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planning report Opal St duplex and REC
Attached to the e-mail Multiple Housing Type 2 Duplex Dwelling & Reconfigure A Lot (Community Title Subdivision 2 Lots) - MCU19/0013 & RAL19/0003.
Development Application
Planning Report
Material Change of Use for a Duplex and
Reconfiguring a Lot (Community Title Subdivision – 2 lots)
situated at 10 Opal St, Cooroy
(Lot 6/RP82318)
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Contents
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 ....................................................................................................................... 3
3.0 Proposed development details ......................................................................................... 5
4.0 Planning assessment ........................................................................................................ 6
Key issues .......................................................................................................................................... 6
4.1 Code Compliance ................................................................................................................................. 6
4.2 Front Setback ....................................................................................................................................... 7
4.3 Fences .................................................................................................................................................. 8
4.4 Garages and Access ............................................................................................................................. 8
4.5 Site Cover ............................................................................................................................................. 8
4.5 Wall Length .......................................................................................................................................... 9
5.0 State assessment and other matters ................................................................................ 9
5.1 State interests ......................................................................................................................... 9
5.1.1 Matters established in the Planning Regulation .............................................................................. 9
5.1.2 State Planning Policy ........................................................................................................................ 9
6.0 Conclusion ...................................................................................................................... 9
Client Name: Robert Erharter
Prepared by: Jack Lewis B.Sc Hons UNSW, M.Plan OTAGO
Version: 1
Date: 29 January 2019
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: Material Change of Use for a Duplex;
Reconfiguring a Lot (Community Title Subdivision – 2 lots)
Type of approval sought: Development Permit for Material Change of Use
Development Permit for Reconfiguring a Lot
Site address: 10 Opal St, Cooroy
Real property description: 6/RP82318
Site area: 1,009m2
Assessment manager: Noosa Council
Owner details: Robert Erharter
Applicant details: Robert Erharter 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
Designation: 2014), urban footprint designation.
Planning scheme: The Noosa Plan
Zone: Attached Housing zone
Level of assessment: Code
Applicable overlays: Nil
Applicable codes: Cooroy & Lake Macdonald Locality Code
Residential Uses Code
Landscaping Code
Reconfiguring a Lot Code
Engineering Works Codes
1.3 Referral agencies
Nil
2.0 Site details
Table 1: Site description
Site characteristic Description
Existing land use Detached house
Existing structures 4 bedroom detached house
Frontage and access 20m to Opal Street and 20m to Opal Lane
Topography and views Relatively flat
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Figure 1: Aerial view and site identification
Source: DA Mapping System
Table 2: Surrounding land uses
Surrounding land uses
North Across Opal Street is the Cooroy Sports Club and 4 unit development.
South Across Opal Lane are single detached house.
East 12 Opal St – Recently constructed 4 unit development (MCU16/0043).
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West 8 Opal St – Recently constructed 3 unit development, retaining the existing building
along Opal Str (MCU17/0060).
3.0 Proposed development details
The application proposes a new detached dwelling unit fronting Opal Lane and retaining the existing
house fronting Opal Street. The detached dwelling units will be separated by a dividing fence
extending north south through the middle of the site and subdivided byway of community title
subdivision (as shown below). Services will generally be extended within the common easement
along the western boundary and stormwater along the eastern boundary to the existing field inlet pit.
Figure 2: Proposed Site Plan
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Table 3: Summary of development aspects
Material change of use
Building height 1 storey and <5m
Gross floor area (GFA) 137m2 + 144m2 = 281m2
Site coverage 220m2 + 190m2 = 410m2
Car parking 4 spaces (2 x double garage facing each road)
Site access The existing dwelling includes access to Opal
St and the new dwelling unit to Opal Ln.
Reconfiguring a lot
Existing lots 1
Proposed number of lots (subdivision) 2 Community Title Lots
- Lot 1 513m2
- Lot 2 494m2
Easement (easement) Existing sewer easement along the western
boundary
4.0 Planning assessment
Key issues
4.1 Code Compliance
The proposed development generally meets the Accepted Outcomes of the relevant Codes as
demonstrated in the table below, with further discussion about non-compliance thereafter.
Parameter Requirement Proposal Compliance
Setbacks Front (Opal St) - 6m Front – 4.5m to existing building x
Front (Opal Ln) – 6m Front – 6m to wall of new building Y
Side – 1.5m up to 4.5m in Side (east) – 1.5m Y
height, and 2m between 4.5m
Side (west) – 7.2m Y
and 7.5m in height
Density 100 persons per Ha (10.07) 6.6 Y
Parking 1 covered space per dwelling 4 covered spaces Y
unit AND 1 additional space
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Laneways Access for new uses is only The laneway has been upgraded Y
taken off a laneway where in front of the proposed new
upgrading works are carried dwelling as part of MCU17/0060.
out to the laneway to enable
the laneway to accommodate
the anticipated levels of
traffic.
Height 8m 4.7m relative to NGL Y
2 Storeys 1 storey Y
Site Cover 40% (403m2) 41% (410m2) x
Plot Ratio 0.45:1 (453m2) 281m2 Y
Landscaping 6.6 x 30m2 = 198m2 >198m2 Y
60% soft landscaping
Roof Form 12 degrees and 75% eaves 21 degrees with eaves Y
surrounding both buildings for
75%
Garages Setback 6m 4.5m to existing garage x
Present <6m to street 5.7m Y
Enter and exit in 3 point turn Reverse onto street x
Fences Setback an avg of 1m Existing fence on boundary x
Max Wall <15m 17.3m x
Length
Community Approval for Multiple REC and MCU lodged Y
Title Housing. concurrently.
Development
Within 1km of Business Adequate areas on each site for
Centre and connection to parking, open space and
services. landscaping.
Servicing Waste 2 bins per unit. Y
Water and Sewerage Separate connection to each unit.
Electricity Connection from Opal St and
shared easement to each unit.
Lot 1 and 2 stormwater to be
Stormwater
directed to Opal St field inlet and
hardstand areas to landscaping to
ensure non-worsening. Further
detailed plans to be provided at
Operational Works Stage.
4.2 Front Setback
The existing single storey garage fronting Opal St is setback 4.5m from the road. The relevant
Specific Outcomes seek for buildings are designed to maintain the visual continuity of buildings and
landscape elements within the street.
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A carport on the adjoining property has recently been constructed along the boundary at 8 Opal St
to the west, and the application does not propose any additions to the existing building fronting Opal
Street. The proposal meets all other relevant setbacks and is consistent with the relevant Specific
Outcomes.
4.3 Fences
The relevant Specific Outcomes of the Locality Code seek for front walls and fences to contribute to
the attractiveness of the street and provide for planting in front of high solid fences and walls.
Although no fence is proposed at this stage to Opal Lane, there is an existing fence in front of the
detached house fronting Opal Street, as shown below.
There is no change in appearance or number of vehicles accessing Opal Street and the fence should
not be required to be knocked down as a result of this application. Considering there was no
requirement for a footpath within Opal Street as part of the neighbouring unit developments an
opportunity exists for landscaping to be provided in front of the existing wall to screen this existing
wall from the street and can be conditioned for further landscape detail at operational works stage.
The prosed development matches into the streetscape and meets the relevant Specific Outcomes
of the code pertaining to front walls and fences.
4.4 Garages and Access
Specific Outcome O44 of the Locality Code seek to provide for safe and efficient access to and
egress from the premises. The development proposes an additional dwelling unit fronting Opal Lane,
which has recently been upgraded as part of the adjoining unit development at 8 Opal Street. Only
a 4.8m wide driveway is proposed to Opal Lane (without an onsite sealed turnaround area), while
no changes are proposed to Opal Street for the existing house.
The new dwelling unit is located at the end of a recently sealed laneway, which carries limited traffic
at only a very slow speed environment. Only one dwelling is being added to the laneway and the
owner could use this laneway as the principal access for the existing single detached house.
The configuration of the two single detached dwellings fronting each of the roadways is the same as
a dwelling house fronting each road (which can reverse exit a site). The development will not result
in a less safe and efficient access from the premises than what is existing and is consistent with the
relevant outcomes.
4.5 Site Cover
The Specific Outcomes of the Locality Code seek for a 40% site cover in the Attached Housing zone,
so that developments do not have an appearance of excessive bulk and maximises landscaping
and outdoor open spaces areas between buildings.
The proposed development is 7m2 above the 403m2 requirement and includes the large alfresco
open dining area at the rear of the existing dwelling. Both dwellings allow for large open space areas
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within the Unitywater easement area along the western property boundary and in front of the
buildings. Considering a single storey house may be developed on the site with a 50% site coverage
– the 41% site coverage will be compatible with surrounding developments and allow for landscaping
and areas for landscaping, outdoor recreation, entertainment, clothes drying and site facilities. This
is consistent with the Overall Outcomes for the Attached Housing zone by contributing to a high level
of residential amenity respecting the scale and character of the streetscape.
4.5 Wall Length
The eastern and western walls of the dwelling unit are 16.6m and 17.3m in length. The walls are
single storey, articulated with windows of various sizes and eaves, which are separated from
adjoining neighbours by a 2m high fence. The wall length will be not seen by adjoining neighbours,
and the applicant is willing to accept conditions for landscaping screening vegetation to be provided
between the building and the fence to further screen the wall from the recently constructed single
storey dwelling units adjoining the site.
The new single storey buildings are of a scale complementary to the existing building on the site and
the surroundings, while the location of windows and additional landscaping treatment contribute to
a varied façade that give the visual appearance of being one detached house. There is no
requirement within the Detached House code for the 15m wall length and the proposed detached
dwelling units meet the Specific Outcome O31 for buildings giving the physical appearance of one
detached house fronting the respective road frontages.
5.0 State assessment and other matters
5.1 State interests
5.1.1 Matters established in the Planning Regulation
There are no relevant matters applicable to the application.
5.1.2 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 following assessment benchmarks are
applicable and have been appropriately considered in preparing this development application:
State interest Assessment against assessment benchmark
Liveable Communities The relevant State Interest seeks Liveable, well-designed and serviced
and Housing communities are delivered to support wellbeing and enhance quality of
life. The site is within the urban footprint and facilitates affordable livinf
near existing settlements that are well serviced with fire hydrants and
other relevant services.
6.0 Conclusion
This application seeks a Development Permit for Material Change of Use and Reconfiguring a Lot
for a Duplex with Community Title Subdivision (2 lots) within the Attached Housing zone at 10 Opal
Street, Cooroy. The proposal is code assessable development under The Noosa Plan. The
assessment finds the development meets the relevant Specific and Overall Outcomes of the Noosa
Plan subject to the following grounds of approval:
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• The proposal is consistent with the Cooroy character and built form with new dwellings in a
detached built form;
• The design maintains the visual continuity within the street and laneway and does not
increase the impacts on the road networks;
• The proposed Community Title Subdivision Lots are of appropriate size and dimension for
their intended use; and
• The development provides appropriate building setbacks and large landscaping around the
curtilages to provide for a high level of amenity for users and neighbours.
The Assessment Manager’s favourable consideration of the above development application is
therefore recommended. Please contact me if you require any further information and/or clarification
with respect to the above application.
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