MCU16/0025 - Delegated Report

DELEGATED REPORT
PLANNING

APPLICATION FOR DEVELOPMENT APPROVAL

Application no:	MCU16/0025
	
Author:	Denis Wallace – Coordinator Planning
	
Project Director:	Denis Wallace – Coordinator Planning
	

SUMMARY:

APPLICATION DETAILS
Applicant:	C Baker
Proposal:	Development Permit for Material Change of Use of Premises - Detached House
Properly Made Date:	08/03/2016
Date of Site Visit:	11/3/16
Decision Due Date:	
Number of Submissions:	

PROPERTY DETAILS
Division:	0
Property Address:	16 Royena Pl MARCUS BEACH  QLD  4573
RP Description:	Lot 354 MCH 4884
Land Area:	972.0000 Square Metres
Existing Use of Land:	

STATUTORY DETAILS
SEQRP Designation:	
Planning Scheme:	The Noosa Plan (16 September 2013)
Strategic Plan Designation:	
Planning Area / Locality:	
Planning Precinct / Zone:	
Assessment Type:	Code

PROPOSAL:

The application seeks approval for a Material Change of Use of Premises for a Detached House.  The application is triggered because the site is mapped within a Coastal Protection Area under The Noosa Plan.  The house comprises 2 storeys, double garage, 3 bedrooms, skillion rooves, eaves and a mix of weatherboard, FC sheet and rendered finishes.  Access is via the existing adjacent access handle currently servicing the lots directly to the north.

SITE DETAILS:

Site Description
Site & Locality Description
Road Frontage	16.8m to Royena Place
Existing Significant Vegetation	Coastal Heath
Topography:	Moderately sloping, both east and west
Surrounding Land Uses:	Detached housing & National Park

The following planning scheme overlays are applicable to this application:

Coastal Protection Area
Bushfire Hazard Area

STATUTORY ASSESSMENT:

The application has been assessed against the following statutory instruments, including:

the South East Queensland Regional Plan,
any applicable state planning policies,
the state planning regulatory provisions,
and

The application has also been assessed against the planning scheme, including the following applicable codes:

Detached House Code
Natural resources Overlay Code

The application has been found to generally comply with all applicable statutory instruments. The pertinent issues arising out of the assessment are discussed below.

Issue 1 – Coastal Protection Area
The site is mapped within the Coastal Protection area but is to the west of David Low Way and also to the west of the access handle for the adjacent northern lots.  As such there is no concern with the coastal processes, access to the beach, buffer plantings and the like.  A condition is recommended requiring muted environmental finishes/colours because the house sits at RL14.0 and is likely to be visible from the beach.

CONCLUSION:
The proposed development generally complies with the requirements of the planning scheme and does not raise any significant issues that can not be addressed by reasonable and relevant conditions.  The application is therefore recommended for approval.

RECOMMENDATION

APPROVE WITH CONDITIONS Application No. MCU16/0025 for a Detached House situated at 16 Royena Pl MARCUS BEACH  QLD  4573 as identified in the attached details recommended for the Decision Notice.

1.	APPLICATION DETAILS

Application No:	MCU16/0025
Street Address:	16 Royena Pl MARCUS BEACH  QLD  4573
Real Property Description:	Lot 354 MCH 4884
Planning Scheme:	The Noosa Plan (16 September 2013)

2.	DECISION DETAILS

The following type of approval has been issued:

Development Permit for Material Change of Use of Premises - Detached House

3.	RELEVANT PERIOD OF APPROVAL

The relevant period for this development approval is 4 years starting the day that this development approval takes effect.

4.	ASSESSMENT MANAGER CONDITIONS

PLANNING
When Conditions must be Complied With
Unless otherwise stated, all conditions of this Decision Notice 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 approval 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
Sheet 2 of 7	2	Site Plan prepared by PJ Burns Builder	3/3/16
Sheet 3 of 7	2	Ground Floor Plan prepared by PJ Burns Builder	3/3/16
Sheet 4 of 7	2	Upper Floor Plan prepared by PJ Burns Builder	3/3/16
Sheet 5 of 7	2	Elevations A & B prepared by PJ Burns Builder	3/3/16
Sheet 6 of 7	2	Elevations C & D prepared by PJ Burns Builder	3/3/16
Sheet 7 of 7	2	Perspectives prepared by PJ Burns Builder	3/3/16
Building Height
The maximum height of the development must not exceed 8 metres above the finished ground level and the natural ground level.
Landscaping
A minimum of 20% of the site must be retained as soft 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.
Coastal Protection Area – Visual Amenity
External colours and finishes of the building must comprise of muted/environmental tones that blend with the natural environment.

5.	REFERRAL AGENCIES

Not Applicable.

6.	ADVISORY NOTES

The following notes are included for guidance and information purposes only and do not form part of the assessment manager conditions:

7.	PROPERTY NOTES

Not Applicable.

10.	PRELIMINARY APPROVAL OVERRIDING PLANNING SCHEME

Not Applicable.

11.	FURTHER DEVELOPMENT PERMITS REQUIRED

Development Permit for Building Work

12.	SELF ASSESSABLE CODES

The following codes for self-assessable development related to the development approval issued under this Decision Notice must be complied with:

Detached House Driveways Code

13.	SUBMISSIONS

Not Applicable.

14.	REASONS / GROUNDS FOR APPROVAL DESPITE CONFLICT WITH SCHEME

Not Applicable.

15.	RIGHTS OF APPEAL

You are entitled to appeal against this decision.  A copy of the relevant appeal provisions from the Sustainable Planning Act 2009 is attached.

During the appeal period, you as the applicant may suspend your appeal period and make written representations to Council about the conditions contained within the development approval.  If Council agrees or agrees in part with the representations, a “negotiated decision notice” will be issued.  Only one “negotiated decision notice” may be given.  Taking this step will defer your appeal period, which will commence again from the start the day after you receive a “negotiated decision notice”.

16.	OTHER DETAILS

If you wish to obtain more information about Council’s decision, electronic copies are available on line at www.sunshinecoast.qld.gov.au, or at Council Offices.

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DELEGATED AUTHORITY REPORT

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