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Proposal Report 2988
proposal report
Development Application seeking a development permit
for
Material Change of Use
for
Dual Occupancy
over
Lot 106 on RP41223
at
27 Hilton Terrace, Tewantin
for
Urban Fabric Developments Pty. Ltd.
ABN 72 113 108 008
January, 2022
Report – R-02988-01-A
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Prepared by: Martoo Consulting Pty Ltd 13/6 Bottlebrush Ave, Noosa Heads Q 4567 PO Box 1684, Noosa Heads Q 4567 T +61 7 5447 2550 38 Nash Street, Gympie Q 4570 PO Box 391, Gympie Q 4570 T +61 7 5482 7440 © Martoo Consulting Pty Ltd 2022 The information contained in this document produced by Martoo Consulting Pty Ltd is solely for the use of the Client identified on the cover sheet for the purpose for which it has been prepared and Martoo Consulting Pty Ltd undertakes no duty to, or accepts any responsibility to, any third party who may rely upon this document. All rights reserved. No section or element of this document may be removed from this document, reproduced, electronically stored or transmitted in any form without the written permission of Martoo Consulting Pty Ltd.
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proposal report
Material change of use for Dual Occupancy use
Urban Facbric Developments Pty. Ltd.
Contents
1.0 Introduction 3
2.0 Summary 4
2.1 Development application details 4
2.2 Planning instrument details 4
2.3 Referral agencies 4
3.0 Site Details 5
3.1 Site description 5
3.2 Surrounding land uses 5
4.0 Proposed Development Details 8
4.1 Proposed design 8
4.2 Proposed use and its operations 9
5.0 Local Government Assessment 10
5.1 The planning scheme 10
6.0 Assessment of State Matters 10
6.1 State development assessment provisions 10
6.2 State planning Policy 2017 10
7.0 Grounds for Approval 11
8.0 Conclusion 11
9.0 Appendixes 12
Appendix A – Proposal Plans by Quod Architecture
Appendix B - Sewer and Water Plans, Operational Works - Civil Plans, Vehicle
Tracking Plan and Stormwater Management Plan by Arcos
Appendix C – Planning Scheme Assessment
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proposal report
Material change of use for Dual Occupancy use
Urban Facbric Developments Pty. Ltd.
1.0 Introduction
Urban Fabric Development Pty. Ltd. (“the applicant”) has engaged Martoo Consulting to compile a
development application to seek a development permit for material change of use for an Dual
Occupancy use (“this development application”) over land described as Lot 106 on RP41223 and
located at 27 Hilton Terrace, Tewantin Queensland, 4565 (“the site”).
Martoo Consulting has also been engaged to lodge this development application with Noosa Shire
Council (“Council”) as the Assessment Manager under the Planning Act 2016 (“Planning Act”).
The site is included in the Medium Density Residential Zone under the 2020 Noosa Shire Council
planning scheme (“the 2020 Noosa Plan”). Such a proposed use on the site is also code
assessable development under the 2020 Noosa Plan as being proposed.
Plans for the proposed dual occupancy have been created by QUOD Architecture (“Quod”) and the
proposal plans are included in Appendix A of this report.
This report has been complied reference to professional engineering advice from Acros Consulting
Engineers (“Acros”). Those supporting documents that have been prepared by Acros are included
in Appendix B of this report.
This report explain the site and its setting as relevant from a development assessment perspective,
and then explains the proposed design and its intended operations before assessing the
development application against the applicable assessment benchmarks in the 2020 Noosa Plan.
The report has recommended that this development application be approved.
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proposal report
Material change of use for Dual Occupancy use
Urban Facbric Developments Pty. Ltd.
2.0 Summary
2.1 Development application details
Proposed development: To development a Dual Occupancy use
Type of approval sought: Development permit for material change of use for Dual
Occupancy use
Site address: 27 Hilton Terrace, Tewantin, Qld 4565
Real property description: Lot 106 on RP41223
Site area: 922m2
Assessment manager: Noosa Shire Council
Owner details: E.P. Vander Kruk, V. D'Abaco, S.R. D'Abaco
Applicant details: Urban Fabric Developments Pty. Ltd.
2.2 Planning instrument details
Planning Scheme: 2020 Noosa Plan
Strategic Framework Maps: Urban Area
Local Area Plan area: Tewantin
Zone: Medium Density Residential Zone (refer to Figure 1)
Level of assessment: Code assessable
Applicable overlays: Acid Sulfate Soils (area 1)
Flooding & Inundation Extents
Applicable Assessment Tewantin Local Plan Code
benchmarks Medium Density Residential Code
Dual Occupancy and Multiple Dwelling Code
Works Codes
2.3 Referral agencies
Referral agencies: Nil
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3.0 Site Details
3.1 Site description
Table 1: Site description
Site characteristic Description
Dimensions The site has a frontage of 16.1m. to Hilton Terrace and is trapezoidal in
shape with an eastern boundary 53.4m. deep and a western boundary
60.4m. deep. The site has an area of 922m 2.
Existing land uses Shop and associated Caretaker’s Accommodation
Existing The shop building is one storeys in height and closer towards the road
development frontage than the two storey caretaker’s accommodation behind (i.e. to
the south). There is a small single storey outbuilding in the south-
western corner of the site. (refer to Figure 2).
Frontage and access The site’s road frontage is to Hilton Terrace which is a 20.1m. wide road.
Existing pedestrian and vehicular access to both existing uses are from
Hilton Terrace.
Topography The highest part of the site as determined by a field survey is in the
south-western corner which existing ground level is elevated to about
1.8m. on Australian Height Datum (AHD). Existing ground levels over
the site typically fall to 1.20m. on AHD in the north-western corner and
1.32m. on AHD in the north eastern corner.
Existing vegetation The existing vegetation on the site is limited to grasses and the like with
several insignificant trees along the site’s southern boundary.
Existing waterways, No waterways as identified under the Fisheries Act 1994 nor
watercourse and watercourse as identified under the Water Act 2000 within the site.
flooding within the Council advises that the defined flood event for the site with a 1% AEP
site under 2100 climate change conditions reaches a level on 2.4m. on AHD.
Existing The site is connected to both reticulated water supply and sewerage
infrastructure schemes. A two lane sealed roadway and associated kerbside parking
opportunities are within Hilton Terrace fronting the site. Concrete
pathways and coordinated landscaping exist in the footpaths within the
adjoining Hilton Terrace. There is full width concrete footpath along the
site’s frontage mostly likely due to the longstanding use of the site for a
shop. Overhead electricity supply from Energex and associated street
lighting extend along the footpath of the site. Underground
telecommunications are also available to service the site.
3.2 Surrounding land uses
The site is located in eastern extremity of the locality of Tewantin. Existing land uses and their
respective basic form that surround the site are prominently the following:
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Table 2: Surrounding land uses
Direction Existing land uses
To north (across Predominantly detached dwelling houses 1 to 2 storeys high on 510m2
Hilton Terrace) minim area lots.
To east (adjoining) Three (3) attached dwellings on building format lots in the Tranquillity
Community titles scheme which was created in 1985. All three dwelling
rely on covered car accommodation along the site’s frontage to Hilton
Terrace.
To south (adjoining) Twenty (20) dwellings on six (6) buildings each with private yards
registered on title in the Riverstone Villas community titles scheme which
was created in 2005. Each dwelling is two storeys high a typically on a
lot with a minimum area of about 200m 2 lot.
To west (adjoining). Four (4) attached dwellings subdivided into building format lots in the
Hilton Lodge Community Titles scheme which was created in 1983. The
building is a two storey building with its internal driveway between the
building and the site.
Figure 1: Zoning Map over the Site (outlined in red) in the 2020 Noosa Plan
(source: Public on-line mapping as maintained by Council in December, 2021)
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proposal report
Material change of use for Dual Occupancy use
Urban Facbric Developments Pty. Ltd.
Figure 2: 2019 Aerial Photograph over the Site (outlined in red)
(source: Public on-line mapping as maintained by Council in December, 2021)
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4.0 Proposed Development Details
4.1 Proposed design
The proposal is to establish a dual occupancy use on the site. The development will be undertaken in one
stage and the proposed design incorporates a number of elements that include the following and as
illustrated in the proposal plans in Appendix A.
(a) The proposed dual occupancy building is two storeys high within floor levels stepped near the centre
of the building such that the back (i.e. southern) floor levels are 1.15 metre higher.
(b) The maximum building height in metres is 7.5 metre for the front section and 8 metres for the back
section.
(c) The hipped gable roof is pitched differently over each split floor level such that the hip in the front
section runs parallel to the street and the steepest pitch of 15 degrees fronts the adjoining street.
The hip in the back section runs at right angles to the street with equal pitches of 5 degree falling to
side boundaries.
(d) Four (4) parking spaces are provided on site with each dwelling benefiting from a fully enclosed and
secure garage towards the centre of the site and a covered parking space either side of the garage.
(e) The streetscape of each dwelling enjoys a mixed variation in materials, form and detailing with such
design elements that include:
(i) variation in external materials such as between the timber of the garages on ground level
and the on the first level.
(ii) variation in form with the recessed balconies on the first level that create shadows that
contrast the posts and slatted screening over parts of the balustrading for each balcony
(iii) a mixture in detailing which includes, but certainly not limited to, the elevated garden bed on
the first level and the posts and slatted screening.
(f) Each dwelling in the proposed dual occupancy use has a detached pool and gazebo at the back (i.e.
to the south) of each dwelling with each gazebo having a skillion roof pitched to fall at 5 degree
towards the back boundary. These are positioned to provide clearances form the existing
underground sewerage that traverses the site.
(g) The sides of each dwelling are therefore well articulated by form which includes but by no means
limited to, an unenclosed car parking courtyard and private open space either side of the gazebo and
the variations in floor levels and roof form. The sides of each dwelling are also well articulated in
materials both horizontally and vertically with such design elements as fenced courtyard, slatted
screens around stairs between levels.
(h) The floor plan of each proposed dwelling is a mirror image of the adjoining proposed dwelling with
design elements that include the following:
(i) a fully enclosed and secure garage towards the centre of the site with a carport either side of
these garages that is covered by the first level above.
(ii) a living area of the ground level with internal access to the secure garage and laundry area
which is off the courtyard.
(iii) four bedrooms are provided in each dwelling on the first level with two bedrooms benefiting
from their own ensuite and two bedrooms sharing a bathroom/toilet.
(iv) private open space in the form of a pool gazebo and associated landscaping.
(i) The road fence to Hilton Terrace and associated gates which incorporate a garden bed and are to be
partially screened with the assistance of slats and which are setback in part from the road boundary
of the site by up to 1 metre.
(j) There is a centrally positioned two-way driveway that is shared by both proposed dwellings and each
dwelling has its own pedestrian access through a gate from which the front door of each respective
dwelling is clearly visible.
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Urban Facbric Developments Pty. Ltd.
(k) Landscaping areas are provided along the sites frontage to Hilton Terrace (obviously excluding
driveway) and along both side boundaries and around each pool and gazebo.
(l) A screened refuse bin enclosure is provided near the carport for each dwelling.
Table 3: Summary of development
Material Change of Use
Site area 922m2
Gross floor area (GFA) 368.03m2 (i.e. 39.98 %)
Site cover 269.62m2 (i.e. 29.28%)
Landscape area 470.7m2 (i.e. 51.13%)
Soft landscape area 289.55m2 (i.e. 61.51%)
Eaves 600mm. (i.e. 78.35 % of roof perimeter)
Proposed onsite parking spaces 3 spaces including 1 space for PWD
Maximum building height in storeys 2 storeys
Maximum building height in metres 8 metres
Boundary setbacks
- road boundary 5.958 metres
- side boundary (up to 4.5m. high) 1.5 metres
- side boundary (4.5m. to 7.5 m. high) 1.75 metres
- side boundary (above 7.5 m. high) 2.0 metres
- side boundary (carport) 2.602 metres
4.2 Proposed use and its operations
The proposal is to establish a “dual occupancy” use which is defined in the Noosa Plan as below.
‘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;
(b) but does not include a residential use of premises that involves a secondary dwelling.’
It is proposed that the operations include the following:
(a) Each dwelling will have two covered parking spaces which are accessible from Hilton Terrace and
vehicles can enter and level the site in forward gear as illustrated by the sweep paths shown on the
proposal plans.
(b) The entrance door of each dwelling is legible from the street frontage and the respective pedestrian
gate.
(c) Each dwelling clearly has the ability to be used as a self-contain residence and contains food
preparation facilities, toilets, baths and showers, toilets, washbasins, and facilities for washing clothes.
(d) Each dwelling has its own private open space which includes its own pool and gazebo.
(e) No “secondary dwelling” as defined in the planning scheme is proposed.
(f) There is no current intention is use either dwelling as a “short term accommodation” use as defined in
the planning scheme.
In summary, the proposed use and operation complies with the above definition for “dual occupancy” use.
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proposal report
Material change of use for Dual Occupancy use
Urban Facbric Developments Pty. Ltd.
5.0 Local Government Assessment
5.1 The planning scheme
The site is in the Medium Density Residential Zone in the planning scheme (refer to Figure 1)
The proposed “dual occupancy” use is code assessable development in the Medium Density Residential
Zone.
Such a development application being code assessable is therefore to be assessed against the following
assessment benchmarks as applicable for the site and proposed development in the planning scheme:
Local Plan Code
Tewantin Local Plan Code
Zone Code
Medium Density Residential Code
Use Code
Dual Occupancy and Multiple Dwelling Code
Works Codes
Overlay Codes
Acid Sulfate Soils Overlay Code
Flooding Hazard Overlay Code
The assessment against the planning scheme is included in Appendix C and confirms that the proposed
development is considered to comply with the relevant performance outcomes and acceptable outcomes in
the above codes.
6.0 Assessment of State Matters
6.1 State development assessment provisions
The development application does not trigger any assessment against any State development assessment
provisions.
6.2 State planning policy 2017
An assessment of the development application against the State Planning Policy (2017) (“SPP 2017”) is not
required because the relevant state interests as identified in the SPP 2017 are integrated into the planning
scheme.
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7.0 Grounds for Approval
The proposed development is supported on grounds which include, but are not limited to, the following:
1. The proposal represents development of a residential use on a site in the Medium Density
Residential Zone which has been which has been utilised for commercial related uses for many
decades.
2. The proposed dual occupancy use is consistent with the planning scheme and is proposed to
replace existing (lawful) uses which are not consistent with the planning scheme.
3. The proposed design of the dual occupancy use is considered to be extremely responsive to the
opportunities and constraints on the site and its setting.
4. The proposed architectural design incorporates sensitive articulation in form, material and detailing
in a manner that will clearly make a positive contribution the streetscape within the site and its
setting.
5. The design of the proposal is considered to comply with the relevant performance outcomes in the
planning scheme for development of a dual occupancy use on such a site in the Medium Density
Residential Zone and in the Tewantin Local Plan Area.
6. The proposed development is not considered to adversely impact existing adjoining development or
the amenity of nearby existing residential uses.
8.0 Conclusion
The applicant proposes to a new dual occupancy premises on an existing commercial site in the Medium
Density Residential Zone as explained in Section 4 of this report.
The proposed development is supported on those grounds which have been identified in Section 7 as well
as in Appendix C of this report.
It is recommended that Council approves the proposed development of the site as proposed in this
development application subject to reasonable and relevant conditions.
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9.0 Appendices
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