Council archive · source document
Planning Report · MCU18/0078
Attached to the e-mail Multiple Housing Type 2 Duplex & Operational Works - MCU18-0078 & OPW18-0117.msg.
proposal report
development application
Development Permit for a Material Change of Use and Operational Works
for a Multiple Housing Type 2 Duplex
over Lot 2 on RP87781 and located at 165 Gympie Terrace, Noosaville
Prepared For: Carolyn Threadgold
Prepared: May 2018
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proposal report
Prepared by:
Martoo Consulting Pty Ltd
13/6 Bottlebrush Ave, Noosa Heads Q 4567 PO Box 1684, Noosa Heads Q 4567
T +61 7 5447 2550
38 Nash Street, Gympie Q 4570 PO Box 391, Gympie Q 4570
T +61 7 5482 7440
© Martoo Consulting Pty Ltd 2017
The information contained in this document produced by Martoo Consulting Pty Ltd is solely for the use of the Client identified on the
cover sheet for the purpose for which it has been prepared and Martoo Consulting Pty Ltd undertakes no duty to, or accepts any
responsibility to, any third party who may rely upon this document.
All rights reserved. No section or element of this document may be removed from this document, reproduced, electronically stored or
transmitted in any form without the written permission of Martoo Consulting Pty Ltd.
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Contents
1.0 Summary ......................................................................................................................... 4
1.1 Development application details ............................................................................................. 4
1.2 Planning instrument details ..................................................................................................... 4
1.3 Referral agencies ..................................................................................................................... 4
2.0 Site details ....................................................................................................................... 5
2.1 Site description ....................................................................................................................... 5
2.2 Surrounding land uses ............................................................................................................. 6
3.0 Proposed development details ......................................................................................... 7
4.0 Planning assessment ........................................................................................................ 8
4.1 Noosa Plan .............................................................................................................................. 8
5.0 State assessment and other matters .............................................................................. 11
5.1 State interests ....................................................................................................................... 11
7.0 Conclusion .................................................................................................................... 12
8.0 Appendices ................................................................................................................... 13
Appendix A Proposal Plans
Appendix B Operational Works - Civil
Appendix C Operational Works - Landscape
Appendix D Noosaville Locality Code
Appendix E Residential Uses Code
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1.0 Summary
1.1 Development application details
Proposed development: Multiple Housing Type 2 - Duplex
Type of approval sought: Development Permit for Material Change of Use and
Operational Works
Site address: 165 Gympie Terrace
Noosaville Qld 4566
Real property description: Lot 2 on RP87781
Site area: 699.2 m2
Assessment manager: Noosa Council
Owner details: Carolyn Threadgold
Applicant details: Carolyn Threadgold c/ Martoo Consulting
1.2 Planning instrument details
Regional plan: SEQ Regional Plan 2009–2031 (version commenced 2 May
2014)
Designation: Urban Footprint
Planning scheme: Noosa Plan 2006
Zone: Attached Housing
Local plan: Noosaville
Level of assessment: Code
Applicable overlays: Natural Hazards: Landslide & Flooding
Natural Hazards: Bushfire & Acid Sulfate Soils
Applicable codes: Noosaville Locality Code
Residential Uses Code
Landscaping Code
Engineering Works Code
1.3 Referral agencies
There are no applicable referral agencies for the proposal.
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2.0 Site details
2.1 Site description
The subject site comprises a rhomboid parcel of land located at Gympie Terrace, Noosaville and
described as Lot 2 on RP87781 (to be known as the site). The site is relatively level with a small
fall from the rear to the front and it is noted that a low set dwelling has recently been demolished.
Vegetation on site comprises a number of exotic species including palms and shrubs.
The subject site is serviced by standard community infrastructure including reticulated water supply
and sewerage, underground telecommunications and overhead electricity supply, bitumen
roadways and kerb and channel.
The site is to the best of our knowledge is not known to be contaminated.
Table 1: Site description
Site Description
characteristic
Existing land use Residential
Existing structures Low set residential dwelling and sheds recently removed
Frontage and 19.0 m frontage to Gympie Terrace.
access
Topography and Site relatively level.
views
Existing vegetation Amenity landscaping located across frontage and along side of site.
Figure 1: Aerial view and site identification
Source: DA Mapping System
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Figure 2: Satellite view and site identification
Source: Google Maps
2.2 Surrounding land uses
The site is located in a residential area that includes single residential dwellings and unit
developments.
Table 2: Surrounding land uses
Surrounding land uses
North Opposite the site - Noosaville foreshore
South Vacant
East Opposite the site – Unit Complex Como Resort
West Two storey unit complex known as Sonoma
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3.0 Proposed development details
This application proposes the construction of a Multiple Housing Type 2 Duplex. The material
change of use is consistent code assessable development under the Noosa Plan 2006. Proposal
plans have been prepared by Tim Ditchfield Architects and are included in Appendix A.
The proposal involves the construction of a duplex dwelling on the site. The units are located to the
centre of the site with each unit comprising one level. A common driveway extends along the
western boundary leading to two double garages located at the rear of the site.
The ground floor unit comprises three bedrooms with an open plan kitchen, dining and living area
orientated to the face the Gympie Terrace and river outlook. This unit has direct access to a
covered terrace area at the front of the site and the pool area.
The upper floor unit has the same floor plate as the lower unit with access via a lift and rear
stairway.
Each unit has an enclosed double garage located to the rear of the site which includes a void area
for a future car stacker.
The building adopts a contemporary design and proposes to utilise a range of high quality
materials and finishes which include:
• Metal colorbond cladding and face concrete walls;
• Aluminium framed windows
• Pitched Roof form; and
• Custom orb roofing.
The site will be filled to achieve minimum floor heights required under the planning scheme.
Operational Works Plans for access, carparking, stormwater and erosion control and landscaping
are included as Appendix B and C.
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4.0 Planning assessment
4.1 Noosa Plan
The Noosa Plan includes the site in the Noosaville locality and provide the site with an Attached
housing zone. The assessment table for the zone indicated that a Type 2 Duplex is code
assessable.
The Noosa Plan specifies the following Codes as applicable for assessment of Type 2 Duplex
• Noosaville Locality Code
• Residential Uses Code
• Landscaping Code
• Engineering Works Code
An assessment of the proposal against the Noosaville Locality Code and Residential Uses Code is
detailed in Appendix B and C. A summary of the development proposal is detailed in the table
below:
Table 3: Summary of development aspects
Noosa Plan Provisions Proposal Response
Population Density 6.98 6.6 persons
Building height 8 metres 8.3 metres
2 storeys Complies - 2 storeys
Gross floor area (GFA) 279m2 310m2
0.45:1 = 314m2
Site coverage 40% 40%
Landscape 198m2 389m2
Roof Form 5 degree minimum pitch Complies - 5 degrees
600mm eaves Complies
Variation in roof form Complies
Boundary setbacks
Frontage 6.0m 6.0m to façade
Side 1.5 to 2.5m 2.5m and 3.06m
Rear 6.0m 6.0m to façade
Length of wall 15 m with one design element Complies
Segmented balconies Complies - segmented balconies
Car parking 2 covered and 1 uncovered Complies – 4 covered spaces
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The proposal does not comply with provisions relating to building height in metres. With regard to
the height of the roof, the proposal slightly exceeds the stipulated height of 8 metres by 0.3 m for
the front skillion roof. This height is a direct result of the minimum floor heights relating to flooding
and the design providing for a pitched roof form. The proposed roof form complies with the Specific
Outcome as detailed below:
a) are low rise and have a visual bulk and an architectural scale consistent with structures on
adjoining or nearby land; - Proposed building complements the existing character of the
street which includes unit complexes. The building extends back from the street front and the
area of intrusion will not be readily visible to the surrounding area. The existing deck and
deck roof form further mask the upper level roof from the street.
b) do not exceed a building height of —
i. for the Attached Housing Zone 2 Storeys. - Complies
b) do not visually dominate the street or surrounding spaces; - Area of intrusion minor and
will not be visible to the street.
d) preserve the amenity of surrounding land; - Area of intrusion relates to a small portion of
the roof and will not impact on the surrounding amenity.
e) ensure that development responds to the site topography; - Design of building respects
the flat nature of the site and the requirement to fill.
f) are well articulated with strong horizontal and vertical design elements to provide an
interesting streetscape and to complement landform changes and landscapes – Building is
well designed and respects the design intent for the area.
With reference to population density it is noted that there is an anomaly in the Noosa Plan relating
to population density for the Attached Housing Zone. The Attached Housing zone is intended to
cater for a slightly higher density of development, however the population density and gross floor
areas (GFA) do not reflect this intent. The Attached housing zone details a GFA of 279m2 for this
site whereas the Semi – Attached housing zone provides for a GFA of 314m2. The applicant
therefore requests that Council apply the density and gross floor area provisions of the semi
attached housing zone for this proposal as has been applied to other developments in the area.
The applicant has located all carparking to the rear of the site to maximise the northern orientation
and river views of the site and to present a minimise the impacts of vehicles on the streetscape. As
a result of maximising the northern aspect the rear eaves extend slightly rear setback. Eaves are
detailed as a required outcome for development in the locality and the encroachment provides
appropriate articulation and protection to the rear facade of the building and contributes positively
to the architectural design.
The encroachments are considered to comply with the specific outcomes as detailed below:
a) provide amenity for users of the premises as well as preserve the visual and acoustic
amenity of adjoining and nearby properties; - The encroachment will not impact on nearby
properties which have similar setbacks.
b) provide adequate distance from adjoining land uses; reduced setback relates to eaves
with the main façade of the building setback from adjoining unit developments.
c) allow space for required vehicle parking; - Carparking provided on site. Eave
encroachment enables carparking to be provided at the rear of the site and not dominate the
street frontage.
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d) preserve any existing vegetation that will buffer the proposed building; Existing vegetation
on site is predominantely exotic and not in locations that enable retention.
e) allow for landscaping to be provided between buildings; - landscaping provided around
edge of site.
f) maintain the visual continuity and pattern of buildings and landscape elements within the
street; Eave encroachment consistent with the character of the area.
g) avoid large areas of continuous wall planes by varying the building setbacks and using
appropriate techniques to provide visual relief; Complies – Eave and associated roof form
present a well-articulated façade to the locality.
h) help protect the natural character and visual amenity of the Noosa River system and other
watercourses. - Reduced eave does not impact on the character of the area with the design
incorporating elements that are characteristic of the Noosaville area.
The site is mapped within an area of potential Acid Sulfate Soils. Appropriate conditions may be
imposed to ensure the proposal complies with relevant requirements.
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5.0 State assessment and other matters
5.1 State interests
The proposal is for an urban activity within the Urban Footprint, and is located outside the Koala
Assessable Development Area. The proposal is compliant with the relevant State Regulatory
Planning Provisions.
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7.0 Conclusion
The above development application has been submitted to the Noosa Council as the Assessment
Manager of the application under the Sustainable Planning Act 2009. This application seeks a
Development Permit for a Material Change of Use of Premises for a Type 2 duplex which is code
assessable development under the 2006 Noosa Plan.
This application can be supported on a number of grounds as provided in detail in the above
report. These grounds include:
The Noosa Plan supports the development of duplexes on the site;
The development is consistent with the intent of the zone;
The surrounding land uses and roadways to the site and the characteristics of the
locality support the use of the site for a unit developments;
The areas of non-compliance are relatively minor and do not impact on the character of
the area and can be covered by conditions of approval; and
The duplex development provides a building form that is desirable for the area and
consistent with Councils design intent.
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8.0 Appendices
Appendix A - Proposal plans
Appendix B – Operational Works Plans - Civil
Appendix C – Operational Works Plans – Landscape
Appendix D - Noosaville Locality Code
Appendix E – Residential Uses Code
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