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planning report 9 george · MCU25/0057
Development Application Planning Report
Material Change of Use for Dual Occupancy, associated Operational Works
and Reconfiguring a Lot (1 lot into 3 community title)
and DBW for Demolition
situated at 9 George Street, Noosaville
(Lot 8 on RP72243).
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Contents
Development Application Planning Report ..................................................................................... 1
1.0 Summary ............................................................................................................................. 3
1.1 Development application details ...................................................................................................3
1.2 Planning instrument details ..........................................................................................................3
1.3 Referral agencies ..........................................................................................................................3
2.0 Site details ........................................................................................................................... 4
2.1 Site description ............................................................................................................................4
2.2 Surrounding land uses ..................................................................................................................5
3.0 Proposed development details ............................................................................................. 6
4.0 Planning assessment ............................................................................................................ 8
4.1 Technical Compliance ...................................................................................................................8
4.2 Building Design ............................................................................................................................9
4.3 Sustainable Building Design Code .................................................................................................9
4.4 Reconfiguring a lot (1 lot into 3 lots) ........................................................................................... 10
4.5 Works and Overlay Codes ........................................................................................................... 11
4.6 Demolition ................................................................................................................................. 11
5.0 State assessment and other matters................................................................................... 12
5.1 State interests ............................................................................................................................ 12
Matters established in the Planning Regulation ........................................................................................... 12
State Planning Policy..................................................................................................................................... 12
6.0 Conclusion ......................................................................................................................... 12
Client Name: Palazzesi
Prepared by: Jack Lewis B.Sc Hons UNSW, M.Plan OTAGO MPIA MQELA
Version: 1
Date: 6 May 2025
This report is based on the QLD Government’s planning report template (Department of Infrastructure, Local
Government and Planning), which adopts a ‘report-by-exception’ approach. The planning report only discusses
the key issues and matters where a proposed development does not exactly meet the requirements of, or
conflicts with, a planning scheme or other planning instrument.
Disclaimer: While every care has been taken in preparing this report, Pivotal Perspective Pty Ltd accepts no
responsibility for decisions or actions taken as a result of any data, information, statement or advice, expressed
or implied, contained within. To the best of our knowledge, the content was correct at the time of publishing.
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1.0 Summary
1.1 Development application details
Proposed development: - Dual Occupancy;
- Associated Operational Works; and
- Community title subdivision.
Type of approval Development Permit for Material Change of Use
sought: Development Permit for Operational Works (Engineering,
Landscaping, Stormwater, Driveway and access and earthworks)
Development Permit for Reconfiguring a Lot (1 lot into 3 lots)
community title
Site address: 9 George Street, Noosaville
Real property Lot 8 RP72243
description:
Site area: 666m2
Assessment manager: Noosa Council
Cultural Heritage and Kabi Kabi First Nation Traditional Owners Native Title Claim Group
Native Title: - There are no Aboriginal or Torres Strait Islander cultural heritage
sites identified on the DATSIP database pertaining to this location.
Owner details: Jason Young
Applicant details: Jason Young c/- Pivotal Perspective Pty Ltd
1.2 Planning instrument details
State planning policy: State Planning Policy 2017
Regional plan: ShapingSEQ - SEQ Regional Plan 2023, urban footprint
Designation: designation.
Planning scheme: The Noosa Plan 2020
Zone: Medium Density Residential zone
Level of assessment: Code
Applicable overlays: Flood Hazard Overlay
Applicable codes: Noosaville Local Plan Code
Medium Density Residential Zone Code
Dual Occupancy and Multiple Dwelling Code
Works codes
Reconfiguring a Lot Code
1.3 Referral agencies
Nil
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2.0 Site details
2.1 Site description
Table 1: Site description
Site characteristic Description
Existing land use Dwelling house
Frontage and access 22.6m to George Street
Topography and views The site is generally level with heights around 1.7m AHD
Existing vegetation Scattered urban garden vegetation which will be removed as part of the development works.
Figure 1 - Aerial view and site identification
Figure 2 - View from George Street and on the site looking at the existing house
Figure 3 – Unitywater infrastructure
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2.2 Surrounding land uses
Table 2: Surrounding land uses
Surrounding land uses
North Units
South Units and some commercial uses on Mary Street
East Units
West Units
Figure 3 - Zone map
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3.0 Proposed development details
Table 3: Summary of development aspects
Material change of use
Building height 7.8m
Gross floor area (GFA) 0.39:1
Site coverage 39.32%
Car parking 4 spaces
Site access George St
The application proposes a dual occupancy, with the following features:
• Living spaces and garaging on the ground floor;
• 3 bedrooms on the upper level;
• Coastal architectural design feel including vertical and horizontal finishes, weatherboard
products and masonry finishes and a 5 degree pitched roof,
• Articulated elevations;
• Privacy between dwellings and neighbouring properties;
• Double garages and 2 uncovered parking spaces each side of the driveway as George Street
is a local road;
• Large outdoor living spaces;
• Generous private open space and substantial landscaping.
• Good presentation to the frontage with significant landscaped setbacks, front boundary fence
setbacks and articulated coastal design.
• Approval is also sought for Operational Works (Landscaping, Access, Car parking,
Earthworks, Stormwater)
• Reconfiguring a lot (1 lot into 3 lots) for community title.
A copy of the proposed site plan and 3D perspectives are included below.
Figure 4 – 3D Renders
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PIVOTAL
PERSPECTIVE
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Figure 6 - Proposed First Floor Plan
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4.0 Planning assessment
4.1 Technical Compliance
The proposed dual occupancy meets the relevant key technical provisions of the Medium Density
Residential and Multiple Dwellings Codes, as described below, with further discussion provided
against the relevant Performance Solution thereafter.
Criteria The Noosa Plan 2020 Proposal Compliance
Site Details 9 George St – 666m 2
Height 8m and 2 storeys 7.8m and 2 storeys Y
Site Cover 40% overall 39.32% Y
Plot Ratio 0.4:1 (266.6m2) 0.39:1 (265.9m2) Y
(GFA)
Private Open Ground Level (25m2) >100m2 Y
Space
Setbacks Frontage
- North (6m) 6.03m Y
Side
- North (1.5m – 2m) 1.53m/2m Y
- South (1.5m – 2m) 1.51m/2 Y
Rear (6m) 6.01m Y
Wall length <15m max 8m Y
Garages Garage doors facing the street Staggered Y
are separated by 2m or staggered
Roof Form Rooftop Terrace N/A N/A
Landscaping 40% of site (266.6m²) 47.25% (315m²) Y
With 60% of this to be soft 213m² (61%) Y
landscaping (159.6m²)
Carparking 2 covered and 1 additional 4 covered spaces plus 2 Y
uncovered on the driveway
Earthworks Cut or fill less than 1.5m Fill <1.5m Y
Waste Storage Screened waste areas and Bin storage near garages of Y
located for transport to kerb with each unit and screened from the
grade of <1:15 street
Fencing Setback an avg of 1m and Staggered fence Y
articulated by stepping the design.
Building design Asymmetrical design presentation Asymmetrical material palette Y
to the street and materials
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4.2 Building Design
The proposed dual occupancy design is finished with an attractive built form which addresses the
street and contributes positively to the surrounding development on George Street. The design
incorporates a mix of materials to add visual interest in accordance with the requirements of the
Medium Density Residential Zone code. This is achieved through variations in front façade and 5
degree pitch roof form and the use of timber and muted environmental colour tones. The façade is
well articulated and includes vertical and horizontal elements. The building scale is also
commensurate with surrounding development given it fully complies with all key development
parameters such as setbacks, plot ratio, site cover and landscaping open space.
The design appropriately considers the existing sewer infrastructure and does not impede access to
sunlight or overlook private open space of neighbouring properties, including the duplex to the south
and units to the north (adjoining both driveways). There are also appropriate setbacks to the units to
the west and fully complies with all setbacks and strategically places windows and doors to not
overlook the private open space of adjoining properties.
The proposal seeks to clear the two large existing trees on the site including the 8m high meleluca
at the rear of the site (ontop of an existing Unitywater sewer line) and a 20m+ high bluegum in the
front of the site. The size and location of the existing bluegum is not appropriate for the medium
density zone and considering the requirements for a central driveway, footpath and commensurate
landscaping is appropriate for the removal of this tree. The development also exceeds the minimum
landscaping requirement for the site, and as such matches in with the landscaped setting.
4.3 Sustainable Building Design Code
An assessment against the Performance Outcomes (PO8) of the Sustainable Building Design Code
is provided below
Performance Outcome Comment
orientates buildings and windows to The design includes a strategically located courtyard which opens to the
make the most of prevailing winds, living spaces and to the rear BBQ area and landscaped open space which
natural ventilation, and cross breezes; allows good flow through ventilation. POS, LOS and living areas allowing
for cross flow ventilation.
maximises shade to east and west walls; Eaves and the upper floor act to shade walls and the design of the
courtyard considers privacy and acts to shade that area.
contains an open and permeable built The living spaces and open directly to the private open space and
form that connects indoor and outdoor swimming pool.
spaces in an integrated design;
retains existing vegetation and natural Although not proposing to retain trees, the design proposes large plantings
shading where possible; along the frontage and rear of the site to allow for shading and a vegetated
presentation to the street. The proposal exceeds the required landscaping
and hence proposes extensive landscaping to court yards and LOS.
incorporates passive building design to The architecturally designed Dual occupancy faces north and has
reduce the need for auxiliary heating strategically placed openings, masonry walls and LOS to help with thermal
and cooling; comfort. The orientation design of the living spaces is so it can easily be
kept warm in winter and cool in summer
uses low toxic internal and A mix of low toxic internal and external materials are incorporated for the
external building materials; construction which will ensure long lasting design that does not require
regular maintenance.
uses natural light rather than artificial Natural light is provided through light wells and windows to the ground and
light, and may include skylights, atriums upper level.
and light wells;
provides a minimum floor to ceiling The design proposes a 2.7m floor to floor distance which will allow ceiling
height of 2.7 metres; and heights to meet this provision.
enables efficient operation and use of The design allows for medium density living and privacy to each of the
the building. dwellings, while also allowing for users to easily flow between the main
living and bedroom levels.
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4.4 Reconfiguring a lot (1 lot into 3 lots)
The proposal seeks a community title subdivision for 1 lot per dwelling and a small Lot 0 of common
property. The proposal complies with the Performance outcomes PO27 – PO29 for the following
reasons:
• The subdivision will occur once construction of the approved buildings is complete;
• The driveway and entry access are clear statements of design and
• The design provides amenity and convenience for the users;
• The dwellings are less than 100m from Thomas Street and Mary Thomas Street shopping
precincts where all services and facilities are located including to public transport;
• Is within a Medium Density Residential Zone;
• Appears as 2 dwellings to the street, not one large bulky dual occupancy;
• The proposal is only seeking a different tenure as in reality the building presents no different
to a building unit format plan with exclusive use areas;
• The dwelling and carparking can be accommodated onsite. In fact, 2 additional car spaces
are provided to that required by the code;
• Urban infrastructure will be provided;
• The proposal is in an urban environment and is not negatively impacting on any assessable
vegetation;
• The lots are generally rectangular in shape; and
• The proposal complies with LOS and POS requirements of the code and therefore by default
provides more than reasonable amenity for the residents.
Figure 7 – Subdivision Plan
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4.5 Works and Overlay Codes
Approval is sought for Operational Works with SCG providing engineering plans and a stormwater
design. A landscaping plan is also provided as part of the proposal plans which includes landscaped
area and some planting detail for screening vegetation along the side boundaries, front and rear
setbacks.
Figure 8 – Landscaping and Engineering Plans
Carparking is provided within 2 double garages and given George Street is a local road the vehicles
are not required to manoeuvre on site and as such 2 uncovered car spaces each side of the
driveway could be located.
Figure 4 - Road hierarchy - local road and Survey with demolition plan
The site is affected by the Flood Hazard Overlay and as such requires the development to meet a
minimum floor level. The proposed FFL is 2.7m AHD for flood immunity and the site is filled with
around 1m of material to maintain immunity around the building. The neighbouring properties are
also filled and therefore no negative impacts on overland flow will occur.
4.6 Demolition
The application also proposes the demolition of the existing two storey house and existing trees on
the site. Appropriate conditions are to be included as part of the Development Permit.
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5.0 State assessment and other matters
5.1 State interests
Matters established in the Planning Regulation
Nil
State Planning Policy
The SPP includes assessment benchmarks that may be applicable where a local government
planning scheme does not adequately reflect the SPP. The Noosa Plan 2020 appropriately
integrates all SPP provisions, except for Natural Hazards, risk and resilience – coastal hazards – in
part. The application does not trigger assessment against the State Development Assessment
Provisions for coastal hazards.
6.0 Conclusion
This application seeks a Development Permit for Material Change of Use Dual Occupancy,
associated Operational Works (Landscaping, Access, Car parking, Earthworks, Stormwater) and
Reconfiguring a lot (1 lot into 3 lots) for community title and Development Permit for Building Works
(Demolition), situated at 9 George Street, Noosaville.
The use is a consistent code assessable development within the Medium Density Residential
Housing Zone. The assessment finds the design meets the relevant Acceptable and Performance
Outcomes. The Planning Act 2016 prescribes that a code assessment must be carried out only —
(a) against the assessment benchmarks in a categorising instrument for the development (The Noosa Plan 2020); and
(b) having regard to any matters prescribed by regulation.
Council, after carrying out the assessment—
(a) must decide to approve the application to the extent the development complies with all of the assessment benchmarks for the
development; and
(b) may decide to approve the application even if the development does not comply with some of the assessment benchmarks;
and
Examples—
1 An assessment manager may approve an application for development that does not comply with some of
the benchmarks if the decision resolves a conflict between the benchmarks.
2 An assessment manager may approve an application for development that does not comply with some of
the benchmarks if the decision resolves a conflict between the benchmarks and a referral agency’s
response.
(c) may impose development conditions on an approval; and
(d) may, to the extent the development does not comply with some or all the assessment benchmarks, decide to refuse the
application only if compliance cannot be achieved by imposing development conditions.
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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