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Development Assessment Report
DEVELOPMENT ASSESSMENT REPORT
DEVELOPMENT APPLICATION FOR MATERIAL CHANGE OF USE &
OPERATIONAL WORKS TO ESTABLISH A DUAL OCCUPANCY
14 Orealla Crescent, Sunrise Beach, QLD, 4573
LOT 141 ON RP132135
File Number: 22336 October 2022
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PROJECT URBAN – 22336 October 2022
DOCUMENT INFORMATION
Project number: 22336
Report prepared for: Carly & Mathew Deighton
DOCUMENT CONTROL
Revision # Date Prepared by Reviewed by Authorised by
Draft 26/09/2022 Claire Stewart Mick Sheppard Mick Sheppard
Final 11/10/2022 Claire Stewart Mick Sheppard Mick Sheppard
COMPANY DETAILS
Project Urban Pty Ltd
Suite 1 Corner Surf Road & Gardak Street
Alexandra Headland Qld 4572
Tel: (07) 5443 2844
Email: [email protected]
Disclaimer Statement
Project Urban Pty Ltd retains ownership and copyright of the contents of this document including drawings, plans, figures and other work
produced by Project Urban Pty Ltd. This document is not to be reproduced in full or any part, unless separately approved by Project Urban Pty
Ltd. The client may use this document only for the purpose of which it was prepared. No third party is entitled to use or rely on this document.
This report is based on our opinion of the town planning issues that arise from the statutory provisions relating to this site. Comments and
conclusions in or construed from this report relating to matters of law are not to be relied upon. You should only rely upon the advice of your
professional legal advisors with respect to matters of law. This report is provided on the basis that our standard Terms and Conditions apply.
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PROJECT URBAN – 22336 October 2022
TABLE OF CONTENTS
1.0 APPLICATION SUMMARY ................................................................................................... 4
2.0 INTRODUCTION ................................................................................................................. 5
3.0 SITE DESCRIPTION ............................................................................................................ 6
3.1 SUBJECT SITE ........................................................................................................................................... 6
3.2 SURROUNDING LAND USES .................................................................................................................. 6
4.0 PROPOSED DEVELOPMENT .............................................................................................. 8
5.0 STATE PLANNING INTERESTS ......................................................................................... 10
5.1 STATE PLANNING REGULATORY PROVISIONS ............................................................................. 10
5.2 SOUTH EAST QUEENSLAND REGIONAL PLAN 2017 ..................................................................... 10
5.3 STATE PLANNING POLICY.................................................................................................................... 10
5.4 SCHEDULE 10 OF THE REGULATION ................................................................................................ 10
5.5 SCHEDULE 11 OF THE REGULATION ................................................................................................ 10
6.0 PLANNING SCHEME......................................................................................................... 12
6.1 DEFINITION ............................................................................................................................................... 12
6.2 LEVEL OF ASSESSMENT ...................................................................................................................... 12
6.3 OVERLAYS ................................................................................................................................................ 12
6.4 LOCAL PLAN ............................................................................................................................................. 12
6.4.1 PURPOSE AND OVERALL OUTCOMES ......................................................................................... 12
6.5 ZONE CODE .............................................................................................................................................. 13
6.6 DEVELOPMENT CODES ........................................................................................................................ 15
7.0 CONCLUSION .................................................................................................................. 16
SUPPORTING DOCUMENTATION
Attachment 1 – Proposal Plans, prepared by AAA Design & Development
Attachment 2 – Planning Scheme Assessment prepared by Project Urban
Attachment 3 – Landscape Concept Plan prepared by Project Urban
Attachment 4 – Engineering Plans prepared by AAA Design & Development
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PROJECT URBAN – 22336 October 2022 1.0 APPLICATION SUMMARY SITE DETAILS Address 14 Orealla Crescent, Sunrise Beach Real Property Description Lot 141 RP132135 Land Area 730m2 Local Authority Noosa Shire Council Registered Landowner Carly and Mathew Deighton Current Use Detached Dwelling PLANNING SCHEME DESIGNATIONS Planning Scheme Noosa Plan 2020 Zone Medium Density Residential zone Local Plan Coastal Communities Local Plan area Overlays N/A APPLICATION DETAILS Applicant Carly and Mathew Deighton Application Type Development Permit for Material Change of Use Proposal Dual Occupancy Level of Assessment Code Referrals Schedule 10.4.3.1.2(b) – Potential for Unexploded Ordinance PROJECT TEAM Town Planning & Project Urban Landscape Architecture Architecture, Civil & AAA Design & Development Stormwater Engineering Development Assessment Report Page 4 of 17 Material Change of Use & Operational Works – Dual Occupancy 14 Orealla Crescent, Sunrise Beach, QLD
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PROJECT URBAN – 22336 October 2022 2.0 INTRODUCTION This Development Assessment Report has been prepared to support a Development Application for a Material Change of Use and Operational Works to establish a Dual Occupancy on behalf of Carly and Mathew Deighton. The subject site is situated at 14 Orealla Crescent and is described as lot 141 on RP132135. In the Noosa Plan 2020 the site is in the Medium Density Residential Zone and forms part of the Coastal Communities Local Plan area. The proposal is subject to code assessment. The purpose of this report is to describe the characteristics of the site and surrounding land uses, detail the proposed development and provide an assessment against the applicable planning provisions. This report should be read in conjunction with the accompanying covering letter, Development Application forms, Architectural Plans, Landscape Plans and Engineering drawings. Development Assessment Report Page 5 of 17 Material Change of Use & Operational Works – Dual Occupancy 14 Orealla Crescent, Sunrise Beach, QLD
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PROJECT URBAN – 22336 October 2022
3.0 SITE DESCRIPTION
3.1 SUBJECT SITE
As mentioned above, the subject site is situated at 14 Orealla Crescent, Sunrise Beach and
described as lot 141 on RP132135. The site has an area of 730m2 and is currently developed for
a detached dwelling which has a large vacant area to its rear.
As shown in Figure 1 below, the site has road frontages to Orealla Crescent and Ventura Street
which are approximately 20m and 35m respectively.
SUBJECT
SITE
Figure 1 - Location of subject site (Google Maps)
The site contains some scattered vegetation. The sites’ location and context are illustrated in the
Figure 1 above and Figure 2 overleaf.
3.2 SURROUNDING LAND USES
The subject site is in Sunrise Beach, on the western side of David Low Way, approximately 350
metres from the coast.
As mentioned above, the site has road frontages to Orealla Crescent and Ventura Street which
adjoin its western and southern boundaries respectively. To the east of the site, is the multi-unit
residential development, Aqua Nirvana, while to the north is a duplex.
At a more general level, the area to the north, east and south of the subject site is all within the
Medium Density Residential zone and generally comprise a mix of duplexes and low-rise multiple
dwelling units. Single dwelling houses are the dominant form of development on the western side
of Orealla Crescent, which is consistent with the Low Density Residential zoning that applies to
this area.
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PROJECT URBAN – 22336 October 2022
Figure 2 - Aerial image of subject site, accessed September 2022 (Nearmap)
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PROJECT URBAN – 22336 October 2022 4.0 PROPOSED DEVELOPMENT As mentioned previously, the application seeks approval to establish a Dual Occupancy on the subject site and undertake the associated operational works (earthworks, driveway, stormwater and landscaping) . The proposed development, which will be undertaken in accordance with the accompanying documents is described in more detail below. BUILT FORM As shown on the Proposal Plans provided in Attachment 1, the proposed development comprises two detached dwelling units. The southern unit is the existing single storey residence, which is a two-bedroom, two-bathroom dwelling. The second dwelling unit is proposed at the rear of the existing dwelling and is a two-storey, three-bedroom, two-bathroom unit, with car parking underneath the dwelling at ground level. All living spaces in the new dwelling units are contained on the upper level. The combined site coverage of the development is 30.1% and the maximum height for the proposed dwelling unit is 7.29m above natural ground level. The development retains a low-rise built form and uses lightweight materials, including timber finishes, characteristic of the Sunrise Beach local area. The Proposal Plans show that the proposed dwelling will have a minimum setback of 6m to Ventura Street and 2m to both side boundaries. As no alterations are proposed to the existing dwelling its setback to the property boundaries will not change. ACCESS AND PARKING The proposed layout includes two driveways. The existing dwelling will continue to use the current driveway from Orealla Crescent and a new driveway from Ventura Street is proposed to serve the new dwelling. The existing dwelling includes space for one car to be parked on the driveway and the second dwelling proposes two covered car spaces. The Engineering Plans illustrate that the proposed driveway will be designed in accordance with Council standards. PRIVATE OPEN SPACE The proposal plans show that both dwellings have private open space directly accessible from their living areas. The existing dwelling has a private open space area of at least 58m2 at the rear of the property which is accessed from a sliding door from the living room. There is also a substantial area of private open space on the southern side of the property. The living area in the new dwelling is provided on the upper level and has direct access to a deck at the front of the property which has an area of 42.79m2. This deck is generally 3.66m deep but its depth reduces to 2.36m adjacent to the entry stairs. LANDSCAPING Landscaping treatments to soften the built form of the proposed development are provided in accordance with the Landscape Plans provided in Attachment 3. 70% of the site is to be landscaped, with 12.5% (92m2) dedicated to private open space. The landscaping includes a mix Development Assessment Report Page 8 of 17 Material Change of Use & Operational Works – Dual Occupancy 14 Orealla Crescent, Sunrise Beach, QLD
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PROJECT URBAN – 22336 October 2022 of native small and large trees, shrubs and turf. Some existing trees are being retained on the site and incorporated into the landscaping, however four trees are to be removed to allow for the second dwelling unit and access. The Landscape Plans show that the street tree that will be removed will be replaced elsewhere within the road reserve. SERVICING, INFRASTRUCTURE & ENGINEERING Waste will be behind landscaped screening for each dwelling and bins will be moved to the kerb for collection. The subject site is currently connected to all essential urban infrastructure. The Engineering Plans in Attachment 4), prepared by AAA Design and Development show that minor earthworks are required to level the proposed carport for the second dwelling unit. 34.4m2 of cut is proposed and is shown in drawing 3951-1 (Attachment 4). The plans also shows that stormwater from the new dwelling will be collected in a rainwater tank and discharged to the street. Development Assessment Report Page 9 of 17 Material Change of Use & Operational Works – Dual Occupancy 14 Orealla Crescent, Sunrise Beach, QLD
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PROJECT URBAN – 22336 October 2022
5.0 STATE PLANNING INTERESTS
5.1 STATE PLANNING REGULATORY PROVISIONS
The Planning Regulation 2017 (the Regulation) prescribes Assessment Benchmarks that the
application must be carried out against, which are additional or alternative to the Assessment
Benchmarks contained in the local planning instruments.
These Assessment Benchmarks are prescribed as being contained in:
• The SEQ Regional Plan, to the extent it is not appropriately integrated into the Planning
Scheme;
• Part E of the State Planning Policy, to the extent it is not appropriately integrated into the
Planning Scheme;
• Schedule 10 of the Regulation; and
• Schedule 11 of the Regulation.
An assessment of the relevant provisions contained in the above planning instruments and the
schedules of the Regulation are provided in the following sections of this report.
5.2 SOUTH EAST QUEENSLAND REGIONAL PLAN 2017
The site is subject to the South East Queensland Regional Plan 2017 (SEQRP). Section 2.2 of
the Noosa Plan 2020 confirms that the Plan appropriately advances the SEQRP and as such, no
further assessment against this document has been undertaken.
5.3 STATE PLANNING POLICY
The State Planning Policy (SPP) defines the Queensland Government’s policies about matters of
state interest in land use planning and development. The SPP only applies to development
assessment if the Planning Scheme has not yet appropriately integrated the SPP. If there is a
discrepancy between a local planning scheme and a SPP, then what is outlined in the SPP
overrides the Planning scheme.
The Noosa Plan 2020 came into effect on 31 July 2020. Under section 2.1 of the Plan, it is
specified that it appropriately integrates all matters in the SPP, with the exception of Coastal
Hazards. As the subject site is not impacted by Coastal Hazards, those elements of the SPP that
are relevant to this development are appropriately addressed in the current Noosa Plan and as
such, no further assessment has been undertaken against the SPP.
5.4 SCHEDULE 10 OF THE REGULATION
As per Schedule 10, Part 4, Division3 of the Planning Regulation 2017 it is identified that referral
to the State Assessment and Referral Agency (SARA) is triggered due to the site being
potentially affected by UXO.
5.5 SCHEDULE 11 OF THE REGULATION
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PROJECT URBAN – 22336 October 2022 Schedule 11 provides assessment benchmarks for development in koala priority areas not interfering with koala habitat and development in koala broad-hectare areas. Schedule 11 does not apply to the proposed development. Development Assessment Report Page 11 of 17 Material Change of Use & Operational Works – Dual Occupancy 14 Orealla Crescent, Sunrise Beach, QLD
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PROJECT URBAN – 22336 October 2022
6.0 PLANNING SCHEME
In the Noosa Plan 2020 the site is located within the Medium Density Residential zone and the
Coastal Communities Local Plan Area. An assessment of the applicable provisions of the Noosa
Plan has been undertaken below.
6.1 DEFINITION
The proposed development is defined under the Noosa Plan 2020 as:
“Dual Occupancy”
(a) means a residential use of premises for 2 households involving—
(i) 2 dwellings (whether attached or detached) on a single lot or 2 dwellings (whether
attached or detached) on separate lots that share a common property; and
(ii) any domestic outbuilding associated with the dwellings; but
(b) does not include a residential use of premises that involves a secondary dwelling.
Comment: The proposed development will be established in accordance with the above
definition.
6.2 LEVEL OF ASSESSMENT
In accordance Table 5.5.2, the Table of Assessment for the Medium Density Residential zone,
the proposal is Code Assessable.
6.3 OVERLAYS
There are no locally mapped overlays that affect the site, and as such, no assessment against
the Overlay codes is required.
6.4 LOCAL PLAN
As mentioned above, the site forms part of the Coastal Communities Local Plan area, which
includes Sunrise Beach, Sunshine Beach, Castaways Beach, Marcus Beach and Peregian
Beach.
6.4.1 PURPOSE AND OVERALL OUTCOMES
The purpose of the Coastal Communities Local Plan Area is to provide locally relevant planning
provisions for the assessment of development within the Local Plan Area. The purpose and
relevant overall outcomes of the Coastal Communities Local Plan code are discussed below:
Purpose and overall outcomes Comment
The Coastal Communities local plan area is The proposed new dual occupancy is
an established coastal urban area comprising consistent with the character and zoning in
five small communities, namely Sunshine the surrounding area.
Beach, Sunrise Beach, Castaways Beach,
Marcus Beach, and Peregian Beach, each
with a separate character and identity.
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PROJECT URBAN – 22336 October 2022
Purpose and overall outcomes Comment
Development within each community is
consistent with the defined identity of that
community.
Development is limited to land within the The site is located in the Urban Footprint and
urban boundary providing a defined edge to the local and State mapping shows no hazard
protect and reinforce the discrete character of mapping overlays affecting the property.
each community, provide efficient provision of
infrastructure and services, avoid constrained
land and retain the integrity and health of the
natural and coastal landscape.
Development in the Medium Density Housing The development proposes a dual occupancy
zones accommodates a greater diversity in which is consistent with the range of housing
housing types including dual occupancies, types sought within the Medium Density
multiple dwellings, retirement facilities and Residential Zone.
residential care facilities.
Development in Sunrise Beach – The proposed development is consistent with
(a) provides a high proportion of detached the mix of residential uses sought by the
houses and some multi-unit Planning Scheme in Sunrise Beach.
accommodation for permanent residents
including families.
(b) provides a mix of commercial and
community uses including convenience
shopping, schools, other community
facilities located in Ben Lexcen Drive
serving the convenience needs of
residents;
(c) ensures higher order services locate in
the local centre of Peregian Beach, or the
district centres of Noosa Junction and
Noosaville.
A detailed assessment of the proposal against the relevant Performance and Acceptable
outcomes in the Local Plan code has been undertaken and is included in Attachment 1. The
assessment has identified that the proposal complies with all the relevant Performance and
Acceptable outcomes.
6.5 ZONE CODE
The site is included within the Medium Density Residential zone. The purpose and relevant
overall outcomes of the Medium Density Residential zone code are discussed below.
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Purpose and overall outcomes Comment
Medium density residential neighbourhoods The proposed dual occupancy will increase
are predominantly home to permanent the supply of affordable residential
residents. accommodation suitable for permanent
residents within the Medium Density
Residential zone.
Development makes a positive contribution to The development has a low-rise, beachside
the look and feel of residential design which is in keeping with the character
neighbourhoods by maintaining a low scale of the local area. The application includes an
character with well-designed buildings and attractive landscape outcome for the
landscaping that enhance the streetscape. development which will enhance the
streetscape of Ventura Street.
New uses are located, designed and managed The proposed dual occupancy is a consistent
to be compatible with surrounding uses. use within the Medium Density Residential
zone and the size and scale of the proposal is
in keeping with the established character of
the local area.
Small dwellings and co-housing models are Both dwelling units will be relatively small and
integrated within the medium density will increase housing choice within the local
residential built form to increase housing area.
choice.
Development is supported by appropriate The site is already connected to all essential
infrastructure and essential services and does infrastructure and these will be extended to
not adversely impact on the continued serve the proposed dwelling unit as well.
operation, viability and maintenance of
existing infrastructure or compromise future
provision of planned infrastructure.
Native vegetation between buildings and in The Proposal Plans show that the
the public realm enhances the amenity and development will be landscaped in
supports local wildlife. accordance with Council’s requirements and
will retain existing vegetation on the site
where practical, and supplement it in
accordance with Planning Scheme Policy 2.
A detailed assessment of the proposal against the relevant Performance and Acceptable
outcomes in the Zone Code has been undertaken and is included in Attachment 1. The
assessment has identified that the proposal complies with all the relevant Performance and
Acceptable outcomes.
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PROJECT URBAN – 22336 October 2022 6.6 DEVELOPMENT CODES In accordance with Table 5.5.2 of the Noosa Plan, the following additional Codes are applicable to the proposed development: • Dual Occupancy and Multiple Dwelling code; and • Works codes Comment: An assessment of the proposal against these codes has been included in Attachment 1. The code assessment has determined that the proposed development complies with all relevant performance outcomes. Development Assessment Report Page 15 of 17 Material Change of Use & Operational Works – Dual Occupancy 14 Orealla Crescent, Sunrise Beach, QLD
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PROJECT URBAN – 22336 October 2022
7.0 CONCLUSION
This Development Assessment Report has been prepared to support a Development Application
for a Material Change of Use for a Dual Occupancy and the associated operational works,
prepared on behalf of Carly and Mathew Deighton.
The subject site is situated at 14 Orealla Crescent, Sunrise Beach and is legally described as Lot
141 on RP132135. In the Noosa Plan 2020 the site is in the Coastal Communities Local Plan
area and forms part of the Medium Density Residential zone.
This report demonstrates the proposal complies with the applicable State and local planning
provisions and warrants Council’s support for the following reasons:
• The proposal will add to housing supply and diversity in Sunrise Beach and will help to
address an identified need for a range of affordable residential options in the Noosa Council
area;
• The application has been assessed against the South East Queensland Regional Plan, State
Planning Policy and State development Assessment Provisions and has been found to be
consistent with the relevant sections within these documents;
• The proposed development is a consistent and code assessable use within the Medium
density residential zone; and
• The proposed development complies with the relevant sections of the Coastal Communities
Local Plan code, the Medium Density Residential code and Dual occupancy and Multiple
Dwelling code.
For these reasons, we believe that the proposed development is appropriate for the locality and
will contribute positively to character of the local area. On this basis, we believe that the
development warrants Council’s support and should be approved, subject to relevant and
reasonable conditions.
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