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BRSS2403-000_Final Report_210807.pdf [As Published] · 132007.1703
MATERIAL CHANGE OF USE PLANNING REPORT
This planning report has been prepared by LandPartners Limited on behalf of Star Crest Pty. Ltd. to accompany an application for a Material
Change of Use for Multiple Housing (Development Permit) at 11 Allambi Rise, Noosa Heads.
11 ALLAMBI RISE
NOOSA HEADS
Brisbane
Level 3, 99 Melbourne Street
South Brisbane QLD 4101
PO Box 3916
South Brisbane BC QLD 4101
T : 61 7 3842 1000
F : 61 7 3842 1001
E : [email protected]
W : www.landpartners.com.au
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TABLE OF CONTENTS
EXECUTIVE SUMMARY.................................................................................................................................................................. 3
1.0 INTRODUCTION ................................................................................................................................................................. 4
1.1 Overview 4
1.2 Supporting Information 5
2.0 SITE DETAILS .................................................................................................................................................................... 6
2.1 Site Location 6
2.2 Current Use of Site 6
2.3 Strategic Plan 6
2.4 Noosa Heads Locality Plan 7
2.5 Topography 8
2.6 Existing Significant Vegetation 8
2.7 Surrounding Land Use 8
3.0 THE PROPOSAL ................................................................................................................................................................ 9
3.1 Application Details 9
3.2 Description of Proposal 9
4.0 REFERRAL AGENCIES...................................................................................................................................................... 10
5.0 PLANNING ASSESSMENT ................................................................................................................................................. 11
5.2 Definition 11
5.3 Strategic Framework 11
5.4 Desired Environmental Outcomes. 12
5.5 Overall Outcomes for the Noosa Heads Locality 13
5.6 Overall Outcomes for the Detached Housing Zone 14
5.7 Level of Assessment 14
5.8 Relevant Assessment Criteria 14
6.0 NOOSA HEADS LOCALITY CODE. .................................................................................................................................... 16
7.0 RESIDENTIAL USE CODE.................................................................................................................................................. 25
8.0 LANDSCAPING CODE........................................................................................................................................................ 29
9.0 DRIVEWAYS AND CARPARKING CODE............................................................................................................................ 30
10.0 WATER SUPPLY AND SEWERAGE RETICULATION CODE.............................................................................................. 31
11.0 NATURAL HAZARDS OVERLAY CODE............................................................................................................................. 32
12.0 CONCLUSION .................................................................................................................................................................... 33
12.1 Summary 33
APPENDIX A PROPOSAL PLANS........................................................................................................................................... 34
APPENDIX B CERTIFICATE OF TITLES AND SURVEY PLANS.............................................................................................. 35
APPENDIX C EASEMENT PLAN AND DOCUMENTS .............................................................................................................. 36
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APPENDIX D IDENTIFICATION SURVEY PLANS.................................................................................................................... 37
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EXECUTIVE SUMMARY
SITE DETAILS
Site address: 11 Allambi Rise, Noosa Heads.
Site description: Lot 65 on RP52918
Total area of site: 885m2
Strategic Designation: Urban
Locality: Noosa Heads Locality
Zone: Detached Housing
Owner’s name: Star Crest Pty. Ltd.
APPLICATION DETAILS
Applicant: Star Crest Pty. Ltd. c/- LandPartners Limted
Description of proposal: Material Change of Use for Multiple Housing (Type
4 – Conventional)
Impact Assessment
Approval Being Sought: Development Permit
Relevant Assessment Criteria: Noosa Heads Locality Code
Residential Uses Code
Landscaping Code
Driveways and Carparking Code
Water Supply and Sewerage Reticulation Code
Overlays Code: Natural Hazards Overlay Code
Referral Agencies: None Applicable
REPORT STATUS Final – 21st August 2007
REVIEWED BY Jeff Nicholls (Senior Planner) – B.A, Master of
Urban and Regional Planning.
AUTHOR Phillip Cristaldi (Senior Planner), B.B.E (Urban and
Regional Planning) Graduate Diploma in Urban
Regional Planning.
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1.0 INTRODUCTION
1.1 OVERVIEW
1.1.1 LandPartners Limited have prepared this report in support of an application for Material Change of Use for Multiple
Housing over land described as Lot 65 on RP52918 located at 11 Allambi Rise, Noosa Heads.
1.1.2 This report assesses the planning aspects of the proposal against the relevant sections of the Noosa Planning
Scheme, which are:
Strategic Framework;
Desired Environmental Outcomes for the Residential Use class;
Overall Outcomes for the Noosa Heads Locality;
Detached Housing Zone;
Relevant Assessment Criteria; and
Overlay Codes.
1.1.3 It is proposed that the site which is designated as “Urban” in the Strategic Plan, located within the “Noosa Heads
Locality” and zoned Detached Housing within the Noosa Planning Scheme will be developed according to the
classification of “Multiple Housing (Type 4 – Conventional)” as defined within the Noosa Planning Scheme.
1.1.4 The existing house is jointly owned by three families, and utilised as a holiday home throughout the year. The house
currently contains 6 bedrooms with extensive entertainment areas, balconies and a garage which can accommodate
4 vehicles. The house is accessed from Allambi Rise via a driveway which is subject to an access easement
benefiting Lot 3 on RP122368. Please refer to the attached Easement Plan and documents in Appendix C.
1.1.5 Our client has advised the existing house, recently inherited, is jointly owned by three families, which frequently visit
the property throughout the year. The house is to remain part of the family trust and this application only intends to
create three multiple units with some minor internal building works so all three families can continue to visit with
some additional privacy.
1.1.6 The aim of this application is to seek approval for Multiple Housing over the above mentioned site currently improved
with a detached house. Our client intends to maintain the existing house on the subject site and this application only
involves minor internal building works needed for the creation of 3 multiple housing units. Please refer to proposal
plan in Appendix A.
1.1.7 A pre lodgement meeting with Noosa Shire Council took place on the 26th of April 2007. Noosa Shire Council
acknowledged the proposal was unique and advised they had some concern regarding the access easement in
particular condition 9 which reads: ”Any redevelopment on Lot 65 on RP52918 must include the removal of the
existing balcony encroachment on the proposed 3m wide easement of the Plan of Survey and be indicated on the
Plan of Survey.” As part of this application we wish to advise Council the existing access easement has already
been enacted in accordance with the existing approval therefore eliminating any opportunity to modify the approval.
Council’s concerns regarding the term redevelopment and encroachment are not applicable in this case. We direct
Council’s attention to the easement plan in Appendix C. We note there is no encroachment of a balcony within the
access easement. We note this survey plan restricts Easement A in height to that part of the land that lies below
R.L. 46.6AHD which is below the supposed balcony encroachment. To ensure there was no encroachment a
surveyor was commissioned to ensure the balcony did not encroach. Please find attached a Survey Plan in
Appendix D illustrating the existing Easement A. We can confirm there is no encroachment within the easement and
all conditions of the access easement are complied with therefore no influencing this Material Change of Use
application.
1.1.8 This application requests that Council consider proposal plans prepared by Mandikos Wheeldon Architects in
Appendix A, and the relevant supporting material in Appendices B to D. This report concludes with the
recommendation that Council approval is warranted because:
The proposed development is consistent with the Urban Area designation under the Strategic Plan and the
Desired Environmental Outcomes of Noosa.
The proposal is consistent with the Noosa Heads Locality Plan.
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The proposal generally complies with the relevant Performance Criteria of the relevant Codes.
The proposal is in keeping with the provision of the Integrated Planning Act 1997.
1.2 SUPPORTING INFORMATION
1.2.1 The following information is attached as Appendices to this report:
Appendix B- Certificate of Title and Survey Plans
Appendix C- Easement Plan and associated document
Appendix D- Identification Survey
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2.0 SITE DETAILS
2.1 SITE LOCATION
2.1.1 The site is located at 11 Allambi Rise, Noosa Heads, also described as Lot 65 on RP52918 and owned by Star Crest
Pty Ltd.
Subject Site
Figure 1 Site Location (Whereis.com)
2.2 CURRENT USE OF SITE
2.2.1 The current site is improved with a 6 bedroom detached house. We note this application is merely for a Material
Change of Use only and no external building works are proposed.
2.3 STRATEGIC PLAN
2.3.1 The subject site is designated on the Strategic Plan Map as being within the Urban Area. The intent of the Urban
Area is to consolidate residential development within the urban area to provide for a variety of housing types.
2.3.2 The proposed development accords with the intent of the Strategic Plan as it maintains residential use within an
urban residential area.
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Subject Site
Figure 2 Strategic Map – Urban Area Classification.
2.4 NOOSA HEADS LOCALITY PLAN
2.4.1 The subject site is located within the Noosa Heads Locality Plan and Zoned Detached Housing.
Figure 3 Noosa Head Locality Map – Detached Housing Zone.
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2.5 TOPOGRAPHY
2.5.1 The subject demonstrates a gentle slope from front to rear.
2.6 EXISTING SIGNIFICANT VEGETATION
2.6.1 The site is fully developed and all vegetation is to remain as is.
2.7 SURROUNDING LAND USE
2.7.1 The site is surrounded by a mix of detached, semi attached and attached housing in addition to some commercial
and business uses along Hastings Street.
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3.0 THE PROPOSAL
3.1 APPLICATION DETAILS
3.1.1 It is requested that Council give approval to the application for a proposed Material Change of Use for Multiple
Housing at 11 Allambi Rise, Noosa Heads.
3.1.2 It is recognised that this application is Impact Assessable and will therefore be publicly notified for 15 Business Days.
3.2 DESCRIPTION OF PROPOSAL
3.2.1 The aim of this application is to merely seek an approval for Multiple Housing within an existing detached house
located at 11 Alambi Rise, Noosa Heads.
3.2.2 This application proposes no external building works, with only minor internal building works proposed to create 3
multiple housing units. The extent of the building works proposed as part of this application is illustrated in Appendix
A and outlined below:
New wall in the basement plan to separate Garage 2 and Garage 3;
New wall separating the existing billiard room on the ground floor plan;
New wall dividing the existing dining room and kitchen on the First Floor.;
New wall to separate the existing entertainment room and dining room on the First Floor.
3.2.3 We note each proposed unit will be fully serviced with existing infrastructure on site and there will be no requirement
for upgrading the current systems serving the site.
3.2.4 We further advise no external building works are proposed as part of this application and all landscaping, driveway,
fencing and the like will remain as is.
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4.0 REFERRAL AGENCIES
4.1.1 No Referral Agencies are triggered as part of this application.
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5.0 PLANNING ASSESSMENT
5.1.1 For applications requiring Impact Assessment, Section 3.5.5 of the Integrated Planning Act 1997 requires that the
application is assessed having regard to:
The common material
The planning scheme and any other relevant local planning instruments
Any State planning policy which has not been reflected in the planning scheme
Any development approval for the subject premises or adjacent premises
Any lawful use of the subject premises or adjacent premises
The matters prescribed under an applicable regulation
Chapter 5 – 6 is an assessment of the proposal in accordance with the following:
Strategic Framework
Desired Environmental Outcomes
Overall Outcomes for the Noosa Heads Locality
Detached Housing Zone
Relevant Assessment Criteria
Overlay Codes
5.2 DEFINITION
5.2.1 In accordance with the Noosa Shire Planning Scheme the proposed material change of use is defined as:
Residential Use:
Multiple Housing means the use of premises for two or more dwelling units or accommodations units as the
case may be, occupied by permanent or semi-permanent residents, where the occupants may share common
facilities on the site. The term includes the following types
Type 4:
Means the use of premises for dwelling units that do not fall within Multiple Housing Types 1,2,3, and 5. The use
includes units, townhouses, flats, apartments, villa’s.
5.2.2 The proposed development complies with the definition of Residential Use Multiple Housing Type 4 as it is intended
to provide three dwelling units and do not fall within the definitions for Multiple Housing type 1, 2, 3, 5.
5.3 STRATEGIC FRAMEWORK
5.3.1 The Strategy Map found in part 1 of the Noosa Shire Plan shows the preferred land use patterns throughout the
shire. The subject site is located in the Urban Area of the Noosa Heads Settlement Area.
5.3.2 Compliance with the overall strategy with respect to residential development is demonstrated below:
Strategy with respect to specific uses— Residential Development
a) The planning scheme consolidates urban residential development to the existing urban settlements of Boreen
Point, Castaways Beach, Cooran, Cooroibah, Cooroy, Kin Kin, Marcus Beach, Noosa Heads, Noosaville, Peregian
Beach, Pomona, Sunrise Beach, Sunshine Beach, Teewah and Tewantin.
This application merely proposes a Material Change of Use for Multiple Housing Type 4 with associated minor
internal building works. The existing residential use is to remain consolidated in the Noosa Heads settlement.
b) The physical boundaries of urban settlement are defined and the planning scheme allows for limited expansion
with most growth being through infill and where appropriate, redevelopment.
Not Applicable - No physical boundaries of the Urban Area are breached by the area of this application.
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c) Additional rural settlement is provided for in areas close to towns and villages where the land is physically suitable
for rural settlement, where it does not pose a threat to water quality, agricultural sustainability or biodiversity, and
where it is not at risk to natural hazards.
Not Applicable no rural settlement is proposed as part of this application. This application if for a Material Change of
Use with some minor building work.
d) A variety of housing types is allowed for with higher densities being encouraged in proximity to business centres,
neighbourhood centres or the village centres.
The proposed application is in close proximity to business and neighbourhood centres along Hasting Street and
proposes a greater variety of housing.
e) Residential development is encouraged to be more sustainable and flexible relying less on non-renewable energy
for heating, cooling, lighting, or hot water heating. The planning scheme seeks to achieve housing that is physically
more accessible, providing for the ageing population of the Shire and disabled persons.
Not Applicable. Only minor building works is proposed as part of this application. No changes are proposed to the
physical accessibility of the house.
f) Residential development does not occur in locations where it would inhibit or prevent the lawful conduct of existing
land uses including agricultural, industrial and extractive uses or associated haulage operations.
No residential development is proposed in locations preventing lawful uses such as agricultural, industrial and
extractive.
The proposed Material Change of Use complies with the intent of the overall strategy for the Urban Area. The
proposed material change of use maintains the existing approved building and residential use class which is
appropriate within the Urban Area.
5.4 DESIRED ENVIRONMENTAL OUTCOMES.
5.4.1 The proposed development does not compromise the Desired Environmental Outcomes of the Noosa Shire Plan and
in particular, for Residential Uses. An assessment of the Desired Environmental Outcomes for Residential Uses is
provided below.
5.4.2 RESIDENTIAL USES Urban and rural settlement for residential use is developed to be consistent with—
i) the planned capacity for roads, community services and infrastructure for the particular locality;
The proposed development is for a Material Change of Use only with only minor building works to the existing
detached house. The proposed use will not have any adverse affects to the planned capacity for roads, community
services, infrastructure for the particular locality.
ii) the expectations of the Shire’s population to have access to a broad range of safe, secure and affordable
housing;
Not Applicable - The Shire’s expectations will not be influenced by the proposed Material Change of Use over the
existing premises.
iii) the expected character and amenity for the particular locality;
The proposed development is for a Material Change of Use over an existing detached house with only minor internal
building works proposed. The existing character and amenity of the Noosa Heads Locality will remain as is. No
impact will be created as part of this application.
iv) the landform, natural environmental and climatic conditions of the locality;
Not Applicable. No building works are proposed which will effect the landform, natural environment of climatic
conditions of the locality.
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v) energy efficiency and water conserving design principles;
All building works will adopt efficient water conserving design principles. Please note no external building works are
proposed as part of this application only minor internal building works are proposed.
vi) convenience and accessibility to urban services; and
The proposed Material Change of Use is over the existing detached house which is to be retained as part of this
application. All existing services are conveniently located and accessible.
vii) suitable separation from incompatible land uses.
The proposed Material Change of Use is compatible within the existing land uses. This application maintains the
existing residential building.
5.5 OVERALL OUTCOMES FOR THE NOOSA HEADS LOCALITY
5.5.1 The proposed development does not compromise the Overall Outcomes for the Noosa Heads Locality. An
assessment of the Overall Outcomes for the Noosa Heads Locality is provided below.
a) New uses and works are located, designed and managed to—
i be compatible with other uses and works;
ii maintain the safety of people and works;
iii avoid significant adverse impacts on the amenity enjoyed by users of other premises, including acoustic and
visual qualities; and
iv avoid significant adverse effects on the natural environment;
The proposed development is for a material change of use to an existing detached house with only minor internal
building works proposed. The proposed use is to remain residential therefore compatable with the area and not
create any safety concerns or significant or adverse impacts to the surrounding residential properties.
b) Noosa Heads remains a primary focus for Visitor accommodation and associated services in the Shire;
Not applicable – The proposal is for minor internal building works to an existing house, in order to create 3
permanent residential dwelling units. The proposal is not for visitor accommodation, nor is it located in a precinct
where temporary accommodation is provided.
c) Hastings Street’s character of low rise buildings, vibrant streetscape, mix of indoor and outdoor activities, diverse
dining opportunities, specialty Retail businesses and pedestrian links to Main Beach is maintained;
Not applicable - The subject site is not located on Hastings Street.
d) Resident populations are accommodated in both detached and attached housing with high levels of residential
amenity and high levels of convenience, accessibility and services;
The proposed application will maintain high levels of residential and amenity, convenience, accessibility and
services as currently provided.
e) The locality provides for a range of Community Uses, which contribute to the Shire’s economy and employment
base;
Not Applicable.
f) Sunshine Beach Road (David Low Way), Eenie Creek Road, Noosa Drive and Weyba Road continue to provide a
good standard of access for through traffic as part of the Shire’s major road network;
Not Applicable.
g) A public transport node is located within the locality and links public transport services to other centres in the
Shire and to key destinations outside the Shire, including railway stations;
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Not Applicable.
h) Key recreation focal points, including Noosa National Park, Noosa River foreshore and mouth, Noosa Main
Beach and Lion’s Park are protected for residents and visitors;
Not Applicable.
i) Water quality in the watercourses of the Noosa Heads Locality are maintained at high standards;
Not Applicable.
j) Areas of native remnant and regrowth vegetation, including their biodiversity and habitat values are protected;
Not Applicable - No vegetation is proposed to be removed as part of this application.
k) Land that has natural environmental values and cultural heritage values is protected and maintained for future
generations, including the following—
i Noosa National Park and Keyser Island and Weyba Creek conservation parks;
ii the vegetated hills which frame Noosa Heads, Laguna Bay, Noosa Inlet and Hastings Street;
iii Noosa Spit and the beaches;
iv the foreshore areas of the Noosa River, Lake Weyba, Weyba Creek and their associated riparian communities;
v the koala corridor between the various parts of the Noosa National Park and vegetation stands around Lake
Weyba;
vi the vegetated drainage lines through residential estates; and
vii private land with native vegetation communities;
The subject site is not located on land that has natural environmental values and cultural heritage values.
l) Substantial key sites are protected for resort developments, which focus on the Shire’s natural low-key outdoor
appeal and cultural values;
Not Applicable - No resort is proposed as part of this application.
5.6 OVERALL OUTCOMES FOR THE DETACHED HOUSING ZONE
5.6.1 The proposed development does not compromise the Overall Outcomes for the Detached Housing Zone. An
assessment of the Overall Outcomes for the Detached Housing Zone is provided below.
For the Detached Housing Zone—Detached housing prevails which maintains—
i a low impact, low density development form of domestic scale;
ii a high level of residential amenity;
iii building styles befitting the character of the locality and which respond to, and are integrated with, site
characteristics including slope, vegetation and water frontage where applicable; and
iv landscaped settings consistent with the character of the locality;
This application is for a Material Change of use to the existing detached house with only minor internal building works
proposed as part of this application. It is intended to maintain the outward appearance of the existing building with
only minor building works proposed to the interior.
5.7 LEVEL OF ASSESSMENT
5.7.1 In accordance with Division 3 – Assessment Table for the Detached Housing Zone the level of assessment for
Residential Use Multiple Housing Type 4 over the subject site is Impact Assessable.
5.8 RELEVANT ASSESSMENT CRITERIA
5.8.1 As the proposed development is Impact Assessable the proposal needs to be assessed against the entire planning
scheme. Outlined below is the list of codes in which the proposal has been assessed against:
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Noosa Heads Locality Code
Residential Uses Code
Landscaping Code
Driveways and Carparking Code
Water Supply and Sewerage Reticulation Code
Natural Hazards Overlay Code
5.8.2 The Relevant Codes are addressed in Chapters 6.0 to 11.0 of this report.
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6.0 NOOSA HEADS LOCALITY CODE.
6.1.1 The table below is an assessment of the proposed development in accordance with the Specific Outcomes and
Probable Solutions of the Noosa Heads Locality.
Table 9.11, Division 15 – Specific Outcomes and Probable Solutions for the Noosa Heads Locality.
Table 9.12 Division 16 – Specific Outcomes and Pribale Solutions for the Detached Housing Zone.
Table 9.11, Division 15 – Specific Outcomes and Probable Solutions for the Noosa Heads Locality.
Column 1 Column 2
Specific Outcomes Probable Solution (if Code Assessable)
9.9 Effects of use
Amenity
O1 Uses are located, designed and operated to avoid
significant adverse changes to the light, air quality, noise,
accessibility, or other conditions enjoyed by users of
associated, adjoining or nearby uses.
Complies.
O1. This application is for a Material Change of Use to an existing premises with minor internal building works. No external
building works are proposed as part of this application.
Major road network
O2 The visual amenity and character surrounding the
major road network, including Sunshine Beach Road
(David Low Way), Eenie Creek Road, Noosa Drive and
Noosa Parade, is protected and enhances the entrances
to Noosa Heads through—
a) retaining and enhancing the visual and physical
separation of Noosa Heads from neighbouring localities;
b) ensuring future development does not encroach upon
existing vegetation within the road reserve; and
c) utilising dense landscaping and earth mounding (rather
than fencing and walls) for visual screening and noise
attenuation;
AND
O3 Development generates traffic demands that
are consistent with the future capacity of the road
network.
Complies
.O2. There will be no changes in the visual amenity and character as part of this application. We note this application is for a
Material Change of Use only with minor internal building works.
O3 The proposed application will not increase traffic demands which exceed the future capacity of the road network.
Scenic vistas
O4 Aesthetic and cultural values of the natural landscape
are maintained through protecting important scenic
vistas—
a) from the streets, beaches and other public spaces;
b) to the ocean, river, coastal lowlands and the
vegetated backdrop of Noosa Hill;
c) within Little Cove– vistas over Laguna Bay
and to the Noosa National Park and the
vegetation stands, part of the hills and sand
dunes;
d) within Cooloola and Weyba Park Estates–
the scenic view of Noosa National Park and
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Weyba Creek; and
e) within Noosa Sound– vistas across Noosa
River
Complies
O4. This application is for a Material Change of Use to an existing premises. No external building works are proposed as part
of this application which
Mobile business uses
O5 Business Uses located within the road reserve or on
the beach (particularly in the vicinity of Hastings Street,
Noosa Main Beach and Noosa National Park) offer goods
and services that directly benefit visitors and complement
the range of visitor experiences available in the locality,
such as mobile food vendors and learn to surf classes.
Not Applicable
9.10 Built form
Density
O6 The density of development within the site area—
a) is compatible with surrounding development;
b) does not exceed—
i. for the Semi-Attached Housing Zone:
1. for sites between 500m2 and 599m2
inclusive — 4.8 persons per hectare;
2. for sites 600m2 or more — 6.6 persons or
100 persons per hectare;
ii. for the Attached Housing Zone—a maximum
population density of 160 persons per hectare,
with the following exceptions:-
A. Lots 55-61 on RP90598 and Lots 81-85 on
RP92518 at the corner of Noosa Drive and
Grant Street where the allowable population
density is 320 persons per hectare exclusively
for the use of a visitor hostel; and
B. Lot 4 on SP 100064 in Serenity Close,
where the allowable population density is 250
persons per hectare
C. Lot 110 on Plan 98016L19.DGW-RevA
being the Viridian Noosa Resort in Viewland
Drive where the allowable population density is
100 persons per hectare exclusively for the
use of Visitor accommodation Type 4
iii. Business Centre Zone—a maximum
population density of 100 persons per hectare;
and
iv. Visitor Mixed Use Zone—a maximum
population density of 280 persons per hectare;
and
c) has a low site impact to enhance the opportunity to
maintain natural site characteristics, including native
vegetation and natural landforms.
Complies
O6 The proposed development is for a Material Change of Use to the existing detached house. No external building works are
proposed as part of this application. Only minor internal building works. Density of the site will remain compatible with existing
densities surrounding the subject sites. We note the existing detached house contains 6 bedrooms, capable of sleeping 12
individuals. It is proposed to retro fit the existing detached house to provide 3x2 bedroom apartments maintaining the existing
number of approved beds onsite.
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Height S7.1 Buildings and other structures do not exceed a maximum
O7 Buildings and other structures— building height of—
a) present a building height consistent with structures on a) for the Business Centre Zone–12m; or
adjoining and surrounding land; b) for the Visitor Mixed Use Zone—
b) do not exceed a maximum building height i. Northern side of Hastings Street—
of— A. within 7m of the Hastings St alignment – 6m;
i For the Business Centre Zone– 3 storeys; or B. balance area of site – 15m with
ii For the Visitor Mixed Use Zone— a 12m presentation to the beach; or
ii. Southern side of Hastings Street—
A. Northern side of Hastings Street— A. within 10m of the Hastings St or Noosa Drive alignments – 6m;
within 7m of the Hastings St alignment – 2 storeys; or B. balance area of site – 15m; or
balance area of site – 4 storeys with a 3 storey c) for Attached Housing Zone—12m with
presentation to the beach; or the exception of Lot 4 on SP 100064 in Serenity Close, where a
B. Southern side of Hastings Street— within 10m of the maximum height of 15m is permitted; or
Hastings St or Noosa Drive alignments– 2 storeys; or d) for any other zone— 8m;
balance area of site – 4 storeys; or iii For Attached
Housing Zone — 3 storeys with the exception of Lot 4 on
SP 100064 in Serenity Close, where a maximum height of
4 storeys is permitted; or
iv For any other zone— 2 storeys;
c) do not visually dominate the street or surrounding
spaces;
d) preserve the amenity of surrounding land;
e) respect the scale of surrounding vegetation;
f) respond to the topography of the site by minimising cut
and fill (eg. stepping down the site or using a suspended
pole construction);and
g) maintain a mature vegetated skyline.
Complies
O7 This application is for a Material Change of Use to an existing detached house. No external building works are proposed as
part of this application and only minor internal building works are proposed. The existing approved building height is to remain
unchanged.
Setbacks S8.1 Buildings and structures comply with the minimum setbacks
O8 Buildings and other structures are appropriately identified in Schedule 1 - Minimum Boundary Setbacks.
designed and sited to—
a) provide amenity for users of the premises as well as
preserve the visual and acoustic amenity of adjoining and
nearby properties;
b) preserve any existing vegetation that will buffer the
proposed building;
c) allow for landscaping to be provided between buildings;
d) maintain the visual continuity and pattern of buildings
and landscape elements within the street;
e) protect public safety and property within erosion prone
areas by ensuring such areas are maintained largely free
of development;
and
f) protect the natural character and visual amenity of
coastal areas and watercourses.
Complies
O8 This application is for a Material Change of Use to the existing detached house. No external building works are proposed as
part of this application only minor internal building works are proposed. The existing building setbacks are to remain.
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Site cover, gross floor area and plot ratio
O9 The site cover, gross floor area and plot ratio of
buildings and other roofed structures—
a) results in a building scale that is compatible with
surrounding development;
b) does not present an appearance of excessive bulk to
adjacent properties, roads or other areas in the vicinity of
the site;
c) maximises the retention of existing vegetation and
allows for additional soft landscaping between buildings;
d) allows for adequate area at ground level for outdoor
recreation, entertainment, clothes drying and other site
facilities; and
e) facilitates onsite stormwater management and
vehicular access.
Complies
O9 This application is for a Material Change of Use to an existing detached house. No external building works are proposed as
part of this application and only minor internal building works are proposed. The existing building site cover, gross floor area
and plot ratio are to remain.
O10 Site cover does not exceed— A6 Buildings are located on the front boundary
a) for the Detached Housing Zone—50% for a
single storey building and 40% for a double
storey building;
b) for the Semi-attached Housing Zone–40%;
c) for the Attached Housing Zone–40%; or
d) for the Visitor Mixed Use Zone–45%;
Complies
O10 This application is for a Material Change of Use to an existing detached house. No external building works are proposed
as part of this application and only minor internal building works are proposed. The existing building site cover are to remain.
O11 For Multiple Housing Type 2, buildings have a A7 Single tenancies do not exceed:
maximum plot ratio of 0.45:1. • 80m2 for offices and shops at ground level
• 150m2 for offices above ground level
• 150m2 for restaurants
Not Applicable
The proposed application is for Multiple Housing Type 4 units.
O12 For Multiple housing Type 3 or 4, Visitor
accommodation Type 4 and the accommodation unit
component of an entertainment and dining business Type
3—the maximum a gross floor area is equivalent to the
maximum allowable population in persons multiplied by
40m2.
Complies
O12 No additional Gross Floor area is proposed as part of this application. All existing gross floor area is as approved by
Council.
O13 For the Attached Housing Zone buildings have a bulk
and architectural scale that has a maximum plot ratio of
0.5:1 up to 1.0ha of site area and 0.3:1 for that part of the
site area above
1.0ha.
Not Applicable.
O13 The subject site is not zoned attached housing.
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O14 For the Visitor Mixed Use Zone the
maximum a gross floor area is equivalent to the
maximum allowable population in persons
multiplied by 40m2, provided that gross floor area
does not exceed a total of 13,600m2.
Not Applicable.
The subject site is not zoned Visitor Mixed Use.
O15 For the Neighbourhood Centre Zone and the
Business Centre Zone, the maximum plot ratio does not
exceed –
a) 0.8:1 for the first 2,000m2 of site area; plus
b) 0.3:1 for the balance of the site area in excess
of 2,000m2.
Not Applicable.
The Subject site is not zoned Neighbourhood Centre.
O16 For the Detached house Zone and Semi attached
Housing Zone—soft landscaping is provided and retained
over a minimum of 20% of the site area.
Complies
016 The existing landscaping will remain on site which is well in excess of 20% of the site area.
Roof form S17.1 The main roof of the building has a
O17 Roof forms— roof pitch no less than 5 degrees and has
a) contribute positively to the local skyline; roof forms a minimum of 600mm wide;
b) complement the character of the locality; AND
c) use soft and articulated, pitched, skillion or curved roof S17.2 Buildings and structures do not include
forms; roof top terraces.
d) avoid low pitched (eg. less than 5 degrees) or box
profiles/parapets; and
e) do not create opportunities for residents to overlook the
private open space areas of neighbouring properties
Complies
017 This application is for a Material Change of Use to an existing detached house with only minor internal building works
proposed. No external buildings works to the roof form is proposed. The existing roof form is to remain as is.
Flooding and drainage S18.1 Floor levels for habitable rooms are
O18 Buildings and other works are designed and sited not less than the specified minimum floor
to— levels;
a) provide flood free access to premises and flood free AND
habitable areas; S18.2 Where Council infrastructure is
b) allow only minor, short term and infrequent flooding of available—
non-habitable areas; a) any drainage (from buildings and land)
c) ensure drainage does not adversely impact upon other flows to that infrastructure; and
premises; and b) the infrastructure has the capacity to
d) ensure filling or excavation does not adversely impact accept any additional loading.
upon other premises by—
i. causing ponding of water on the site or nearby land;
ii. increasing flooding, which adversely affects the safety
or use of any land upstream and downstream; and
iii. adversely affecting the flow of water in any overland
flow path.
Complies
O18. This application is for a Material Change of Use to an existing detached house with only minor internal building works
proposed. No new construction of habitable rooms is proposed within flood and drainage areas.
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Sloping sites and ridgelines S19.1 Buildings and associated accessways are not constructed on
O19 Development on sloping sites— land with a slope greater than 25% (1 in 4);
a) is responsive to the natural topography of the site and AND
minimises cut and fill; S19.2 Buildings are of split level design that step down the slope or
b) does not visually dominate the hill slope or interrupt the have suspended floor construction;
skyline; AND
c) is integrated with the natural site characteristics S19.3 Cut or fill is less than 1.2m in depth; AND
including vegetation; and S19.4 The distance between the ground and the lowest part of the
d) for Multiple housing, takes the form of small separate floor of the building does not exceed 3m;
buildings; AND
S19.5 Buildings present no more than 2 or 3 storeys at any one point.
Complies
O19. This application is for a Material Change of Use to an existing detached house with only minor internal building works
proposed. No new external construction is proposed as part of this application.
O20 On steep slopes or ridgelines which are visible from
the major road network, areas of public open space, the
Noosa River or the beaches—
a) new buildings and structures including outbuildings, are
designed so as not to dominate or detract from the scenic
and
environmental qualities of the site and its setting; and
b) the external colour scheme of buildings is designed to
blend with the natural elements of its surroundings.
Complies
O20. This application is for a Material Change of Use to an existing detached house with only minor internal building works
proposed. No new external buildings works is proposed as part of this application.
Public transport node S21.1 A public transport node is located
O21 An accessible and safe public transport node is within Noosa Heads as identified in Schedule
established and operated within Noosa Heads 5 — Map 1.
that—
a) links public transport services to other centres in the
Shire and to key destinations outside the Shire; and
b) forms part of an integrated transport network that is
accessible via pedestrian and bicycle pathways.
Complies
O21. This application is for a Material Change of Use to an existing detached house with only minor internal building works
proposed. All existing links and connections to public transport services will remain as is.
9.11 Environment, conservation and recreation
Environmental and cultural heritage values
O22 There are no significant adverse effects on
biodiversity, native vegetation, habitats, landscape quality,
water quality or cultural heritage values, including those
related to—
a) changes to natural drainage;
b) disturbance to any of the wetland systems;
c) management of landslide and fire risk;
d) erosion and the transport of sediments off site;
e) unmanaged public access;
f) changes to fauna habitat and behaviour; and
g) disturbance of buildings and features, including natural
features, of cultural heritage significance.
Complies
O22. This application is for a Material Change of Use to an existing detached house with only minor internal building works
proposed. There will be no effect on the biodiversity, native vegetation, habitats, landscape quality, water quality or cultural
heritage values.
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Open space network S23.1 Open space corridors and existing native vegetation in areas
O23 The integrated open space network is established, indicated in Schedule 5 – Map 4 are protected from
enhanced and protected throughout the locality to— fragmentation and encroachment by development.
a) provide for both passive and active recreational
pursuits;
b) provide connectivity for pedestrians and cyclists;
c) provide access to community uses and buildings,
public open space and recreation areas, the beaches,
Noosa National Park
and Noosa River;
d) provide habitat connectivity for wildlife;
e) protect watercourses and drainage lines;
f) protect vegetation on steep slopes; and
g) form a scenic backdrop for residential
development.
Complies
O23. This application is for a Material Change of Use to an existing detached house with only minor internal building works
proposed. No changes to the existing open space network are proposed as part of this application.
Pedestrian and bicycle pathways S24.1 Pedestrian and bicycle pathways are
O24 Safe and convenient pedestrian and bicycle provided and retained where indicated in
pathways are provided and retained between and around Schedule 5 – Map 2;
key destinations AND
S24.2 Contributions toward a Pathways
Network are provided in accordance with
PSP20.
Complies
024 This application is for a Material Change of Use to an existing detached house with only minor internal building works
proposed. No change to the existing pedestrian and bicycle paths is proposed as part of this application.
Recreational opportunities
O25 Key recreation focal points, including Noosa National
Park, Noosa River foreshore and mouth, Noosa Main
Beach and Lion’s Park are maintained without significant
changes to their
landscape character, including as a result of increased
infrastructure.
Not Applicable.
No focal points will be affected as part of this application.
Table 9.12 Division 16 – Specific Outcomes and Probable Solutions for the Detached Housing Zone.
Column 1 column 2
Specific Outcomes Probable solutions (if code assessable)
9.13 Inconsistent uses
O26 The following defined uses are use classes are
inconsistent uses and are located in the Detached
Housing Zone —
a) All Agricultural Uses;
b) Commercial business;
c) Entertainment and dining business;
d) Home-based business Type 3;
e) Industrial business;
f) Retail business;
g) All Community Uses;
h) Service and utility;
i) Transport Types 1, 2, 3, 4 or 6;
j) Ancillary dwelling unit;
k) Multiple housing Types 2, 3, 4 or 5;
l) Visitor accommodation Types 2 or 3; and
m) Visitor accommodation Type 4.
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Complies
O26. Our client acknowledges the proposed use in inconsistent within the Detached Housing Zone, however this case is
unique and Council’s support is warranted. The existing detached house is to remain and the physical use of the site will not
change as a result of this approval. As previously mentioned the existing detached house was recently inherited and is now
jointly owned by three families. The house is to remain part of the family trust and this application only intends to create 3
separate dwellings within the structure of the existing house, so all three families can continue to use the house and still
maintain privacy. Council’s restriction of Multiple Housing Type 4 within the detached housing zone is to ensure;
the area remains with a low impact, low density development form of domestic scale;
a high level of residential amenity;
building styles befitting the character of the locality and which responds to and are integrated with, site
characteristics including slope, vegetation and water frontage where applicable; and
landscaped settings consistent with the character of the locality.
We note that the proposed Material Change of use for Multiple Housing type 4 maintains the existing detached house. No
changes to the external framework of the existing house are proposed, with only minor internal building works required as part
of this application. The proposal will ensure the area retains its low impact, low density form of domestic development,
maintaining a suitable scale and a high level of residential amenity. Furthermore, retention of the existing detached house will
ensure the existing character of the locality is unchanged, with no removal of vegetation, inhibition of views and vistas or
degradation of overall landscaping.
The approval of this application should be supported as the overall intent of the Detached Housing Zone is complied with.
9.14 Built form
Streetscape character S28.1 The main entrance of the building faces and is recognisable
O28 Buildings and structures— from the street;
a) are at a scale and nature complementary and
respectful to their surroundings; AND
b) maintain the visual amenity of adjoining and S29.1For buildings and other structures–
surrounding development; a) the maximum wall length is 15m; and
c) are designed to address the street and b) each external wall plane incorporates at least one design
contribute positively to the streetscape element to add visual interest and amenity (such as windows,
character; pergolas, sun shading devices, balconies or a change of building
d) are not visually dominated by garages or material).
carports;
e) orientate front doors, feature windows and S30.1 No solution provided
roof treatment towards the street; S31.1 No solution provided
AND
O29 Buildings and other structures provide for
visual interest and amenity by:-
a) staggering or separating continuous walls into
smaller sections to vary the elevation; and
b) providing well articulated building forms with
strong vertical design features.
AND
O30 Buildings give the physical appearance of
being one Detached house, or a series of small
separate structures having the appearance of
Detached houses;
AND
O31 Buildings and living areas are orientated to
take advantage of views, breezes and in the case of
waterfront properties, access to the water
Not Applicable
No external building works are proposed as part of this application, therefore the outward appearance will not be affected.
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Garages and carports S32.1 Garages and carports—
O32 Garages and carports are designed and sited a) have a front boundary setback of at least 6m; and
to visually integrate with the building and avoid b) adopt a roof form and building style that are the same as
dominating the street. that of the building; and
c) present a minimum width to the streetscape (the total width
of garage doors is no more than 6m or 50% of the frontage
width, whichever is the lesser, where the structure faces the
street); or
d) that are visible from, but do not face the street, include
windows or other articulation and have a 6m landscaped buffer
between the structure and the road frontage.
Not Applicable.
No external building works are proposed as part of this application with the existing garages being maintained.
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7.0 RESIDENTIAL USE CODE
7.1.1 The table below is an assessment of the proposed development in accordance with the Specific Outcomes and
Probable Solutions of the Residential Use Code.
7.1.2 Table 14.21. Division 6 – Specific Outcomes and Probable Solutions for all Residential Uses.
7.1.3 Table 14.24 Division 6 – Specific Outcomes and Probable Solutions for Multiple Housing Typee 4 – Conventional
Table 14 – 21 Specific Outcomes and Probable Solutions For All Residential Uses
Column 1 Column 2
Specific Outcomes Probable solutions (if code assessable)
14.52 Effects of use
Electricity supply infrastructure S1.1 No solution provided
O1 The development does not adversely impact on S2.1 Development for uses adjacent to or
existing or future electricity supply infrastructure; within 50m of an existing electricity substation
AND incorporates noise attenuation measures to
O2 All uses and works maintain an adequate safe mitigate noise impacts;
distance from electrical infrastructure including AND
substations, overhead powerlines, power poles and S2.2 Buildings and structures (including
transformers swimming pools, sheds, tennis courts or
outbuildings) are not constructed under
overhead electricity transmission lines, or
within electricity easements;
AND
S2.3 A minimum separation distance is
maintained from the electricity transmission
line to the closest boundary of habitable
buildings and child activity areas, as follows—
a) 20m for transmission lines up to 132kV;
b) 30m for transmission lines between
133kV and 275kV; and
c) 40m for transmission lines greater than
275kV
Complies
O1 – O2 The existing electricity and supply infrastructure will sustain the proposed development and will not adversely impact
on the existing or future infrastructure of the area. We advise this application is merely a Material Change of Use over the
existing detached house with only minor internal building works proposed.
14.53 Environmentally Sustainable Building Design
Hot Water Systems S3.1 All hot water systems installed are—
O3 Hot water systems are installed and operated to a) solar systems; or
support the efficient use of natural resources and b) electric heat pump systems; or
minimise consequent pollution such as greenhouse gas c) natural gas or LPG systems; or
emissions. d) any combination of a), b) or c).
Complies
O3 The existing hot water systems servicing the site will remain and no change is proposed as part of this application.
Water supply and conservation S4.1 If in a designated rainwater tank area as
O4 On-site water storage is designed and operated to identified in Map 1 of Schedule 8, residential
support the efficient use of water; uses that qualify as class 1A or 1B structures
AND under the Building Code of Australia have a
O5 On-site water storage is adequate for occupants every rainwater tank or tanks in accordance with
day use and fire fighting purposes. Schedule 8.
AND
S5.1 Where not in a water service area a
rainwater tank of a minimum of 60,000 litres is
provided for each dwelling unit, with the
exception of Multiple Housing Type 1.
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Not Applicable
As a result of the application, the house will no longer be a class 1a (Single Dwelling) building, nor will it be a 1b (Boarding
House) building.
Erosion and sediment control
O6 Development does not cause erosion orresult in transport
of sediments off-site
Complies
O6 No external building works are proposed as part of this application and will not result in erosion or sediment being
transported off site.
14.54 Amenity and Built form
Safety and security S7.1 The building entrance is clearly identifiable and visible
O7 For Multiple Housing Types 2, 3 and 4, buildings and from the street, footpath and driveway;
outdoor spaces are designed to protect the personal security AND
and safety of residents by allowing for natural surveillance S7.2 The internal path network has clear sightlines to the
dwelling entry and street access points;
AND
S7.3 Visitors have direct access to the
entrance without passing through private
outdoor living areas.
Complies
O7. All outdoor spaces are designed to protect personal security and safety of residents by allowing for natural surveillance.
Emergency access
O8 For Multiple housing Type 3, 4 & 5, site design and layout
ensures efficient access and egress for emergency vehicles
Complies
O8 The existing egress, access and layout ensure efficient access for emergency vehicles.
Separation of incompatible uses S9.1 Bedroom windows are at least 3m away from shared
O9 Development is designed to minimise noise carrying driveways or carparking areas of adjacent dwelling units or
between dwelling units or accommodation units by locating accommodation units.
noise sensitive spaces such as bedrooms away from noise
generating areas of the development, such as carparking
areas or mechanic plant and equipment or recreational
facilities.
Complies
09 The subject site has been developed to ensure dwelling units are located well away from noise sensitive spaces such as
garages, carparking and mechanic plan equipment. Please refer to the attached plan provided in Appendix A. We note all
garages and recreation areas will remain as existing.
Mechanical plant & equipment S10.1 Mechanical plant and equipment, including pool and spa
O10 Mechanical plant and equipment associated with pumps, pool heaters, air-conditioning units and refrigeration
Residential Uses are designed and located so as not have an units are—
adverse impact on the visual amenity of the site or surrounding a) where located at ground level, screened
areas. by fencing 1.5m in height or dense vegetation of at least 1.5m
in width incorporating grouped trees and shrubs with maximum
separation distance of 1m measured from the centre of the
plant; and
b) for Multiple housing Type 2, 3 & 4 are visually integrated
into the line and plane of the building and roof design and do
not project beyond the height or width of the building when
viewed from the street and adjoining properties.
Complies
O10 Not applicable – No mechanical plant / equipment exists or is proposed on the site.
Ancillary recreation uses S11.1 If the use involves ancillary use of outdoor courts
O11 Ancillary recreation uses, such as outdoor tennis courts including tennis courts, half courts and netball courts—the use
and half netball courts, do not have an adverse effect on the complies with the requirements in Section 2 of PSP8 Tennis
amenity enjoyed by users of adjacent or nearby premises. and Other Courts.
Not Applicable.
No ancillary outdoor tennis courts and half netball courts are proposed as part of this application.
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Privacy S12.1 Transparent doors and windows are designed and
O12 For Multiple Housing Types 2, 3 and 4, building and located so they do not directly face transparent doors or
structures are designed and sited to ensure the visual privacy windows or the private open space areas of other dwelling
of residents of the development and neighbouring properties is units within 10 metres;
protected. AND
S12.2 Planter boxes, louvre screens, pergolas, landscaping
Figure 14-2 Privacy Measures and architectural design of balconies are used to screen the
ground floor private open space of dwelling units or
accommodation units from upper level units (refer to Figure 14-
2 Privacy Measures which illustrates how trees, awnings,
screens, fences and planter boxes reduce minimise the ability
to directly look into neighbouring homes and yards).
Complies
O12 The existing detached house frame is to be maintained with no new windows or openings proposed. Adequate screening
exists to adjoining dwellings.
Access to Sunlight S13.1 Development does not reduce sunlight
O13 For Multiple housing, buildings and structures are to at least 50% of the private open space
designed and sited so as not to unreasonably diminish the areas of any adjoining residences to less to
existing sunlight to adjoining residences and associated private than 2 hours between 9am and 3pm on any
open space areas; day of the year;
AND OR
S13.2 Where overshadowing by existing
O14 Multiple housing is designed and sited to structures and fences occurs to more than
minimise the extent of shadows cast on solar 50% of the private open space areas of any
photovoltaic cells on roofs of adjoining buildings adjoining residences, sunlight is not further
reduced by more than 20%.
(See Figure 14-3— Preventing
overshadowing)
Not Applicable
This application is for a Material Change of Use to the existing detached house with only minor internal building works
proposed. The existing building has a high level of access to sunlight.
Sloping sites S15.1 Buildings and structures on sloping
O15 On sloping sites, buildings and structures sites—
are designed to maximise the use of the natural a) Have a maximum distance of 3m between the ground and
topography and minimise the need for cut and fill. the lowest part of the floor of the building or the building
incorporates undercroft skirting or screening (eg. timber
battens) to the full height of any undercroft area higher than
3m above ground level at the perimeter of the building;
b) are of split level design that step down the slope or have
suspended floor construction;
c) limit the amount of cut or fill to less than 1.5m in depth; and
d) do not result in the spread of fill beyond the footprint of the
building and associated batters.
Not Applicable
This application is for a Material Change of Use to the existing detached house with only minor internal building works
proposed. No external development on the sloping site is proposed as part of this application.
Wall length and detailing S16.1 The maximum wall length is 15m;
O16 Within the Semi-attached Housing, Attached Housing and AND
Visitor Mixed Use Zones buildings and other structures provide S16.2 Wall planes incorporate design
for visual interest and amenity by— elements to add visual interest and amenity,
a) staggering or separating continuous walls into smaller such as windows, pergolas, sun shading
sections to vary the elevation; and devices and variations in balcony styles.
b) providing well articulated building forms with strong vertical
design features.
Not Applicable
This application is not within the Semi-attached Zone, Attached Housing Zone or Visitor Mixed Use Zone.
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Table 14 – 24 Specific Outcomes and Probable Solutions For Multiple Housing Type 4
Column 1 Column 2
Specific Outcomes Acceptable solutions (if self-assessable)
Probable solutions (if code assessable)
14.58 Built form
Parking & access for visitors & service providers S30.1 No solution provided
O30 Parking and vehicular access is conveniently, S31.1 Visitor carparking spaces are not
safely and efficiently provided for visitors and located behind locked gates.
service providers; S32.1 Visitor carparking spaces are not
AND located in tandem with a garage or other
O31 Visitor carparking spaces are accessible at all carparking space
times;
AND
O32 Visitor carparking spaces do not hinder the
access or movement of any vehicle on-site
Complies
030 – 032. Parking access and vehicular access is conveniently, safely and efficiently provided. We note the existing
premises provides for 3 lock-up garages and 1 visitor bay which will be accessible at all times and will not hinder the
movement of any vehicle on / off-site.
Site facilities S33.1 No solution provided
O33 Waste storage areas, letter boxes and external storage S34.1 Hard surface is provided to
areas are sited and designed for attractive visual appearance driveways, walkways, entries, outdoor
and function, and complement the architecture and environs; patios, and in the vicinity of waste storage
AND areas, letter boxes and clothes lines;
O34 High volume pedestrian areas within developments are AND
sealed to provide safe access and avoid damage to S35.1 A weatherproof storage area of at
landscaped open space area; least 12.6m3 (having a height of at least
AND 2.1m and an area of 6m2) is provided within
O35 Adequate enclosed storage areas are provided on-site to or attached to each dwelling unit. This
meet the likely needs of the residents. storage space will not contribute to GFA
providing it can be directly accessed from
outside the building and does not exceed an
area of 7m
Complies
O33. Waste storage areas, letter boxes and external storage areas will remain as already existing on-site.
O34. The proposed development is not considered a high pedestrian volume area.
O35. Adequate enclosed storage areas are provided meeting the likely needs for each unit.
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8.0 LANDSCAPING CODE
8.1.1 This application triggers assessment against the Landscaping Code. No landscaping is proposed as part of this
application. All existing heavily landscaped areas will remain as is.
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9.0 DRIVEWAYS AND CARPARKING CODE
9.1.1 This application triggers assessment against the Driveways and Carparking Code. No new driveways or carparking
areas are proposed as part of this application.
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10.0 WATER SUPPLY AND SEWERAGE RETICULATION CODE
10.1.1 This application triggers assessment against the Water Supply and Sewerage Reticulation Code. No upgrades or
new connections are required as part of this application.
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11.0 NATURAL HAZARDS OVERLAY CODE
11.1.1 This application triggers assessment against the Natural Hazards Overlay Code. We note the application is for a
Material Change of Use only with only minor internal building works. No works are proposed that will influence or
create any hazards on-site.
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12.0 CONCLUSION
12.1 SUMMARY
12.1.1 This planning report demonstrates that there is sufficient justification for Council to approve the proposed Material
Change of Use for Multiple Housing and issue the requested Development Permit.
12.1.2 Overall the proposal is in keeping with:
The Urban Area designation under the Strategic Plan and the Desired Environmental Outcomes for
Residential Uses within Noosa;
The Noosa Heads Locality Plan;
The Intent of the Detached Housing Zone;
The proposal generally complies with the relevant Performance Criteria of the relevant Codes;
The proposal is in keeping with the provision of the Integrated Planning Act 1997.
12.1.3 The proposed development is for a Material Change of Use for Multiple Housing within an existing detached house,
involving only minor internal building works.
12.1.4 This report clearly demonstrates that the proposed Material Change of Use will not impact on the surrounding locality
or its amenity, and is supported by the Noosa Shire Plan. It is therefore recommended that Council support for the
application is warranted and approval should be granted.
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APPENDIX A PROPOSAL PLANS
Prepared by Mandikos Wheeldon Architects
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APPENDIX B CERTIFICATE OF TITLES AND SURVEY PLANS
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APPENDIX C EASEMENT PLAN AND DOCUMENTS
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APPENDIX D IDENTIFICATION SURVEY PLANS
Prepared by Landpartners Limited
11 Allambi Rise, Noosa Heads • BRSS2403-000 • 21st August 2007
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