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631_IPS Planning Report · MCU23/0030
TOWN PLANNING REPORT Development Permit for MCU (Dwelling House) and associated Operational Works 50 Noosa Parade, Noosa Heads (Lot 22 on N21844) Peter Puljich 16 February 2023 P: 07 5452 5207 E: [email protected] Level 1, 9 First Avenue Maroochydore Qld 4558 PO Box 1043 Maroochydore Q 4558 innovativeplanningsolutions.com.au
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Document Control
Document: Job No. 631– Planning Report for 50 Noosa Parade, Noosa Heads, Issue 2, prepared
by Innovative Planning Solutions Pty Ltd for Peter Puljich
Document Review
Issue Purpose of Document Prepared By Reviewed By Date
1 Draft for Internal Review ALH SD 16/2/23
3 Final for Lodgement ALH SD 16/2/23
Approval for Issue
Name Signature Date
Sian Davis 16/2/23
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CONTENTS
1.0 Executive Summary ...................................................................................................... 4
1.1 Development Application Details ......................................................................................... 4
1.2 Planning Instrument Details ................................................................................................. 4
2.0 Site Details ................................................................................................................... 5
2.1 Site Description ................................................................................................................... 5
2.2 Land Use Context ................................................................................................................ 6
2.3 Surrounding Services and Facilities ...................................................................................... 6
3.0 Proposed Development Details .................................................................................... 8
3.1 Development Summary ....................................................................................................... 8
3.2 Development Details ........................................................................................................... 8
3.3 Supporting Technical Reports .............................................................................................. 9
4.0 Assessment of Local Planning Provisions .................................................................... 10
4.1 Relevant Planning Scheme ................................................................................................. 10
4.1.1 Proposal Definition .............................................................................................................. 10
4.1.2 Level of Assessment ............................................................................................................ 10
4.1.3 Local Plan Area .................................................................................................................... 10
4.1.4 Zone Designation ................................................................................................................. 12
4.1.5 Overlays ............................................................................................................................... 12
4.1.6 Development Codes ............................................................................................................ 13
4.2 Alternative Solutions ......................................................................................................... 14
5.0 Assessment of State Planning Provisions .................................................................... 16
5.1 Planning Act 2016 .............................................................................................................. 16
5.2 Planning Regulation 2017 .................................................................................................. 16
5.2.1 State Interests ..................................................................................................................... 16
5.2.2 Matters Requiring Referral .................................................................................................. 16
5.3 State Planning Policy ......................................................................................................... 16
5.4 State Development Assessment Provisions ........................................................................ 18
5.5 South East Queensland Regional Plan 2017 ........................................................................ 18
6.0 Conclusion ................................................................................................................. 19
7.0 Attachments .............................................................................................................. 20
Attachment 1 Code Assessments .................................................................................................. 20
Attachment 2 Proposal Plans ........................................................................................................ 20
Attachment 3 Engineering Services Report .................................................................................... 20
Attachment 4 Geotechnical Investigation & Acid Sulfate Soil Management Plan ............................ 20
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1.0 Executive Summary
Innovative Planning Solutions has been commissioned by Peter Puljich to prepare this report, which forms
part of and accompanies a Development Application seeking a Development Permit for Material Change
of Use (MCU) for a Dwelling House and associated Operational Works. The report evaluates the town
planning issues and requirements associated with the proposal.
1.1 Development Application Details
Type of approval sought: Development Permit for a Material Change of Use (Dwelling
House) and associated Operational Works
Site address: 50 Noosa Parade
Noosa Heads QLD 4567
Real property description: Lot 22 on N21844
Current land use: Single Detached Dwelling
Site area: 611sqm
Assessment manager: Noosa Shire Council
Owner details: Peter Puljich
Applicant details: Peter Puljich C/- Innovative Planning Solutions
Consultant details:
- Architect Jared Poole Designs
- Engineer Walsh Consulting Engineers
- Geotechnical Engineer Tectonic Geotechnical & Environmental Engineers
-
1.2 Planning Instrument Details
Regional plan: Shaping SEQ 2017
Designation: Urban Footprint
Planning scheme: Noosa Plan 2020 (Amdt 1)
Zone: Low Density Residential
Local plan: Noosa Heads
Level of assessment: Code Assessable
Applicable overlays: Acid Sulfate Soils
Flood Hazard
Applicable codes: Low Density Residential Zone code
Low Density Housing code
Noosa Heads Local Plan Code
Acid Sulfate Soils overlay code
Flood Hazard Overlay Code
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2.0 Site Details
2.1 Site Description
The subject land is located at 50 Noosa Parade, Noosa Heads is legally described as lot 22 on N21844 and
has a total area of 611m2. The subject site is regular shape and has a frontage to Noosa Parade (circa
20.4m). An Aerial of the subject site and Cadastral Smartmap is included are provided below for reference
within Figure 1 and Figure 2 respectively.
Table 1: Site Characteristics
Site characteristic Description
Existing land use Detached Single Dwelling
Existing structures Single Dwelling house and jetty
Frontage and A site frontage of approx 20.4m to Noosa Parade
access
Topography and The site is relatively flat with a small slope towards the water.
views
Existing vegetation Exotic introduced vegetation - particularly scrubs and amateur trees are
scattered across the site
Existing waterways The site fronts onto Noosa River
Figure 1: Aerial
Source: NearMap, November 2022
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Figure 2: Cadastral Identification
Source: Smart Maps, 2022
2.2 Land Use Context
The subject land is surrounded by a mix of Low Density Residential, Medium Density Residential,
Environmental Management and Conservation and Recreation and Open Space land. Table 2 below
provides a summary of the land uses that directly adjoin the site:
Table 2: Surrounding land uses
Surrounding land uses
North North of the site abuts the Noosa River with the Noosa Spit Recreation Reserve located
adjacent to the river.
South South of the site adjoins Noosa Parade, with Medium Density sites adjacent to the
Parade.
East East of the site adjoins the Ravenwood Park.
West The western boundary adjoins another residential dwelling of a low density nature.
2.3 Surrounding Services and Facilities
The subject land is positioned within proximity to a range of services and facilities located within the
nearby township of Noosa Heads. These services and facilities include, but are not limited to early learning
centres, primary schools, healthcare and community services, public transport, retail shopping facilities
and recreational opportunities. The site’s approximate proximity to these available services is further
detailed in Table 3 below:
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Table 3: Proximate services and facilities
Proximate services and facilities
i. Ravenwood Park Approx. 20m
ii. Public Bus stop Approx. 350m
iii. Noosa Heads Surf Life Saving Club Approx. 1.1km
iv. Coles Approx. 2.2km
v. Shell Coles Express Petrol Station Approx. 2.4km
vi. Noosaville Seven Day Medical Centre Approx. 4.6km
vii. Sunshine Beach State School Approx. 3.9km
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3.0 Proposed Development Details
The following section discusses the key aspects of the development, which are considered to be the
primary planning matters for consideration in this application.
3.1 Development Summary
The development proposed within this application seeks approval for a dwelling house. Proposal Plans for
the development are included at Attachment 2 to this report. A snapshot of the key development
parameters for the proposed development are set out below in Table 4 as follows:
Table 4: Summary of development aspects
Material change of use
Building height 2 storeys and a basement
Gross floor area (GFA) 477.57m2
Site coverage 321.96m2 or 52.69%
Car parking A basement garage is proposed.
Site access The site is accessed by a vehicle crossover from Noosa
Parade.
Setbacks Front Boundary – 4.5m
Side Boundary (East) – 1.63m
Side Boundary (West) – 1.51m
Rear Boundary – 3m
3.2 Development Details
The following operational aspects of the development are set out and discussed further below:
i. Built form – The property is of a scale and bulk which is what is anticipated within the locality. The
built form represents a dwelling that is setback appropriately from the road and adjoining
premises. The built form allows a high amenity and privacy for future residents, street users and
the neighbourhood. The proposed built form is sited and designed to be compatible and integrate
with the street character, and in particular the newer properties located adjacent to the property.
ii. Site cover – The proposed site cover ensures the development is of a scale compatible to the
surrounding development, has a low site impact to maximise the opportunity to retain natural
elements (in particular the vegetation mapped at the rear of the site) and ensures the dwellings
does not present an appearance of built to adjacent properties within vicinity of the site.
iii. Access configuration and Parking – The proposed dwelling will be accessed via a vehicle crossover
to the eastern side of the frontage. The vehicle crossover is intended to be design and constructed
within accordance of the Council Standard drawings (RS-049, RS-050 or RS-056). The dwelling
house is afforded a double garage at ground level.
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iv. Refuse collection – The proposed dwelling will be afforded refuse collection from kerbside by the
Council Contractor.
v. Infrastructure servicing – The proposed dwelling is within the urban boundary and therefore will
have the ability to be connected to reticulated water supply, sewerage, stormwater drainage and
telecommunications infrastructure network. The proposed design ensures that no runoff crosses
the side boundaries or worsens conditions to any adjoining properties or allotments.
3.3 Supporting Technical Reports
In support of this development application, the following specialist reports listed in Table 5 below have
been commissioned and accompany this planning assessment report:
Table 5: Supporting documentation
Report title Prepared by Date Reference
Engineering Report Walsh Consulting Engineers February 2023 Attachment 3
Geotechnical Investigation & Tectonic Geotechnical & February 2023 Attachment 4
Acid Sulfate Soil Management Environmental Engineers
Plan
A summary of the supporting technical reports commissioned to support the proposed MCU (Dwelling
House) and associated operational works development is provided below.
i. Summary of Engineering Matters – An Engineering Services report was undertaken to ensure the
proposed development can satisfy Council’s requirements and environmental and safety
expectations specified in the relevant parts of the Noosa Plan 2020 relating to infrastructure,
services and utilities. Additionally, the services report addressed the proposed Waste
Management, Stormwater Management, Flooding and Earthworks proposed for the
development. The report concluded that the proposal can appropriately meet the Council
requirements for the development works. For further detail please refer to Engineering Services
Report included at Attachment 3.
ii. Summary of Geotechnical Matters – Geotechnical Investigation was undertaken to ground truth
the site geotechnical constraints. The investigation comprised a site walk-over survey, as well as
the drilling of boreholes at two locations across the site. Along with an Acid Sulfate Management
Plan, the report provides geotechnical recommendations regarding earthworks, footings,
retaining walls and groundwater management. Further details in relation to the geotechnical
engineering assessment can be found in the Geotechnical Report included at Attachment 4.
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4.0 Assessment of Local Planning Provisions
4.1 Relevant Planning Scheme
The Local Government planning scheme this development application is subject to assessment against is
the Noosa Plan 2020. A summary of the assessment of the proposal against the provisions of the relevant
aspects of the planning scheme is outlined below.
4.1.1 Proposal Definition
The proposal is defined by the Planning Scheme as follows:
Dwelling House means – a residential use of premises involving—
a) one dwelling for a single household and any domestic outbuildings associated with the
dwelling; or
b) one dwelling for a single household, a secondary dwelling and any domestic
outbuildings associated with either dwelling.
Operational Work means - work, other than building work or plumbing or drainage work,
in, on, over or under premises that materially affects premises or the use of premises.
4.1.2 Level of Assessment
The proposed development application is made code assessable pursuant to the following provisions of
the Noosa Plan 2020:
Table 5.5.1 Low Density Residential, only by virtue of minor non-compliances with nominated
Acceptable Outcomes of the Low Density Residential Zone Code
4.1.3 Local Plan Area
The subject land is included within the bounds of the Coastal Communities Local Plan. An assessment of
the proposed development against the relevant overall outcomes of the Noosa Heads local plan code is
provided in Table 5 below:
Table 5: Assessment of the Noosa Heads Local Plan Code Overall Outcomes
Overall Outcome Applicant Response
Development is limited to land within the urban The proposed dwelling house is located within the
boundary to protect and reinforce the character urban boundary and allows for the efficient
and identity of Noosa Heads, provide efficient provision of necessary urban infrastructure. The
provision of infrastructure and services, avoid proposed dwelling has a site cover of 52.6% and
constrained land and protect the surrounding ensures ecological values and retention of the
significant environmental areas. natural coastal landscape.
Development is of a high design quality, The proposed dwelling incorporates an articulated
incorporating low rise contemporary sub-tropical roof form, with a mix of lightweight and textured
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Overall Outcome Applicant Response
building and landscape design that emphasises the external building material that reflect the natural
casual, outdoor lifestyle. environment. The design provides variation
through articulation, texture and detailing through
incorporating verandas and patios with semi open
balustrades. The proposed dwelling is a sub-
tropical design that uses understated colour
schemes and low reflective material.
Buildings have a strong relationship with the The proposed development is appropriately
outdoors through the incorporation of natural designed and sited to complement and integrate
materials, verandahs and glazing and orientation with the coastal landscape. The proposed dwelling
of openings towards public spaces where
utilises light weight material of neutral tones to
practicable.
complement the surrounds and to provide a high
level of amenity. The design of the premise
ensures that verandas and open space are
orientated towards the Noosa River.
Development in the Low Density Housing zone The proposed development is to establish a
primarily accommodates permanent residents in dwelling house within the low-density housing
detached dwelling houses. zone.
Assessment – Overall, the proposed development reflects a consistent and desirable development
outcome anticipated for the land and is considered to be consistent with the intent and relevant overall
outcomes of the Noosa Heads Local Plan Code applicable to the subject land.
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4.1.4 Zone Designation
The subject site is located within the Low-density residential zoning designation of the Planning Scheme.
The purpose of this zone is to provide for a variety of low-density dwelling types, including dwelling houses;
and community uses, and small-scale services, facilities and infrastructure, to support local residents.
Assessment – The proposal has been assessed against the relevant overall outcomes of low density
residential zone code and is considered to reflect a consistent and desirable development outcome for the
land.
4.1.5 Overlays
The subject site is mapped as being constrained by some planning scheme overlays, as shown in the
overlay map extracts below. A general summation of how the proposal complies with the applicable
overlay code is summarised in Table 6 below:
Table 6: Assessment of relevant Overlay Code
Overlay Applicant Response
Acid Sulfate Soils The site is mapped as predominately containing
land at or below 5m AHD. The proposed
development is not anticipated as resulting in the
disturbance or release of acid sulfate soils. Any
excavation or filling required for the
development will be subject to a subsequent
assessment and application. For further details
please refer to the Geotechnical Engineering
Report included at Attachment 4.
Flood Hazard
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Overlay Applicant Response
The proposed building pads are not subject to
inundation by current or future floods events.
Proposed finished floor levels will be adopted
with the minimum required freeboard to flood
events in accordance with the QUDM and Council
Development Codes. For further details please
refer to the Engineering Report included at
Attachment 3.
Assessment – The proposed development is considered appropriate for the subject site as a site responsive
design has been developed in accordance with technical reports.
4.1.6 Development Codes
There are a number of planning scheme codes triggered for the assessment of this application. A general
summation of how the proposal complies with the key outcomes of the relevant codes is discussed below.
a) Noosa Heads Local Plan Code – The proposed dwelling is located within the Noosa Heads Local
Plan Area within Peregian Beach. The proposed development is appropriately designed and sited
to complement and integrate with the coastal landscape. The proposed dwelling utilises light
weight material of neutral tones to complement the surrounds and to provide a high level of
amenity. The design of the premise ensures that verandas and open space are orientated towards
the Noosa River. The dwelling will provide a high level of amenity to the future residents and the
surrounding area.
b) Low Density Zone Code – The proposed dwelling is located within the Low-density zone of the
Noosa Plan 2020. The proposed dwelling is consistent with this zone code and furthers its intent
by affording a low-density dwelling house of a character and scale that will integrate into the
existing neighbourhood character in a positive way. The proposed dwelling will positively
influence on the existing streetscape, and complement the adjoining open space and Noosa River.
c) Low Density Housing Code – The proposed dwelling is designed in a manner to appropriately
achieve a high level of amenity to both future residents, adjoining properties and to integrate in a
positive manner with the character and streetscape of the locality. The proposed dwelling is
setback from the western boundary to ensure the amenity and privacy of the neighbouring
residential premise is retained. The proposed dwelling is within the urban boundary and will be
afforded all necessary urban infrastructure. The proposal is designed to provide a vehicle
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crossover to the frontage of the property. The crossover is provided in a safe location to ensure
safe and efficient vehicle access and ensures safety for all users of the street. The proposed
dwelling maintains the natural landscape character and visual quality of the area, while also
ensuring no adverse impacts occur to the environmental values of the Noosa River.
Assessment – The proposed development is considered to be consistent with the intent for the land as
nominated within the relevant aspects of the Planning Scheme, including the Coastal Communities local
plan area, Low Density zoning designation and all relevant planning scheme codes and requirements. The
proposed dwelling furthers the planning scheme intent and is a suitable outcome for the site.
4.2 Alternative Solutions
Some alternative solutions to the relevant development codes requiring assessment are proposed by this
development application as detailed in Table 7 below:
Table 7: Alternative solutions to assessable development codes
Development Code Applicant Response
Low Density Residential Zone Code
AO7.1 Performance Outcome
Buildings and structures are no more than 8 metres The proposed dwelling does not exceed 2 storeys
in building height and do not exceed 2 storeys. in height, however some of the roof articulation
exceeds the 8m height limit. The extent of roof
protruding through is not visible from the street.
Therefore, the dwellings still presents a low rise
building height which is consistent with adjoining
and surrounding premises, still allows for
articulations that adds amenity to the streetscape
and does not visually dominate the street. The
proposed dwelling will not unreasonably obscure
any views or lead to the overshadowing of
neighbouring properties as the noncompliance is
minor in nature.
AO8.1 Performance Outcome
Site cover of all buildings and structures The proposed dwelling has an overall site cover of
on site does not exceed: 52.6%. The proposed dwelling is a scale
1. for a single storey building – 50%; compatible with the surrounding development
2. for a building of 2 storeys – with medium density development located across
1. 50% for one of the storeys; and the road. The dwelling has low site impact and
2. 30% for the other storey; or allows for soft landscaping dispersed across the
3. 40% for both storeys. site.
AO9.1 Performance outcome
Buildings and structures have a setback of 6
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Development Code Applicant Response
metres from the road frontage, provided that The proposed dwelling has a setback of 4.5m
setback to one frontage may be reduced to 4.5 which is consistent with the current setback to the
metres where the lot: property and adjoining dwelling. The setback
1. has frontage to more than one road; and relaxation will not obstruct views or cause
2. is less than 600m2 in area; or overlooking to occur. The front relaxation is not
3. is less than 15 metres in width. dissimilar to the current built form which still
allows for a high level of amenity, including visual
and acoustic privacy and access to sunlight.
AO9.3 Performance Outcome
Buildings and structures meet the following The proposed dwelling is generally in accordance
minimum setbacks to boundaries other than road with the acceptable outcomes, being 1.5 metres
frontages and rear boundaries: setback for the first floor and 2 metres for the
1. 1.5 metre setback up to 4.5 metres second floor. The portion of the building above 7.5
height; metres is setback 2 metres from the boundary. The
2. 2 metres setback between 4.5 metres and proposed relaxation is consistent with the
7.5 metres height; and surrounding and adjoining dwellings and does not
3. 2.5 metres if above 7.5 metres height. cause adverse impacts upon amenity and the
character of the locality.
Assessment – Discussion of the alternative solutions sought to the assessable development codes of the
Planning Scheme is provided within the Code Assessment Tables at Attachment 1.
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5.0 Assessment of State Planning Provisions
5.1 Planning Act 2016
The Planning Act 2016 is the statutory instrument for the State of Queensland provides the legislative
framework for authorities (Local and State Government) to assess development applications. In respect of
the proposed development, a Code Assessable development application is required to be made according
to s.45(3) of the Act to the assessment manager to acquire the necessary development approvals.
5.2 Planning Regulation 2017
5.2.1 State Interests
A review of the State Assessment Referral Agency’s (SARA) DA online mapping system has identified the
following Matters of State Interest as being applicable to the subject site:
• SEQ Regional Plan Trigger – SEQ regional plan land use category: Urban Footprint;
• Coastal management district
• Coastal area - erosion prone area
• Coastal area - medium storm tide inundation area
• Coastal area - high storm tide inundation area
• Water resource planning area boundaries
5.2.2 Matters Requiring Referral
The proposal has been assessed against Schedule 10 of the Planning Regulation 2017 and whilst the land
is affected my multiple mapped state-interests, none of these matters are triggered for referral to the
State Assessment Referral Agency.
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 state planning policy, then what is outlined in the state planning policy overrides
the planning scheme.
As outlined within Part 2 of the Planning Scheme, the SPP (July 2017) has been integrated into the planning
scheme within the exception of the following, which has only been partly integrated:
State Planning Policy (July 2017) – Natural hazards, risks and resilience – coastal hazards – in part.
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Development in the erosion prone area, as shown on the SPP interactive mapping system, is therefore
subject to assessment against the assessment benchmarks – natural hazards, risk and resilience within the
SPP. The subject land is mapped as erosion prone area by the SPP interactive mapping system. An
assessment of the proposed development against the relevant assessment benchmarks of the SPP is
provided in Table 9 below.
Table 9: Assessment against SPP Assessment Benchmarks – Natural hazards, risk and resilience
Assessment Benchmark Applicant Response
Erosion prone areas within a coastal management district:
(1) Development does not occur in an erosion Not applicable. Whilst the subject land is mapped
prone area within a coastal management district as an erosion prone area, it is not mapped as a
unless the development cannot feasibly be located coastal management district.
elsewhere and is:
(a) coastal-dependent development; or
(b) temporary, readily relocatable or able to
be abandoned development; or
(c) essential community infrastructure; or
(d) minor redevelopment of an existing
permanent building or structure that
cannot be relocated or abandoned.
(2) Development permitted in (1) above, mitigates
the risks to people and property to an acceptable
or tolerable level.
Bushfire, flood, landslide, storm tide inundation, and erosion prone areas outside the coastal
management district:
(3) Development other than that assessed against The subject land is mapped as an erosion prone
(1) above, avoids natural hazard areas, or where it area. Notwithstanding, the design of the proposed
is not possible to avoid the natural hazard area, dwelling house is such that it avoids impacts to
development mitigates the risks to people and coastal processes and thereby avoids risks to
property to an acceptable or tolerable level. people and property.
All natural hazard areas:
(4) Development supports and does not hinder As above, the is appropriately and adequately
disaster management response or recovery setback from the seaward boundary of the site.
capacity and capabilities. The proposed development will therefore not
(5) Development directly, indirectly and impact on the ability for any disaster management
cumulatively avoids an increase in the severity of response or recovery requirements (if and when
the natural hazard and the potential for damage they are required in the future, nor will it adversely
on the site or to other properties. impact on natural / coastal processes.
(6) Risks to public safety and the environment from The proposed development is for a dwelling house
the location of hazardous materials and the only. Contaminants and / or hazardous materials
are therefore not anticipated.
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Assessment Benchmark Applicant Response
release of these materials as a result of a natural
hazard are avoided.
(7) The natural processes and the protective The proposed dwelling is appropriately setback
function of landforms and the vegetation that can from the river and will not encroach on any sea
mitigate risks associated with the natural hazard structure or natural sea beds. Therefore the
are maintained or enhanced. dwelling allows for the natural process and risk
mitigations to prevail during times of natural
hazards.
5.4 State Development Assessment Provisions
The State Development Assessment Provision (SDAP) set out the matters of interest to the state for
development assessment, where the state assessment and referral agency (SARA) is responsible for
assessing or deciding development applications as assessment manager or as a referral agency.
As identified above, there are no matters of interest relevant to the proposal; therefore, no further
assessment against the SDAPs is required.
5.5 South East Queensland Regional Plan 2017
The subject land is located within the Urban Footprint designation of the SEQRP 2017 shown within the
Regional Plan. Such land is intended to accommodate the full range of urban uses including housing,
industry, business, infrastructure, community facilities and urban open space. The proposed development
is considered to be appropriate as it represents an efficient use of the land for residential purposes and
achieves a compact form and density anticipated for the site. As such, the proposal furthers the intent of
the Regional Plan.
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6.0 Conclusion
i. This report has assessed the town planning matters related to a proposal to the Council for MCU
(Dwelling House) on land at 50 Noosa Parade, Noosa Heads (lot 22 on N21844)
ii. The development has been designed to integrate with the character of the surrounding area and
the Noosa Heads township by providing a dwelling house that are consistent with those
immediately adjacent to the subject site. The dwelling house has been designed in accordance
with the Scheme provision, topography and environmental constraints of the site.
iii. The proposed development is consistent with all relevant State planning instruments including
State Planning legislation, State Planning Policy and South-East Queensland Regional Plan.
iv. The proposed development is capable of connecting to all necessary urban infrastructure including
reticulated water, sewer, electricity, stormwater infrastructure and telecommunications utilities.
v. The proposed development has demonstrated compliance with the relevant planning scheme
codes of the Noosa Plan 2020 or could be conditioned to comply with the relevant local plan,
zoning, development and overlay codes through relevant conditions of approval. Additionally, the
mapped overlay constraints identified within the site have been addressed through the
implementation of sound design solutions to produce a dwelling design that is responsive to
minimizing development within constrained areas and mitigating potential impacts on future built
form.
vi. For the above reasons it is considered the proposed development is approved subject to
reasonable and relevant conditions.
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7.0 Attachments
Attachment 1 Code Assessments
Attachment 2 Proposal Plans
Attachment 3 Engineering Services Report
Attachment 4 Geotechnical Investigation & Acid Sulfate Soil Management Plan
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