Council archive · source document
Planning Report · MCU22/0058
Development Application
Planning Report
Material Change of Use for Dual Occupancy
situated at 6 Wyandra St, Noosa Heads (Lot 40 RP139776)
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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 ......................................................................................................................... 4
2.1 Site description .......................................................................................................................... 4
2.2 Surrounding land uses ................................................................................................................ 5
3.0 Proposed development details .......................................................................................... 6
4.0 Planning assessment .......................................................................................................... 8
4.1 Technical Compliance ................................................................................................................. 8
4.2 Building Design .......................................................................................................................... 8
4.3 Setbacks ..................................................................................................................................... 9
4.4 Works and Overlay Codes ........................................................................................................ 11
5.0 State assessment and other matters ................................................................................ 11
5.1 State interests .......................................................................................................................... 11
5.1.1 Matters established in the Planning Regulation ............................................................................ 11
5.1.2 State Planning Policy ...................................................................................................................... 11
6.0 Conclusion ....................................................................................................................... 12
Client Name: Forde Developments Pty Ltd
Prepared by: Will Koschade B.Reg.Urb.Plan RPIA
Version: 1
Date: 5 April 2022
This report is based on the QLD Government’s planning report template (Department of Infrastructure, Local Government
and Planning), which adopts a ‘report-by-exception’ approach. The planning report only discusses the key issues and
matters where a proposed development does not exactly meet the requirements of, or conflicts with, a planning scheme
or other planning instrument.
Disclaimer: While every care has been taken in preparing this report, Pivotal Perspective Pty Ltd accepts no responsibility
for decisions or actions taken as a result of any data, information, statement or advice, expressed or implied, contained
within. To the best of our knowledge, the content was correct at the time of publishing.
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1.0 Summary
1.1 Development application details
Proposed development: Dual Occupancy
Type of approval sought: Development Permit for Material Change of Use
Site address: 6 Wyandra St, Noosa Heads
Real property description: Lot 40 RP139776
Site area: 598.42m2
Assessment manager: Noosa Council
Owner details: Forde Developments Pty Ltd
Applicant details: Forde Developments Pty Ltd 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 2020
Zone: Medium Density Residential zone
Level of assessment: Code
Applicable overlays: Landslide Hazard Area (Moderate Hazard Area)
Applicable codes: Noosa Heads Local Plan Code
Medium Density Residential Zone Code
Dual Occupancy and Multiple Dwelling Code
Works codes
1.3 Referral agencies
Nil
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2.0 Site details
2.1 Site description
Table 1: Site description
Site Description
characteristic
Existing land use Dwelling House
Frontage and 29m to Wyandra St
access
19m to Safari St
Topography and The site slopes from the western to the eastern corner at a rate of ~12%.
views
Existing vegetation Garden shrubs and trees which is to be removed as part of the development
works with new landscaping to be reinstated as part of OPW.
Figure 1: Aerial view and site identification
Source: DA Mapping System
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2.2 Surrounding land uses
Table 2: Surrounding land uses
Surrounding land uses
East 18 Safari St - Dwelling House
South Safari St, dwelling houses.
West Wyandra St, Pinaroo Park (Environmental Conservation)
North 8 Wyandra St – Dwelling House
Figure 2: Zone Maps
Source: DA Mapping System
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3.0 Proposed development details
Table 3: Summary of development aspects
Material change of use
Building height 7.4m
Gross floor area (GFA) Total = 239.5m2 (39.5%)
Site coverage 224.9m2 (40%) Overall
Car parking 4 covered spaces
Site access Dual Access - Wyandra St & Safari St
The application proposes a dual occupancy, with the following features:
- 3 bedroom units with separate garages and street frontages
- Split level design with living and dining on the ground floor accessible from the garage and
bedrooms on the upper floor.
- 2 x double garages.
- Generous private open space and substantial landscaping.
- Good presentation to both frontages with regards to landscaped setbacks, front boundary
fence setbacks and articulated coastal design.
- The proposed site surface run-off is captured internally and discharge into the Council
stormwater infrastructure on Wyandra Street as the lawful point of discharge.
A copy of the proposed site plan is included below.
Figure 3: Proposed Site Plan
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Figure 4: Elevation Plan
Figure 5: Safari St Render
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Figure 5: Safari St Render
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4.0 Planning assessment
4.1 Technical Compliance
The proposed multiple dwellings meet the relevant key technical provisions of the Medium Density
Residential and Multiple Dwellings Codes, as described below, with further discussion provided
against the relevant Performance Solution thereafter.
Criteria The Noosa Plan 2020 Proposal Compliance
Site Details 6 Wyandra St – 599m2
Height 8m and 2 storeys 7.4m and 2 storeys Y
Site Cover 50% one level and 30% the other 224.9m2 (40%) Overall Y
GFA 0.4:1 (240m2) 0.4:1 (239.5m2) Y
Private Open Ground Level (25m2) >25m2 Y
Space
Setbacks Frontage - north (6m) Wyandra 4.5m to OMP, 5.4m to wall PO
Side
- east (1.5m – 2m) 3.3m, 6.0m Y
- south (1.5m – 2m) 1.5m, 2.0m Y
Frontage
- west (6m) Safari 6m Y
Wall length <15m 6m Y
Garages Garage doors facing the street are Different frontage Y
separated by 2m or staggered
Roof Form Width of parapet wall <50% of front No Parapets Y
Landscaping Pools and visitor carparking setback No pool or parking in front 2m Y
2m
40% landscaping with 60% of this to be
soft landscaping 349.5m2 (58.5%) – (more than 60% Y
soft)
Carparking and 2 covered and 1 additional 4 covered spaces Y
access Duplex and detached house allowed to Duplex able to reverse manoeuvre
exit local road in reverse onto Safari/Wyandra (local road)
Earthworks Cut or fill less than 1.5m <1.5m Y
Waste Storage Screened waste areas and located for Bin storage along the private areas of Y
transport to kerb with grade of <1:15 each unit + screened
Fencing Setback an avg of 1m and articulated Fencing setback an avg 1m with good Y
by stepping the design. landscaped setback along both
frontages
4.2 Building Design
The proposed dual occupancy design is finished with an attractive built form which addresses the
street and integrates with surrounding development on both Safari Street and Wyandra Street. The
design incorporates a mix of materials to add visual interest and take the form of separate buildings
(on each frontage) in accordance with the requirements of the Medium Density Residential Zone
code. This is achieved through variations in front façade where presenting to each frontage. The
design on the Safari Street frontage has a rectangular presentation whereas the façade along
Wyandra is substantially articulated and stepped. Softening is also provided via the elevated
landscaping which differs to that of the Safari Street façade.
The split-level design is to be finished with high quality landscapes and useable communal and open.
The development responds to the sloping land and is consistent with the relevant design outcomes
of the Noosa Heads Local Area Plan Code.
It is considered that the design contributes positively to the locality, enhances the streetscape, does
not dominate the streetscape and does not present as a large singly bulky development.
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4.3 Setbacks
The building projects into the northern front boundary setback on both the ground floor (small portion
of garage and section of dining room) and the upper floor (decks, roof eave, suspended planter), as
shown below (red shade).
The roof eaves and suspended planter assist in softening the building façade and provides depth
through stepped design and articulation. Where encroaching, the built form does not comprise of
square, unarticulated wall plane, and instead includes forward projecting elements to eliminate
building bulk and scale.
The proposed development offers an improvement to the existing development (dwelling house
currently built 3.8m from Wyandra Street frontage). It is also noted that the site is constrained by two
road frontages where Council would support a 4.5m setback where a dwelling house was proposed.
The development has a bulk and scale no different to that of the dwelling house and the
encroachments are limited to elements of the building that create depth and visual interest.
It is considered that the western façade (Wyandra frontage) presents well and contributes positively
to the streetscape. The development meets the performance outcomes pertaining to setbacks.
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4.4 Works and Overlay Codes
RECOR provides engineering plans and a stormwater design. A landscaping plan is also provided
as part of the proposal plans which includes landscaped area and some planting detail for screening
vegetation along the side boundaries and front setbacks. Further subsequent detail to be provided
as part of OPW.
It is noted that The Noosa Plan does not require manoeuvring of vehicles in a forward gear onto
local roads.
5.0 State assessment and other matters
5.1 State interests
5.1.1 Matters established in the Planning Regulation
Nil
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 Noosa Plan 2020 appropriately
integrates all SPP provisions, except for Natural Hazards, risk and resilience – coastal hazards – in
part. The application does not trigger assessment against for coastal hazards.
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6.0 Conclusion
This application seeks a Development Permit for Material Change of Use Dual Occupancy situated
at 6 Wyandra St, Noosa Heads. The use is a consistent code assessable development within the
Medium Density Residential Housing Zone. The assessment finds the design generally meets the
relevant Acceptable and Performance Outcomes.
The Planning Act 2016 prescribes that a code assessment must be carried out only—
(a) against the assessment benchmarks in a categorising instrument for the development
(The Noosa Plan 2020); and
(b) having regard to any matters prescribed by regulation.
Council, after carrying out the assessment—
(a) must decide to approve the application to the extent the development complies with all of
the assessment benchmarks for the development; and
(b) may decide to approve the application even if the development does not comply with
some of the assessment benchmarks; and
Examples—
1 An assessment manager may approve an application for development that does not comply with some of
the benchmarks if the decision resolves a conflict between the benchmarks.
2 An assessment manager may approve an application for development that does not comply with some of
the benchmarks if the decision resolves a conflict between the benchmarks and a referral agency’s
response.
(c) may impose development conditions on an approval; and
(d) may, to the extent the development does not comply with some or all the assessment
benchmarks, decide to refuse the application only if compliance cannot be achieved by
imposing development conditions.
Example of a development condition—
a development condition that affects the way the development is carried out, or the management of uses
or works that are the natural and ordinary consequence of the development, but does not have the effect
of changing the type of development applied for
The assessment finds the development generally complies with all Acceptable Outcomes of the
applicable codes. The Assessment Manager’s favourable consideration of the above development
application is therefore recommended.
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