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Planning Report - Code MCU - 25-27 Toolar St Tewantin.pdf
Planning Report Material Change of Use for Multiple Dwellings (8 dwellings) 25 & 27 Toolar Street, TEWANTIN QLD 4565 Lots 1 & 2 on RP73072 Concept Planning and Development Consultants ABN 99 789 542 467 26 Seafarer Drive, River Heads QLD 4655 : 0418531673 : [email protected]
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Page 2
Table of Contents
1. Summary 4
2. Application Information 5
3. Characteristics of Site and Surrounds 6
3.1 Site Characteristics 6
3.2 Surrounding Land Uses 8
3.3 Site History 8
4. Pre-lodgement Discussions 8
5. Proposed Development Details 10
5.1 Material Change of Use 10
5.2 Development Intent 11
5.3 Details of Proposal 14
5.4 Setbacks 16
5.5 Site Access, Transport & Parking 20
6. State Planning Interests 21
6.1 Planning Act 21
6.2 Referral Agencies 21
6.3 State Planning Policy 21
6.4 Regional Plan 22
7. Planning Scheme Considerations 22
7.1 Proposal Description 22
7.2 Category of Assessment 23
7.3 Applicable Assessment Benchmarks 23
Medium Density Residential Zone Code 23
Tewantin Local Plan Code 33
Dual Occupancy and Multiple Dwelling Code 35
7.4 Applicable Works Codes 39
Driveways and Parking Code 39
Earthworks Code 39
Landscaping Code 39
Sustainable Building Design Code 41
Transport Code 42
7.5 Applicable Overlay Codes 43
Acid Sulfate Soils Overlay Code 43
8. Conclusions 44
Material Change of Use – Multiple Dwelling (Code Assessment)
Page 3
List of Tables
Table 1 Application Information .................................................................................................... 5
Table 2 Supporting Material and Appendices ............................................................................. 5
Table 3 Pre-lodgement advice relating to the Draft Noosa Plan 2020 ................................... 9
Table 4 Summary of Proposed Development........................................................................... 10
Table 5 Overall Outcomes for the Medium Density Residential Zone Code ....................... 24
Table 6 Performance Outcomes for the Medium Density Residential Zone Code ............. 25
Table 7 Performance Outcomes for the Tewantin Local Plan Code ..................................... 33
Table 8 Performance Outcomes for the Dual Occupancy and Multiple Dwelling Code ..... 36
Table 9 Performance Outcomes for the Sustainable Building Design Code ....................... 41
List of Figures
Figure 1 Site Location Plan ............................................................................................................. 4
Figure 2 Site Aerial Photograph ..................................................................................................... 6
Figure 3 Cadastral Plan ................................................................................................................... 7
Figure 4 Zone Mapping ................................................................................................................... 8
Figure 5 Proportion of people who need assistance by age group ........................................ 12
Figure 6 Liveable Housing Design Performance Levels .......................................................... 13
Figure 7 Site Layout ....................................................................................................................... 14
Figure 8 Artist impression ............................................................................................................. 15
Figure 9 Single garage, car court................................................................................................. 16
Figure 10 Roof and terrace cover encroachment on Units 7 & 8 .......................................... 17
Figure 11 Roof and terrace cover encroachment on Units 5 & 6 .......................................... 17
Figure 12 Overhang encroachment on eastern side of Unit 4 ............................................... 18
Figure 13 Overhang encroachment on western side of Unit 1 .............................................. 18
Figure 14 Balcony and roof overhang encroachment on Units 3 & 4 ................................... 19
Figure 15 Balcony and roof overhang encroachment on Units 1 & 2 ................................... 19
Figure 16 Existing pedestrian and cycle network .................................................................... 20
Figure 17 Access to public transport ......................................................................................... 21
Figure 18 SEQRP Land Use Category Map............................................................................. 22
Figure 19 Extract from Landscape Concept ............................................................................. 40
Figure 20 Acid Sulfate Soils Overlay ......................................................................................... 43
Material Change of Use – Multiple Dwelling (Code Assessment)
Page 4
Important Statement of Disclaim
This report has been prepared by Concept Planning and Development Consultants for the sole purposes
of Riverport Properties Pty Ltd (“Client”) for the specific purpose of demonstrating the proposed
reconfiguration of a lot as being permitted under the Noosa Plan 2020 (“Purpose”) based on fact and
information provided to Concept Planning and Development Consultants. All assumptions and analysis
of information in this report is based upon the understanding that all plans, concepts, designs and
information provided to Concept Planning and Development Consultants is correct and complete at the
time. Information contained within this report has been obtained from the Client, source documents
where available, state and local authority records and official online resources. This report is strictly
limited to the purpose and the facts and matters stated in it and does not apply directly or indirectly and
will not be used for any other application, purpose, use or matter.
No part of this report its attachments or appendices shall be reproduced without the written consent of
Concept Planning and Development Consultants other than as permitted under copyright. Concept
Planning and Development Consultants accepts no responsibility for dealings, loss or damages incurred
by a third party now, or into the future arising from use of or reliance upon statements or facts contained
within this report for purposes contrary to the purpose stated above.
Job Reference Prepared by Version Date
P20.52-001 Nadine Kirley V1.0 30 January 2021
V1.1 23 April 2021
Material Change of Use – Multiple Dwelling (Code Assessment)
Page 5
1. Summary
Riverport Properties Pty Ltd (the Applicant) have engaged Concept Planning and Development
Consultants to seek approval for a development permit for Material Change of Use for Multiple Dwellings
(8 dwellings).
The subject site is comprised of 2 lots with a total land area of 2018m2 located at 25 & 27 Toolar Street,
Tewantin and formally described as Lots 1 & 2 on RP73072 as shown in Figure 1 Site Location Plan.
The proposed development of this site constitutes ‘development’ as defined by Schedule 2 of the
Planning Act 2016. This report demonstrates that the proposed Material Change of Use for Multiple
Dwellings is consistent with the intent of the Noosa Plan 2020 for the subject land and warrants approval.
This planning report provides greater detail of the nature of the proposal, describes the site
characteristics and surrounding land uses, and provides a statutory assessment against the intents and
code requirements of the Noosa Plan 2020 and applicable State Planning interests.
Figure 1 Site Location Plan
Source: Noosa Interactive Mapping
Material Change of Use – Multiple Dwelling (Code Assessment)
Page 6
2. Application Information
Table 1 Application Information
Address 25 & 27 Toolar Street, Tewantin Qld 4565
Real Property Description Lots 1 & 2 on RP73072
Land Area 2018 m2
Local Authority Noosa Council
Current Use Detached house
Proposed Use Multiple Dwelling
Proposed Development Material Change of Use
Planning Scheme Noosa Plan 2020
Locality Tewantin
Zone Medium Density
Precinct n/a
• Tewantin Local Plan Code
• Medium Density Residential Zone Code
• Dual Occupancy and Multiple Dwelling Code
• Driveways and Parking Code
• Earthworks Code
Codes and Overlays • Landscaping Code
• Sustainable Building Design Code
• Transport Code
• Water Quality and Drainage Code
• Waste Management Code
• Acid Sulfate Soils Overlay Code
Riverport Properties Pty Ltd c/- Concept Planning and Development
Applicant
Consultants
Level of Assessment Code Assessable
Referrals • Nil
Table 2 Supporting Material and Appendices
Town Planning Concept Planning and Development Consultants
Proposal Plan Robin Spencer Architects Appendix A
Landscape Concept Plan inSite EM LA Appendix B
Detail Survey Plan Max Watterson & Associates Appendix C
Material Change of Use – Multiple Dwelling (Code Assessment)
Page 7
3. Characteristics of Site and Surrounds
3.1 Site Characteristics
The subject land is comprised of 2 rectangular parcels with a total site frontage of 40.23m and located
on Toolar Street approximately 40m east of Werin Street, Tewantin. The site encompasses an area of
2018m2 and slopes gently in a north easterly aspect falling approximately 4 metres from the rear
boundary to the north eastern corner. Improvements on the site include 2 existing highset timber
dwellings and associated outbuildings. The site is fenced and an existing block retaining wall sits
adjacent to the eastern boundary of the site. The site features existing residential scale gardens.
Several exotic and native shrubs and palms are scattered across the site.
Figure 2 Site Aerial Photograph
Source: Queensland Globe
The site is serviced by urban services including reticulated water, sewer, telecommunications and
electricity. An existing sewer main is located within the property following the alignment of the street
frontage. A sewer manhole is located at the western boundary of Lot 1. No existing registered
easements exist on either lot 1 or lot 2. Reticulated water, including 2 water metres and 1 fire hydrant,
is located in the street verge along the frontage to the site.
Material Change of Use – Multiple Dwelling (Code Assessment)
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Overhead power lines traverse Toolar Street with a single power pole located within the site frontage
approximately 7 metres east of the western boundary of Lot 1. A telecommunications pit is located at
the north eastern corner of the property in the street verge.
Stormwater gully pits are located in the kerb down slope from the site.
Two existing residential driveways exist in the frontage to each existing parcel. A concrete footpath is
located in the street verge in a varied alignment. Toolar Street features a formed sealed carriageway
with concrete barrier kerb.
Figure 3 Cadastral Plan
Source: Queensland Globe
Material Change of Use – Multiple Dwelling (Code Assessment)
Page 9
3.2 Surrounding Land Uses
Surrounding land uses are a mix of low and medium density residential consisting of single detached
dwellings, and small clusters of multiple dwellings.
The site is a walkable distance of approximately 400m from the Tewantin town centre. The site is also
walkable to many community uses including childcare, primary school, Masonic Hall, church, local parks
and sporting fields as well as a service station, local shops, offices and other local businesses.
Figure 6 below illustrates the zoning of the site and surrounds.
Figure 4 Zone Mapping
Source: FCRC Interactive Mapping
3.3 Site History
Survey records show that the two subject parcels were subdivided around 1953. Each parcel has since
been used a single detached house.
The Noosa Council online search results indicate no records of previous approvals over the subject site.
4. Pre-lodgement Discussions
The applicant engaged in pre-lodgement discussions with Council officers on 30 July 2019. At the time
of the pre-lodgement the Noosa Plan 2006 was in force.
The following key matters of note were raised by the pre-lodgement discussion:
Material Change of Use – Multiple Dwelling (Code Assessment)
Page 10
Table 3 Pre-lodgement advice relating to the Draft Noosa Plan 2020
Pre-lodgement advice Development Response
The site is zoned medium density residential and would The proposed development for multiple dwellings is a
be code assessable. consistent use in the medium density zone.
Site Cover 40% may be increased to 45% where the Site cover is 39%
development relates to small dwelling units (90sq.m.
Plot ratio of 0.4:1 or 0.5:1 where development relates The development exceeds the plot ratio to a minor
to a minimum rate of 3 small dwellings to 1 other extent. This is largely due to the additional space
dwelling. required to accommodate the additional widths and
circulations spaces for accessible housing. The
proposed development does not appear excessively
bulky or out of character in the streetscape as a result.
Carparking: 18 car parking spaces are provided on the site to meet
these requirements.
If not small dwellings –
One covered space per dwelling up to 110m 2; Two
covered spaces per dwelling greater than 110m2; and
One additional space per 4 dwellings.
Setbacks Side building setbacks are provided in accordance with
the planning scheme requirements with minor
1.5m up to 4.5m of building height encroachments to window hoods providing shade to
2m 4.5m to 7.5m building height eastern and western windows. The proposal satisfies
the performance criteria and provides adequate
2.5m above 7.5m building height separation between neighbouring buildings allowing for
landscaping in setback areas.
Vehicle Access The centrally located driveway has the capacity to
accommodate a flare at the kerb for the first 6 metres
The proposal includes a centrally located driveway with to accommodate vehicle passing.
a width of 4.5m. This width is not sufficient to permit
vehicles to pass so any application would need to No existing services are likely to be impacted by the
demonstrate how the development will function. Any driveway. Kerbs and pedestrian pathways will be
[application] will need to include a traffic management reinstated following completion of the driveway
plan that includes features (signage etc.) to relocation.
demonstrate the functionality of the access.
It is recommended that the access driveway within the
road reserve be of sufficient width to allow vehicles to
pass (minimum 5.5m wide for the first 5 metres from the
kerb 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.
Any application will need to include sufficient detail to The visitor spaces are available to all visitors.
demonstrate how vehicles can enter and exist the
proposed carparking spaces. Please note that the The proposed car parking spaces are detailed below in
dimensions of the spaces and the vehicle paths must section 5 of this report. Manoeuvring capability is
be in accordance with AS/NZS2890.1 2004 for the demonstrated on the submitted plans.
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.
Stormwater Due to the earthworks required on this site it is likely
that an operational works application will be required.
Any application will need to include a stormwater Stormwater management will be designed and
management plan that addresses both stormwater submitted with subsequent operational works
quality and quantity and demonstrates compliance with applications.
Material Change of Use – Multiple Dwelling (Code Assessment)
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the Noosa Plan – Transport Roads and Drainage Code
and the Water Sensitive Design Code.
Earthworks Detailed earthworks design will be done at operational
works. It is unlikely that any of the trees that may be
The proposal plan indicates some earthworks at the impacted are on adjacent land, however, design can be
rear ot the site. I t is noted that vegetation is located on undertaken to protect any potential adverse effects on
the adjoining properties. Any application will need to nearby trees if this occurs.
include sufficient detail to ensure the protection of the
adjacent vegetation.
Tenure and easements The site will be developed to provide legal access to
vehicle paths and services.
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, and telecommunications)
and to encompass the vehicle paths (access).
5. Proposed Development Details
5.1 Material Change of Use
The applicant is seeking approval for Material Change of Use for Multiple Dwellings (8 dwellings) on the
site located at 25 & 27 Toolar Street, Tewantin legally described as Lots 1 & 2 on RP73072. The
proposed development is intended to be established in accordance with the proposal plan provided at
Appendix A.
This report demonstrates that the proposed development is a consistent use as defined within the Noosa
Plan 2020 and meets the code requirements of the applicable assessment benchmarks. A summary of
the proposed development details is outlined below in Table 4.
Table 4 Summary of Proposed Development
Current use Single detached house
Proposed Use Medium density residential
Proposed Dwellings 8 x 3 bedroom dwellings
No. Storeys 2
Height in metres 7.5m
Total Site Area 2018m2
Total Site Frontage 40.23m
Gross Floor Area (GFA) per unit 115.16m2 – 130.2m2
Total GFA 983.2m2
Site Cover 788m2 (39%)
Plot Ratio 0.58:1
Site Density 39.6 dwellings per hectare
Proposed parking 16 resident parking spaces + 2 visitor spaces
Proposed landscaping 809m2 (40.4%)
Material Change of Use – Multiple Dwelling (Code Assessment)
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5.2 Development Intent
The proposed development is intended to provide housing to allow ageing in place in specifically
designed dwellings which can satisfy the needs of people with mobility impairment or special needs
seeking independent living or requiring housing that can be adapted to their changing needs either as
a sole occupant or with family/ carer support.
Statistical background
The 2012, ABS survey of Disability, Aging and Carers (SDAC) indicates that an estimate 4.2 million
Australians or 18.5% of the population had a disability. The survey defined disability as, any limitation,
restriction or impairment which restricts everyday activities and has lasted, or is likely ty last, for at least
6 months. Those people with a disability aged between 15 and 64 have a lower participation and higher
unemployment than people without a disability. Disability can also impact on educational opportunities,
social participation and community activities.
Building Better Homes is a partnership of peak bodies and agencies working together to secure
mandatory minimum accessibility standards in the national building code of Australia (NCC). Their 2020
survey found that, of people with mobility impairment, 73.6% of respondents were living in housing that
does not meet their needs.
The Endeavour Foundation also report that housing satisfying the needs of people living with a disability
is in short supply. A lack of accessible housing, results in many Australians unable to find housing that
is appropriate to their needs which impacts on their quality of life, productivity and employment
opportunities.
The costs to modify existing housing can be high, with increased need for paid and unpaid care being
required and further reduction in workforce and community participation the result.
ABS data indicates that, in general, as a person ages, their need for assistance with daily activities
increases. For those over 70 the likelihood of this need increases significantly. The 2006 census data
shows that 61% of the population reporting need for assistance were aged 60 or more (refer Figure 5).
The census data shows that while people may live alone for a number of reasons, the likelihood of a
person aged between 25 and 64 who is in need of assistance and living alone is greater than those
without the need for assistance and 81% of people needing assistance live in private dwellings. It is
noted that while many non-private dwellings are set up specifically to care for older people and the
burden of care tends to transition from home to institution, other non-private dwellings such as hostels
and caravan parks are not specifically set up for caring and yet still have relatively high numbers of
people requiring assistance.
Material Change of Use – Multiple Dwelling (Code Assessment)
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Figure 5 Proportion of people who need assistance by age group
Source: 2006 Census of Population and Housing (ABS)
Security of housing is important to most people, however needing assistance, also require the ability to
make modifications to their dwelling to accommodation their needs, maximise comfort and allow them
to function independently in their own home.
While severe disabilities can be a barrier to participation in the labour force, those people needing
assistance are more likely to be employed part time than full time. Workers with a need for assistance
are more likely to need buses or taxis and are more likely to walk, catch a lift with other drivers or use a
combination of travel means to get to work than the general population.
Meeting the challenge
The proposal for 25 & 27 Toolar Street incorporates all abilities living providing accessible housing for
those people needing assistance and adaptable housing for those wanting to age in place. Universal
design principles will be incorporated into the building design form the outset alleviating the need for
costly retrofitting down the track.
The purpose of universal housing design is to maintain and enhance the overall comfort of the resident,
provide added safety and liveability of their home. As the needs of the resident changes, the features
and design considerations built into the home will allow the living spaces to be more easily and cost
effectively adapted to meet changing needs and abilities. Each dwelling will be fitted with a smart home
system which can be upgraded as the resident’s needs change.
Each dwelling will be designed in line with the Liveable Housing Guidelines providing design solutions
accommodating a varied level of need rated as silver, gold or platinum
The seven (7) core design elements of the liveable house concept include:
• A step free path of travel from the street or parking area to dwelling entrance;
• At least one step free entrance into the dwelling;
Material Change of Use – Multiple Dwelling (Code Assessment)
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• Doors that allow unimpeded movement between spaces;
• An easy access toilet on the ground floor of a two storey dwelling;
• Step-free shower access;
• Reinforced walls around the toilet and shower to support grabrails if they are needed later;
• A continuous handrail on the stairway;
• Switches and power points at a convenient height for everyone;
• Lever handles on doors and D handles on cupboards
Additional elements further increase the liveability of the home.
The applicant has sought advice from industry professionals in real estate and accessible housing
advocacy groups, to develop the proposal to deliver silver and platinum performance levels within the
proposal. The 8 units proposed will align with the key design elements achieving Gold Performance
Levels in accordance with the Liveable Housing Design criteria set out in the Liveable Housing Design
Guidelines as shown below.
Figure 6 Liveable Housing Design Performance Levels
Source: Liveable Housing Design Guidelines 2012
Material Change of Use – Multiple Dwelling (Code Assessment)
Page 15
5.3 Details of Proposal
The proposal comprises 8 multiple dwellings in 3 attached buildings. Each building is 2 storeys in height
with an overall maximum dimension of 7.5m height above natural ground.
Each dwelling is 3 bedrooms featuring 1 bedroom, bathroom and living areas on the ground level, and
a further 2 bedrooms, bathroom and second living space on the upper level (refer Appendix A and
Figure 7). An upper level balcony is located on the 4 units fronting Toolar Street. Each dwelling is
provided with a private courtyard at ground level.
The building design pays homage to Tewantin’s old and well-defined character exhibiting the country
coastal vibe, low rise design and significant landscaping. Figure 8 illustrates the proposed buildings
are inspired by the classic lines and form of the post-war characteristics of Tewantin and the Noosa
vernacular style. The design features lightweight construction, wide overhangs and verandahs, skillion
roofline, slightly elevated low scale building form, weatherboard cladding, the use of timber on the
exterior and large windows providing light and ventilation to capture coastal breezes.
Key character elements include the angular elements of the building, the low pitched skillion roofline
and the weatherboard texture. This is complemented by a lightweight post and rail timber fence and
mail box structure to complement he traditional 1950s influence of the design.
Figure 7 Site Layout
Source: Robin Spencer Architects
Material Change of Use – Multiple Dwelling (Code Assessment)
Page 16
Figure 8 Artist impression
Source: Robin Spencer Architects
The dwellings have been designed to be responsive to the sub-tropical climate of the region to help
maintain internal comfort. The light-weight cladding is predominantly FC ‘Linea’ board and ‘Axon’
cladding which provides excellent insulative properties when used with appropriate complementary
insulation. Timber is used in shade devices, screens and trims. Opening windows provide adequate
crossflow ventilation and natural cooling opportunity. The wide overhangs facilitate passive heating
during winter months and shade in the summer. Shading to eastern and western façade windows helps
address solar gain to internal spaces. The buildings are designed to achieve a 6 star Energy Rating.
Step-free entrances are provided to each dwelling to ensure accessibility for people with mobility
impairment with unencumbered doorways of 820mm and increasing to 920mm wide in units designed
for higher accessibility rating. Internal living areas are open plan and connect directly onto private open
space. The dwellings are designed to maintain a safe continuous path of travel from the street entrance
and parking area to the dwelling entrances. Internal corridors are either eliminated from the design or
1000mm wide to facilitate comfortable and unimpeded movement between spaces.
Each private open space is at least 25 square metres with a minimum dimension of 3.1 metres. The
private open space areas are provided with a covered area for shade and weather protection.
Secondary private open space is provided in the entry court adjacent to the second car space which
can double as an additional private courtyard if the resident needs to accommodate only one vehicle.
Figure 9 illustrates the entry court and second car space provision which is fenced from the main
driveway.
Material Change of Use – Multiple Dwelling (Code Assessment)
Page 17
Figure 9 Single garage, car court
Source: Robin Spencer Architects
5.4 Setbacks
The proposed development achieves the minimum setbacks to the building walls with minor relaxations
sought in relation to the outermost projection of window hoods, verandah overhangs and other
structures ancillary to the overall development. Where minor relaxations to setbacks have been
proposed, ample space is provided for landscaping and screening using both soft landscaping and
structural screening devices in the landscape. Side and rear site boundary fences are proposed at 1.8m
to maintain privacy to future residents and neighbouring properties. Overhangs, window hoods,
balconies and outdoor terrace roofs feature lightweight materials and design and do not contribute to a
significant change in bulk or scale of the building overall.
Rear
Setback to the wall of units 5 - 8 achieve the minimum setback of 6 metres. A minor encroachment by
the roof overhang on the upper level by 0.9m provides protection to windows on the upper level of that
wall. This minor encroachment is unlikely to result in a significant visual or amenity issue and does not
obstruct views.
Material Change of Use – Multiple Dwelling (Code Assessment)
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At ground level the outdoor terrace in the private open space includes a roof providing weather
protection and to facilitate use of outdoor spaces consistent with residents’ enjoyment of the subtropical
climate of the Noosa Region in an outdoor space. The terrace roof of Units 5 & 8 result in a setback to
the rear boundary of 2.3m, while Units 6 & 7 are setback approximately 3.3m. This structure is located
at the ground level and is unlikely to result in adverse visual amenity, obstruction of views or result in
excessive building bulk.
Figure 10 Roof and terrace cover encroachment on Units 7 & 8
Source: Robin Spencer Architects
Figure 11 Roof and terrace cover encroachment on Units 5 & 6
Source: Robin Spencer Architects
Material Change of Use – Multiple Dwelling (Code Assessment)
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Side
The overall height of the buildings is no greater than 7.5m. The ground floor side setbacks meet the
minimum 1.5m to the wall with minor encroachment of window hoods by up to 0.6m.
Figure 12 Overhang encroachment on eastern side of Unit 4
Source: Robin Spencer Architects
Figure 13 Overhang encroachment on western side of Unit 1
Source: Robin Spencer Architects
Material Change of Use – Multiple Dwelling (Code Assessment)
Page 20
Front
Setback to the wall on the road frontage exceeds the minimum requirement at 6.5m. Minor
encroachments include the roof overhang on the upper level, the upper level balcony, partition wall, and
window hoods. The minimum setback to the outermost projection is 3.545m to the overhang of the
upper level roof. This is consistent with similar road setbacks in Toolar Street which range between
2m and 6 metres. The existing dwellings on the site are setback approximately 4.6 and 4.8m
respectively from the front boundary. The main building wall of the proposed units is located further
back with balcony and roof overhangs providing articulation, weather protection and depth in the front
façade of the building without unduly imposing on the visual amenity of the streetscape. A substantial
area of landscaping is proposed in the front setback area and provides screening and a softening effect
on the built form.
Building
behind
Figure 14 Balcony and roof overhang encroachment on Units 3 & 4
Source: Robin Spencer Architects
Figure 15 Balcony and roof overhang encroachment on Units 1 & 2
Source: Robin Spencer Architects
Material Change of Use – Multiple Dwelling (Code Assessment)
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5.5 Site Access, Transport & Parking
Two existing residential driveways provide access to the subject site. It is proposed that these will be
removed and site access consolidated into a single, centrally located access driveway which provides
vehicle access to each unit from within the site. This eliminates multiple crossovers and removes the
vehicle dominated landscape of multiple driveways and garages fronting the street. The site has been
designed to ensure vehicles can leave the site in a forward direction, improving safety when vehicles
cross the pedestrian path on leaving the site.
The site is well located in terms of alternative transport options and links directly to the existing cycle
network on Moorindil Street and Poinciana Avenue (refer Figure 16). An existing pathway on Toolar
Street also links the site to the pedestrian pathway network of Tewantin.. Several bus stops are located
nearby with the closest being in Moorindil Street, approximately 200m from the subject site. Figure 17
below illustrates the walking route to the nearest bus stop which carries a bus route to Noosa Civic
Shopping Centre (Route 628).
Waste collection will be kerbside pickup with residents placing their bins in the designated collection
area near the kerb on the site frontage on the day of collection. It will not be necessary for a Waste
Collection Vehicle to enter the site. Each resident will be able to store their own bins out of sight in the
garage (see Figure 7)
Each dwelling is provided with 2 car spaces. A single enclosed garage with dimensions of 6.0m x 3.2m
is enclosed by a slatted door fronting the internal driveway. Adjacent to each single garage is an open
car court measuring 2.85m x 5.4m. This space, can be used flexibly as an alternative courtyard and
private open space should the resident have only one vehicle. Two visitor spaces are provided at the
ends of the internal driveway. The location of the visitor parking can be seen on the site layout above
in Figure 5.
Figure 16 Existing pedestrian and cycle network
Source: Noosa Interactive Mapping
Material Change of Use – Multiple Dwelling (Code Assessment)
Page 22
Figure 17 Access to public transport
Source: Translink
6. State Planning Interests
6.1 Planning Act
The Planning Act 2016 (‘the Act’) is the relevant statutory instrument under which development
applications are assessed by the local government. In respect of the proposed development, a Code
Assessable development application is made in accordance with s. 51 of the Act.
6.2 Referral Agencies
Referral matters for this proposal have been assessed against the provisions of Schedule 10 of the
Planning Regulation 2017. There are no development triggers identified for referral of the proposed
development.
6.3 State Planning Policy
The relevant provisions of the State Planning Policy (July 2017) have been incorporated into the Noosa
Plan 2020. In accordance with s.8(4)(a) of the Planning Act 2016, separate assessment against the
SPP is required only where any inconsistency exists between the SPP and the planning scheme and
only to the extent relevant. As such, no further assessment is required.
Material Change of Use – Multiple Dwelling (Code Assessment)
Page 23
6.4 Regional Plan
The South East Queensland Regional Plan 2017 (SEQRP) guides land use and development in the
region. The subject land is located within the Urban designation of the SEQRP (refer Figure 18 below).
The SEQRP provisions relevant to this proposal have been appropriately integrated into the Noosa Plan
2020. Further assessment against the SEQRP is not required in this instance.
Figure 18 SEQRP Land Use Category Map
Source: DSDMIP online DA mapping
7. Planning Scheme Considerations
7.1 Proposal Description
The proposed development is described as Material Change of Use which is defined by the Planning
Act 2016 as follows:
material change of use of premises, means any of the following that a regulation made under section
284(2)(a) does not prescribe toe be a minor change of use—
(a) the start of a new use of the premise;
(b) the re-establishment on the premises of a use that has been abandoned;
(c) a material increase in the intensity or scale of the use of the premises.
Material Change of Use – Multiple Dwelling (Code Assessment)
Page 24
The applicant seeks approval to materially increase the intensity or scale of the residential use of the
premises by creating multiple dwellings..
7.2 Category of Assessment
Pursuant to the Noosa Plan 2020 Table 5.5 Categories of development and assessment – Material
Change of Use, the application constitutes assessable development requiring Code Assessment against
the applicable benchmarks. The overlays applicable to the proposed development do not change the
category of assessment.
7.3 Applicable Assessment Benchmarks
The following Assessment Benchmarks in the Noosa Plan 2020 apply to the proposed material
change of use:
• Tewantin Local Plan Code
• Medium Density Residential Zone Code
• Dual Occupancy and Multiple Dwelling Code
• Driveways and Parking Code
• Earthworks Code
• Landscaping Code
• Sustainable Building Design Code
• Transport Code
• Water Quality and Drainage Code
• Waste Management Code
• Acid Sulfate Soils Overlay Code
Assessment against each of the applicable assessment benchmarks is included below. Where stated
acceptable solutions are not met, an alternative solution demonstrating compliance with the
performance outcome is provided including sufficient planning grounds to justify any conflicts. Where a
performance outcome is not met, sufficient grounds to justify the conflict is provided, demonstrating
compliance with the purpose of the code.
Medium Density Residential Zone Code
The subject land is included within the Medium Density Residential Zone. The proposed development
advances the purpose of the zone insofar as the proposal,
‘provides for medium density multiple dwellings’.
Material Change of Use – Multiple Dwelling (Code Assessment)
Page 25
An assessment of the proposed development against the relevant overall outcomes of the Code is
provided in Table 5 below.
Table 5 Overall Outcomes for the Medium Density Residential Zone Code
Overall Outcome Response
a) medium density residential neighbourhoods are The proposed development is intended to provide
predominantly home to permanent residents permanent residents with a home which can be
adapted as their needs change, to allow aging in place.
c) development makes a positive contribution to the The proposed buildings are low scale and consistent
look and feel of residential neighbourhoods by with the character of the surrounding neighbourhood,
maintaining a low scale character with well designed drawing inspiration from the traditional Tewantin
buildings and landscaping that enhance the building styles.
streetscape.
d) new uses are located, designed and managed to be The proposed multiple dwellings are consistent with the
compatible with surrounding uses. surrounding neighbourhood and uses.
e) the intrusion of incompatible uses, or uses which are The proposed use is a consistent use in the medium
more appropriately accommodated in other zones is density zone.
avoided to protect land for dual occupancies,
community residences, rooming accommodation,
multiple dwellings, retirement and relocatable home
park facilities.
f) development caters for both the current and projected The proposal has been designed with the future needs
demographic and socio-economic profile of the area, of residents in mind. Current planning and housing
including one and two-person households on low to design has not taken adequate account of the needs of
moderate incomes and residents with reduced people facing some type of impairment that has the
mobility.. capacity to greatly reduce the comfort and independent
use of their home. The proposal has anticipated the
trend toward increasing needs as people age and
develop greater need for assistance.
g) small dwellings and co-housing models are The proposed dwellings are small enough to maintain
integrated within the medium density residential built a low cost option to housing without been so small that
form to increase housing choice development does not a carer or other family member cannot be
adversely impact on the continued safe operation, accommodated on the site to assist in the needs of
viability and maintenance of existing infrastructure or residents requiring assistance. The proposal
compromise the future provision of planned contributes to housing choice be providing accessible
infrastructure. dwellings that are in short supply in the market.
k) development provides for an efficient pattern of land The site is well position in relation to existing
use and infrastructure that creates walkable and legible pedestrian pathways and walkability contributing to
residential neighbourhoods that integrate with active greater viability of these networks..
transport networks and are well connected to activity
centres, employment notes, open space and
recreational areas, community facilities and
educational opportunities.
l) development is supported by appropriate The development is serviced by all necessary urban
infrastructure and essential services and does not services and does not adversely affect their operation
adversely impact on the continued operation, viability or viability.
and maintenance of existing infrastructure or
compromise future provision of planned infrastructure.
m) development responds to land constraints including The development is designed to respond to the land
topography, bushfire and flood constraints. In particular, the units are stepped down
the slope of the site to minimise cut and fill
requirements.
Material Change of Use – Multiple Dwelling (Code Assessment)
Page 26
An assessment of the proposal against the performance outcomes of the Medium Density Residential
Zone Code has been undertaken. Table 6 below demonstrates the development compliance. Where
a performance outcome is not stated it is not applicable to the development application.
Table 6 Performance Outcomes for the Medium Density Residential Zone Code
Performance Outcomes Acceptable Solutions Development Response
Role and Function
PO1 No acceptable outcome provided The proposed development
Development provides for medium provided medium density
density dual occupancy and multiple development that is consistent
dwellings in a range with the preferred use of the area.
of dwelling sizes and styles, which The development can cater to
meet the needs of current and older persons and those needing
future resident populations including assistance.
small households, older persons,
people on low incomes and people
with special mobility needs.
PO2 No acceptable outcome provided The development is designed to
Alternative models of housing meet the changing needs of
including housing for people with people requiring assistance and
special needs are appropriate will be designed to meet the
where they are in keeping with the standards of the Liveable Housing
medium density residential amenity Guidelines.
and density.
PO5 AO5.1 The development is consistent
Land uses are limited to those Land uses do not typically rely on with medium density living.
which are compatible with medium people other than residents of
density living in urban the site to be present on
neighbourhoods. the site between the hours of
7:00pm and 7:00am.
AO5.2
Land uses do not result in adverse
changes to the amenity of the
residential neighbourhood by the
emission of noise, vibration, smell,
fumes, smoke, vapour, steam, soot,
ash, dust, grit, oil, waste water,
waste products, or radio or electrical
interference.
Built Form
Building Height AO8.1 The proposed building height is
PO8 Buildings and structures are no below the maximum 8 metre
Buildings and structures: more than 8 metres in building height limit in the zone. The low
height; and rise buildings feature skillion roof
a) are low rise and present AO8.2 design which is consistent with
a building height consistent Where excavation is required, the other typical building forms around
with structures on adjoining maximum portion of the exposed Tewantin.
and surrounding premises; external façade of The proposal does not result in
b) are designed to provide an the building cannot exceed 8m significant overshadowing,
interesting streetscape and in building height. overlooking or visually dominate
complement landform the street.
changes and landscapes Editor's note - refer to figure AP3-
c) do not visually dominate the 13A
street or surrounding area;
d) maintain a vegetated skyline; Alternative provision to the QDC
e) do not unreasonably obscure
views or lead to
overshadowing of
neighbouring properties;
Material Change of Use – Multiple Dwelling (Code Assessment)
Page 27
f) do not exceed two storeys.
Building Scale and Bulk No acceptable outcome provided The proposal is not overly bulky
PO9 and is of a scale that is compatible
Development: with the surrounding development
a) is of a scale compatible with
surrounding development and
the particular circumstances of
the site; and
b) does not present
an appearance of bulk to
adjacent properties, roads or
other areas in the vicinity of
the site.
Site Cover AO10 The site cover is 39%.
PO10 For a dwelling house, site
Site cover of development: cover does not exceed 40% of
the site area.
a) does not exceed 40% of
the site area; or Alternative provision to the QDC
b) for small dwellings or for
development which provides a
ratio of at least three small
dwellings to one
other dwelling, does not
exceed 45% of the site area.
Plot Ratio AO11 The plot ratio for the development
PO11 For a dwelling house, plot ratio of is 0.58:1 due to the need to make
Plot ratio of development: development does not exceed 0.4:1 the dwellings slightly larger to
accommodate the accessibility
a) does not exceed 0.4:1; or criteria for all access, universal
b) for small dwellings or for housing design.
development which provides a The applicant is seeking
ratio of at least three small accreditation and recognition of
dwellings to one this development in terms of the
other dwelling, does not Liveable Housing Guidelines and
exceed 0.5:1. believes the benefit of a minor
exceedance in plot ratio is far
outweighed by the need for
accessible housing.
Building Setback AO12.1 The proposed development
PO12 Buildings and structures meet the achieves the minimum setbacks to
Buildings and structures are following minimum boundary the building walls with minor
designed and sited to: setbacks: relaxations sought in relation to
the outermost projection of
a) provide a high level of amenity a) for frontages — 6 metres window hoods, verandah
to users of the b) for side boundaries— overhangs and other structures
subject site and adjoining ancillary to the overall
premises, including provision i. 1.5 metres setback up to 4.5 development.
of visual and acoustic privacy; metres height;
b) not unreasonably obstruct ii. 2 metres setback between Rear
views or cause overlooking 4.5 metres and 7.5 metres Setback to the wall of units 5 & 8
of private open space or height; and achieve the minimum setback of 6
habitable areas of adjoining iii. 2.5 metres where above 7.5 metres. A minor encroachment by
premises; metres height the roof overhang on the upper
c) provide adequate distance c) for the rear boundary - 6 level by 0.9m provides protection
from adjoining land uses; metres to windows on the upper level of
d) preserve AO12.2 that wall. This minor
existing vegetation that will encroachment is unlikely to result
The front 6 metres of the property is
help buffer development; in a significant visual or amenity
landscaped open space, provided
issue and does not obstruct views.
Material Change of Use – Multiple Dwelling (Code Assessment)
Page 28
e) allow for space and that uncovered visitor parking, or At ground level, the outdoor
landscaping to be provided swimming terrace in the open space is
between buildings including pools protruding no more than 1 provided with a roof giving
adequate area at ground metre above the ground level, can weather protection and to facilitate
level for landscaping with be as close as 2 metres from the use of outdoor spaces consistent
trees, shrubs, outdoor living front boundary. with residents’ enjoyment of the
and utilities; subtropical climate of the Noosa
f) be consistent with the AO12.3 Region in an outdoor space. The
predominant character of the Relocatable homes are set back not roof of the ground floor terrace to
surrounding area; and less than: Units 5 & 8 result in a setback to
g) protect the natural character the rear boundary of 2.3m, while
a) (a) 6 metres from a Units 6 & 7 are setback
and avoid adverse impacts road frontage;
on ecologically important approximately 3.3m. This
(b) 1.5 metres from any structure is located at the ground
areas such as national parks,
other site boundary; and level and is unlikely to result in
waterways and wetlands. (c) 3 metres from an internal adverse visual amenity,
road obstruction of views or result in
AO12.4 excessive building bulk.
Buildings and structures on
premises with frontage to the Noosa Side
River system are set back not less The overall height of the buildings
than 10 metres from mean high is no greater than 7.5m. The
water spring as shown in Figure ground floor side setbacks meet
AP3-15A. the minimum 1.5m to the wall with
minor encroachment of window
Alternative provision to the QDC hoods by up to 0.6m.
Front
Setback to the wall on the road
frontage meets the minimum
requirement at 6.5m. Minor
encroachments include the roof
overhang on the upper level, the
upper level balcony, partition wall,
and window hoods. The minimum
setback to the outermost
projection is 3.6m to the overhang
of the upper level roof.
Design
Streetscape AO14.1 The proposed building design
PO14 Development provides visual makes a positive contribution to
Development: interest to the street and the streetscape. The existing
surrounding areas through: dwellings are visibly aging and are
a) contributes positively to the in need of significant upgrading.
locality; a) highlighting individual The proposed multiple dwelling
b) addresses and enhances the dwellings and land uses; design pays tribute to the old
streetscape by incorporating b) an asymmetrical design buildings of Tewantin with the
articulation and individual presentation to the street; timber and tin character and post
design elements that add c) offsetting or staggering war design.
visual interest to the dwellings to provide variation The built form is softened by the
development; in the frontage; significant landscaping and
d) varying the roof form setback to the courtyard fences on
c) has a form and architectural Toolar Street. The design is not
scale that does not dominate out of character or scale with
AO14.2
the streetscape or the surrounding development in the
Buildings have the main entrance
surrounding properties; area.
easily recognisable from the street
d) does not detract from the and include design elements in the The design is visually appealing
visual amenity of adjoining front façade such as verandahs, and provides interest in the façade
properties through the impact external stairs, awning or shade design. The development is
on views, access to sunlight or structures and window openings. comprised of 3 smaller buildings
overlooking; in a landscaped setting rather
AO14.3 than a single block of 8 dwellings.
e) takes the form of small Buildings and structures are
separate buildings, rather than designed to:
large single bulky
development; and
Material Change of Use – Multiple Dwelling (Code Assessment)
Page 29
f) sits within a landscaped a) have a maximum wall
setting. length of 15 metres and
external walls incorporate at
least one design element to
add visual interest and
amenity;
b) allow for landscape treatments
to soften the development;
c) avoid more than six dwellings
attached in any one plane;
and
d) have no more than four
dwellings are attached along a
street frontage.
AO14.4
For corner sites, the building design
addresses both street frontages by:
a) including doors and windows
that front each road; and
b) providing separate
vehicle access points to each
road.
Editor’s Note—for examples of
designs
see Figure 6.3.2.4 and Figure 6.3.2.
5
AO14.5
For a dwelling house, development
provides visual interest to the street
and the surrounding area through:
a) limiting the vertical distance
between the ground and the
lowest suspended floor to no
more than 3 metres;
b) limiting the length of any
external wall in one plane to
15 metres; and
c) ensuring each external wall
includes at least one design
element such as verandahs,
external stairs, window
openings, awnings or porches.
Garages and Carports AO15.1 Garages and car accommodation
PO15 Garage doors that face the street is not visible from the street.
Garages, garage doors and carports are no more than 6 metres in width
do not dominate the street or or 50% of the frontage, whichever is
the building design. the lesser.
AO15.2
Where multiple garages face the
street, they are separated by a
minimum of 2 metres or are
staggered in setback by a minimum
of 1 metre.
AO15.3
Garages that are visible from the
street, but do not face the street,
include a landscaped setback to the
Material Change of Use – Multiple Dwelling (Code Assessment)
Page 30
street and provide articulation,
windows or a mix of materials to
provide interest to the garage
facade.
Front fences and walls Front fences and walls The front fence is set back 3
PO17 PO17 metres from the boundary and is
Front fences and walls are designed Front fences and walls are designed densely landscaped forward of the
and sited to: and sited to: fence structure to maintain a
a) contribute to the a) contribute to the green leafy setting and privacy for
attractiveness of the attractiveness of the future residents.
streetscape; streetscape;
b) be compatible with the b) be compatible with the The fence and landscaping
existing streetscape character; existing streetscape character; provide privacy and security for
c) avoid interference with c) avoid interference with residents and delineates
movement of surface movement of surface territoriality to assist in identifying
stormwater; stormwater; the transition from public to private
d) allow for casual surveillance of d) allow for casual surveillance of spaces.
the street; the street;
e) provide planting in front of e) provide planting in front of
solid fences and walls; and solid fences and walls; and
f) ensure plantings between the f) ensure plantings between the
front fence and the footpath front fence and the footpath
does not create an does not create an
impediment for pedestrians impediment for pedestrians
using the footpath using the footpath
Materials and finishes AO18 Materials and finishes are
PO18 Buildings and structures use: consistent with the weatherboard
Development incorporates: materials and textures of
a) natural finishes wherever traditional Tewantin buildings.
a) materials and finishes that possible; The design incorporates metal,
complement the surrounding b) a mix of lightweight and timer and FC cladding in the
area and integrate with the textured external finishes; design to provide variety and a
surrounding natural and built c) masonry construction where soft appearance.
environment; and variation is provided in texture
b) a variety of external finishes to and the façade uses a variety
provide an interesting built of finishes to break up the
form and avoid bulky single surface; and
plane finishes d) open or transparent
balustrades.
Editor's note—refer to Figure AP3-
3B
Roof forms AO19.1 The proposed roof form is skilling
PO19 With the exception of Noosa Heads with a low pitch that does not
Roof forms: and Coastal Communities Local dominat or adversely affect the
Areas, the main roof of surrounging skyline.
a) contribute positively to the the building has a roof pitch no less
local skyline; than 5 degrees and has minimum
b) complement the character of 600 millimetre eaves to at least 75%
the locality and the of the perimeter of the building.
topography of the site;
c) avoid box profiles/parapets; AO19.2
and Development does not include
d) do not create opportunities for rooftop terraces.
overlooking the private open
space or internal spaces of AO19.3
neighbouring properties. The total width of any parapet wall
does not exceed 50% of the width of
the front facade of a building.
Safety and Amenity
PO20 AO20.1 The proposed development does
Development: Buildings and structures: not adversely affect surrounding
Material Change of Use – Multiple Dwelling (Code Assessment)
Page 31
a) provides a high level of a) are sited and orientated to amenity, privacy or access to
residential amenity to users of minimise the likelihood of sunlight.
the subject site; and overlooking the private open
b) does not unreasonably impact space of adjacent residential
on the amenity enjoyed by uses;
users of adjoining or nearby b) avoid reduction of sunlight to
premises, including privacy at least 40% of the private
and access to sunlight. open space areas of any
adjoining residences to less
Editor's note—Provisions for sill than two hours
height, glazing, screening and between 9:00am and 3:00pm
window openings are to improve the on any day of the year;
residential amenity for occupants. c) incorporate fencing,
Thermal performance requirements landscaping and screening to
are contained mitigate impacts on adjoining
in Queensland Development Code residential uses.
MP4.1 Sustainable Buildings.
Energy efficiency requirements are Editor's note— refer to figure AP3-
contained in the National 1A and figure AP3-2A
Construction Code.
AO20.2
Transparent doors and windows are
designed and located so they do not
directly face transparent doors or
windows or the private open
space areas of other dwellings
within 10 metres;
AO20.3
Where windows, balconies,
terraces, verandahs or decks
overlook or have the potential to
overlook the private open space of
nearby properties or view into
habitable room windows within 10
metres:
a) windows have a sill height of
not less than 1.7 metres
above finished floor level;
b) windows and other openings
are permanently screened to a
minimum height of 1.7 metres
to avoid overlooking;
c) windows and doors use
translucent glazing to obscure
views; or
d) windows or balconies are
offset by 45 degrees or more.
Editor's note—refer to figure AP3-
1A and figure AP3-1C
AO20.4
Planter boxes, screens, pergolas,
landscaping and architectural
design of balconies are used to
screen the ground floor private open
space of dwellings from
separate upper level dwellings.
Editor's note—refer to figure AP3-
1A
AO20.5
Permanently fixed external
screening devices complement
Material Change of Use – Multiple Dwelling (Code Assessment)
Page 32
the building's external materials and
finishes and may incorporate solid
translucent screens, shutters,
perforated panels or trellises which
have a maximum of 50% openings.
Editor's note—refer to figure AP3-
1B
PO21 AO21.1 Air conditioning compressor units
Mechanical plant, vehicle Communal outdoor recreational will be located in the garage to
manoeuvring, utilities and facilities including swimming pools, each dwelling and will not be
communal outdoor recreation uses: spas and sports courts are: visible or noticeably audible from
a) do not have an adverse effect outside.
on the amenity enjoyed by a) setback at least 12 metres
users of adjacent or nearby from the boundary of land in a
premises through emission of residential zone and screened
noise, light, fumes or smoke; by a 5 metre wide buffer
and densely planted with trees and
b) do not cause unreasonable shrubs including species from
disturbance to local fauna 1 metre to 8 metres in height;
through light or smoke or
emissions. b) located internally to the
arrangement of buildings on
the site; and
c) not used between the hours
of 9:00pm and 6:30am the
following day.
AO21.2
For a lit sports court:
a) the court is located at least 60
metres from the external wall
of an existing or
approved dwelling on
adjoining or nearby premises
(as measured from the centre
line of the court); and
b) the vertical illumination
resulting from direct, reflected
or other incidental light
emanating from the site does
not exceed 8 lux when
measured at any point 1.5
metres outside the boundary
and at any level from ground
level upward; and
c) any floodlighting is restricted
to the types that give no
upward component of light
were mounted horizontally
(i.e. a full cut off luminaire).
AO21.3
Mechanical plant is-
a) located at least 2 metres from
the side or rear property
boundaries;
b) where located at ground level,
screened by fencing 1.5
metres in height or
dense vegetation of at least
1.5 metres in width
incorporating grouped trees
and shrubs with a maximum
Material Change of Use – Multiple Dwelling (Code Assessment)
Page 33
separation distance of 1 metre
measured from the centre of
the plant;
c) where located above ground
level, enclosed or screened
such that it is not visible from
the street frontage nor
adjoining properties; and
d) visually integrated into the line
and plane of the building and
roof design and does not
project beyond the height or
width of the building when
viewed from the street and
adjoining properties.
Editor’s Note— Mechanical plant
includes generators, motors,
compressors and pumps such as
air-conditioning or pool equipment.
AO21.4
Waste storage areas, clothes drying
areas and external storage areas
are screened from the street.
AO21.5
Letterboxes and detached carports
complement the architecture and
landscaping of the site.
Environment Heritage and Scenic Amenity
PO22 AO22.1 The proposal is stepped down the
Development: For landscape amenity reasons, cut slope of the site to minimise cut
or fill is less than 1.5 metres in and fill and work with the fall of the
a) has minimal impact on the depth relative to the ground level. land, thus minimising retaining
natural landform of the site; walls and excessive level changes
b) does not lead to erosion or the AO22.2 and drainage issues.
transport of sediments off site; Development does not result in There is no known cultural
and sediment or other material heritage on the site.
c) does not lead to the including building materials or waste
disturbance of natural products being deposited or
features, buildings or released into the road reserve,
structures of cultural heritage stormwater drain or adjacent
significance. properties.
AO22.3
Development on a site adjoining
a local heritage place respects the
cultural heritage significance of the
place by mitigating any adverse
impacts on the setting or integrity of
the heritage values.
Editor’s Note— Local heritage
places are identified on the Heritage
and Character Areas Overlay maps
in Schedule 2.
PO23 AO23.1 The proposal is stepped down the
Development on sloping sites: Building and structures are not slope of the site to minimise cut
constructed on land with and fill and work with the fall of the
a) is visually responsive to the a slope greater than 25%. land, thus minimising retaining
natural topography and sits walls and excessive level changes
within the landscape rather than AO23.2 and drainage issues.
dominating it; and On sloping sites, split level buildings
with small floorplates, that step
down the slope are used as an
Material Change of Use – Multiple Dwelling (Code Assessment)
Page 34
b) steps down slopes or uses alternative to standard single or
suspended floor construction, double storey construction to
minimising cut or fill and avoiding minimise building bulk and benching
benching of the site. of the sites.
Editor's note- refer to Figure
6.9.1A and Figure 6.9.1B
AO23.3
The distance between the ground
level and the lowest part of the floor
of the building does not exceed 3
metres.
Earthworks and drainage
PO24 AO24 The proposed development will be
Filling and excavation for Filling and excavation for graded to minimise potential of
operational works do not directly, operational works is designed and water ponding and resulting in
indirectly or cumulatively cause constructed to ensure overland flow adverse effects to down stream
adverse impacts external to the and/or flooding is not worsened, properties.
development site by: impeded, or otherwise diverted to
adversely affect other properties or
a) causing ponding of water on downstream environments.
the site or nearby land;
b) increasing flooding, which
adversely affects the safety or
use of any land upstream or
downstream; or
c) adversely affecting the flow of
water in any overland flow path.
Tewantin Local Plan Code
The proposed development complies with the overall outcomes of the Tewantin Local Area Code. An
assessment against the relevant performance outcomes of the Code are stated in Table 7 below to
demonstrate how the development complies with the code requirements. Where a specific outcome is
not stated, it is not relevant to the application.
Table 7 Performance Outcomes for the Tewantin Local Plan Code
Performance Outcomes Acceptable Solutions Development Response
Role and Function
PO1 No acceptable outcome provided The proposal is consistent with
Development enhances the role of Tewantin’s role as a significant
Tewantin as home to a significant community and gateway to key
community as well as being the parts of the region.
gateway to Noosa North Shore, the
Noosa Hinterland, Noosa River and
the coastal urban areas of the Shire.
PO2 No acceptable outcome provided The proposal contributes to the
Development contributes to the lifestyle of people needing
lifestyle and amenity of residents of assistance who are more likely to
Tewantin and its surroundings with utilise the pedestrian and public
a limited range of visitor services, transport networks than others
including low cost visitor who do not require assistance
accommodation and marine with daily activities.
facilities.
Material Change of Use – Multiple Dwelling (Code Assessment)
Page 35
PO3 AO3.1 The proposed development
Development contributes to the Development adjacent to a gateway positively contributes to the
establishment of attractive or special place or on land identified attractiveness of the Tewantin
streetscapes and gateways to as a key corner on Figure character.
enhance the sense of arrival and 7.2.3.4 (Tewantin Framework and
character of Tewantin. Character Plan):
1. incorporates
architectural and
landscape treatments
which emphasise the
corner location
as show in Figure
AP3-10A and Figure
AP3-10B; and
2. incorporates building
materials such as
varied roof forms,
changes in materials
and variations in
projected and
recessed elements
and facades.
AO3.2
Development adjacent to a primary
streetscape treatment area
on Figure 7.2.3.4 (Tewantin
Framework and Character
Plan) provides for streetscape
improvements which are
appropriate to the location, setting
and context of the development and
complement existing or proposed
streetscape works in the local area.
AO3.3
Development on Key Development
Sites identified on Figure 7.2.3.4
(Tewantin Framework and
Character Plan) incorporates a high
standard of architectural design and
landscape treatment consistent with
the streetscape character.
Editor’s Note— For further
guidance and context in interpreting
the Framework and Character Plans
please refer to PSP7 - Framework
and Character Plans.
PO4 AO4 The site is not in line of sight from
The visual amenity surrounding Development adjacent to McKinnon the major road network.
the major road network and entry Drive, Butler Street, Cooroy–Noosa
roads is protected and enhanced. Road, Beckmans Road, Moorindil
Street, Poinciana Avenue, Doonella
Street, Memorial Avenue, Sidoni
Street and Hilton Terrace
incorporates landscaping that
complements the natural species
occurring in the local area, protects
existing vegetation within the road
reserve and incorporates design
elements that add visual interest to
the streetscape.
PO5 AO5.1 Three is no known heritage or
Development provides for the Development provides for the landmarks on or within close
retention and enhancement of key retention of landmarks, memorials proximity to the subject site.
Material Change of Use – Multiple Dwelling (Code Assessment)
Page 36
heritage and landscape elements and monuments including but not
including historical landmarks, necessarily limited to those
existing character trees and areas identified on the Heritage and
of significant vegetation contributing Character Areas Overlay
to the setting and character of the maps in Schedule 2.
local plan area.
AO5.2
Development provides for the
retention and enhancement of
existing mature trees and
character vegetation contributing to
the vegetated backdrop and
streetscape character of the local
plan area including:
1. mature poinciana
and fig trees,
particularly along
Poinciana Avenue;
2. riparian
vegetation adjacent
to the Noosa River,
Lake Doonella and
Wooroi Creek and
their tributaries within
the local plan area;
and
3. other
character vegetation
and landscaping
where identified
in Figure
7.2.3.4 (Tewantin
Framework and
Character Plan).
AO5.3
Development adjacent to Poinciana
Avenue incorporates additional
poincianas within new street
planting.
PO6 AO6.1 The site is not in proximity to the
Development provides for the Development enhances and does Noosa River, lakes, north shore or
retention and enhancement of key not intrude upon important forests.
contextual views to the Noosa gateways and sightlines to the
River, Lake Doonella, Noosa North Noosa River and Lake Doonella.
Shore, Mount Tinbeerwah, Tewantin
State Forest, and to surrounding AO6.2
rural and natural areas. For Tewantin, buildings and
structures do not significantly
interrupt or encroach upon key
contextual views as identified
in Figure 7.2.3.4 (Tewantin
Framework and Character
Plan) and shown in Figure
7.2.3.5 and Figure 7.2.3.6
Dual Occupancy and Multiple Dwelling Code
The proposed development complies with the overall outcomes of the Transport and Parking Code. An
assessment against the relevant performance outcomes of the Code are stated in Table 8 below to
Material Change of Use – Multiple Dwelling (Code Assessment)
Page 37
demonstrate how the development complies with the code requirements. Where a specific outcome is
not stated, it is not relevant to the application.
Table 8 Performance Outcomes for the Dual Occupancy and Multiple Dwelling Code
Performance Outcomes Acceptable Solutions Development Response
Role and Function
PO1 No acceptable outcome provided The site has been chose for its
Development is located within the close proximity to local shopping,
urban boundaries on land with schools, recreational and
good access to a variety of essential employment opportunities, access
services and facilities, including retail, to pedestrian, active and public
commercial, social and medical transport networks.
facilities and public transport services.
PO2 No acceptable outcome provided The development is sited on land
A dual occupancy or multiple that is gently sloping and will be
dwellings occur only on land that is able to achieve safe passage of
suited to the development and pedestrians to the street front
occupation of residential buildings without undue risk. There is no
avoiding risk to people or property excessive slopes or embankments
from natural disaster. that are likely to result in landslide
or similar. The site is located a
generous distance from flood
prone and storm tide impacted
areas.
PO3 No acceptable outcome provided The proposed development is
Development does not adversely unlikely to result in adverse
impact on existing or future impacts on existing infrastructure.
infrastructure including water or
sewerage utilities, electricity
or transport infrastructure.
PO4 AO4 The proposed multiple dwelling is
Development addresses the street, Dual occupancy and multiple not located on a battle axe or rear
contributes to the streetscape and dwellings do not occur on battle- lot.
does not adversely impact on the axe or rear allotments or lots with
amenity of any adjoining land on a frontage less than 10.5 metres
which residential development is in width.
permitted.
PO5 AO5 Windows facing the driveway are
Development is designed to minimise Bedroom windows are at least 3 minimised to maintain privacy and
noise carrying between dwelling units metres away from shared minimise noise intrusion into
or accommodation units by locating driveways, car parking areas, dwellings. Bedrooms are sited
noise sensitive spaces such as mechanical plant, refuse and away from parking areas.
bedrooms away from noise recycling areas, vents and
generating areas of the development, exhausts.
such as car parking areas or
mechanical plant and equipment or
recreational facilities.
PO7 AO7 Natural surveillance from living
Buildings and outdoor spaces are Development of areas is achieved by ensuring
designed to allow for natural the site enhances: they are directly connected to the
surveillance without adversely outdoor living areas and have a
impacting the privacy of on-site or 1. opportunities for passive view of the street.
adjoining residents. surveillance of communal
spaces including providing
well-lit, active and overlooked
places and routes;
2. legibility of the site and ease
of navigation;
3. clear distinction between
public and private spaces; and
4. ease of maintenance
Material Change of Use – Multiple Dwelling (Code Assessment)
Page 38
Editor’s Note—development
should comply with the principles
of Crime Prevention through
Environmental Design -
Guidelines for Queensland
PO8 AO8.1 The main entrances to each
Development, including entrance The main entrance is clearly dwelling is clearly visible from
ways and outdoor spaces, are identifiable and visible from the other units within the proposed
designed to protect the personal street, footpath, visitor car parking development. Visitors need to
security and safety of residents as areas and driveway. entre the development in order to
well as legitimate site visitors. enter a dwelling via the front door
AO8.2 which can help casual observers
The internal path network has to identify if the person appears to
clear sightlines to the main entry be a legitimate site visitor or not.
and street access points. The delineation of territorial space
is made very clear by the use of
AO8.3 landscaping and fencing. Casual
Visitors have direct access to the surveillance of the street is
main entrance without passing provided via the upper level
through private outdoor living balconies and the glazed doors
areas. fronting the street in the living
area of each unit.
PO9 AO9 The multiple dwellings are
Multiple dwellings can be One in three multiple designed to accommodate all
accommodated and visited by a wide dwelling units: access under Liveable Housing
cross section of the community Guidelines and universal design
including people with limited mobility. 1. is accessible by a safe, that permits the house to be easily
continuous and step free path adapted for people with mobility or
of travel from the street other impairment.
entrance of the property or
from a car parking space;
2. has a step-free entrance door
with opening width of at least
820 millimetres; and
3. contains a bathroom on the
entry level.
Landscaping & private open space AO10.1 Each unit has direct access to
PO10 Landscaping is provided to a outdoor spaces from the living
Development: minimum of 40% of the site area area of the dwelling.
1. enhances liveability and promotes and 60% of this is soft
outdoor living; landscaping.
2. contributes to the visual amenity
and natural landscape character OR
of the area;
3. retains existing large trees where AO10.2
practicable; If for small dwellings or for
4. provides privacy between uses; development which provides a
5. reduces the bulk and scale of ratio of at least three small
development; and dwellings to one other dwelling,
6. conceals services, car parking landscaping is provided to a
and manoeuvring areas. minimum of 35% of the site area
and 60% of this is soft
landscaping.
PO11 AO11.1 Each dwelling is provided with
Private open space: Private open space is provided for private open space at ground
1. is provided to all dwellings and is each dwelling at the following rate: level. Units 1-4 also have an
adequate in size, shape and 1. at ground level—a minimum of upper level balcony as an
dimensions to suit the needs of 25m² directly accessed from additional open space area.
the occupants; living spaces; or
2. receives adequate sunlight; and 2. if above ground level—12m² Ground level private open space
3. is designed and orientated to with a minimum width of 2.5 is a minimum of 25m2 at for each
ensure privacy is maintained metres accessed directly from dwelling.
between uses. the living spaces.
Material Change of Use – Multiple Dwelling (Code Assessment)
Page 39
OR
AO11.2
Private open space is provided for
each small dwelling at the
following rate:
1. at ground level—a minimum of
20m² directly accessed from
living spaces and exclusive of
clothes drying area; or
2. if above ground level—9m²
with a minimum width of 2.5
metres accessed directly from
the living spaces.
AO11.3
Private open space contributing to
the above calculations has a
maximum gradient of 10% (1 in
10) and is clear of any utilities
such as gas, water tanks and air
conditioning units.
PO12 AO12.1 Vehicles will enter the site from a
Safe vehicular access is provided to Development does not gain single central driveway. Vehicles
and from the site without adversely direct access from any road with a will be able to exit the site in a
impacting on the safety of the road legal speed limit of 80 kilometres forward direction to minimise
network. per hour or above. potential conflicts at the street.
AO12.2
Where located on any road of a
higher order than local road or
where accommodating three or
more households, vehicle
manoeuvring areas are provided
on site such that vehicles enter
and leave the site in a forward
gear.
PO13 AO13 Each dwelling has been provided
Sufficient on-site car parking is Car parking is provided in with 2 car parking spaces. Two
provided to accommodate the number accordance with Table 9.4.1.4 in additional visitor spaces are also
and type of vehicles likely to be the Driveways and Parking Code provided to allow off street, visitor
generated by the residential use parking.
without impacting on the safety or
amenity of the adjoining streets.
PO14 No acceptable outcome provided All parking is at grade.
Underground car parking areas are
designed to drain and function safely
during a flood event and power
failure.
Material Change of Use – Multiple Dwelling (Code Assessment)
Page 40
7.4 Applicable Works Codes
Driveways and Parking Code
The two existing driveway crossovers are proposed to be consolidated to result in a single footpath
crossing to minimise potential conflict points and will be designed in accordance with Council’s standard
drawings for residential driveway requirements.
Each unit has been provided with 2 car spaces with an additional 2 car spaces provided for visitors to
the development. Vehicles have the capacity to manoeuvre and leave the site in a forward direction.
Each single garage has been designed to provide additional width for people with mobility limitations.
A pedestrian pathway along the side of the driveway provides a dedicated path to the front gate, mailbox
are and kerb for transport of resident’s bins on collection day. The separation of vehicle and pedestrians
on the driveway will minimise potential conflict points and improve safety.
Earthworks Code
The proposed earthworks have been designed to minimise cut and fill, work sensitively with the gentle
slope of the land and minimise changes in level, particularly at the street frontage. The site will be
battered rather than retained with solid walls to allow a softer landscaping solution and allow free
drainage from the site. All earthworks will be undertaken in accordance with future operational works
approvals as required.
Landscaping Code
The development is proposed to include 809m2 (40.4%) for soft landscaping. The landscape plan
attached at Appendix B provides the concept for future landscaping.
Deep planting is proposed along the frontage to the site including trees and shrubs selected for their
climatic and functional suitability, size and aesthetic.
Plant species will include native species to provide shade and sufficient density to result in a soft
landscaped presentation to the street. An extract from the landscape design is shown below in Figure
19 detailing the concept for private courtyard landscaping.
Material Change of Use – Multiple Dwelling (Code Assessment)
Page 41
Figure 19 Extract from Landscape Concept
Source: inSite EM LA
Material Change of Use – Multiple Dwelling (Code Assessment)
Page 42
Sustainable Building Design Code
The proposed development complies with the overall outcomes of the Sustainable Building Design
Code. An assessment against the relevant performance outcomes of the Code are stated in Table 9
below to demonstrate how the development complies with the code requirements. Where a specific
outcome is not stated, it is not relevant to the application.
Table 9 Performance Outcomes for the Sustainable Building Design Code
Performance Outcomes Acceptable Solutions Development Response
Role and Function
PO1 AO1 The proposed dwellings are being
PO1 No acceptable outcome provided designed to achieve a 6 star
Development minimises energy energy rating.
consumption and the production of
greenhouse gas emissions.
PO2 AO2.1 Rainwater tanks are provided to
Development maximises water If for accommodation activities, a each proposed dwelling.
efficiency on site by incorporating minimum 3,000 litres of rain water
rainwater collection and reuse storage is provided per dwelling and
measures for non-potable purposes reused for non-potable purposes
such as irrigation. and incorporated into a stormwater
management plan for the
development.
AO2.2
With the exception
of accommodation activities, rain
water storage sufficient for the
intended use is captured and used
on-site for non-potable purposes
and incorporated into a stormwater
management plan for the
development.
Editor’s note—The Queensland
Development Code includes
provisions for the installation of rain
water tanks and the reuse of
stormwater.
PO3 AO3.1 Over 40% of the site is soft
Development reduces stormwater Development incorporates water landscaping to assist with
run-off by minimising impervious sensitive urban design measures to minimising runoff.
areas and manage stormwater.
maximising site vegetation to
absorb water on site. AO3.2
Development incorporates porous
pavements on low trafficked areas
such as footpaths and car parks.
Note: Porous pavements are not
considered landscaping and do not
form part of the minimum landscape
requirements.
PO4 No acceptable outcome provided Site cut and fill has been
Development limits changes and minimised and is stepped to work
disturbances to the site topography with the natural slope of the land.
to preserve existing drainage
channels as much as possible.
PO5 No acceptable outcome provided Hare surface areas are restricted
Development minimises hard to areas required for vehicle
surface areas that reflect or store
Material Change of Use – Multiple Dwelling (Code Assessment)
Page 43
heat and manoeuvring or all access
maximises vegetation and soft pedestrian pathways.
landscaping.
PO6 No acceptable outcome provided Over 40% of the site is
Vegetation is incorporated into landscaped to create a lush sub-
the building design to create shade tropical landscape design which
and cooling around buildings. No helps to soften built form, provide
acceptable outcome provided shade and assist with cooling of
outdoor spaces.
Site characteristics No acceptable outcome provided The proposed building design
PO7 responds to the local subtropical
Development and building siting is climate and the site
responsive to Noosa Shire’s sub- characteristics.
tropical climate and the site’s
characteristics including
topography, orientation,
existing vegetation and prevailing
winds.
Building design AO8.1 The proposed buildings are
PO8 Development provides a detailed designed and orientated to create
Development - assessment including supporting cross flow ventilation and capture
1. orientates buildings and documents, demonstrating the local breezes. The open plan
windows to make the most of means by which the design design provides opportunity for
prevailing winds, natural meets PO8. front and back windows or doors
ventilation and cross breezes; to be opened and allow a natural
2. maximises shade to east and AO8.2 flow of air through the dwelling.
west walls; Development demonstrates a Windows are shaded with wide
3. contains an open and measured equivalent to a 5-star overhangs or window hoods
permeable built form that Green Star rating. helping to shade glazing and
connects indoor and outdoor assist in protection from rain.
spaces in an integrated design; Editor’s note—The publications All indoor living spaces connect to
4. retains existing vegetation and QDesign and Companion, prepared an external outdoor space that is
natural shading where possible; by the State of Queensland, provide landscaped with hard and soft
5. incorporates climate responsive design principles elements creating a pleasant
passive building design to for development in south east private open space. Large trees
reduce the need for auxiliary Queensland. Council and shrubs are incorporated into
heating and cooling; encourages building and landscape the landscape design to result in
6. uses low toxic internal and designers to incorporate best shady and green foliage to assist
external building materials; practice outcomes described in with passive cooling.
7. uses natural light rather than these publications to help Where possible all habitable
development comply with PO8. rooms are provided with windows
artificial light, and may include
and natural light, with the
skylights, atriums and light
wells; exception of wet areas which will
be mechanically ventilated.
8. contains a minimum of two
openings per habitable room;
9. provides a minimum floor to
ceiling height of 2.7 metres; and
10. enables efficient operation and
use of the building.
Editor's Note: Refer
to Figure 9.4.6.4.
Transport Code
The proposed development contributes to the transport networks by increasing the density within an
established urban area. Increased density can provide a greater population the results in a critical mass
that supports the viability of transport infrastructure provision.
Material Change of Use – Multiple Dwelling (Code Assessment)
Page 44
The proposal is within the planned density and demand generation rate for the trunk infrastructure area
in the Coastal Projection area. The planned transport network demand generation rate for Medium
Density residential is 4 vehicles per day per dwelling.
The statistical research conducted in the development of the site to accommodate residents requiring
assistance and with mobility limitations indicates that those people are more likely to utilise alternative
and public transport options than their own private vehicle use. While this may not be completely
eliminated, the close proximity of the site to the town centre, public transport and other transport options
increases the chances of lower vehicle use.
7.5 Applicable Overlay Codes
Acid Sulfate Soils Overlay Code
The Acid Sulfate Soils Overlay applies to the assessment of this application. The site is located in Acid
Sulfate Soil Area 1 (elevation above 5 metres and below 20 metres AHD).
Excavation and filling associated with the Material Change of Use has been minimised with the
earthworks across the site being stepped down the slope to minimise the cut of the natural ground level.
The work will be carried out in accordance with best practice and the Queensland Acid Sulfate Soils
Technical Manual. Should an operational works application be required, the applicant will provide any
further details required at the time of application of the OPW.
Figure 20 Acid Sulfate Soils Overlay
Source: Noosa Council interactive mapping
Material Change of Use – Multiple Dwelling (Code Assessment)
Page 45
8. Conclusions
This report has been prepared by Concept Planning and Development Consultants to accompany a
Development Application made by Riverport Properties Pty Ltd (the applicant). The application seeks
a Development Permit for a Material Change of Use for Multiple Dwellings (8 dwellings) on the site
located at 25 & 27 Toolar Street, Tewantin legally described as Lots 1 & 2 on RP73072.
This report demonstrates that the proposed development is permitted pursuant to the provisions of the
Planning Act 2016 and consistent with the intent of the Noosa Plan 2020, and the proposed development
can be supported on a number of grounds, including:
• The proposal is consistent with the intent of the South East Queensland Regional Plan 2017.
• The proposal is consistent with the purpose and performance outcomes of the Medium Density
Residential Zone;
• The proposal is consistent with the purpose and performance outcomes of the Tewantin Local
Area Plan;
• The proposal is consistent with the purpose and performance outcomes of the Dual Occupancy
and Multiple Dwelling Code;
• The proposal complies with the relevant provisions of all other applicable Planning Scheme
Codes of the Noosa Plan 2020;
• The proposal will not result in detrimental impacts to the surrounding area;
• The proposal will not result in the reverse amenity impacts on nearby infrastructure or
neighbouring properties;
• The proposal will result in safe and satisfactory road access;
• The proposed development contributes a positive impact on the character, look and feel of the
area;
• The proposal makes a positive contribution to the supply of housing that caters to people of all
abilities and facilitates aging in place with adaptable housing design elements built into the
design;
• All necessary infrastructure is either present or able to be provided on site to service the
proposed development.
For the reasons above, it is recommended that Noosa Council approve the application subject to
reasonable and relevant conditions.
Material Change of Use – Multiple Dwelling (Code Assessment)