need for cut and fill.
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8.3.7 OVERALL OUTCOMES FOR THE DETACHED HOUSE CODE
The overall outcomes sought by the Detached House Code are to ensure that
detached houses—
a) only occur on land that is suited for the intended form of development and the
occupation and use of the building and site by the residents.
b) are only developed on land which is not located in the vicinity of land uses—
i which would adversely impact the occupation and use of buildings and the site by
the residents; or
ii which would result in the residential development preventing or inhibiting the
conduct of existing land uses.
c) are attractive and consistent with the developed character of the particular
neighbourhood;
d) retain the natural landscape character and visual quality of hill slopes and
ridgelines;
e) offer high levels of amenity, safety and security for the occupants;
f) have an adequate supply of water;
g) where not in a sewerage service area, effluent disposal systems are designed and
sited to minimise adverse effects on the environment; and
h) avoid adverse impacts on environmental values including environmentally
sensitive areas
Comments:
Despite the zoning, the subject property is considered to be land that is a suitable
and attractive location for residents to live.
The detached housing on the subject property will not be adversely impacted on nor
will it inhibit any existing land uses of adjoining properties as they are all used for
residential purposes.
The architectural style of the proposed housing has not been developed but the
particular neighbourhood is a newly developing area and does not contain any
heritage housing.
The subject property has an adequate supply of water and is serviced by sewerage
infrastructure.
The subject property does not contain any environmentally sensitive areas.
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8.3.8 SPECIFIC OUTCOMES FOR THE DETACHED HOUSE CODE
Table 14-28 — Detached houses, Ancillary dwelling units and Multiple housing Type 1
Specific Outcomes Proposed Solutions
14.54 Siting & Effects of Development
Setbacks Each of the proposed lots provides sufficient
O1 Buildings and other structures are appropriately area so that any detached housing can be
designed and sited to— located to comply with the minimum
a) provide amenity for users of the premises as well setbacks.
as preserve the visual and acoustic privacy of
adjoining and nearby land uses;
b) preserve any existing vegetation that will buffer
the proposed building from adjoining uses;
c) allow for landscaping to be provided between
buildings;
d) maintain the visual continuity and pattern of
buildings and landscape elements within the street;
e) for class 10a structures, do not visually dominate
the street;
f) avoid any significant adverse impacts on the
natural values of waterways and their foreshores,
including those of the Noosa River and its lakes;
and
g) do not interrupt the natural cycles of erosion and
accretion of waterways and foreshore areas.
Alternative provision to QDC Parts MP1.1 and
MP1.2, P1, P2 and P7
16
Flooding, drainage and earthworks The subject property is free from any flooding
O2 Buildings and other works are designed and constraints. Future Development Applications
sited to— for Operational Works are expected to
a) provide flood free access to premises and flood address the issue of drainage and
free habitable areas; stormwater runoff.
b) allow only minor, short term and infrequent
flooding of non-habitable areas;
c) ensure the protection of persons and property in
the event of a flood and power failure;
d) ensure drainage does not adversely impact upon
other premises; and
e) ensure filling, excavation or retaining structures
do not adversely impact upon other premises by—
i. causing ponding of water on the site or nearby
land; and
ii. increasing flooding, which adversely affects the
safety or use of any land upstream and
downstream; and
iii. adversely affecting the flow of water in any
overland flow path;
iv. adversely affecting the privacy or visual amenity
of surrounding properties.
AND
O3 Finished surface levels ensure land is free
draining.
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O4 Filling or excavation does not adversely affect The site does not contain any existing sewer,
sewer, stormwater or water utility infrastructure. stormwater or water infrastructure and when
it is provided will be consistent with the filling
and excavation of the site.
O5 Development does not adversely impact on the The subject property is located outside of the
Lake Macdonald water supply. Lake Macdonald water catchment.
Electricity supply infrastructure The proposed housing will not impact upon
O6 Uses and works maintain an adequate safe any electrical supply infrastructure.
distance from electrical infrastructure including
substations, overhead powerlines, power poles and
transformers.
Steep Slopes and Landslide hazard areas The subject property is not considered to be
O7 Detached houses, Ancillary dwelling units, a steep slope
Multiple housing Type 1and associated uses are
sited or constructed to maintain the safety of
people and property from the risk of landslide.
Height All detached housing will be low rise and not
O8 Buildings and other structures— exceed 8m of height or 2 storeys in
a) are low rise and present a building height accordance with the Detached House Code.
consistent with structures on adjoining and
surrounding land;
b) have a maximum building height of—
i) for Visitor Mixed Use Zone— 3 storeys; or
ii) if in the Noosa Heads Locality Attached Housing
Zone—
• Lot 4 on SP100064 in Serenity Close Noosa
Heads— 4 storeys
• Otherwise— 3 storeys
iii) if in the Noosaville Locality and the Attached
Housing Zone with frontage to the following streets:
- Russell St, William St and Howard St, or Weyba
Rd, James St and Albert St north of their
intersections with Elizabeth St (as well as
properties fronting Gympie Terrace or Noosa
Parade between Weyba Road and Russell
Street)— 3 storeys;
iv) otherwise– 2 storeys;
c) do not visually dominate the street, surrounding
spaces or the existing skyline;
d) preserve the amenity of surrounding land
including privacy, views and access to sunlight;
e) respect the scale of surrounding vegetation; and
f) respond to the topography of the site by stepping
down the slope or sitting above the ground level on
stumps, for sloping sites.
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Site cover The proposal allows for each lot to contain a
O9 The site cover of buildings and other roofed detached house that has a site cover that is
structures— less than 50% and is compatible with
a) is of a scale that is compatible with surrounding surrounding development.
development;
b) does not present an appearance of bulk to
adjacent properties, roads or other areas in the
vicinity of the site;
c) maximises the retention of existing vegetation
and allows for soft landscaping between buildings;
d) allows for adequate area at ground level for
outdoor recreation, entertainment, clothes drying
and other site facilities; and
e) facilitates on-site stormwater management and
vehicular access.
Alternative provision to QDC Parts MP1.1 and
MP1.2, P3
Gross floor area - Noosa North Shore Locality, Not applicable
Rural Settlement Zone
O10 The gross floor area of buildings and
structures–
a) has a low site impact to maximise the
opportunity to retain natural site characteristics,
such as native vegetation and natural landforms;
b) allows the opportunity to provide for soft
landscaping that uses vegetation of local origin;
c) is of a scale that is compatible with surrounding
development; and
d) does not present an appearance of excessive
bulk and overdevelopment when viewed from
adjoining and adjacent properties, any waterways
or the street.
Gross floor area - Noosa Heads Locality, Not applicable
Detached House Zone, 6-14 Park Road Noosa
Heads
O11 The gross floor area and bulk and scale of
buildings and other roofed structures-–
a) has a low site impact to maximise the
opportunity to retain natural site characteristics
such as native vegetation and natural landforms;
and
b) maintains the safety of people and property from
the risk of landslide and bushfire.
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Materials and finishes–Eastern Beaches Not applicable
O12 Where development does not comply with the
built form acceptable solutions S1.1, S1.2, S1.3,
S6.1 S8.1, S8.2 or S8.3—
a) buildings and other structures use materials and
finishes that complement the beachside character
and integrate with the surrounding natural
landscape and skyline vegetation; and
b) views of building or structures from the beach
are framed or filtered through vegetation (see
Figure 14.6).
Properties adjoining the Noosa River—Noosa Not applicable
North Shore Locality
O13 Buildings and structures, excluding jetties on
premises adjoining the Noosa River that are visible
from the foreshore—
a) are designed to protect the character of the
foreshore when viewed from the water and
integrate with the surrounding natural landscape
and skyline vegetation; and
b) are finished predominantly in colours and hues
of the surrounding natural landscape.
Roof form All proposed dwellings are able to be
O14 Roof forms— constructed with a roof pitch of greater than 5
a) contribute positively to the local skyline; degrees.
b) complement the low density character of the
locality;
c) do not present an appearance of excessive bulk
to side neighbours (eg. avoid low pitched roofs or
box profiles/parapets);
d) use simple traditional roof designs;
e) offer shading to the walls and windows of the
dwelling unit;
f) do not create opportunities for residents to
overlook the private open space areas of
neighbouring properties.
Streetscape & character–Kin Kin village Not applicable
O15 For Kin Kin village, the predominant
Queensland vernacular detached housing form is
retained and enhanced by incorporating design
elements reflecting or interpreting elements of this
style of housing.
Streetscape & character–Boreen Point village Not applicable
O16 For Boreen Point village, the lakeside holiday
detached housing character is maintained and
enhanced by ensuring the scale, bulk and siting of
buildings and structures do not–-
a) visually dominate the lot, dwelling units on
adjoining lots or the frontage;
b) detract from the visual amenity of the
streetscape and surrounding village; and
c) result in a loss of natural light to adjoining
dwellings or their private open space areas.
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Garages, carports and other class 10a All of the proposed dwelling units and any
structures additional class 10a structures are able to be
O17 Within the Detached Housing, Semi- located so that they comply with the required
Attached Housing, Attached Housing and Visitor setbacks.
Mixed Use Zones, garages, carports and other
class 10a structures are designed and sited to
visually integrate with the dwelling unit and avoid
dominating the street by—
a) minimising the width of the structure; and
b) minimising projection of the structure forward of
the main face of dwelling unit.
Water conservation and storage The subject property is located in a water
O18 On-site water storage is provided, service area.
designed and operated to support the efficient use
of water and is adequate for occupants every day
use.
AND
O19 Detached houses, Ancillary dwelling units
and Multiple housing Type 1
within Bushfire Hazard Areas have sufficient water
supply for fire fighting purposes.
Effluent Disposal The subject property does not require an
O20 Effluent disposal does not have a effluent disposal system as it is able to be
significant adverse effect on
18 biodiversity, natural connected to the sewerage system.
vegetation or water quality .
O21 Treatment and disposal of wastewater does
not have any detrimental impact on Noosa’s major
water storage and supply - Lake Macdonald.
Environmental Protection The subject property does not contain any
O22 The design, siting and construction of areas of high ecological value.
buildings and structures minimise the clearing of
vegetation and where there is an existing
preliminary approval that includes vegetation
protection measures for the property, the proposal
is consistent with those measures.
Carparking spaces Each of the proposed dwelling units is able to
O23 Sufficient carparking is provided to be provided with 1 carparking space.
accommodate the number of vehicles likely to use
the site.
Alternative provision to QDC Parts MP1.1 and
MP1.2, P8
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Amenity The proposed detached housing is of a
O24 Detached houses, Ancillary dwelling units nature and scale that is not expected to
and Multiple housing Type 1 are located, produce any adverse impacts on nearby
designed and operated to avoid significant adverse premises.
changes to the light, air quality, noise, accessibility
or other conditions enjoyed by users of associated,
adjoining or nearby premises;
AND
O25 Lighting and noise associated with the use of
the Detached house, Ancillary dwelling unit and
Multiple housing Type 1 or ancillary recreation uses
such as outdoor tennis courts and half courts, do
not have an adverse impact upon the amenity
enjoyed by users of adjoining or nearby premises
nor cause unreasonable disturbance to local fauna.
Display homes Not applicable
O26 The use does not adversely impact on the
residential amenity enjoyed by users of surrounding
dwelling units through any of the following—
a) obtrusive lighting or signage;
b) excessive traffic generation or parking
congestion;
c) evening or early morning noise; or
d) invasion of privacy;
One Household Only Each residential dwelling will be designed to
O27 With the exception of approved Multiple contain a single household.
Housing Type 1 or approved Ancillary Dwelling
Units associated with Agricultural Uses, only one
dwelling unit is located on the premises and Class
1 buildings accommodate 1 household only.
Not applicable
O28 Where located on existing lots within proximity
of protected extractive resources, the detached
house incorporates design, orientation, and
construction measures that mitigate the effects of
noise, dust, ground vibration, or air blast
overpressure from the extractive industry.
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9. Conclusion
This report provides support for the Application for a Preliminary Approval on the
subject property. It provides justification of why there are sufficient grounds to
approve this application. Accordingly it is requested that the application be approved
subject to reasonable and relevant Conditions.
Yours sincerely,
Nicholas Gabriel
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Appendix A
Plan of Proposed Lot Layout
(Ref: 10-3032AQ)
21
[OCR of page images]
21
Appendix A
Plan of Proposed Lot Layout
(Ref: 10-3032AQ)
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=z
2
RP113733
3
RP113733
RP206856
RP206856
RP206856
SP218739
Scale 1:1000 - Lengths are in Metres
10 20 30 40 50 60 70 80 90 100 110
SP218739
SP218739
MAX WATTERSON
ASSOCIATES
12 Maple Street
PO Box 639
Cooroy Qid 4563
Ph. (07) 54426121
Fax. (07) 54425125
Email. [email protected]
Client: K. & V. KELLY
Project:
PLAN OF PROPOSED
RECONFIGURATION
OF LOT 135 ON
MCH978.
PARISH: TEWANTIN
COUNTY: MARCH
LOCAL GOVT: SUNSHINE COAST R.C.
LOCALITY: COOROY
Scale: 1:1000 Plan 1 of 1
Datum: Date: 25-10-13
Origin:
Cont. Int: Ref:
10-3032AQ
NOTE:
This plan has been prepared for application
purposes only and may be subject to change.
Dimensions and areas shown hereon are
approximate only and subject to final survey.