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planning report 12 wyandra
Development Application Planning Report
Material Change of Use for Dual Occupancy, associated Operational Works
and Reconfiguring a Lot (1 lot into 3 community title)
situated at 12 Wyandra Street, Noosa Heads
(Lot 43 on RP139776).
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Contents
Development Application Planning Report ..................................................................................... 1
1.0 Summary ............................................................................................................................. 3
1.1 Development application details ...................................................................................................3
1.2 Planning instrument details ..........................................................................................................3
1.3 Referral agencies ..........................................................................................................................3
2.0 Site details ........................................................................................................................... 4
2.1 Site description ............................................................................................................................4
2.2 Surrounding land uses ..................................................................................................................6
3.0 Proposed development details ............................................................................................. 7
4.0 Planning assessment .......................................................................................................... 10
4.1 Technical Compliance ........................................................................................................ 10
4.2 Building Design .................................................................................................................. 11
4.3 Setback.............................................................................................................................. 11
4.4 Sustainable Building Design Code....................................................................................... 13
4.5 Reconfiguring a lot (1 lot into 3 lots) .................................................................................. 14
4.6 Works and Overlay Codes .................................................................................................. 14
5.0 State assessment and other matters................................................................................... 15
5.1 State interests ................................................................................................................... 15
Matters established in the Planning Regulation ........................................................................................... 15
State Planning Policy..................................................................................................................................... 15
6.0 Conclusion ......................................................................................................................... 16
Client Name: Integra Partnerships
Prepared by: Jack Lewis B.Sc Hons UNSW, M.Plan OTAGO MPIA MQELA
Version: 1
Date: 30 September 2022
This report is based on the QLD Government’s planning report template (Department of Infrastructure, Local
Government and Planning), which adopts a ‘report-by-exception’ approach. The planning report only discusses
the key issues and matters where a proposed development does not exactly meet the requirements of, or
conflicts with, a planning scheme or other planning instrument.
Disclaimer: While every care has been taken in preparing this report, Pivotal Perspective Pty Ltd accepts no
responsibility for decisions or actions taken as a result of any data, information, statement or advice, expressed
or implied, contained within. To the best of our knowledge, the content was correct at the time of publishing.
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1.0 Summary
1.1 Development application details
Proposed development: - Dual Occupancy;
- Associated Operational Works; and
- Community title subdivision.
Type of approval Development Permit for Material Change of Use
sought: Development Permit for Operational Works (Engineering,
Landscaping, Stormwater, Driveway and access and earthworks)
Development Permit for Reconfiguring a Lot (1 lot into 3 lots)
community title
Site address: 12 Wyandra Street, Noosa Heads
Real property Lot 43 RP139776
description:
Site area: 761.72m2
Assessment manager: Noosa Council
Cultural Heritage and Kabi Kabi First Nation Traditional Owners Native Title Claim Group
Native Title: - There are no Aboriginal or Torres Strait Islander cultural heritage
sites identified on the DATSIP database pertaining to this location.
Owner details: Fay Hanley
Applicant details: Integra Partnerships c/- Pivotal Perspective Pty Ltd
1.2 Planning instrument details
State planning policy: State Planning Policy 2017
Regional plan: SEQ Regional Plan 2009–2031 (version commenced 2 May 2014),
Designation: urban footprint designation.
Planning scheme: The Noosa Plan 2020
Zone: Medium Density Residential zone
Level of assessment: Code
Applicable overlays: Nil
Applicable codes: Noosa Heads Local Plan Code
Medium Density Residential Zone Code
Dual Occupancy and Multiple Dwelling Code
Works codes
Reconfiguring a Lot Code
1.3 Referral agencies
Nil
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2.0 Site details
2.1 Site description
Table 1: Site description
Site Description
characteristic
Existing land use Dwelling house
Frontage and 29.434m to Wyandra Street
access
Topography and A natural slope to the west around 2° - 5° with a little steeper in the south
views west corner.
Existing vegetation Scattered urban garden vegetation which will be removed as part of the
development works.
Figure 1 - Aerial view and site identification
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Figure 2 - View from Wyandra Street
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Figure 2 - View from Wyandra Street
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2.2 Surrounding land uses
Table 2: Surrounding land uses
Surrounding land uses
North Units and Noosa Junction
South Dwelling
East Dwelling to be demolished – Dual occupancy
West Dwelling
Figure 3 - Zone map
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3.0 Proposed development details
Table 3: Summary of development aspects
Material change of use
Building height 7.95m
Gross floor area (GFA) 0.4:1
Site coverage 40%
Car parking 4 spaces
Site access Wyandra St
The application proposes a dual occupancy, with the following features:
• Asymmetrical building design;
• Living spaces and garaging on the ground floor;
• 3 bedrooms plus small living/bedroom area on the upper level;
• Appearance of 2 separate dwellings when viewed from the street;
• Coastal architectural design feel including vertical and horizontal finishes, weatherboard
products and masonry finishes,
• Articulated elevations;
• Privacy between dwellings and neighbouring properties;
• Double garages separated by 3.39m;
• Large courtyards with covered BBQ and open space;
• Generous private open space and substantial landscaping.
• Good presentation to the frontage with significant landscaped setbacks, front boundary fence
setbacks and articulated coastal design.
• Approval also sought for Operational Works (Landscaping, Access, Car parking, Earthworks,
Stormwater)
• Reconfiguring a lot (1 lot into 3 lots ) for community title.
A copy of the proposed site plan and 3D perspectives are included below.
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Figure 4 - Proposed Site Plan
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Figure 4 - Proposed Site Plan
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Figure 5 - Wyandra Street frontage
Figure 6 - South elevation of unit 2
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Figure 5 - Wyandra Street frontage
Figure 6 - South elevation of unit 2
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4.0 Planning assessment
4.1 Technical Compliance
The proposed dual occupancy meets the relevant key technical provisions of the Medium Density
Residential and Multiple Dwellings Codes, as described below, with further discussion provided against
the relevant Performance Solution thereafter.
Criteria The Noosa Plan 2020 Proposal Compliance
Site Details 12 Wyandra St – 761.84m2
Height 8m and 2 storeys 8m and 2 storeys Y
Site Cover 40% overall 39.99% Y
GFA 0.4:1 (304.73m2) 0.4:1 (304.66m2) Y
Private Open Ground Level (25m2) >25m2 Y
Space
Setbacks Frontage
- North (6m) 6m Y
Side
- East (1.5m – 2m) 2m / fence >2m in height 0m Y / PO
- West (1.5m – 2m) 1.75m to BBQ wall Y
Rear (6m) 6m Y
Wall length <15m max 7.5m Y
Garages Garage doors facing the street Separated by 3.4m Y
are separated by 2m or staggered
Roof Form Rooftop Terrace N/A Y
Landscaping 40% of site (304m²) 426m² Y
With 60% of this to be soft 213m² (70%) – more than 60% Y
landscaping (182m²) soft
Carparking 2 covered and 1 additional 4 covered spaces Y
Earthworks Cut or fill less than 1.5m <1.5m Y
Waste Storage Screened waste areas and Bin storage near garages of Y
located for transport to kerb with each unit and screened from the
grade of <1:15 street
Fencing Setback an avg of 1m and Can be conditioned to comply Y
articulated by stepping the design.
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4.2 Building Design
The proposed dual occupancy design is finished with an attractive built form which addresses the street
and contributes positively to the surrounding development on Wyandra Street. The design incorporates a
mix of materials to add visual interest and take the form of separate buildings in accordance with the
requirements of the Medium Density Residential Zone code. This is achieved through variations in front
façade and roof form.
More than 3m of separation is provided between the garages which is greater distance than the code
requires.
The design will be finished with high quality landscaping and useable communal and open space area. The
design contributes positively to the locality, enhances the streetscape, does not dominate the streetscape
and does not present as a large singly bulky development.
The proposal is fully compliant with all applicable Acceptable Outcomes except for the 2m wide fence
higher than 2m in line with unit 1building. A assessment is provided below.
4.3 Setback
Fence setback
Unit 1 fence which runs from the edge of the garage to the boundary is 2m wide but 3.5m high in lieu of
the 2m set out by the Low Density Residential Zone Code and as shown in Figure 7 below.
Figure 7 - Red shade showing the setback encroachment
While the setback variation is considered extremely minor, an assessment against PO12 of the Medium
Density Residential Zone Code is provided below.
The relevant Performance Outcome is PO12 which is provided below for reference.
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Building Setback
PO12
Buildings and structures are designed and sited to:
(a) provide a high level of amenity to users of the subject site and adjoining premises, including
provision of visual and acoustic privacy;
(b) not unreasonably obstruct views or cause overlooking of private open space or habitable areas
of adjoining premises;
(c) provide adequate distance from adjoining land uses;
(d) preserve existing vegetation that will help buffer development;
(e) allow for space and landscaping to be provided between buildings including adequate area
at ground level for landscaping with trees, shrubs, outdoor living and utilities;
(f) be consistent with the predominant character of the surrounding area; and
(g) protect the natural character and avoid adverse impacts on ecologically important areas such as
national parks, waterways and wetlands.
The minor setback encroachment of the fence height to the eastern side of unit 1 fully complies with
PO12 for the following reasons:
• the fence is light weight and narrow;
• No views will be impacted;
• No overlooking will occur as it is a fence to provide privacy to the side court area of unit 1;
• No shading to the neighbouring properties will occur, as a narrow fence around 1.5m higher on the
boundary will not shade beyond the 2m high boundary fence because of the orientation;
• The encroachment is minor in nature and is a fence.
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4.4 Sustainable Building Design Code
An assessment against the Performance Outcomes (PO8) of the Sustainable Building Design Code is
provided below
Performance Outcome Comment
orientates buildings and The design of unit 1 includes a strategically located
windows to make the most of courtyard which opens to the living spaces and to the rear
prevailing winds, natural BBQ area and landscaped open space which allows good
ventilation, and cross breezes; flow through ventilation. Unit 2 has a full northern aspect to
the POS, LOS and living areas allowing for cross flow
ventilation.
maximises shade to east and Eaves and the upper floor act to shade walls and the design
west walls; of the courtyard considers privacy and acts to shade that
area.
contains an open and The courtyards open to the living spaces and then through
permeable built form that to the rear LOS which creates an inside outside feel to the
connects indoor and outdoor living areas.
spaces in an integrated design;
retains existing vegetation and Although not proposing to retain trees, the design proposes
natural shading where possible; large plantings along the frontage of the site to allow for
shading and a vegetated presentation to the street. The
proposal significantly exceeds the required landscaping and
hence proposes extensive landscaping to court yards and
LOS.
incorporates The architecturally designed Dual occupancy faces north
passive building design to and has strategically placed openings, masonry walls and
reduce the need for auxiliary LOS to help with thermal comfort. The orientation
heating and cooling; (north/south) design of the living spaces is so it can easily
be kept warm in winter and cool in summer
uses low toxic internal and A mix of low toxic internal and external materials are
external building materials; incorporated for the construction which will ensure long
lasting design that does not require regular maintenance.
uses natural light rather than Natural light is provided through the central courtyard and
artificial light, and may include windows to the ground level.
skylights, atriums and light
wells;
provides a minimum floor to The design proposes a 2.8m floor to floor distance which
ceiling height of 2.7 metres; and will allow ceiling heights to meet this provision.
enables efficient operation and The design allows for medium density living and privacy to
use of the building. each of the dwellings, while also allowing for users to easily
flow between the main living and bedroom levels.
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4.5 Reconfiguring a lot (1 lot into 3 lots)
The proposal seeks a community title subdivision for 1 lot per dwelling and a small Lot 0 of common
property. The proposal complies with the Performance outcomes PO27 – PO29 for the following reasons:
• The subdivision will occur once construction of the approved buildings is complete;
• The driveway and entry access are clear statements of design and
• The design provides amenity and convenience for the users;
• The dwellings are less than 100m to the Noosa Fair shopping centre where all services and
facilities are located in Noosa Junction including to public transport;
• Is within a Medium Density Residential Zone;
• Appears as 2 dwellings to the street, not one large bulky dual occupancy;
• The proposal is only seeking a different tenure as in reality the building presents no different to a
building unit format plan with exclusive use areas;
• The dwelling and carparking can be accommodated onsite. In fact, 1 additional car space is
provided to that required by the code;
• Urban infrastructure will be provided;
• The proposal is in an urban environment and is not negatively impacting on any assessable
vegetation;
• The lots are generally rectangular in shape; and
• The proposal complies with LOS and POS requirements of the code and therefore by default
provides more than reasonable amenity for the residents.
4.6 Works and Overlay Codes
Approval is sought for Operational Works. RECOR provides engineering plans and a stormwater design.
A landscaping plan is also provided as part of the proposal plans which includes landscaped area and
some planting detail for screening vegetation along the side boundaries, front and rear setbacks.
A slope stability report, prepared by Tectonic Geotechnical and Environmental Engineers is included as
part of the documentation.
In terms of the stormwater management RECOR concludes:
The existing and proposed development site have been modelled for the critical design storm
events for the site, which found attenuation would be required to reduce post development peak
flows to pre-development levels. Provision of 2kL of attenuation storage per unit with a 43mm low
flow orifice and 100mm high flow outlet was found to provide mitigate the development such that
there will be no increase to existing peak flow discharges from the site for the modelled storm
events.
Run-off from the development will be managed through an internal drainage network of pits and
pipes to capture and convey run-off to the lawful point of discharge from the development, being
kerb adaptor outlets in the Wyandra Street frontage. Small amounts of upstream run-off, run-off
from impervious areas and the mitigated roof run-off will be captured by inlet pits and discharged
at the north-western corner of the site into the kerb and gutter drainage system.
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5.0 State assessment and other matters
5.1 State interests
Matters established in the Planning Regulation
Nil
State Planning Policy
The SPP includes assessment benchmarks that may be applicable where a local government planning
scheme does not adequately reflect the SPP. The Noosa Plan 2020 appropriately integrates all SPP
provisions, except for Natural Hazards, risk and resilience – coastal hazards – in part. The application
does not trigger assessment against the State Development Assessment Provisions for coastal hazards.
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6.0 Conclusion
This application seeks a Development Permit for Material Change of Use Dual Occupancy,
associated Operational Works (Landscaping, Access, Car parking, Earthworks, Stormwater) and
Reconfiguring a lot (1 lot into 3 lots) for community title, situated at 12 Wyandra Street, Noosa Heads.
The use is a consistent code assessable development within the Medium Density Residential
Housing Zone. The assessment finds the design meets the relevant Acceptable and Performance
Outcomes.
The Planning Act 2016 prescribes that a code assessment must be carried out only—
(a) against the assessment benchmarks in a categorising instrument for the development (The Noosa Plan
2020); and
(b) having regard to any matters prescribed by regulation.
Council, after carrying out the assessment—
(a) must decide to approve the application to the extent the development complies with all of the assessment
benchmarks for the development; and
(b) may decide to approve the application even if the development does not comply with some of the assessment
benchmarks; and
Examples—
1 An assessment manager may approve an application for development that does not comply
with some of the benchmarks if the decision resolves a conflict between the benchmarks.
2 An assessment manager may approve an application for development that does not comply
with some of the benchmarks if the decision resolves a conflict between the benchmarks and
a referral agency’s response.
(c) may impose development conditions on an approval; and
(d) may, to the extent the development does not comply with some or all the assessment benchmarks, decide to
refuse the application only if compliance cannot be achieved by imposing development conditions.
Example of a development condition—
a development condition that affects the way the development is carried out, or the management of uses or works that
are the natural and ordinary consequence of the development, but does not have the effect of changing the type of
development applied for
The assessment finds the development generally complies with all Acceptable Outcomes of the
applicable codes. The Assessment Manager’s favourable consideration of the above development
application is therefore recommended.
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