Cover Sheet Pre-lodgement notes.pdf

Page 2

                                                          PRE-LODGEMENT NOTES
                                                          Development Assessment



1.      PRE-LODGEMENT MEETING DETAILS

 Application No:                        PLM19/0021

 Date:                                  30 July 2019

 Applicant Attendees:                   Hayley Jamieson: Property owner
                                        Duncan Squires: Property owner
                                        Michelle Stirling: Property owner
                                        Fraser Robinson: RSA Architects

 Council Attendees:                     Patrick Murphy – Coordinator Planning
                                        Mark Lewis – Coordinator Engineering

2.      PROPOSAL

 Street address:                        25 Toolar and 27 Toolar Street TEWANTIN

 Real property description: Lot 1 and Lot 2 on RP 73072

 Planning Scheme:                       Noosa Plan (June 2018)

 Proposal Details:                      Development of 8 x 3 bedroom dwelling units

3.      SUPPORTING INFORMATION (PROVIDED BY THE APPLICANT)

 Documents / Plans

 Proposed Townhouses Plans and Elevations by Robin Spencer Architects Pty Ltd
 28.03.2019
 Elevations Perspective View by Robin Spencer Architects Pty Ltd 28.03.2019

4.      PLANNING SCHEME INFORMATION

 Development Type:                     OPW                       ROL                     MCU            x        BA

 Level of Assessment:              Impact

 Planning Locality:                Tewantin and Doonan

 Overlays:                         Natural Hazard Overlay (Acid Sulfate Soils)

 Zone:                             Attached Housing




This document is a record of pre-lodgement discussions and will not be made available for public viewing. Pre-lodgement
discussions are conducted to explore development options and requirements, identify issues and provide guidance to prospective
applicants about Council’s policies for development. The recorded discussion items and outcomes in no way imply or commit to
an approval of the proposal on the part of Council or Council officers, nor guarantee that all potential issues associated with a
development proposal have been raised / identified. When a formal development application is lodged, the proposal will be
assessed on its planning merits in accordance with Council’s policy framework existing at the time of the assessment.


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a NOOSA COUNCIL PRE-LODGEMENT NOTES
Development Assessment

 

1.

Application No:

Date:

Applicant Attendees:

2.

3.

4.

Council Attendees:

PROPOSAL

Street address:

Real property description:
Planning Scheme:

Proposal Details:

Documents / Plans

PRE-LODGEMENT MEETING DETAILS

PLM19/0021
30 July 2019

Hayley Jamieson: Property owner
Duncan Squires: Property owner
Michelle Stirling: Property owner
Fraser Robinson: RSA Architects

Patrick Murphy — Coordinator Planning
Mark Lewis — Coordinator Engineering

25 Toolar and 27 Toolar Street TEWANTIN
Lot 1 and Lot 2 on RP 73072
Noosa Plan (June 2018)

Development of 8 x 3 bedroom dwelling units

SUPPORTING INFORMATION (PROVIDED BY THE APPLICANT)

Proposed Townhouses Plans and Elevations by Robin Spencer Architects Pty Ltd

28.03.2019

Elevations Perspective View by Robin Spencer Architects Pty Ltd 28.03.2019

Development Type:

PLANNING SCHEME INFORMATION

 

 

 

OPW ROL MCU Xx BA

 

 

 

 

 

 

 

 

 

 

 

Level of Assessment: Impact

Planning Locality: Tewantin and Doonan
Overlays: Natural Hazard Overlay (Acid Sulfate Soils)
Zone: Attached Housing

This document is a record of pre-lodgement discussions and will not be made available for public viewing. Pre-lodgement
discussions are conducted to explore development options and requirements, identify issues and provide guidance to prospective
applicants about Council’s policies for development. The recorded discussion items and outcomes in no way imply or commit to
an approval of the proposal on the part of Council or Council officers, nor guarantee that all potential issues associated with a
development proposal have been raised / identified. When a formal development application is lodged, the proposal will be
assessed on its planning merits in accordance with Council's policy framework existing at the time of the assessment.

Page 3

5.      ADVICE & INFORMATION

Patrick Murphy – Coordinator Planning - Comments
1.      The proposed development consists of 8 x 3 bedroom dwelling units over 2 existing lots
        at 25 and 27 Toolar Street Tewantin. The land use is categorised as Multiple Dwellings
        – Type 4 Conventional and requires a Development Permit for Material Change of Use.
        The use is a consistent use which is subject to impact assessment. The application will
        be assessed by a planning officer who will make a recommendation to Council, with
        Councillors making the final decision on the application.
2.      It is noted that the proposal complies with site cover, building height and front and rear
        setbacks however does not comply with population density, plot ratio or side setbacks.
        The areas of non-compliance are addressed below.
3.      Within the Attached Housing Zone the permissible population density is 100 persons per
        hectare, the site is 2,020sqm in area and therefore the permitted population density is
        20.2 persons. The proposed 8 x 3 bedrooms dwelling units equals a population density
        of 26.4 which is unlikely to be supported.
4.      The permissible plot ratio is the maximum population x 40sqm = 808sqm. Notation on
        the proposed plans detail that the proposed plot ratio is 910sqm which is unlikely to be
        supported.
5.      The Noosa Plan requires that the side setbacks of the development are half the building
        height. Whilst details of the exact building heights have not been confirmed it appears
        that the development does not comply with the minimum side setbacks. It is
        recommended that the application be amended to comply with the minimum side
        setbacks.
6.      Car parking
The Noosa Plan has the following car parking requirements for the proposed use:
        For single bedroom dwelling units or those less than 75m2—1 covered space per
        dwelling unit; AND
        For 2 bedroom dwelling units or those between 76m2 and 110m2— 1 covered space
        per dwelling unit; and 1 space per 3 dwelling units, or part thereof; AND
        For dwelling units with 3 or more bedrooms or those greater than 110m2— 2 covered
        spaces per dwelling unit which may be located in tandem layout; AND
        1 designated visitor carparking space, accessible at all time, per 4 dwelling units or part
        thereof
Therefore the proposed development requires 16 covered spaces and 2 visitor spaces
7.      Built form:
•       The rear wall of the development is a continuous plane of approximately 34 metres.
        The Noosa Plan seeks a maximum wall length of 15 metres, accordingly the built form
        should be amended to have a maximum wall length of 15 metres and each external
        wall plane to incorporate at least one design element to add visual interest and
        amenity (such as windows, pergolas, sun shading devices, balconies or a change of
        building material).
•       It is recommended that the plans are amended to visually break up building façades by
        incorporating different but complimentary textures and building materials.
•       The application must demonstrate that it is consistent with the streetscape and
        Tewantin character.

This document is a record of prelodgement discussions and will not be made available for public viewing. Prelodgement
discussions are conducted to explore development options and requirements, identify issues and provide guidance to prospective
applicants about Council’s policies for development. The recorded discussion items and outcomes in no way imply or commit to
an approval of the proposal on the part of Council or Council officers, nor guarantee that all potential issues associated with a
development proposal have been raised / identified. When a formal development application is lodged, the proposal will be
assessed on its planning merits in accordance with Council’s policy framework existing at the time of the assessment.


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5. ADVICE & INFORMATION
Patrick Murphy — Coordinator Planning - Comments

1. The proposed development consists of 8 x 3 bedroom dwelling units over 2 existing lots
at 25 and 27 Toolar Street Tewantin. The land use is categorised as Multiple Dwellings
— Type 4 Conventional and requires a Development Permit for Material Change of Use.
The use is a consistent use which is subject to impact assessment. The application will
be assessed by a planning officer who will make a recommendation to Council, with
Councillors making the final decision on the application.

2. It is noted that the proposal complies with site cover, building height and front and rear
setbacks however does not comply with population density, plot ratio or side setbacks.
The areas of non-compliance are addressed below.

3. Within the Attached Housing Zone the permissible population density is 100 persons per
hectare, the site is 2,020sqm in area and therefore the permitted population density is
20.2 persons. The proposed 8 x 3 bedrooms dwelling units equals a population density
of 26.4 which is unlikely to be supported.

4. The permissible plot ratio is the maximum population x 40sqm = 808sqm. Notation on
the proposed plans detail that the proposed plot ratio is 910sqm which is unlikely to be
supported.

5. The Noosa Plan requires that the side setbacks of the development are half the building
height. Whilst details of the exact building heights have not been confirmed it appears
that the development does not comply with the minimum side setbacks. It is
recommended that the application be amended to comply with the minimum side
setbacks.

6. Car parking
The Noosa Plan has the following car parking requirements for the proposed use:

For single bedroom dwelling units or those less than 75m2—1 covered space per
dwelling unit; AND

For 2 bedroom dwelling units or those between 76m2 and 110m2— 1 covered space
per dwelling unit; and 1 space per 3 dwelling units, or part thereof; AND

For dwelling units with 3 or more bedrooms or those greater than 110m2— 2 covered
Spaces per dwelling unit which may be located in tandem layout; AND

1 designated visitor carparking space, accessible at all time, per 4 dwelling units or part
thereof

Therefore the proposed development requires 16 covered spaces and 2 visitor spaces
7. Built form:

° The rear wall of the development is a continuous plane of approximately 34 metres.
The Noosa Plan seeks a maximum wall length of 15 metres, accordingly the built form
should be amended to have a maximum wall length of 15 metres and each external
wall plane to incorporate at least one design element to add visual interest and
amenity (such as windows, pergolas, sun shading devices, balconies or a change of
building material).

° It is recommended that the plans are amended to visually break up building fagades by
incorporating different but complimentary textures and building materials.

° The application must demonstrate that it is consistent with the streetscape and
Tewantin character.

This document is a record of prelodgement discussions and will not be made available for public viewing. Prelodgement
discussions are conducted to explore development options and requirements, identify issues and provide guidance to prospective
applicants about Council's policies for development. The recorded discussion items and outcomes in no way imply or commit to
an approval of the proposal on the part of Council or Council officers, nor guarantee that all potential issues associated with a
development proposal have been raised / identified. When a formal development application is lodged, the proposal will be
assessed on its planning merits in accordance with Council's policy framework existing at the time of the assessment.

Page 4

•       Balustrades must remain transparent


Draft Noosa Plan
The following comments are made on the draft Noosa Plan in its current form and it is
important to note that the scheme may be subject to change before it is formally
adopted.
8.      Zoned Medium Density Residential and would be subject to Code Assessment
9.      Site cover - 40% may be increased to 45% where the development relates to small
        dwelling units (90sqm) developed at a minimum rate of 3 small dwelling units to 1 other
        dwelling.
10.     Plot ratio of 0.4:1 or 0.5:1 where development relates to the development at a minimum
        rate of 3 small dwelling units to 1 other dwelling.
11.     Car parking
        If small dwellings:

         1. within a centre zone— one covered space per dwelling; or
         2. within all other zones—

               1. one covered space per dwelling; and
               2. one visitor space per four dwellings
        Note— for a small dwelling in a centre zone the one space per dwelling is also the
            maximum.
        If not small dwellings:

         1. one covered space per dwelling up to 110m²; or
         2. two covered spaces per dwelling greater than 110m² and spaces may be in
            tandem; and
         3. one additional space per four dwellings.
        small dwellings means a dwelling that has no more than 90m² of gross floor area.
12:     Setbacks:
        1.5 metres up to 4.5 metres of building height
        2 metres 4.5 metres to 7.5 metres
        2.5 metres above 7.5 metres


Application fees for Multiple Dwellings – Type 4 Conventional (8 x 3 bedroom dwelling units)
The current fees for an impact assessable Material Change of use application are $14,985.
The current fees for a code assessable Material Change of use application are $11,981.


Mark Lewis – Coordinator Engineering - Comments
The following comments relate to the plans presented to the meeting but are applicable to any
similar development of the subject sites.
1.      Vehicle access. The proposal includes a centrally located driveway with a width of 4.5m.
        This width is not sufficient to permit vehicles to pass so any application would need to
This document is a record of prelodgement discussions and will not be made available for public viewing. Prelodgement
discussions are conducted to explore development options and requirements, identify issues and provide guidance to prospective
applicants about Council’s policies for development. The recorded discussion items and outcomes in no way imply or commit to
an approval of the proposal on the part of Council or Council officers, nor guarantee that all potential issues associated with a
development proposal have been raised / identified. When a formal development application is lodged, the proposal will be
assessed on its planning merits in accordance with Council’s policy framework existing at the time of the assessment.


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° Balustrades must remain transparent

Draft Noosa Plan

The following comments are made on the draft Noosa Plan in its current form and it is
important to note that the scheme may be subject to change before it is formally
adopted.

8. | Zoned Medium Density Residential and would be subject to Code Assessment

9. Site cover - 40% may be increased to 45% where the development relates to small
dwelling units (90sqm) developed at a minimum rate of 3 small dwelling units to 1 other
dwelling.

10. Plot ratio of 0.4:1 or 0.5:1 where development relates to the development at a minimum
rate of 3 small dwelling units to 1 other dwelling.

11. Car parking
If small dwellings:

1. within a centre zone— one covered space per dwelling; or
2. within all other zones—

1. one covered space per dwelling; and
2. one visitor space per four dwellings

Note— for a small dwelling in a centre zone the one space per dwelling is also the
maximum.

If not small dwellings:
1. one covered space per dwelling up to 110m?; or
2. two covered spaces per dwelling greater than 110m? and spaces may be in

tandem; and
3. one additional space per four dwellings.

small dwellings means a dwelling that has no more than 90m? of gross floor area.
12: Setbacks:

1.5 metres up to 4.5 metres of building height

2 metres 4.5 metres to 7.5 metres

2.5 metres above 7.5 metres

Application fees for Multiple Dwellings — Type 4 Conventional (8 x 3 bedroom dwelling units)

 

The current fees for an impact assessable Material Change of use application are $14,985.
The current fees for a code assessable Material Change of use application are $11,981.

Mark Lewis — Coordinator Engineering - Comments

 

The following comments relate to the plans presented to the meeting but are applicable to any
similar development of the subject sites.

1. Vehicle access. The proposal includes a centrally located driveway with a width of 4.5m.
This width is not sufficient to permit vehicles to pass so any application would need to

This document is a record of prelodgement discussions and will not be made available for public viewing. Prelodgement
discussions are conducted to explore development options and requirements, identify issues and provide guidance to prospective
applicants about Council's policies for development. The recorded discussion items and outcomes in no way imply or commit to
an approval of the proposal on the part of Council or Council officers, nor guarantee that all potential issues associated with a
development proposal have been raised / identified. When a formal development application is lodged, the proposal will be
assessed on its planning merits in accordance with Council's policy framework existing at the time of the assessment.

Page 5

        demonstrate how the development will function. Any applicable will need to include a
        traffic management plan that includes features (signage etc) to demonstrate the
        functionality of the access. It is suggested that the access driveway within the road
        reserve be of sufficient width to allow vehicles to pass (minimum 5.5m wide for the first
        6 metres from the kerb and channel) before tapering to the lesser width inside the site.
        Any existing services that may be impacted by the new access driveway must be
        relocated or modified in accordance with the service authorities’ requirements.
2.      Carparking. Any application will need to include sufficient detail to demonstrate how
        vehicles can enter and exit the proposed carparking spaces. Please note that the
        dimensions of the spaces and the vehicle paths must be in accordance with
        AS/NZS2890.1:2004 for the relevant user class and be suitable for a B99 vehicle.
        Visitor spaces must be available to all visitors to the site and not allocated to individual
        units.
3.      Stormwater. Any application will need to include a Stormwater Management Plan that
        addresses both stormwater quantity and quality and demonstrates compliance with the
        Noosa Plan - Transport, Roads and Drainage Code and the Water Sensitive Design
        Code
4.      Earthworks. The proposal plan indicated some earthworks at the rear of the site. It is
        noted that vegetation is located on the adjoining properties. Any application will need to
        include sufficient detail to ensure the protection of the adjacent vegetation.
5.      Tenure and Easements. If the site were not amalgamated as part of the application
        suitable easements will need to be created to encompass the services that cross
        boundaries (stormwater, power, water, sewer and telecommunications) and to
        encompass the vehicle paths (access)


6.      INFRASTRUCTURE CHARGES

A request for written advice for an Infrastructure Charges Contribution Estimate relevant to
your proposal may be obtained for a fee.
7.      FURTHER ADVICE TO BE SOUGHT

You are advised to contact Unitywater and any relevant Queensland Government Agencies
for their specific requirements in respect of your proposal.
Yours Faithfully




Patrick Murphy
Coordinator Planning




This document is a record of prelodgement discussions and will not be made available for public viewing. Prelodgement
discussions are conducted to explore development options and requirements, identify issues and provide guidance to prospective
applicants about Council’s policies for development. The recorded discussion items and outcomes in no way imply or commit to
an approval of the proposal on the part of Council or Council officers, nor guarantee that all potential issues associated with a
development proposal have been raised / identified. When a formal development application is lodged, the proposal will be
assessed on its planning merits in accordance with Council’s policy framework existing at the time of the assessment.


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demonstrate how the development will function. Any applicable will need to include a
traffic management plan that includes features (signage etc) to demonstrate the
functionality of the access. It is suggested that the access driveway within the road
reserve be of sufficient width to allow vehicles to pass (minimum 5.5m wide for the first
6 metres from the kerb and channel) before tapering to the lesser width inside the site.
Any existing services that may be impacted by the new access driveway must be
relocated or modified in accordance with the service authorities’ requirements.

2. Carparking. Any application will need to include sufficient detail to demonstrate how
vehicles can enter and exit the proposed carparking spaces. Please note that the
dimensions of the spaces and the vehicle paths must be in accordance with
AS/NZS2890.1:2004 for the relevant user class and be suitable for a B99 vehicle.

Visitor spaces must be available to all visitors to the site and not allocated to individual
units.

3. Stormwater. Any application will need to include a Stormwater Management Plan that
addresses both stormwater quantity and quality and demonstrates compliance with the
Noosa Plan - Transport, Roads and Drainage Code and the Water Sensitive Design
Code

4. Earthworks. The proposal plan indicated some earthworks at the rear of the site. It is
noted that vegetation is located on the adjoining properties. Any application will need to
include sufficient detail to ensure the protection of the adjacent vegetation.

5. | Tenure and Easements. If the site were not amalgamated as part of the application
suitable easements will need to be created to encompass the services that cross
boundaries (stormwater, power, water, sewer and telecommunications) and to
encompass the vehicle paths (access)

6. INFRASTRUCTURE CHARGES

A request for written advice for an Infrastructure Charges Contribution Estimate relevant to
your proposal may be obtained for a fee.

7. FURTHER ADVICE TO BE SOUGHT

You are advised to contact Unitywater and any relevant Queensland Government Agencies
for their specific requirements in respect of your proposal.

Yours Faithfully

/\
/|

 

Patrick Murphy
Coordinator Planning

This document is a record of prelodgement discussions and will not be made available for public viewing. Prelodgement
discussions are conducted to explore development options and requirements, identify issues and provide guidance to prospective
applicants about Council's policies for development. The recorded discussion items and outcomes in no way imply or commit to
an approval of the proposal on the part of Council or Council officers, nor guarantee that all potential issues associated with a
development proposal have been raised / identified. When a formal development application is lodged, the proposal will be
assessed on its planning merits in accordance with Council's policy framework existing at the time of the assessment.