RAP15/0023 - Delegated Report

DELEGATED REPORT
PLANNING ASSESSMENT BRANCH

APPLICATION FOR DEVELOPMENT APPROVAL

Application No:	RAP15/0023
	
Author:	Jack Lewis
	
Project Director:	Development Planner - Jack Lewis
	

SUMMARY
APPLICATION DETAILS
Applicant:	Noel Robinson
Proposal:	Concurrence Agency Response
Properly Made Date:	14/09/2015
Decision Due Date:	28/09/2015

PROPERTY DETAILS
Property Address:	2 Little Cove Rd NOOSA HEADS  QLD  4567
RP Description:	Lot 31 RP 52918
Land Area:	610m2
Existing Use of Land:	Detached House

STATUTORY DETAILS
SEQRP Designation:	Urban Footprint
Planning Scheme:	The Noosa Plan (16 September 2013)
Locality:	Noosa Heads
Zone	Detached Housing
Assessment Type:	Referral Agency Response - Planning

PROPOSAL
The application seeks approval for a referral agency response for a detached house that exceeds the building height and site cover provisions of the Detached House Code, and includes a roof top terrace.

The proposal is 8.4m above existing ground level for a portion of the building along the eastern side boundary, the site cover for the ground floor is 46% and the first floor is 43%, and the roof form includes a roof top terrace area.

The locality plan and proposed plans are included below:

site details

Site Description

The 610m² site slopes from the rear (south) to the street frontage at a rate of approximately 8%. There is an existing podium level at the rear of the site, where the existing pool is currently located.

Scattered trees also dominate the frontage of the site, which are not proposed to be affected by the current application.

Surrounding Land Uses
The site adjoins existing detached houses on all boundaries.
assessment

The applicable planning scheme for the application is The Noosa Plan (16 September 2013).  The following sections relate to the provisions of the Planning Scheme.

Land Use and Works Provisions

The following codes which regulate land use and design are applicable to this application:

Detached House Code

The application has been assessed against the above applicable code and found to be compliant with, or can be conditioned to comply. The pertinent issues arising out of assessment against the code are discussed below:

Building Height in Metres

The Detached House Code seeks to protect the amenity of the area by ensuring that buildings are low rise, do not visually dominate the streetscape, and preserve privacy, views and access to sunlight.

The applicant includes an over height ‘blanket’ diagram which reveals the minor portions of the house that are over the 8m height limit when measured from the existing ground level (8.4m). The proposal meets the height provisions from the ‘extrapolated original ground line’.

The car parking area for the proposed dwelling is cut into the hill, while retaining the majority of the living areas on the first floor. The proposal presents to the frontage and neighbouring dwellings as a two storey building that will not look out of character with the surrounding dwellings. The design also responds to the topography of the site by stepping down the slope, which is consistent with the Outcomes of the Code.

Site Cover

The Probable Solution relating to Site Cover, seeks the development not exceed 50% for a single storey building, or 40% on both storeys for a multiple storey building. In addition, the Probable Solution seeks that soft landscaping is provided and retained over no less than 20% of the site area. These provisions seek to ensure that development is of a scale consisting with surrounding development, does not present an appearance of bulk, and allows for soft landscaping between buildings.

The proposed house’s site cover is 46% on the ground floor and 43% on the first floor, while the proposal provides 14% soft landscaping area.

The design of the dwelling includes a swimming pool along the length of the rear boundary, with a podium deck area connecting the pool to the main living area on the first floor. The site cover includes the podium deck connecting the swimming pool, and even though it does present as a visible structure to the neighbouring dwellings, there is little appearance of bulk. There are no overlooking issues to the privacy of existing eastern neighbours and the building design is at a scale consistent with surrounding developments.

In terms of landscaping, there is a 2m landscaped setback to the eastern boundary, a 6m x 8m landscaped area to the frontage of the site, and a 1m x 9m landscaped area in the north-western corner of the site.

The proposal is considered to meet the Outcomes of the Code.

Roof Form

The Probable Solution relating to Roof Form seeks that the development does not include roof top terrace areas. This provision seeks to ensure that the development does not provide opportunities to overlook the private open space areas of neighbouring properties.

The proposed plant deck is centrally located and will be tucked into the roof space surrounded by a solid parapet wall ranging in height from 1.09m (northern end) to 1.5m (southern end). The design of the plant deck ensures that there will not be any opportunities for residents to overlook the private open space areas of neighbouring properties.

The proposal is considered to meet the Outcomes of the Code.

CONCLUSION

The proposal includes a small portion of the roof that exceeds the building height in metres, exceeds the site cover provisions, and includes a roof top terrace. However, the proposal meets the Outcomes of the Code and does not raise any significant issues. The application is therefore recommended for approval.

RECOMMENDATION

APPROVE WITH CONDITIONS Application No. RAP15/0023 for a detached house situated at 2 Little Cove Rd NOOSA HEADS QLD 4567 as identified in the attached details recommended for the Decision Notice.

APPLICATION DETAILS

Application No:	RAP15/0023
Street Address:	2 Little Cove Rd NOOSA HEADS  QLD  4567
Real Property Description:	Lot 31 RP 52918
Planning Scheme:	The Noosa Plan (16 September 2013)

DECISION DETAILS

The following type of approval has been issued:
Concurrence Agency Response

TYPE OF DEVELOPMENT

The application seeks a Concurrence Agency Response for a detached house that exceeds the building height and site cover provisions of the Detached House Code, and includes a roof top terrace.

ASSESSMENT MANAGER CONDITIONS

PLANNING
When Conditions must be Complied With
Unless otherwise stated, all conditions of this Referral Agency Response must be complied with prior to the use commencing, and then compliance maintained at all times while the use continues.
Approved Plans
Development undertaken in accordance with this response must generally comply with the approved plans of development. The approved plans are listed in the following table unless otherwise amended by these conditions.
Plan No.	Rev.	Plan/Document Name	Date
81.106.B03 – SK02.01	H	Proposed Site Plan, prepared by Noel Robinson Architects	24/06/2015
81.106.B03 – SK03.01	F	Proposed Ground Floor Plan, prepared by Noel Robinson Architects	20/09/2013
81.106.B03 – SK03.02	G	Proposed First Floor Plan, prepared by Noel Robinson Architects	24/06/2015
81.106.B03 – SK03.03	D	Proposed Roof Plan, prepared by Noel Robinson Architects	24/06/2015
81.106.B03 – SK04.02	G	Proposed South and East Elevations, prepared by Noel Robinson Architects	24/06/2015
81.106.B03 – SK04.01	G	Proposed North and West Elevations, prepared by Noel Robinson Architects	24/06/2015
81.106.B03 – SK21.02	C	Building Height Diagram 1, prepared by Noel Robinson Architects	19/09/2013

Earthworks
Earthworks required on site must be carried out in accordance with Council’s Planning Scheme Policy PSP5 Engineering Design Standards, so as not to cause the additional ponding of water on any adjoining lands or concentrate or direct overland flow on to an adjoining property.
Building Height
The maximum height of the development must not exceed 8 metres above ‘extrapolated ground levels’ in accordance with the approved plans.
Certification must be submitted to Council from a Licensed Surveyor which certifies that the building does not exceed the maximum height requirement of this Decision Notice.
Landscaping
Existing trees on the site and within road reserves must be retained, except where required to be removed to accommodate the approved dwelling.
Trees to be retained must be protected from clearing or construction activities by:
clearly marking vegetation to be retained with flagging tape
installing protective fencing around the drip line of the vegetation
restricting stockpiling, storage and vehicle parking to those areas which are already cleared
using low impact construction techniques around vegetation.
Screening vegetation must be planted along the eastern boundary for the whole length of the dwelling in accordance with Council’s Planning Scheme Policy PSP3 Landscaping Plants and Guidelines.  The planted vegetation must have a minimum pot size of 200mm and consist of native, endemic species with a mature height of not less than 9 metres and a maximum spacing of 2 metre centres.
Performance Bond
Security in the form of a cash bond or trading bank guarantee to the sum of $1,500 must be submitted to Council, to secure performance of all conditions of this approval, prior to the issue of a Development Permit for Building Works. The cash bond or trading bank guarantee will be returned on performance of the conditions of approval less any costs incurred by Council in respect of enforcing performance of this permit. Council reserves the right to call upon the bond or guaranteed sum to effect compliance with conditions.

Reasons for inclusion of conditions

The proposal is subject to specific built form parameters outlined in The Noosa Plan.

representations about referral agency response

The applicant is entitled to make representations to Council about this referral agency response pursuant to the Sustainable Planning Act 2009.

If the applicant wishes to make representations, the applicant may, by written notice given to the assessment manager, for not more than 3 months, stop the decision making period at any time before the decision is made. If a notice is given, the decision making period stops the day the assessment manager receives the notice. The notice may be withdrawn at any time.

[Attachment: image3.png (image text)]
NEIGHBOURING PROPERTY
(DETACHED DWELLING)

    
 
      
   

aIvewway |

   

PLANT DECK

(DETACHED DWELLING)
ITTLE COVE ROAD.

NEIGHBOURING PROPERTY

   
   
      
   
   
 
    

a si
foemane ost

2.STOREY
2sTOREY

NEIGHBOURING PROPERTY
(DETACHED DWELLING)

nrg

| 2 LITTLE COVE ROAD, NOOSA HEADS | PROPOSED SITE PLAN sor

 

 

 

 

 

 

 

 

 

 

 

cep ed ahs tc Py


[Attachment: image4.png (image text)]
 

aaaiemmndiaenaes Jes
OUND FLOOR 1172
Fst Foon -1s462

‘SE BOUNDARY TOTAL = 723M

   

34850
Rane AL.

    

 

 

| 2 LITTLE COVE ROAD, NOOSA HEADS —|_- PROPOSED GROUND FLOOR PLAN

Pees} OMAN

 

 

 

 

 

 

 

 

 

 


[Attachment: image5.png (image text)]
    
 
    

sre BaUNOAe
aL 28690

veway 8087

\verannas

 

   

LsPPoot own

 

 

2100

 

50

sano

\veranoas

DISTNG LANDSCAPING suas sony

2sToser
Netc¥BOURING PROPER
(DETACHED DWELLING)

  

 

 

;

 

 

 

 

 

 

| 2 LITTLE COVE ROAD, NOOSA HEADS |__ PROPOSED FIRST FLOOR PLAN se ime ef

 

 

 

 

 

 

 

 

 

 

 


[Attachment: image6.png (image text)]
sire gouNay

ge

= | 2 LITTLE COVE ROAD, NOOSA HEADS | _ PROPOSED ROOF PLAN

06008

 

 

ooo

 

 

 

 

 

 

 

 

 

 


[Attachment: image7.png (image text)]
 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

© est eevarion
©) ssrot es

05003

| 2 LITTLE COVE ROAD, NOOSA HEADS | PROPOSED SOUTH AND EAST ELEVATIONS

 

 

 

 

B

 

 

 

 

 

 

 

 

 

are

 


[Attachment: image8.png (image text)]
 

 

 

 

 

 

 

NORTH ELEVATION
© nent

 

]ON (NORTH)

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

06003

| 2 LITTLE COVE ROAD, NOOSA HEADS | PROPOSED NORTH AND WEST ELEVATIONS

 

 

tion «BD

 

 

 

 

 

 

 

 


[Attachment: image9.png (image text)]
INDICATES 8.0m ABOVE EXISTING GROUND LINE

  
 

PORTION OF ROOF THAT EXTENDS MORE THAN 8.0M

ABOVE EXISTING GROUND LINE.
(FLUE AND SOLAR PANELS NOT SHOWN)

 

nrg .

| 2 LITTLE COVE ROAD, NOOSA HEADS — | _ BUILDING HEIGHT DIAGRAM 1 we