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Planning Report - 9 Kauri · MCU22/0144
Development Application
Planning Report
Material Change of Use for Multiple Dwellings
(10 small dwellings) and Associated Operational Works
situated at 9 Kauri Street, Cooroy
described as Lot 2 on RP840262
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Contents
1.0 Summary ........................................................................................................................... 3
1.1 Development application details ................................................................................................3
1.2 Planning instrument details .......................................................................................................3
2.0 Site details ......................................................................................................................... 4
2.1 Site description ..........................................................................................................................4
2.2 Surrounding land uses ................................................................................................................6
3.0 Proposed development details .......................................................................................... 6
4.0 Planning assessment .......................................................................................................... 8
4.1 Technical Compliance .................................................................................................................8
4.2 Building Design ..........................................................................................................................9
4.3 Rear setback ............................................................................................................................ 10
4.4 Car parking............................................................................................................................... 11
4.5 Works Codes ............................................................................................................................ 11
4.6 Sustainable Building Design Code ............................................................................................. 12
5.0 State assessment and other matters ................................................................................ 12
5.1. Matters established in the Planning Regulation .............................................................................. 12
5.2 State Planning Policy ......................................................................................................................... 12
6.0 Conclusion ....................................................................................................................... 13
Client Name: Sunshine Grove Pty Ltd
Prepared by: Jack Lewis B.Sc Hons UNSW, M.Plan OTAGO MPIA MQELA
Version: 1
Date: 18 August 2022
This report is based on the QLD Government’s planning report template (Department of
Infrastructure, Local Government and Planning), which adopts a ‘report-by-exception’ approach. The
planning report only discusses the key issues and matters where a proposed development does not
exactly meet the requirements of, or conflicts with, a planning scheme or other planning instrument.
Disclaimer: While every care has been taken in preparing this report, Pivotal Perspective Pty Ltd
accepts no responsibility for decisions or actions taken as a result of any data, information, statement
or advice, expressed or implied, contained within. To the best of our knowledge, the content was
correct at the time of publishing.
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1.0 Summary
1.1 Development application details
Proposed development: Multiple Dwellings (10 small dwellings)
Type of approval sought: Development Permit for Material Change of Use and
Associated Operational Works
Site address: 9 Kauri Street, Cooroy
Real property description: Lot 2 on RP840262
Site area: 2,138m2
Assessment manager: Noosa Council
Owner details: Sunshine Grove Pty Ltd
Applicant details: Sunshine Grove Pty Ltd c/- Pivotal Perspective Pty Ltd
1.2 Planning instrument details
State planning policy: State Planning Policy 2017
Regional plan: SEQ Regional Plan 2009–2031 (version commenced 2 May
Designation: 2014), urban footprint designation.
Planning scheme: The Noosa Plan 2020
Zone: Medium Density Residential zone
Level of assessment: Code
Applicable overlays: Nil
Applicable codes: Cooroy Local Plan Code
Medium Density Residential Zone Code
Dual Occupancy and Multiple Dwelling Code
Works codes
Referral agencies: Nil
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2.0 Site details
2.1 Site description
Table 1: Site description
Site Description
characteristic
Existing land use Dwelling house and sheds.
Frontage and The subject site has 28m of frontage to Kauri Street.
access
Topography and The site slopes from the north to the south and across the lot and to the south
views east corner.
Existing vegetation Scattered trees are located throughout to the south east corner of the site. The
vegetation is not considered to have ecological value and is not mapped under
any relevant overlay. The vegetation does not contribute to the Kauri street
character nor are they character trees.
Figure 1 - Aerial view and site identification
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ww PIVOTAL 11 Childcare Centre and Educational Establishment 3RP840262 o3 OSecte019) Figure 2 - Zone map. Figure 3 — Site Photo looking from Kauri Street East. Page 5 of 13
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2.2 Surrounding land uses
Table 2: Surrounding land uses
Surrounding land uses
West Units across Kauri Street.
South Karinya Montessori Children’s House – early education centre for children aged
between 15 months and 6 years.
East Fully vegetated Medium density residential zoned land which fronts Pearl Tree Lane.
North Recently constructed multiple dwellings, similar to that proposed.
3.0 Proposed development details
Table 3: Summary of development aspects
Material change of use
Building height 7.8m
Gross floor area (GFA) Multiple Dwellings (10 small dwellings) = 991.8m² total
Site coverage 41.9%
Car parking 13 spaces including 2 visitor spaces and 4 motor cycle
spaces (~1 car space).
Site access Single access off Kauri Street
The application proposes small multiple dwellings, with the following features:
• 10 x 2 bedroom, 1 bathroom dwellings.
• Each dwelling consists of:
o living, dining and kitchen, powder room, laundry and a single lock up garage on the
ground floor;
o 2 bedrooms, bathroom and small lounge area on the upper floor.
• 3 individual buildings in a landscape setting.
• Eaves to 100% perimeter of the buildings.
• A mix of external finishes including masonry, grooved fibre cement and smooth cement sheet
with cover battens.
• Heka hoods and powder coated privacy screens.
• Traditional style skillion corrugated Colourbond roof form with a 7.5° pitch.
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• Traditional shaped Colourbond quad gutters.
• Well-articulated elevations.
• Generous private open space areas accessed directly from living, kitchen and dining area.
• Contributes to housing diversity being small dwellings.
The key built form parameters are discussed in below in the body of this report. A copy of the site
plan and upper floor plan is provided below, and full architectural and engineering plans provided as
part of the application documentation.
Figure 4 - Site plan and ground floor layout
Figure 5 - Upper floor plan layout
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4.0 Planning assessment
4.1 Technical Compliance
The proposed multiple dwellings meet the relevant key technical provisions of the Medium Density
Residential and Multiple Dwellings Codes, as described below, with further discussion provided
against the relevant Performance Outcome thereafter.
Criteria The Noosa Plan 2020 Proposal Compliance
Site Details 9 Kauri Street, Cooroy – 2,138m²
Height 8m and 2 storeys 7.8m and 2 storeys Y
Site Cover 45% (962m²) for small dwelling 41.9% (896m²) Y
GFA 0.5:1 (1069m²) for small dwellings 0.46:1 (2,075m2) Y
Private Open Ground Level (20m2) >20m2 Y
Space
Setbacks Frontage (6m) 7.2m Y
Side
- north (1.5m – 2m) 2m Y
- south (1.5m – 2m) 3.88m Y
Rear (6m) 5.44 main building PO
4.2m to POS roof PO
Wall length <15m <15m Y
Garages Garage doors facing the street are No garage doors face the street Y
separated by 2m or staggered
Roof Form 5 degree pitch and eaves to 75% of 7.5 degrees and eaves to 100% of Y
building building
Landscaping Front 6m landscaping with pools and No pools or carparking in the front Y
visitor carparking setback 2m setback
35% (748m²) landscaping with 60% 36% (768m²) Y
(448m²) of this to be soft landscaping Soft 85% (636m²) Y
Carparking 10 covered spaces 10 covered spaces Y
2.5 uncovered spaces 2 uncovered car spaces Y / PO
4 motorcycle spaces Y / PO
Earthworks Cut or fill less than 1.5m Cut - max. 2.5m PO
Fill - <1.5m Y
Engineering
details
provided
Waste Storage Screened waste areas located for A bin enclosure is provided for each Y
transport to kerb with grade of <1:15 dwelling. The dwelling owners will be A waste
responsible for kerb side waste management
collection. plan is
provided
Fencing Setback an avg of 1m and articulated Front fencing setback 0.8m and an Y
by stepping the design. avg of 1m with landscape screening.
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4.2 Building Design
The proposed development provides a building design that is in keeping with the developed
character of Kauri Street. The roof pitch and form and the external appearance are akin to a
traditional style of building which complements the Cooroy look and feel without mimicking the older
style heritage elements. Buildings on the site provide good internal separation allowing for a high
standard of privacy and amenity for residents.
While there is some moderate cuts required, all retaining walls are setback from the boundary to
allow sufficient space for landscaping to all boundaries. The overall provision of landscaping is
generous and the layout provides well designed and useable private open space areas (exceeding
code requirements). The development will not present an appearance of bulk to adjacent properties,
roads, or other areas in the vicinity of the site.
The proposed development meets the intent of the Medium Density Residential and Multiple
Dwellings Codes. The dwellings are all less than 100m² and will contribute to Cooroy’s housing
diversity and will be more affordable than a similar product in other areas of the Shire.
It is important to note an early childhood centre is adjoining to the south. The development has been
designed so that minimum windows face that direction and if necessary, screening devices on the
windows are proposed. Figure 6 demonstrates that privacy is maintained between the sensitive land
uses, noting that Block C unit 8 is the only dwelling that has the potential to impact the childhood
centre.
Figure 6 - Block C
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4.3 Rear setback
The upper-level eave is setback 5.4m and the lower level roof to the outdoor living area is proposed
at 4.2m. Performance outcome PO12 is the associated provision for assessment and is provided
below.
Building Setback
PO12
Buildings and structures are designed and sited to:
(a) provide a high level of amenity to users of the subject site and adjoining premises, including
provision of visual and acoustic privacy;
(b) not unreasonably obstruct views or cause overlooking of private open space or habitable
areas of adjoining premises;
(c) provide adequate distance from adjoining land uses;
(d) preserve existing vegetation that will help buffer development;
(e) allow for space and landscaping to be provided between buildings including adequate area
at ground level for landscaping with trees, shrubs, outdoor living and utilities;
(f) be consistent with the predominant character of the surrounding area; and
(g) protect the natural character and avoid adverse impacts on ecologically important
areas such as national parks, waterways and wetlands.
The proposed setback to the rear boundary is minor in nature and considered to fully comply with
PO12 for the following reasons:
• The POS roof provides weather protection to the users and does not cause any overlooking to
neighbours or noise impacts beyond the property boundary.
• The adjoining property is fully vegetated consisting of regulated vegetation and is unlikely to be
development, given the quality of vegetation. Noting that this land is accessed from Pear Tree
Lane which is also fully vegetated with a mapped waterway centrally located on the unsealed
road. Site access is severely restricted.
• The encroaching structure is a light weight roof, a maximum of 4.4m above NGL and therefore
is not imposing or bulky.
• The proposed setback of 4.2m is sufficient distance to provide landscaping.
• The separation is adequate so no negative impacts will occur to the neighbouring vegetation.
• The relaxation sought is minor and will not create any adverse effects to the rear land.
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4.4 Car parking
The Driveways and Parking Code Acceptable outcome AO6.1 seeks 1 space per small dwelling and
1 space per 4 dwellings (or part thereof) for onsite parking. This results in 10 covered spaces and
2.5 spaces rounded up to 3 spaces, 13 in total.
The proposal is providing 1 covered space per dwelling, 2 uncovered car spaces and 4 motorcycle
spaces for visitors. The 4 motorcycle spaces are in lieu of 1 visitor car (4 motorcycle spaces are
equivalent to the 1 car space). The Code does not seek motorcycle spaces for residential
development (other than in centre zones), however, given cost of living and affordability, motorcycles
are common in households and are used extensively in Noosa Shire.
While the motorcycle spaces could be removed and replaced with another car space, this reduces
LOS and does not contribute to a modal shift which Noosa Shire transport strategies support. It is
considered that 12 car spaces and 4 motorcycle spaces are sufficient for the intended residential
use and fully comply with the Driveway and Carparking Code and Noosa’s transport strategies.
4.5 Works Codes
The site would be connected to essential urban services including reticulated sewer, water, electricity
and NBN.
A SWMP is provided which indicates under driveway detention / storage and a bio basin
appropriately sized in the south east corner of the site to provide water quality in accordance with
relevant standards.
New tree species will be planted along the boundaries and between buildings to complement the
built form.
Earthworks on the site will be less than 1.5m of fill but cut on the high side of the western part of the
lot will be up to 2.5m. The cut will be terraced at 1m metre maximum to allow for landscaping on the
terraces. Engineering details are provided as part of the application documentation. Importantly all
retaining walls are setback from the boundary to allow sufficient space for landscaping to all
boundaries.
An erosion and sediment control plan has been provided to ensure no environmental damage occurs
during construction phase.
Turning paths are provided and demonstrate that B99 vehicles can enter and exit the site in a forward
gear.
A waste management plan prepared by Recor is provided and demonstrates that waste collection
and recycling can be in accordance with the Code. Residents are responsible for kerb side collection,
consistent with similar developments adjoining and nearby in Kauri Street.
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4.6 Sustainable Building Design Code
The design allows for natural light and ventilation to make the most of the prevailing breezes. The
lower level has a ceiling height of 2.7m and the upper level 2.4m. The open floorplan allows for cross
ventilation and louvers to the upper level promotes airflow. The living spaces face north or east where
practicable ensuring maximum dwelling yield and efficient use of the lot shape in accordance with
the planning scheme. The stormwater water management plan also includes stormwater detention
tanks and a bioretention area to the southwest corner of the site.
Building products are to be ethically and efficiently sourced and waste kept to a minimum to ensure
cost efficient and less waste in the building process.
5.0 State assessment and other matters
5.1. Matters established in the Planning Regulation
Nil
5.2 State Planning Policy
The SPP includes assessment benchmarks that may be applicable where a local government
planning scheme does not adequately reflect the SPP. The Noosa Plan 2020 appropriately
integrates all SPP provisions, except for Natural Hazards, risk and resilience – coastal hazards – in
part. The site is not located within an erosion prone area and therefore does not require assessment
against the SPP.
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6.0 Conclusion
This application seeks a Development Permit for Material Change of Use Multiple Dwellings (10
small dwellings) situated at 9 Kauri Street, Cooroy. The proposed multiple dwelling use is a
consistent code assessable development within the Medium Density Residential Housing Zone. The
assessment finds the design meets the relevant Acceptable and Performance Outcomes.
The Planning Act 2016 prescribes that a code assessment must be carried out only—
(a) against the assessment benchmarks in a categorising instrument for the development (The Noosa Plan 2020); and
(b) having regard to any matters prescribed by regulation.
Council, after carrying out the assessment—
(a) must decide to approve the application to the extent the development complies with all of the assessment benchmarks for
the development; and
(b) may decide to approve the application even if the development does not comply with some of the assessment benchmarks;
and
Examples—
1 An assessment manager may approve an application for development that does not comply with some of
the benchmarks if the decision resolves a conflict between the benchmarks.
2 An assessment manager may approve an application for development that does not comply with some of
the benchmarks if the decision resolves a conflict between the benchmarks and a referral agency’s
response.
(c) may impose development conditions on an approval; and
(d) may, to the extent the development does not comply with some or all the assessment benchmarks, decide to refuse the
application only if compliance cannot be achieved by imposing development conditions.
Example of a development condition—
a development condition that affects the way the development is carried out, or the management of uses
or works that are the natural and ordinary consequence of the development, but does not have the effect
of changing the type of development applied for
The assessment finds the development generally complies with all Acceptable Outcomes of the
applicable codes. The Assessment Manager’s favourable consideration of the above development
application is therefore recommended.
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Used in these records
Planning Report - 9 Kauri.pdfRelated documentApplication case desk ↗
Planning Report - 9 Kauri.pdfRelated documentApplication case desk ↗
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