Original source · versioned page text
ADAMS+SPARKES Town Planning Report
Attached to the e-mail Multiple Housing Type 2 Duplex & Operational Works - IDAS Forms, Cover letter & Report - MCU17/0076 & OPW17/0224.
Very large file: it may take a few minutes
The original of this document is very large (13.8 MB). Opening the original or downloading it may take a few minutes. Please be patient and don't click again. The page text is quick to read. If you are on mobile data, it is best to wait until you are on Wi-Fi.
Material Change of Use and Operational Works to Establish Multiple Housing (Type 2 Duplex)
25 Edward Street, Noosaville
Development Application
Material Change of Use and
Operational Works to Establish
Multiple Housing (Type 2 Duplex)
25 Edward Street, Noosaville
Lot 6 RP112875
Prepared for
Hon Kee Lee
June 2017
Ref: 170414
Project No – 170414
See the original
The page text is free to read. Viewing or downloading an original file needs an account.
Log in to see the originalLog in to download the original file
Very large file: the download may take a few minutes. If you are on mobile data, it is best to wait until you are on Wi-Fi.
Searchable page text hides email addresses. Original files are unchanged and may show email addresses.
Full text of pages 2 to 35 (of 60)
Page 2
Material Change of Use and Operational Works to Establish Multiple Housing (Type 2 Duplex) 25 Edward Street, Noosaville Material Change of Use and Operational Works to Establish Multiple Housing (Type 2 Duplex) Hon Kee Lee Town Planning Report © ADAMS + SPARKES Town Planning +Development All information contained within this document is provided in strict commercial confidence and is the property of ADAMS + SPARKES. This document and the information are solely for the use of the authorised recipient and this document may not be used, copied or reproduced in whole or part for any purpose other than that for which it was supplied by ADAMS + SPARKES. ADAMS + SPARKES makes no representation, undertakes no duty and accepts no responsibility to any third party who may use or rely upon this document or the information. This document is not to be disclosed or reproduced in part or in full, without express written authority from ADAMS + SPARKES. DOCUMENT CONTROL Project No. 170414 - Authorised for Issue Revision No. Date Revision Details Author Reviewer A June 2017 Draft J. Russell P. Sparkes B June 2017 Final J. Russell P. Sparkes Author: Jasmine Russell (Town Planner) Signed: Reviewer: Pete Sparkes (Director) Signed: Approved by: Cameron Adams (Managing Director) Signed: Project No – 170414
Page 3
Material Change of Use and Operational Works to Establish Multiple Housing (Type 2 Duplex)
25 Edward Street, Noosaville
CONTENTS
1 INTRODUCTION........................................................................................................................................................ 1
2 DEVELOPMENT AND SITE PARTICULARS ................................................................................................................... 4
2.1 APPLICATION DETAILS AND LEVEL OF ASSESSMENT ............................................................................................. 4
2.2 PROPOSAL DETAILS ...................................................................................................................................... 4
2.2.1 Landscaping .................................................................................................................................... 6
2.2.2 Car parking & Access ............................................................................................................................. 6
2.2.3 Waste Storage Areas ............................................................................................................................. 7
2.2.3 Stormwater Management ..................................................................................................................... 7
3 SITE DETAILS AND CHARACTERISTICS ....................................................................................................................... 7
3.1 LOCATION & REAL PROPERTY DESCRIPTION ...................................................................................................... 7
3.2 LAND OWNERSHIP ....................................................................................................................................... 8
3.3 EASEMENTS, ENCUMBRANCES AND INTERESTS................................................................................................... 8
3.4 SITE AREA, SHAPE AND TOPOGRAPHY .............................................................................................................. 8
3.5 Existing Services .................................................................................................................................. 8
3.6 SITE CONTAMINATION ................................................................................................................................ 10
4 STATE CONSIDERATIONS .........................................................................................................................................11
4.1 SUSTAINABLE PLANNING ACT 2009 .............................................................................................................. 11
4.2 STATE PLANNING REGULATORY PROVISIONS ................................................................................................... 11
4.2.1 SOUTH EAST QUEENSLAND REGIONAL PLAN 2009 - 2031 ............................................................................ 11
4.3 STATE PLANNING POLICY............................................................................................................................. 12
4.3.1 Water Quality SPP ......................................................................................................................... 12
4.3.2 Flood Hazard Area SPP.................................................................................................................. 13
4.4 STATE INTERESTS (SARA) ........................................................................................................................... 13
4.4.1 Water Resources ........................................................................................................................... 13
4.4.2 Coastal Protection......................................................................................................................... 13
4.4.3 Heritage ........................................................................................................................................ 13
4.4.4 Unexploded Ordnance .................................................................................................................. 13
5 LOCAL PLANNING INSTRUMENT - THE NOOSA PLAN 2006 .......................................................................................14
5.1 USE DEFINITION AND LEVEL OF ASSESSMENT................................................................................................... 14
5.2 PLANNING ZONE AND LOCALITY .................................................................................................................... 14
5.3 OVERLAY AREAS ........................................................................................................................................ 14
5.3.1 Natural Hazards Overlay – Landslide and Flooding Overlay ......................................................... 14
5.3.2 NATURAL HAZARDS OVERLAY – BUSHFIRE AND ACID SULFATE SOILS OVERLAY .................................................. 15
5.4 CODE ASSESSMENT .................................................................................................................................... 16
5.4.1 Noosaville Locality Code ............................................................................................................... 16
5.4.1.1 Specific Outcome 07 Density ........................................................................................................ 16
5.4.1.2 Probable Solution S9.1 Minimum Front Setbacks ............................................................................. 16
5.4.1.3 Probable Solution S52.1 - Garages and Carports .............................................................................. 17
5.4.6 Waste Management Code (Waste Storage Areas– Probable Solution S1.2 and S4.1) ................. 18
6 CONCLUSION AND RECOMMENDATIONS ................................................................................................................20
Project No – 170414
Page 4
Material Change of Use and Operational Works to Establish Multiple Housing (Type 2 Duplex) 25 Edward Street, Noosaville Tables TABLE 1 APPLICATION SUMMARY........................................................................................................................................................ 2 TABLE 2 DUPLEX PARTICULARS ........................................................................................................................................................... 6 TABLE 3 SITE SUMMARY TABLE .......................................................................................................................................................... 7 Figures FIGURE 1 PROPOSED SITE PLAN .......................................................................................................................................................... 4 FIGURE 2 PROPOSED GROUND FLOOR PLAN ......................................................................................................................................... 5 FIGURE 3 PROPOSED FIRST FLOOR PLAN............................................................................................................................................... 5 FIGURE 4 PROPOSED OVERVIEW PERSPECTIVE ....................................................................................................................................... 6 FIGURE 5 LOCATION MAP ................................................................................................................................................................. 8 FIGURE 6 AERIAL OF SUBJECT SITE ....................................................................................................................................................... 8 FIGURE 7 SETBACK OF POOLS FROM SEWER LINE ..................................................................................................................................... 9 FIGURE 8 LOCATION OF MULTIPLE HOUSING DEVELOPMENTS SURROUNDING THE SITE .................................................................................... 10 FIGURE 9 ZONE MAP ...................................................................................................................................................................... 14 FIGURE 10 FLOODING AND INUNDATION OVERLAY MAPPING .................................................................................................................. 15 FIGURE 11 BUSHFIRE AND ACID SULFATE SOILS OVERLAY ....................................................................................................................... 15 FIGURE 12 FRONT SETBACK ............................................................................................................................................................. 17 FIGURE 14 VISUAL INTEGRATION OF GARAGES ..................................................................................................................................... 18 FIGURE 15 SCREENING TO WASTE STORAGE AREAS ................................................................................................................................ 18 FIGURE 16 LANDSCAPING TO SCREEN WASTE STORAGE AREAS .................................................................................................................. 19 Project No – 170414
Page 5
Material Change of Use and Operational Works to Establish Multiple Housing (Type 2 Duplex) 1
25 Edward Street, Noosaville
1 INTRODUCTION
1. This Town Planning Report has been prepared in support of a Code Assessable development application
for Material Change of Use and Operational Works to Establish Multiple Housing (Type 2 Duplex). This
documentation has been prepared by ADAMS + SPARKES Town Planning + Development (hereafter;
‘ADAMS + SPARKES’) for and on behalf of the applicant, Hon Kee Lee, over land at 25 Edward Street,
Noosaville. This subject land is legally described as Lot 6 RP112875.
2. The subject site is included in the Attached Housing Zone and within in the Noosaville Locality of the
Noosa Planning Scheme 2006 (hereafter the ‘Planning Scheme’). The proposed development provides
positive and consistent land use outcome for the subject site.
3. The purpose of this report is to describe the site, the proposed development and to address the relevant
town planning and design issues with respect to the proposal. To assist in the assessment of the
development application, this report addresses the relevant town planning issues relating to the
proposed development, including:
• State Planning Regulatory Provisions;
• State Planning Policy;
• South East Queensland Regional Plan 2009 - 2031;
• Planning Scheme Planning Area Overall Outcomes;
• Planning Scheme Overlays; and,
• Planning Scheme Codes.
4. This report should be read in conjunction with the following supporting documentation:
• Appendix I Proposed Design Plans prepared by Icon Building Design
• Appendix II Landscaping Plans prepared by Anembo
• Appendix III Contour and Detail Survey prepared by Skyline Surveyors
• Appendix IV Civil Engineering Plans prepared by Inertia Engineering
• Appendix V Certificate of Title
• Appendix VI Contaminated Land Search/Environmental Land Register Search
• Appendix VII Flood Information Certificate
5. Table 1 (below) provides a summary of the subject site and the development application particulars.
Project No – 170414
Page 6
Material Change of Use and Operational Works to Establish Multiple Housing (Type 2 Duplex) 2
25 Edward Street, Noosaville
Table 1 Application Summary
PROPOSAL DETAILS
Proposed Development Development Permit for a Material Change of Use and
Operational Works to Establish Multiple Housing (Type 2
Duplex)
Applicant Hon Kee Lee
Contact ADAMS + SPARKES Town Planning + Development
Attn: Cameron Adams
PO Box 1000
Buddina QLD 4575
Ph: (07) 5313 7705
E: [email protected]
Project Team Town Planners ADAMS + SPARKES
Design ICON Building Design
Landscape Design Anembo Consultants
Engineering Inertia Engineering
Surveyors Skyline Surveyors
Local Government Noosa Shire Council
Planning Scheme The Noosa Plan 2006
Level of Assessment Code Assessable
SITE DETAILS
Address 25 Edward Street, Noosaville
Property Description Lot 6 RP112875
Registered Land Owner/s Hon Kee Lee
Easements Nil (Refer to Appendix V)
Current Site Area 612m2
Current Use of Land Dwelling House
SITE REGISTRATIONS
Environmental Management Not listed (as searched on 6 June 2017) (Refer to Appendix VI)
Register
Contaminated Land Register Not listed (as searched on 6 June 2017) (Refer to Appendix VI)
Unexploded Ordnance Listed on Register as having ‘Other’ UXO potential (as searched
6 June 2017) (Refer to Appendix VI)
Project No – 170414
Page 7
Material Change of Use and Operational Works to Establish Multiple Housing (Type 2 Duplex) 3
25 Edward Street, Noosaville
Australian Heritage Places Not Listed on Register (as searched on 6 June 2017)
Inventory
STATE INTERESTS
State Planning Policy • Water Quality
• Climatic Regions- stormwater management design
objectives
• Natural Hazards Risk and Resilience
• Flood Hazard Area – Level 1 Queensland Floodplain
Assessment Overlay
• Flood Hazard Area – Local Government Flood Mapping
Area
• Coastal Hazard Area – Medium Storm Tide Inundation Area
State Planning Regulatory Adopted Charges
Provisions
South East Queensland Regional Urban Footprint
Plan
State Assessment Referral Agency • Coastal Protection
- Coastal zone
- Coastal hazard area – medium storm tide inundation
area.
• Water Resources
- Water resource planning area boundary
Referral Agencies Department of Environment and Heritage (for “other” UXO)
NOOSA PLAN 2006
Zone Attached Housing Zone
Locality Noosaville Locality
Overlays • High Potential Acid Sulfate Area 0-5m AHD
• Flood Hazard Area
Applicable Codes • Noosaville Locality Code
• Residential Uses Code
• Landscaping Code
• Driveways and Car Parking Code
• Transport, Roads and Drainage Code
• Erosion and Sediment Control Code
• Existing Services Code
• Earthworks Code
• Waste Management Code
• Water Sensitive Design Code
• Natural Hazards Overlay Code
Project No – 170414
Page 8
Material Change of Use and Operational Works to Establish Multiple Housing (Type 2 Duplex) 4
25 Edward Street, Noosaville
2 DEVELOPMENT AND SITE PARTICULARS
2.1 Application Details and Level of Assessment
6. This development application seeks a Development Permit for
• Material Change of Use to Establish Multiple Housing (Type 2 Duplex); and,
• Operational Works (Civil, Stormwater, Landscaping and Earthworks)
7. According to Division 5 – Assessment table for the Attached Housing Zone, the abovementioned material
change of use is subject to Code Assessment. The level of assessment is unchanged by Division 8 –
Assessment tables for the Natural Hazards and Natural Resources Overlays.
2.2 Proposal Details
8. As demonstrated in Figure 1 - 3 (below) and Appendix I, the proposed development consists of two (2)
dwelling units, both laid out over two (2) storeys, as detailed in Table 2 (below). Each unit comprises
three (3) bedrooms, therefore the proposed development will result in a density of 6.6 persons. It is
noted that this exceeds the preferred maximum density of 6.12 for the site, as prescribed by the
Noosaville Attached Housing Zone Code. Additional landscaping has been provided to remediate this
non-compliance and has been discussed with Council prior to the lodgement of this application (email
correspondence with Patrick Murphy 24 May 2017).
Figure 1 Proposed Site Plan (Source: Icon Building Design, 2017).
Project No – 170414
Page 9
Material Change of Use and Operational Works to Establish Multiple Housing (Type 2 Duplex) 5
25 Edward Street, Noosaville
Figure 2 Proposed Ground Floor Plan (Source: Icon Building Design, 2017).
Figure 3 Proposed First Floor Plan (Source: Icon Building Design, 2017).
9. The proposed development has been designed such that it maintains the mixed urban character of the
Noosaville locality. Specifically, the architectural design of the proposed duplex will complement existing
building forms through the use of a low rise and low scale form, with a pitched roof that will contribute
positively to the skyline. The proposed duplex is well articulated, enhanced by the use of a variety of
lightweight building materials, which include timber, cladding, Colorbond and glass. A timber picket fence
Project No – 170414
Page 10
Material Change of Use and Operational Works to Establish Multiple Housing (Type 2 Duplex) 6
25 Edward Street, Noosaville
fronting Edward Street is proposed in order to enhance the overall appearance of the streetscape (See
Figure 4 below). Various articulations are included in the design to minimise the perceived bulk of the
development including the setting back of the proposed garages from the upper level of each unit.
Figure 4 Proposed Overview Perspective (Source: Icon Building Design, 2017).
Table 2 Duplex Particulars
Per Unit Total
Number of Bedrooms 3 6
Garage/parking Double 4 parking
Garage
Overall Floor Area 222m2 440.0m2
GFA (excl. garages, voids and outdoor areas 130.8m2 261.6m2
<3m from wall)
Private Open Space 112.6m2 225.2m2
Site Cover - 245.1m2 (39.9%)
Landscaping (Soft) - 177m2 (64%)
Landscaping (Hard and Soft) - 273.9m2
2.2.1 Landscaping
10. A total of 273.9m2 of landscaping is proposed, 64% of which is soft landscaping. The minimum
landscaping provision was calculated at the standard rate of 40m2 multiplied by the proposed population
density prescribed by Table 14-57 of the Landscaping Code. It is noted that, given the location of the site
within the Attached Housing Zone, the rate of 30m2 multiplied by the population density would be
normally be applicable however, due to the exceedance in population density for the site, additional
landscaping has been provided in order to increase the residential amenity of the development in
accordance with the overall outcome of the zone.
2.2.2 Car parking & Access
11. Access to the proposed development is from Edward Street via a centrally located 5.5m wide driveway
as demonstrated by Figure 1 (above). A double garage is proposed for each unit (see Figure 4 above),
Project No – 170414
Page 11
Material Change of Use and Operational Works to Establish Multiple Housing (Type 2 Duplex) 7
25 Edward Street, Noosaville
thus providing a total of four (4) carparks. It is noted this exceeds the vehicle parking requirement of 1
covered space per dwelling unit plus one additional space prescribed by Table 14-51 of the Driveways
and Car parking Code. The design also allows for visitors to park in front of the garages and wholly within
the property.
2.2.3 Waste Storage Areas
12. A screened waste storage area is proposed for each unit, comprising a 1.5m x 1.2m pad for rubbish bins
as demonstrated in Figure 2 (above). The waste storage areas are located so that they are easily accessed
and convenient to use. Although they are not setback a minimum of 2m from the side boundaries as per
the Waste Management Code, impacts to adjoining dwellings will be minimized by the inclusion of
screening and gates to enclose the bins areas. This non-compliance is discussed further in section 5.4.6
of this report.
2.2.3 Stormwater Management
13. As demonstrated by the Stormwater Drainage Layout Plan of Appendix IV, four (4) stormwater pits are
proposed as well as a grated drain spanning the driveway crossover to the front of the site. It is noted
that all surface drainage pipes convey site flows to a lawful point of discharge to Edward Street in the
south-east corner of the site.
3 SITE DETAILS AND CHARACTERISTICS
14. Table 3 below, provides a summary of the details applying to the subject site.
Table 3 Site Summary Table
25 Edward Street,
Noosaville
Property Description Lot 6 RP112875
Tenure Freehold
Current Site Area 613.1m2
Zone Attached Housing Zone
Locality Noosaville Locality
3.1 Location & Real Property Description
15. The subject site is located at 25 Edward Street, approximately 200m north of the Noosa Village Shopping
Complex and 248m south of Gympie Terrace, which adjoins the Noosa River public open space corridor.
Thus, the site is well positioned with ready access to the recreation features of the locality as per the
intent of the attached housing zone of the Noosaville locality.
Project No – 170414
Page 12
Material Change of Use and Operational Works to Establish Multiple Housing (Type 2 Duplex) 8
25 Edward Street, Noosaville
Subject Site
Figure 5 Location Map (Source: DILGP, 2017).
3.2 Land Ownership
16. The registered owner of Lot 6 RP112875 is Hon Kee Lee (refer to Appendix V) who has provided consent
to enable the lodgment of this application.
3.3 Easements, Encumbrances and Interests
17. The subject lots are owned in freehold tenure and are not affected by any easements or encumbrances.
3.4 Site Area, Shape and Topography
18. The subject site is regular in shape and has an area of 613.1m2. It has a frontage of approximately 20m
to Edward Street (refer to Figure 6 below). The site is relatively flat, generally sloping towards Edward
Street.
Subject Site
Figure 6 Aerial of subject site (QLD Globe, 2017).
3.5 Existing Services
19. Along the western boundary, is a sewer pipe transecting the site in a north-south direction. As
demonstrated by Figure 7 (below), the proposed pools for Unit A and Unit B will be 2.197m from the
Project No – 170414
Page 13
Material Change of Use and Operational Works to Establish Multiple Housing (Type 2 Duplex) 9
25 Edward Street, Noosaville
sewer line. As per the Existing Services Code, the footing of the structure is located no closer than 1.5m
(measured horizontally) from this sewer infrastructure.
Existing sewer
Figure 7 Setback of pools from sewer line (Source: Icon Building Design, 2017).
20. As demonstrated by Figure 8 below, the subject site is surrounded by a mix of residential uses
predominantly comprising multiple housing, typically of a larger scale than that of the proposed
development, such as the 6-unit townhouse development that adjoins the site to the west. Adjoining the
site to the north and on the eastern side of Edward Street are a number of other duplex developments.
Thus the proposed development is consistent with the prevalent character of the locality.
Project No – 170414
Page 14
Material Change of Use and Operational Works to Establish Multiple Housing (Type 2 Duplex) 10
25 Edward Street, Noosaville
Subject Site
Multiple housing
Figure 8 Location of multiple housing developments surrounding the site (Source: QLD Globe, 2017).
3.6 Site Contamination
21. A search of the Environmental Management Register (EMR) and the Contaminated Land Register (CLR)
was undertaken on 6 June 2017, which confirms that the subject site is not listed on either of these
registrars (refer to Appendix VI).
Project No – 170414
Page 15
Material Change of Use and Operational Works to Establish Multiple Housing (Type 2 Duplex) 11
25 Edward Street, Noosaville
4 STATE CONSIDERATIONS
22. This section of the Town Planning Report describes the statutory planning framework applicable to the
proposed development and the development application.
4.1 Sustainable Planning Act 2009
23. The Sustainable Planning Act 2009 (SPA) provides the overall statutory planning framework for
Queensland. The Planning Scheme provides the current planning and development assessment
framework for the proposed development of the subject site.
4.2 State Planning Regulatory Provisions
24. This development application must have regard to all relevant and applicable State Planning Regulatory
Provisions (SPRPs). The following SPRPs are currently operational within Queensland under the provisions
of the SPA:
• Draft Palm Island 2015 SPRP
• South East Queensland Regional Plan 2009 – 2031 SPRP;
• Guragunbah SPRP;
• Adopted Charges SPRP;
• Yeerongpilly Transit Oriented Development SPRP;
• Off-road motorcycling facility on State-owned land at Wyaralong;
• Adult stores SPRP;
• South East Queensland Koala Conservation SPRP;
• South East Queensland Koala Conservation SPRP (as made November 2015);
• Queensland Housing Affordability Strategy, Greenfield land supply in South East Queensland.
25. The SPRPs, which are of relevance to this proposal include the South East Queensland Regional Plan 2009
- 2031 and Adopted Charges SPRPs. The Adopted Charges are applied to development once it has been
approved, as such; assessment against the SPRPs is not required. Compliance with the South East
Queensland Regional Plan 2009 – 2013 SPRP is detailed below.
4.2.1 South East Queensland Regional Plan 2009 - 2031
26. The South East Queensland Regional Plan 2009-2013 (hereafter; SEQRP 2009-2031) is the principal
planning document for managing growth and development within the South East Queensland region. The
subject site is located within the Urban Footprint designation of the SEQRP 2009-2031.
27. According to the SEQRP, the Urban Footprint comprises sufficient land to accommodate a full range of
acceptable urban land uses, such as housing, industry, business, infrastructure, community facilities and
urban open spaces that can meet the region’s urban development needs to 2031. The Urban Footprint is
described as follows:
“The Urban Footprint focuses urban growth in locations that:
• provide reliable and cohesive transportation choices or otherwise reduce car use,
particularly for infill and redevelopment in and around existing urban centres, and along
high frequency public transport corridors
• physically connect to existing communities wherever possible, or otherwise provide new
development with direct transport linkages to established urban areas early in the
development
• promote cohesive communities that support a wide range of services and facilities
Project No – 170414
Page 16
Material Change of Use and Operational Works to Establish Multiple Housing (Type 2 Duplex) 12
25 Edward Street, Noosaville
• Include or have access to existing or planned employment centres.”
28. The proposed development satisfies this intent, by facilitating the provision of housing within the urban
footprint within an established urban area. The proposed development delivers a type of development
that is consistent with the desired land use pattern for the local area, which takes advantage of the site’s
proximity to a major road, being Gympie Terrace. The site’s proximity to a range of existing and future
services, facilities and transport options ensures the proposed development provides a sustainable land
use outcome for the site.
29. The proposed development does not compromise this policy or its intent, and does not trigger
concurrence agency referral to the Department of Infrastructure, Local Government & Planning (DILGP)
in accordance with the relevant provisions of the South East Queensland Regional Plan 2009-2031 State
Planning Regulatory Provisions. In addition, the proposed development delivers a type of development
that is consistent with the local area.
30. Given the above, the proposed development is in accordance with SEQRP 2009-2031 and provides for an
appropriate land use outcome over the subject site.
4.3 State Planning Policy
31. On 2 December 2013, DILGP adopted Queensland’s first consolidated State Planning Policy (SPP). The SPP
identifies State interests, which are to be represented in Local Government planning schemes and
regional plans, and will need to be considered for land designations regarding community infrastructure.
Thus, development applications must have regard to all relevant SPP requirements if the Local
Government Planning Scheme has not appropriately reflected the State Planning Policy.
32. The Noosa Plan has not appropriately reflected any elements of the State Planning Policy. In accordance
with section 117(1) of SPA, Part E – ‘Interim development assessment requirements’ of the SPP is
required to be addressed, and states the following:
1. When the development assessment requirements apply to development; and
2. What the development application must be assessed against.’
33. The following SPP mapping areas are triggered by the subject site:
• Water Quality
- Climatic Regions – Stormwater Management Design Objectives
• Natural Hazard Risk and Resilience
- Flood Hazard Area – Level 1 Queensland Floodplain Assessment Overlay
- Flood Hazard Area – Local Government Flood Mapping Area
- Coastal Hazard Area – Medium Storm Tide Inundation Area
34. In accordance with Part E – Interim development assessment requirements of the SPP, the provisions of
the SPP applicable to the development are addressed in the below section.
4.3.1 Water Quality SPP
35. The proposed development does not compromise the Water Quality Objectives outlined within the SPP,
as the development is not located on a site of more than 2500m2 and does not contain 6 or more
dwellings. Accordingly, further assessment of the Water Quality section of the SPP is not required.
Project No – 170414
Page 17
Material Change of Use and Operational Works to Establish Multiple Housing (Type 2 Duplex) 13
25 Edward Street, Noosaville
4.3.2 Flood Hazard Area SPP
36. The proposed development does not compromise the Natural Hazards, Risk and Resilience for a Flood
Hazard Area, outlined within the SPP. This is due to the development mitigating flood risk, by the
development being located above the 1% AEP event, without the need for filling.
37. The development does not result in direct or indirect impacts, increases the severity of flood hazard on
the site or adjoining properties and does not burden the disaster management response or recovery
capacity and capabilities. As such, no further assessment of the Natural Hazards, Risk and Resilience
section of the SPP is required.
4.4 State Interests (SARA)
38. Following amendments to the SPA on 1 July 2013, the State Assessment and Referral Agency (SARA) came
into effect and replaced the various State referral agencies, which previously applied. As a result, the
purpose of SARA is to provide a single agency lodgement and assessment point for development
applications, where the State has an interest under Schedule 7 of the Sustainable Planning Regulations
(SPR) 2009.
39. A review of the Department of Infrastructure, Local Government and Planning (DILGP) mapping has
indicated that the subject sites is impacted by the following layers:
• Water Resources
- Water Resource Planning Area Boundary
• Coastal Protection
- Coastal Zone
- Coastal Hazard Area – Medium Storm Tide Inundation Area
4.4.1 Water Resources
40. A review of the development in relation to Water Resources (Water Resource Planning Area Boundary)
has been undertaken against Schedule 7 of the Sustainable Planning Regulation 2009, which has
confirmed that this trigger does not require the application to be referred to SARA.
4.4.2 Coastal Protection
41. A review of the development in relation to Coastal Protection (Coastal Zone and Coastal Hazard Area) has
been undertaken against Schedule 7 of the Sustainable Planning Regulation 2009, which has confirmed
that this trigger does not require the application to be referred to SARA.
4.4.3 Heritage
42. A search of the Queensland Heritage Place Register on 6 June 2017 confirms that the subject site is not
listed as a heritage place or located adjacent to a heritage listed place, and therefore the proposed
development does not trigger assessment of heritage by the State.
4.4.4 Unexploded Ordnance
The subject site is listed on Register as having ‘Other’ UXO potential (as searched 6 June 2017). Under
Schedule 7, Table 3, Item 11 of the SPR 2009, a Material Change of use of premises if all or part of the
premises are in an area for which a UXO management advice has been given requires referral to SARA.
Project No – 170414
Page 18
Material Change of Use and Operational Works to Establish Multiple Housing (Type 2 Duplex) 14
25 Edward Street, Noosaville
5 LOCAL PLANNING INSTRUMENT - The Noosa Plan 2006
5.1 Use Definition and Level of Assessment
43. In accordance with Part 2 of the Planning Scheme, the proposed development is defined as a ‘Multiple
Housing (Type 2 Duplex)’ being:
The use of premises for two or more dwelling units or accommodation units as the case may
be, occupied by permanent or semi-permanent residents, where the occupants may share
common facilities on the site. The term includes ‘Type 2 Duplex’ means the use of premises
for two (2) dwelling units either attached or detached, on one lot where the use does not fall
under Multiple Housing (Type 1 Relative or Employee).
44. According to Division 5 – Assessment table for the Attached Housing Zone, Multiple Housing – Type 2
(Duplex) is a consistent use that is subject to Code Assessment.
5.2 Planning Zone and Locality
45. As demonstrated by Figure 9 below, the subject site is located within the Attached Housing Zone of the
Noosaville Locality.
Subject Site
Figure 9 Zone map (Source: Noosa Shire Council, 2017).
5.3 Overlay Areas
46. The Noosa Plan also includes a number of Overlays, which recognize features and constraints within
Noosa Shire. The constraints relevant to the site are addressed below.
5.3.1 Natural Hazards Overlay – Landslide and Flooding Overlay
47. As detailed in Figure 10 below, the subject site is identified as being located within the Flood and
Inundation area. In accordance with Table 13.6 - Assessment Categories and Relevant Assessment Criteria
For The Natural Hazards And Natural Resources Overlays - Making A Material Change Of Use, the
application is required to be assessed against the Natural Hazards Overlay Code.
Project No – 170414
Page 19
Material Change of Use and Operational Works to Establish Multiple Housing (Type 2 Duplex) 15
25 Edward Street, Noosaville
Subject Site
Figure 10 Flooding and Inundation Overlay Mapping (Source: Noosa Shire Council, 2017).
48. The development complies with the Natural Hazards Overlay Code, on the following basis:
• An area of sufficient size and dimensions to accommodate users is provided above the 1% AEP
flood level that allows for safe congregation and evacuation; and,
• All finished floor levels meet Council’s required flood immunity of 2.7 metres AHD, as detailed in
Council’s Flood Information Certificate (Appendix VII).
49. Accordingly, the proposal complies with the Natural Hazards Overlay Code and no further assessment it
required.
5.3.2 Natural Hazards Overlay – Bushfire and Acid Sulfate Soils Overlay
50. As detailed in Figure 11 below, the subject site is identified as being containing High Potential Acid Sulfate
Soils 0-5 metres AHD. In accordance with Table 13.6 - Assessment Categories And Relevant Assessment
Criteria For The Natural Hazards And Natural Resources Overlays - Making A Material Change Of Use, the
application is required to be assessed against the Natural Hazards Overlay Code.
Subject Site
Figure 11 Bushfire and Acid Sulfate Soils Overlay (Source: The Noosa Plan)
Project No – 170414
Page 20
Material Change of Use and Operational Works to Establish Multiple Housing (Type 2 Duplex) 16
25 Edward Street, Noosaville
51. The development complies with the Natural Hazards Overlay Code, on the following basis:
• The proposed development does not result in any cut or fill, with the building design including a
slab height that ensures flood immunity in accordance with the requirements of Council’s Flood
Information Certificate (Appendix VII); and,
• The proposed development does not result in the extraction of groundwater, which results in the
aeration of previously saturated Acid Sulfate Soils.
52. Accordingly, the proposal complies with the Natural Hazards Overlay Code and no further assessment is
required.
5.4 Code Assessment
53. The Planning Scheme includes assessment codes, which apply to the locality and zone, land use, overlays,
and general development parameters. As part of this development application, the following codes have
been addressed below:
• Noosaville Locality Code
• Residential Uses Code
• Landscaping Code
• Driveways and Carparking Code
• Transport, Roads and Drainage Code
• Erosion and Sediment Control Code
• Existing Services Code
• Earthworks Code
• Waste Management Code
• Water Sensitive Design Code
54. An assessment against the above codes has identified that the proposal is compliant with, or can be
conditioned to comply. The following section identifies the pertinent issues identified throughout the
assessment of the application. Where the below sections are silent in relation to an assessable element,
the development complies with that relevant assessment criteria and no further assessment is required.
5.4.1 Noosaville Locality Code
5.4.1.1 Specific Outcome 07 Density
55. The development will result in a population density of 6.6 persons. This exceeds the permitted density
of 100 persons hectare prescribed by Specific Outcome O7 (b) (ii) which equates to a density of 6.12
persons for the subject site. As outlined in Section 2.2 (above), it is considered that the proposed
development contributes to the overall outcomes of the Noosaville Locality by providing a multiple
housing form that contributes to a high level of residential amenity, design quality and safety; a design
that respects the scale and character of the streetscape and surrounding development; and is located
within convenient access of employment centres, goods and services, public transport and community
facilities. As aforementioned, to further enhance the residential amenity and compliment the
streetscape, the provision of additional landscaping totaling 264m2 (calculated at a rate of 6.6 persons x
40m2) is provided within the development.
5.4.1.2 Probable Solution S9.1 Minimum Front Setbacks
56. S9.1 prescribes that buildings and structures must comply with the setbacks identified in Schedule 1 –
Minimum Boundary Setbacks. According to Schedule 1, the minimum front setback for the Attached
Housing Zone is 6m. This front setback is not achieved with the outer most projection having a setback
Project No – 170414
Page 21
Material Change of Use and Operational Works to Establish Multiple Housing (Type 2 Duplex) 17
25 Edward Street, Noosaville
of 5.55m (See Figure 12 below). It is noted that this non-compliance applies only to lower and upper
awnings as demonstrated by Figure 12 (below), with the upper wall setback 6.15m and the garages (on
the lower level) setback 6.6m from Edward Street.
Figure 12 Front setback (Source: Icon Building Design, 2017).
57. Given this non-compliance, the proposed development addresses Specific Outcome O9 by varying the
setback of the upper and lower level to create visual relief and avoid creating large continuous wall
planes. Additionally the proposed development will maintain the pattern of buildings within the street
as per Specific Outcome O9 through the provision of a front setback that is greater than that of both the
existing dwelling and dwelling adjoining to the south. Furthermore, in accordance Specific Outcome O9,
landscaping to enhance the visual continuity of landscape elements within the street is proposed.
Specifically, the landscape elements of Edward Street will be enhanced by the Pandanus Screw Pine and
a Red Edged Pandanus proposed in the northern and southern corners of the site respectively (Refer to
Appendix II).
5.4.1.3 Probable Solution S52.1 - Garages and Carports
58. The proposed development does not comply with S52.2 as the garages are not stepped back a minimum
of 600mm from each other, nor are they separated by at least 1.5m. Accordingly, Specific Outcome O52
has been addressed to ensure the garages are visually integrated with the building and do not dominate
the street front. As discussed above, the garages are setback from the upper level thereby minimising
their dominance to the street front and facilitating their visual integration in accordance with O52 (b)
(See Figure 14 below). Additionally, the garages incorporate sections of windowed paneling to create
visual interest and articulation. Furthermore, in accordance with O52 (c), as outlined in Section 5.4.1.2
(above), landscaping is proposed along the frontage that will screen the garages and manoeuvring areas.
These aspects of the design will limit the appearance of the garages when viewed from Edward Street
and minimise their perceived bulk and adequately address Specific Outcome O52.
Project No – 170414
Page 22
Material Change of Use and Operational Works to Establish Multiple Housing (Type 2 Duplex) 18
25 Edward Street, Noosaville
Garages are setback from
upper level to facilitate
visual integration.
Figure 13 Visual integration of garages (Source: ICON Building Design)
5.4.6 Waste Management Code (Waste Storage Areas– Probable Solution S1.2 and S4.1)
59. The proposed development does not complies with Probable Solution S4.1 (b) as the waste storage areas
are not setback a minimum of 2m from the side boundaries. However, in accordance with Specific
Outcome O4, the location of the waste storage area will not adversely impact adjoining or nearby
properties. This will be achieved by the screening of the bins in conjunction with the provision of
substantial landscaping between the bin areas and Edward Street as well as the internal driveways (See
Figure 15 below). Futhermore, gates are proposed to completely enclose and conceal the bin areas
thereby achieving compliance with Specific Outcome O4.
Figure 14 Screening to waste storage areas (Source: Icon Building Design, 2017).
Project No – 170414
Page 23
Material Change of Use and Operational Works to Establish Multiple Housing (Type 2 Duplex) 19
25 Edward Street, Noosaville
Screened bin area
Landscaping to aid screening
Figure 15 Landscaping to screen waste storage areas (Icon Building Design, 2017).
Project No – 170414
Page 24
Material Change of Use and Operational Works to Establish Multiple Housing (Type 2 Duplex) 20
25 Edward Street, Noosaville
6 CONCLUSION AND RECOMMENDATIONS
60. This planning report demonstrates that approval of the proposed Development Permit for Material
Change of Use to establish Multiple Housing (Type 2 Duplex) and Operational Works at 25 Edward Street,
Noosaville is warranted, subject to reasonable and relevant conditions on the following basis:
• The proposed development is consistent with the overall outcomes for the Noosaville locality in
the Attached Housing Zone;
• A duplex is a consistent land use with the planning intent for the Attached Housing Zone of the
Noosaville Locality;
• Where not compliant with a Probably Solution, compliance with the Specific Outcome or the
Overall Outcome has been demonstrated;
• The development is compatible with the surrounding Multiple Housing residential land uses and
will not compromise the natural environment, transport network or surrounding amenity;
• The proposed duplex has been designed such that it maintains the mixed urban character of the
Noosaville locality and will complement existing building forms;
• The proposed development designed with a high quality modern appearance through the use of
various building materials and finishes and will provide an aesthetically pleasing outcome for the
surrounding area;
• The development is consistent with the intent of the Urban Footprint of the South East Queensland
Regional Plan 2009 – 2031;
• The proposed development complies with the State Planning Regulatory Provisions and Policies,
where applicable;
• All necessary infrastructure, in accordance with Council’s requirements will be provided.
61. On the basis of the assessment contained within this report, it is requested that Council favorably
consider the development proposal subject to reasonable and relevant conditions.
ADAMS + SPARKES
Town Planning + Development
June 2017
Cameron Adams Jasmine Russell
Managing Director Town Planner
Project No – 170414
Page 25
APPENDIX I – DESIGN PLANS
Prepared by Icon Building Design
[OCR of page images]
APPENDIX | — DESIGN PLANS
Prepared by Icon Building Design
Page 26
UNIT A AREAS UNIT B AREAS
PROPOSED DUPLEX DEVELOPMENT - NO. 25 EDWARD STREET, Ground Floor Residence : 68.0m² Ground Floor Residence : 68.0m² DRAWING LIST
Garage : 37.5m² Garage : 37.5m²
NOOSAVILLE - DEVELOPMENT APPLICATION SET Outdoor Entertaining/ Pool Landing : 14.8m² Outdoor Entertaining/ Pool Landing : 14.8m²
Sheet
Number Sheet Name Current Revision Date
Entry : 2.8m² Entry : 2.8m²
Ground Floor Total : 123.1m² Ground Floor Total : 123.1m² 01 Title Page 20/06/2017
02 Site Plan 20/06/2017
First Floor Area : 62.8m² First Floor Area : 62.8m² 03 Ground Floor 20/06/2017
First Floor Void Area : 36.1m² First Floor Void Area : 36.1m² 04 First Floor 20/06/2017
GENERAL INFORMATION First Floor Total : 98.9m² First Floor Total : 98.9m²
05
06
Elevations
Elevations
20/06/2017
20/06/2017
Minimum Design Standards 07 3D's 20/06/2017
Construction of this building to be in Total Overall Floor Area : 222.0m² Total Overall Floor Area : 222.0m²
08 3D's 20/06/2017
accordance with the following Australian 09 3D's 20/06/2017
governing bodies. GFA Total : 130.8m² GFA Total : 130.8m²
♦ National Construction Code (NCC)
♦ Queensland Development Code
♦ Standard Building Regulation 2006
♦ Local government planning policies
Wet Areas
Floors in "Wet Areas" to be impervious in
accordance with Australian Standards.
Finish and fall gradients to floor wastes.
Glazing Construction
Powdercoated Aluminum Frame
Windows in accordance with AS 4055
"wind loads for residential" & AS 1288
"Glass in Buildings selection and
installation"
Waterproofing & water Resistant
Materials
All wet area waterproofing is to
comply with AS3740, waterproofing
wet areas in residential buildings.
NCC Vol2 P3.8.1.0
Site Plan Notes
Surface water drainage must be prevented
from entering the building with FGL sloping
away from the building & finished slab levels.
The builder is responsible to check all existing
services prior to beginning construction.
Position of proposed building to
be verified by builder on site.
Location of existing services to be
verified by builder prior to construction.
Soffit Construction
4.5mm F.C Sheeting and Painted
Roof Construction
Colorbond sheet metal to be fixed in
accordance with manufactures
specification.
All ridge capping, steps, hips valleys and
vent flashing to provide waterproofing
system.
Wall Construction
Wall framing to be constructed in
accordance with engineering specification
and must not differ from certification
covered by the Form 15. Cladding systems
to be fixed in accordance with
manufactures specification.
PROPOSED DUPLEX DESIGN STREET PERSPECTIVE
C COPYRIGHT The Drawing and the design depicted on this sheet remains the property of Icon Building design. Reproduction in part or whole is prohibited unless written permission is obtained from Icon Building Design. Plans are design for use on the job address specified in the titleblock only.
Revision Schedule Client Name: The Property Clinic
Sheet Number: 01 Project Number:17-027
Revision Number Revision Description Revision Date Issued by Project Address: 25 Edward Street, Noosaville
4 DA Drawing Set 24/05/2017
Climate Zone: 2
5 DA Drawing Set 1.1 20/06/2017
Wind Category: To engineers spec.
Title Page
Email: [email protected]
website: www.iconbuildingdesign.com.au Project Issue Date: 20/06/2017 Project Status: Development Application Set 1.1 Scale: 1 : 100
Phone: 0488209840 Checked/Signed By Director: Bradley Hunt Drawn By: BJH QBCC LIC# 126221
Page 27
Proposed Blockwork Retaining Real Property Description
Orange hatch Lot 06 on R.P.112875
PPdenotes extent of proposed
Proposed Clothes Drying Parish of Weyba
blockwork retaining wall in accordance with civil
Clothes line to be included in this area County of March
engineers plans. Refer to engineer's plans for
of the private open space. Area : 613.1 m²
retaining details. Max height 600mm.
Select boundary fence over, 1.8m above F.G.L. Site Cover : 39.9% (245.1m²)
Local Authority :
Proposed Residence - Unit B
5
RP81559
Existing Residence Noosa Council. NORTH
Location and size to be verified on site. Landscaping Total(Hard & Soft) :
Approximate Pad RL 2.4m All existing buildings and structures to be 273.9m²
IL -0.25
Approximate G.F. FFL RL 2.7m completely removed/demolished for proposed Landscaping Soft : 177m² (64%)
Approximate F.F. FFL RL 5.74m -0
.1
7
Feature Entry duplex development. Major vegetation to be
IL
(Flood Certificate Cer17/1361) 1.86 Landscaping Screened Bin Storage removed as shown in red dash line.
S
Location and size to be verified on site. SEWER MANHOLE
Structure
IL -0.27
CP Proposed Bin Storage
IL -0.17
Builder to ensure surface water is to fall GTP492
away from the proposed building and Screened from view 1400mm x 700mm pad for
1200350 2650 1.52
rubbish bins. Location and size to be verified.
prevent pooling in excavated locations. 89° 59' 30" 30.48 m 1.64
Low Brick Wall TELE PIT
1.73 1.73 1.66
1.79 1.77 1.75 1.79 NAIL
U. O.M.P.
L.O.M.P.
Wire Fence
Services +
To L Wall
1724
1.68
EDWARD STREET
Bin
1868
1500
to U wall
Lower Lying Fence
2324
Deck
2484
1.72 1.72
1.79 Clothes Line 1.71
Bin 1.67
1.70 1.69 1.69
1.68
Site Plan Notes
Landscaping
Proposed Unit B P.O.S Surface water drainage must be prevented from
*Telstra Line Underground*
4907 1.66
1.50
Approximately 112.6m2 private open space entering the building with FGL sloping away
to be verified onsite. (Purple Hatched) 1.79
Lower O.M.P. from the building & finished slab levels.
1.67
The builder is responsible to check all existing
1.73
7151 services prior to beginning construction.
*Powerline Overhead*
Upper O.M.P6 5.15
Top Gutter 1.61
1.6
1.52
SW UNDER GROUND Stabilised cut and fill batters to be a
1.6
1.80
2197 minimum of 1000mm away from footings
6154
Proposed Unit B Pool Brick
and are to have 1 in 1 max. gradient.
Driveway Width
Grade finished surface level
179° 59' 30"
Box
Location and size to be verified on site. Upper Wall 1.48
20.12 m
5554 from slab and footings.
5500
Pool Size 2850mm wide x 8400mm long.
*Sewer Line Underground Plotted From Records*
Kerb & Channel
Pool Fence to QDC/NCC. 1.81
5.44
Apex 6.52
O.M.P.
Apex
Position of proposed building to
Proposed Unit A Pool 6600 - Verify
be verified by builder on site.
359° 59' 30" 20.12 m
Location and size to be verified on site. 1.62 Location of existing services to be
SCREW
Pool Size 2850mm wide x 8400mm long. Garage Wall verified by builder prior to construction.
Pool Fence to QDC/NCC. 1.81 1.69
1.60
4907 Line of First Floor Wall.
WM
1.58 1.45
CP Line of Ground Floor Wall. 5.09
Top Gutter 1.54 Downpipe & Gutters
1.76 Lower O.M.P. 1.53
Proposed Driveway See civil design for downpipe flow rates.
Landscaping
GTP 1838 1.53
Garage
Location and size to be verified Layout to be checked for compliance by
1.79
1200 Concrete3000 1.53 qualified persons prior to ordering and
Proposed Unit A P.O.S 1.57 1.55
1.53 on site. Proposed driveway in
construction.
Approximately 112.6 m2 private open space 1.45 accordance with SEQ R050 details.
U. O.M.P.
L. O.M.P.
Services + Bin All slotted gutters and downpipes to be
1500
1868
1.57
1724
to be verified onsite. (Purple Hatched) Low Brick Wall
1.71 Clothes Line Bin Proposed Front installed to NCC and or AS3500 (relevant
1.70 1.66 Block Wall 1.65 1.61
1.68 1.64
parts).
269° 59' 30" 30.48 m Boundary Fencing Materials used are to be compatible with all
Proposed Residence - Unit A 1.49
1.46
1.59 Approx. 1000mm high select painted components upstream and down stream.
5
Approximate Pad RL 2.4m SP268656 timber picket fencing.
Approximate G.F. FFL RL 2.7m Feature Entry
Approximate F.F. FFL RL 5.74m Landscaping Climate Code Requirements
(Flood Certificate Cer17/1361) Structure Proposed Bin Storage Energy efficiency assessor to confirm
Location and size to be verified on site. Screened from view 1500mm x 1200mm pad for adequacy of proposed construction.
rubbish bins. Location and size to be verified. Provide insulation to N.C.C. code requirements
Builder to ensure surface water is to fall
or to BERS certification requirements.
away from the proposed building and
prevent pooling in excavated locations.
Existing Side Stormwater Note
Boundary Fencing All stormwater drainage shall be in accordance
Proposed Clothes Drying Existing blockwork boundary fence to remain with A.S. 3500.3.
Clothes line to be included in this area as required. Engineer to confirm adequacy for
of the private open space. use as site retaining wall. All stormwater drainage shall be in accordance
Select timber fencing to be placed over existing with S.C.R.C. guidelines to minimise erosion
fence to bring it to a Max. Height of 1.8m and scouring. Stormwater flow other than
natural overland flow shall not be discharged
onto neighbouring property.
PROPOSED SITE PLAN All stormwater drainage design is preliminary
and shall be confirmed by a licenced hydraulics
Scale 1:200 @ A3
designer.
C COPYRIGHT The Drawing and the design depicted on this sheet remains the property of Icon Building design. Reproduction in part or whole is prohibited unless written permission is obtained from Icon Building Design. Plans are design for use on the job address specified in the titleblock only.
PP
Revision Schedule Client Name: The Property Clinic
Sheet Number: 02 Project Number:17-027
Revision Number Revision Description Revision Date Issued by Project Address: 25 Edward Street, Noosaville
4 DA Drawing Set 24/05/2017
Climate Zone: 2
5 DA Drawing Set 1.1 20/06/2017
Wind Category: To engineers spec.
Site Plan
Email: [email protected]
website: www.iconbuildingdesign.com.au Project Issue Date: 20/06/2017 Project Status: Development Application Set 1.1 Scale: As indicated
Phone: 0488209840 Checked/Signed By Director: Bradley Hunt Drawn By: Aaron Waters QBCC LIC# 126221
Page 28
18970 6600 - Garage Wall
Front Boundary Setback
3000 250 7090 2290 90 1800 250 1700 2500
1200 350 2650
3000 250 3700 3390 1100 90 1100 90 6000 250
190
4907 10350
Bin
Gates
Services Screen Gate
1500
Deck
Screen
Gate
Screened
NORTH
2134
21.7m2 Bin Bin Storage
Select Decorative Timber Fence
2430 sd 2430 sd Clothes Line 2409 s.dh GENERAL NOTES
250
1050 250
250
Walkway
Landscaping
BulkHead
Grass Pad Entry Landscaping structure Over The builder is responsible to check all
framed and panel Foyer
1690
existing services prior to beginning any
1550
under (storage)
Louvres Over
construction.
Over
2133 stk
Void Landscaping
90 1100
250
140
Outdoor # Denotes cavity slider to manufactuers
specification, frames containing cavity sliders
4790
4290
Entertaining Living Dining
Landscaping
to be 90mm minimum U.N.O
2700 Ceiling
1410
2400 Head Builder to verify all dimensions prior to
Frameless Glass Pool Fencing Gate UP Pdr Line of Floor Over beginning construction work.
Line of Floor Over
770
940 90
Corner
Pool Landing TV cabinet + shelving
820 cs
Glass 3840 90 1750 90 6000 250 Electric HWS to minimum energy efficiency
regulations.
5700
5700
Garage
Low Set Glazing
Line of Floor Over
Unit B Toilets: minimum 4-star dual flush, as rated
90 1030
Louvres Over
DW Ldy
2122 fg
under the Water Efficiency and Labeling
3100
Standards scheme (WELS).
Glazing
Shelving
Kitchen
2850
Pool 2700 Ceiling
Landscaping Pty Tapware: minimum 3-star WELS rated for
1590
2400 Joinery Concealed Downpipes?
Pool
kitchen sinks, basins and laundry troughs.
Equip. Water Feature Fr.
15470
Showerheads: minimum 3-star WELS rated
Pool Water Feature Fr. showerheads.
Equip.
8400
1590
SD
Kitchen Smoke alarms complying with AS 3786
Shelving
Line of Floor Over
Landscaping Pty
Louvres Over
Pool 2700 Ceiling to be installed and connected to consumer
2850
2850
2122 fg
3100
Glazing
mains power in accordance with NCC part
1030 90
2400 Joinery
3.7.2
DW Ldy
Glazing
Garage
All electrical appliances and plumbing symbols
5700
5700
Unit A
820 cs
are diagrammatical. Refer to builders
90 940
Pool Landing 2122 fg specification for details all fixtures.
Frameless Glass Pool Fencing Line of Floor Over
SP Louvres Over 770
Gate Pdr Line of Floor Over Seal wet areas in accordance with N.C.C. Vol. 2.
UP
1410
Timber batten screened Part 3.8.1. Slope floor surface towards fw
Landscaping
pool equipment with feature (floor wastes)
Select Decorative Timber Fence
Louvres Over
landscaping surrounding. Provide lighting in accordance with N.C.C. Vol. 2.
4790
4290
1100 90
Outdoor Living Dining
2133 stk
Approx. location of existing sewer line.
Part 3.8.4.2 & 3
Entertaining 2700 Ceiling Provide ventilation in accordance with N.C.C.
90
250
2400 Head Void Landscaping Vol. 2. Part 3.8.5
600
F.F.L. 2.7m Over Mechanical ventilation in accordance with N.C.C
BulkHead
Grass Pad
1600
Foyer
1690
250 1050
framed and panel Vol. 2. and AS1668.2
under (storage) Entry Walkway
1500
TV cabinet + shelving
Landscaping Dimensions Note:
250
250
Landscaping structure Over
Highlight Window Over 2430 sd Clothes Line 2409 s.dh All wall dimensions are taken from
the outside faces of the stud wall.
(i.e. selected cladding over omitted for
Bin Screened
clarity excluding brick veneer walls).
Gates
Screen
Gate
Bin Storage
Services 2650
Screen Gate Bin
Climate Code Requirements
Energy efficiency assessor to confirm
3000 250 3700 3400 1090 90 1100 90 6000 250 Proposed Ground Floor Residence : 68.0m² adequacy of proposed construction.
Proposed Garage : 37.5m² Provide insulation to N.C.C. code requirements
3000 250 7090 2290 90 1800 250 1700 2500 Proposed Outdoor Entertaining/ Pool Landing : 14.8m² or to BERS certification requirements.
Proposed Entry : 2.8m²
PROPOSED GROUND 18970
Proposed Ground Floor Total Per Dwelling : 123.1m²
FLOOR PLAN
Proposed Overall Ground Floor Total : 246.2m²
C COPYRIGHT The Drawing and the design depicted on this sheet remains the property of Icon Building design. Reproduction in part or whole is prohibited unless written permission is obtained from Icon Building Design. Plans are design for use on the job address specified in the titleblock only. (Unit A & B)
Revision Schedule Client Name: The Property Clinic
Sheet Number: 03 Project Number:17-027
Revision Number Revision Description Revision Date Issued by Project Address: 25 Edward Street, Noosaville
4 DA Drawing Set 24/05/2017
Climate Zone: 2
5 DA Drawing Set 1.1 20/06/2017
Wind Category: To engineers spec.
Ground Floor
Email: [email protected]
website: www.iconbuildingdesign.com.au Project Issue Date: 20/06/2017 Project Status: Development Application Set 1.1 Scale: 1 : 100
Phone: 0488209840 Checked/Signed By Director: Bradley Hunt Drawn By: Aaron Waters QBCC LIC# 126221
Page 29
90 9380 90 3000 90 3590
3000 90 4000 90 1800 90 2100 90 1800 90 3000 90
90
90
90
0430 fg 0430 fg 1809 fg 0424 sw
NORTH
3000
Void
GENERAL NOTES
Shutters
Bed 3
3050
3740
3650
The builder is responsible to check all
4290 existing services prior to beginning any
Unit B construction.
90 940 90 510 90
# Denotes cavity slider to manufactuers
Shutters Shutters DN Robe
820 specification, frames containing cavity sliders
90
90 510 90
TV Robe to be 90mm minimum U.N.O
820
90
770 cs Builder to verify all dimensions prior to
Mirror Linen beginning construction work.
Bed 1 Ens
Bath
Glazing
3650
Shutters
2550 Ceiling Bed 2 Electric HWS to minimum energy efficiency
3050
3030
Pool Below
2620
2100 Joinery skylight regulations.
770 cs
WTR
Glass
Shr/ Bath Toilets: minimum 4-star dual flush, as rated
Combo? under the Water Efficiency and Labeling
15150
Standards scheme (WELS).
Shr/ Bath
Combo? Tapware: minimum 3-star WELS rated for
Glass
770 cs
kitchen sinks, basins and laundry troughs.
Bed 1 WTR
Shutters
2620
Glazing
2550 Ceiling skylight
3030
3050
Pool Below Showerheads: minimum 3-star WELS rated
3650
2100 Joinery Bed 2
Ens Bath showerheads.
Mirror Linen SD
Smoke alarms complying with AS 3786
9051090 940 90
770 cs to be installed and connected to consumer
90
820
820
9051090
mains power in accordance with NCC part
TV DN Robe
3.7.2
90
820
Shutters Shutters Robe
All electrical appliances and plumbing symbols
Unit A are diagrammatical. Refer to builders
specification for details all fixtures.
4290
Shutters
3650
3740
Seal wet areas in accordance with N.C.C. Vol. 2.
3050
Void Bed 3 Part 3.8.1. Slope floor surface towards fw
(floor wastes)
Provide lighting in accordance with N.C.C. Vol. 2.
Part 3.8.4.2 & 3
Provide ventilation in accordance with N.C.C.
90
90
90
Vol. 2. Part 3.8.5
Mechanical ventilation in accordance with N.C.C
3000 90 4000 90 1800 90 2100 90 1800 90 3000 Vol. 2. and AS1668.2
90 9380 90 3000 90 3590
Dimensions Note:
16240 All wall dimensions are taken from
the outside faces of the stud wall.
(i.e. selected cladding over omitted for
First Floor Area Per Dwelling : 62.8m² clarity excluding brick veneer walls).
First Floor Void Area Per Dwelling : 36.1m²
First Floor Total Per Dwelling: 98.9m² Climate Code Requirements
Energy efficiency assessor to confirm
Total Overall Floor Area Per Dwelling : 222.0m² PROPOSED FIRST FLOOR PLAN adequacy of proposed construction.
Provide insulation to N.C.C. code requirements
Overall Total : 444.0m² or to BERS certification requirements.
(Unit A & B)
GFA Per Dwelling - excludes garage, voids & outdoor areas <3m from wall : 130.8m²
Overall GFA : 261.6m²
C COPYRIGHT The Drawing and the design depicted on this sheet remains the property of Icon Building design. Reproduction in part or whole is prohibited unless written permission is obtained from Icon Building Design. Plans are design for use on the job address specified in the titleblock only.
Revision Schedule Client Name: The Property Clinic
Sheet Number: 04 Project Number:17-027
Revision Number Revision Description Revision Date Issued by Project Address: 25 Edward Street, Noosaville
4 DA Drawing Set 24/05/2017
Climate Zone: 2
5 DA Drawing Set 1.1 20/06/2017
Wind Category: To engineers spec.
First Floor
Email: [email protected]
website: www.iconbuildingdesign.com.au Project Issue Date: 20/06/2017 Project Status: Development Application Set 1.1 Scale: 1 : 100
Phone: 0488209840 Checked/Signed By Director: Bradley Hunt Drawn By: Aaron Waters QBCC LIC# 126221
Page 30
Colorbond slotted gutter, fascia Colorbond Custom orb roof sheeting
to match roofing. Fix to manufacturers fixed to manufacturers specification
specification. for N3 wind category. (9° pitch).
Aluminum framed windows Selected Lineaboard cladding fixed
to manufacturers specification. to manufacturers specification.
Ceiling Height
2550
Joinery
2100
Colorbond Custom orb roof sheeting
fixed to manufacturers specification
for N3 wind category. (15° pitch).
Ceiling Height
Rendered 200 series blockwork
2700
Joinery
wall to engineers detail.
2400
Rendered brick veneer
walls to engineers details.
150sq HWD Timber Posts
Aluminum framed Doors
to manufacturers specification.
Selected panel lift door fixed to EAST ELEVATION
manufacturers specification.
Aluminum framed windows
to manufacturers specification.
Colorbond Custom orb roof sheeting
fixed to manufacturers specification
Exposed truss tails.
for N3 wind category. (9° pitch).
Timber feature entry pergola
Colorbond slotted gutter, fascia
to match roofing. Fix to manufacturers
specification.
Ceiling Height
2550
Joinery
Selected Lineaboard cladding fixed
2100
to manufacturers specification.
Colorbond Custom orb roof sheeting
fixed to manufacturers specification
for N3 wind category. (15° pitch).
200 series blockwork wall to
Ceiling Height
engineers detail with select finish.
2700
Joinery
2400
Approved framless glass pool fence
to manufacturers specifications.
Min. 1200mm high.
Aluminium framed sliding doors to
Pr. screened bin storage. manufacturers specifications.
150sq HWD Timber Posts NORTH ELEVATION
Rendered brick veneer Natural Ground
walls to engineers details.
C COPYRIGHT The Drawing and the design depicted on this sheet remains the property of Icon Building design. Reproduction in part or whole is prohibited unless written permission is obtained from Icon Building Design. Plans are design for use on the job address specified in the titleblock only.
Revision Schedule Client Name: The Property Clinic
Sheet Number: 05 Project Number:17-027
Revision Number Revision Description Revision Date Issued by Project Address: 25 Edward Street, Noosaville
4 DA Drawing Set 24/05/2017
Climate Zone: 2
5 DA Drawing Set 1.1 20/06/2017
Wind Category: To engineers spec.
Elevations
Email: [email protected]
website: www.iconbuildingdesign.com.au Project Issue Date: 20/06/2017 Project Status: Development Application Set 1.1 Scale: 1 : 100
Phone: 0488209840 Checked/Signed By Director: Bradley Hunt Drawn By: Aaron Waters QBCC LIC# 126221
Page 31
Colorbond Custom orb roof sheeting
fixed to manufacturers specification
for N3 wind category. (9° pitch). 8m Height Limit
Selected Lineaboard cladding fixed
to manufacturers specification.
Colorbond slotted gutter, fascia
to match roofing. Fix to manufacturers
specification.
Ceiling Height
2550
Aluminum framed windows
Joinery
2100
to manufacturers specification.
Colorbond Custom orb roof sheeting
fixed to manufacturers specification
for N3 wind category. (15° pitch).
150sq HWD Timber Posts
Ceiling Height
2700
Joinery
2400 Rendered brick veneer
walls to engineers details.
Rendered 200 series blockwork
Aluminium framed sliding doors to wall to engineers detail.
manufacturers specifications. Natural Ground
WEST ELEVATION
Colorbond Custom orb roof sheeting
fixed to manufacturers specification
for N3 wind category. (9° pitch).
Selected Lineaboard cladding fixed
Colorbond slotted gutter, fascia to manufacturers specification.
to match roofing. Fix to manufacturers
specification.
Aluminum framed windows
Ceiling Height
to manufacturers specification.
2550
Joinery
2100
150sq HWD Timber Posts
Colorbond Custom orb roof sheeting
fixed to manufacturers specification
for N3 wind category. (15° pitch).
Rendered brick veneer
Ceiling Height
walls to engineers details.
2700
Joinery
2400
Aluminium framed sliding doors to
manufacturers specifications.
Approved framless glass pool fence
Natural Ground
to manufacturers specifications.
Min. 1200mm high. SOUTH ELEVATION
Rendered 200 series blockwork
wall to engineers detail.
C COPYRIGHT The Drawing and the design depicted on this sheet remains the property of Icon Building design. Reproduction in part or whole is prohibited unless written permission is obtained from Icon Building Design. Plans are design for use on the job address specified in the titleblock only.
Revision Schedule Client Name: The Property Clinic
Sheet Number: 06 Project Number:17-027
Revision Number Revision Description Revision Date Issued by Project Address: 25 Edward Street, Noosaville
4 DA Drawing Set 24/05/2017
Climate Zone: 2
5 DA Drawing Set 1.1 20/06/2017
Wind Category: To engineers spec.
Elevations
Email: [email protected]
website: www.iconbuildingdesign.com.au Project Issue Date: 20/06/2017 Project Status: Development Application Set 1.1 Scale: 1 : 100
Phone: 0488209840 Checked/Signed By Director: Bradley Hunt Drawn By: Aaron Waters QBCC LIC# 126221
Page 32
PROPOSED STREET PERSPECTIVES
C COPYRIGHT The Drawing and the design depicted on this sheet remains the property of Icon Building design. Reproduction in part or whole is prohibited unless written permission is obtained from Icon Building Design. Plans are design for use on the job address specified in the titleblock only.
PROPOSED OVERVIEW PERSPECTIVE
Revision Schedule Client Name: The Property Clinic
Sheet Number: 07 Project Number:17-027
Revision Number Revision Description Revision Date Issued by Project Address: 25 Edward Street, Noosaville
4 DA Drawing Set 24/05/2017
Climate Zone: 2
5 DA Drawing Set 1.1 20/06/2017
Wind Category: To engineers spec.
3D's
Email: [email protected]
website: www.iconbuildingdesign.com.au Project Issue Date: 20/06/2017 Project Status: Development Application Set 1.1 Scale:
Phone: 0488209840 Checked/Signed By Director: Bradley Hunt Drawn By: Aaron Waters QBCC LIC# 126221
Page 33
PROPOSED REAR PERSPECTIVES
C COPYRIGHT The Drawing and the design depicted on this sheet remains the property of Icon Building design. Reproduction in part or whole is prohibited unless written permission is obtained from Icon Building Design. Plans are design for use on the job address specified in the titleblock only.
Revision Schedule Client Name: The Property Clinic
Sheet Number: 08 Project Number:17-027
Revision Number Revision Description Revision Date Issued by Project Address: 25 Edward Street, Noosaville
4 DA Drawing Set 24/05/2017
Climate Zone: 2
5 DA Drawing Set 1.1 20/06/2017
Wind Category: To engineers spec.
3D's
Email: [email protected]
website: www.iconbuildingdesign.com.au Project Issue Date: 20/06/2017 Project Status: Development Application Set 1.1 Scale:
Phone: 0488209840 Checked/Signed By Director: Bradley Hunt Drawn By: Aaron Waters QBCC LIC# 126221
Page 34
LIVING/DINING/STAIRS
C COPYRIGHT The Drawing and the design depicted on this sheet remains the property of Icon Building design. Reproduction in part or whole is prohibited unless written permission is obtained from Icon Building Design. Plans are design for use on the job address specified in the titleblock only.
Revision Schedule Client Name: The Property Clinic
Sheet Number: 09 Project Number:17-027
Revision Number Revision Description Revision Date Issued by Project Address: 25 Edward Street, Noosaville
4 DA Drawing Set 24/05/2017
Climate Zone: 2
5 DA Drawing Set 1.1 20/06/2017
Wind Category: To engineers spec.
3D's
Email: [email protected]
website: www.iconbuildingdesign.com.au Project Issue Date: 20/06/2017 Project Status: Development Application Set 1.1 Scale:
Phone: 0488209840 Checked/Signed By Director: Bradley Hunt Drawn By: Aaron Waters QBCC LIC# 126221
Page 35
APPENDIX II – LANDSCAPING PLANS
Prepared by Anembo Consultants
[OCR of page images]
APPENDIX Il —- LANDSCAPING PLANS
Prepared by Anembo Consultants
The text continues on page 36.