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Development Assessment Report
DEVELOPMENT ASSESSMENT REPORT
DEVELOPMENT APPLICATION FOR MATERIAL CHANGE OF USE FOR A
MULTIPLE DWELLING
31 BOTTLEBRUSH AVENUE, NOOSA HEADS QLD 4567
LOT 136 ON RP88934
File Number: 20281 March 21
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PROJECT URBAN – 20281 March 21
DOCUMENT INFORMATION
Project number: 20281
Report prepared for: Camtegan Pty Ltd
DOCUMENT CONTROL
Revision # Date Prepared by Reviewed by Authorised by
Draft 24/02/2021 Thomas Hadden Mick Sheppard Mick Sheppard
Final 26/02/2021 Thomas Hadden Mick Sheppard Mick Sheppard
COMPANY DETAILS
Project Urban Pty Ltd
Suite 1 Corner Surf Road & Gardak Street
Alexandra Headland Qld 4572
Tel: 07 5443 2844
Email: [email protected]
Disclaimer Statement
Project Urban Pty Ltd retains ownership and copyright of the contents of this document including drawings, plans, figures and other work
produced by Project Urban Pty Ltd. This document is not to be reproduced in full or any part, unless separately approved by Project Urban Pty
Ltd. The client may use this document only for the purpose of which it was prepared. No third party is entitled to use or rely on this document.
This report is based on our opinion of the town planning issues that arise from the statutory provisions relating to this site. Comments and
conclusions in or construed from this report relating to matters of law are not to be relied upon. You should only rely upon the advice of your
professional legal advisors with respect to matters of law. This report is provided on the basis that our standard Terms and Conditions apply.
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Material Change of Use for a Multiple Dwelling – 4 Units
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TABLE OF CONTENTS
1.0 APPLICATION SUMMARY................................................................................................... 4
2.0 INTRODUCTION ................................................................................................................ 5
3.0 SITE DESCRIPTION ............................................................................................................. 6
3.1 SUBJECT SITE ................................................................................................................................................ 6
3.2 SURROUNDING LAND USES ...................................................................................................................... 6
4.0 PROPOSED DEVELOPMENT ................................................................................................ 8
5.0 SUPPORTING DOCUMENTATION ..................................................................................... 12
5.1 ARCHITECTURAL PLANS ........................................................................................................................... 12
5.2 GEOTECHNICAL ASSESSMENT ................................................................................................................. 12
5.3 LANDSCAPE CONCEPT PLANS ................................................................................................................. 12
5.4 STORMWATER MANAGEMENT PLAN ..................................................................................................... 12
6.0 STATE PLANNING INTERESTS .......................................................................................... 13
6.1 STATE PLANNING REGULATORY PROVISIONS ...................................................................................... 13
6.2 SOUTH EAST QUEENSLAND REGIONAL PLAN 2017 ............................................................................. 13
6.3 STATE PLANNING POLICY ........................................................................................................................ 13
6.4 SCHEDULE 10 OF THE REGULATION ....................................................................................................... 13
6.5 SCHEDULE 11 OF THE REGULATION ....................................................................................................... 13
7.0 PLANNING SCHEME......................................................................................................... 14
7.1 DEFINITION................................................................................................................................................. 14
7.2 LEVEL OF ASSESSMENT............................................................................................................................. 14
7.3 OVERLAYS ................................................................................................................................................... 14
7.4 LOCAL PLAN ............................................................................................................................................... 14
7.5 ZONE CODE ................................................................................................................................................ 15
7.5.1 ALTERNATIVE SOLUTIONS ................................................................................................................... 17
7.6 DEVELOPMENT CODES ............................................................................................................................. 20
7.6.1 ALTERNATIVE SOLUTIONS ................................................................................................................... 21
7.7 PLANNING SCHEME CONFLICTS ............................................................................................................. 22
8.0 CONCLUSION .................................................................................................................. 23
ATTACHMENT 1 – Planning Scheme Code Assessment prepared by Project Urban
SUPPORTING DOCUMENTATION
Architectural Plans prepared by K Architecture
Geotechnical Assessment prepared by Tectonic Environmental and Geotechnical Engineers
Landscape Concept Plans prepared by Project Urban
Site Based Stormwater Management Plan, prepared by Empire Engineering
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PROJECT URBAN – 20281 March 21 1.0 APPLICATION SUMMARY SITE DETAILS Address 31 Bottlebrush Avenue, Noosa Heads, QLD 4567 Real Properly Description Lot 136 on RP88934 Land Area 505.56m2 Local Authority Noosa Council Registered Landowner Camtegan Pty Ltd Current Use Dwelling House PLANNING SCHEME DESIGNATIONS Planning Scheme Noosa Plan 2020 Local Plan Area Noosa Heads Local Plan Area Zone High Density Residential Zone Overlays • Landslide Hazard Overlay (Moderate Hazard Area) APPLICATION DETAILS Applicant Camtegan Pty Ltd Application Type Development Permit for Material Change of Use Proposal Multiple Dwelling – 4 Units Level of Assessment Code Assessable Referrals Not applicable PROJECT TEAM Town Planning & Landscape Project Urban Architecture K Architecture Geotechnical Engineer Tectonic Geotechnical and Environmental Engineers Stormwater Management Empire Engineering Development Assessment Report Page 4 of 25 Material Change of Use for a Multiple Dwelling – 4 Units 31 Bottlebrush Avenue, Noosa Heads QLD 4567
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PROJECT URBAN – 20281 March 21 2.0 INTRODUCTION This Development Assessment Report has been prepared to support a Development Application for Material Change of Use for Multiple Dwellings (4 Units) on behalf of Camtegan Pty Ltd. The subject site is situated at 31 Bottlebrush Avenue, Noosa Heads, QLD 4567 and is legally described as Lot 136 on RP88934. In the Noosa Plan 2020, the site is located in the Noosa Heads local plan area and the High density residential zone. In accordance with the applicable tables of development assessment the proposal is identified as being code assessable. The purpose of this report is to describe the characteristics of the site and surrounding land uses, detail the proposed development and provide an assessment against the applicable planning provisions. Our assessment of the development has found that the proposal complies with all applicable planning provisions. The only aspects of the development that rely on alternative solutions to achieve compliance with Performance Outcomes are those of front setbacks, rear setbacks and provision of communal open space. Our assessment in section 8.6.1 of this report has found that the alternative solutions proposed achieve the relevant Performance Outcomes. This report should be read in conjunction with the accompanying cover letter, DA Form 1 and other supporting documentation. Development Assessment Report Page 5 of 25 Material Change of Use for a Multiple Dwelling – 4 Units 31 Bottlebrush Avenue, Noosa Heads QLD 4567
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3.0 SITE DESCRIPTION
3.1 SUBJECT SITE
The subject site is situated at 31 Bottlebrush Avenue, Noosa Heads, QLD 4567 and is legally described as Lot
136 on RP88934. The subject site includes a singular regularly shaped allotment which has a total lot area of
505.56m2 and has an approximate road frontage to Bottlebrush Avenue of 15m.
The site is improved by an existing two (2) storey dwelling. The site is free of any significant vegetation
mapped by the Council and State government and is generally domestic in character and size.
The site grades from the rear of the site towards Bottlebrush Avenue with the elevations ranging from
approximately 38m to 31.5m AHD in accordance with Council’s contour mapping.
An aerial photo of the site is shown in Figure 1 below:
Figure 1: Aerial Photo of Subject Site (Source: NearMap)
3.2 SURROUNDING LAND USES
The subject site is located to the north of Noosa Junction. The site is included within an emerging high density
residential precinct just to the north of the mapped Major Centre which currently consists of a variety of
retails uses and centre activities. Beyond the immediate surrounding uses, the following uses are relevant:
North – Predominately single dwelling houses;
South – Car park to the rear of the shops, offices and cinema addressing Sunshine Beach Road which form
part of Noosa Junction District Centre;
East – Predominately dwelling houses;
West – a mix of dwellings and multiple dwelling units.
The location and context of the site within Noosa Heads is shown in Figure 2 below:
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SUBJECT SITE
Figure 2: Site Location and Context, Street-Directory (Source: http://www.street-directory.com.au/)
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4.0 PROPOSED DEVELOPMENT
This application seeks a Development Permit for a Material Change of Use for Multiple Dwellings (4 units).
The proposed development will be established in accordance with the accompanying Architectural Plans and
the other enclosed supporting documentation.
UNIT SIZE & MIX
The proposed development comprises 2 x 2 bedroom units and 2 x 3 bedroom units. Three (3) of the
proposed units have a gross floor area of less than a 100m2 and comply with the Council’s definition of a
small dwelling and as such, the Noosa Plan allows for the development to benefit from additional site cover
and plot ratio.
BUILT FORM
As the architectural plans illustrate, the proposal has 3 storeys and complies with the maximum building
height of 12m above original natural ground level. A partial basement is provided below the units.
The building has a site cover of 5.5% at ground level, 35.2% at first floor level, 27.9% at second floor level
and 22.1% at third floor level. This proposed site cover complies with the 45% permitted by the Noosa Plan.
The proposal has a total gross floor area of 379m2 which equates to a plot ratio of 75% which is consistent
with that allowed by the Noosa Plan for developments comprising small dwellings.
Figure 3: Proposed Site Plan (Source: K Architecture)
The boundary setbacks of the building increase with the height of the building. At the front of the building
the respective setbacks at first, second and third floor levels are 6m, 7m and 8.025m respectively to the outer
most projection.
Along the side boundaries the minimum setbacks to the building walls are 2m at first and second floor level
and 2.5m on the third floor. Sunhoods to the windows extend slightly into these side boundary setbacks but
as these provide shading to the building, add to the variety and interest of the elevations and will not result
in overshadowing or overlooking it is considered that these minor variations are acceptable.
The building wall is setback 6m from the rear boundary on the first and second floor levels and then increases
to 8m on the third level. On the second floor, privacy screens extend marginally into the setback while the
deck and pergola roof extend approximately 2m into the preferred 8m setback on level 3. The architect has
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used lightweight materials and screening to minimise the impacts of the upper deck on the bulk and scale
of the building and reduce the potential for overlooking of the property to the rear. It is also important to
note that as a result of the topography of the area, the third floor level of the building will only be 3-6m
above the ground level of the site adjoining the rear boundary and as such, will be perceived as a second
storey from this adjoining property.
The proposal also includes a small communal pool which has a 1.5m setback to the front boundary.
Each unit has been provided with generous private open space areas, with the two (2) units on level 1 having
a 25m2 deck at the front and a 22m2 private terrace to the rear. The units on levels 2 and 3 are provided with
decks in excess of 50m2 to the front in addition to rear decks of 7m2. The proposal includes a communal pool
and landscaped pod within the front setback on the ground level, as per the attached landscape concept
plans. Overall, the proposal will have an attractive landscape setting that will make a positive contribution to
the streetscape of Bottlebrush Avenue.
The proposal has an attractive architectural design that is sympathetic to the character of Noosa but more
specifically that of Noosa Heads. The design incorporates the use of building materials including pre-finished
timber cladding, rendered and painted white masonry walls, vertical batten fins – white powder coat/timber
look and grey stained timber vertical battens. The proposal includes a lightweight pergola roof to the upper
storey and generous landscape planting. The proposal achieves a high level of articulation through steps in
façade, sloping roof and variation in building materials and architectural treatment and as such, comprises a
high quality design that appropriately responds to the character, environment and amenity of the local area.
Figure 4: Proposed Front Elevation (Source: K Architecture)
LANDSCAPING
Landscaping treatments to soften the built form of the proposed development are provided in accordance
with the enclosed Landscape Concept Plans prepared by Project Urban. Landscaping is proposed to
Bottlebrush Avenue as per the above, in addition to a range of planting within the proposed setbacks. The
proposal has been provided with a range of planter boxes on the upper levels, to help reduce the bulk and
scale through the greening of the building.
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As per Figure 5 below, the landscape design has been carefully thought out with a 1.5m landscape buffer to
Bottlebrush Avenue with a Pandanus as a feature tree to establish the coastal character of the building. In
addition to the abovementioned landscaping, the design includes a large rear buffer planting area with two
(2) native shade trees in the corners of the lot. The landscape design seeks to provide an aesthetically
pleasing, safe, comfortable and functional environment for future residents.
Figure 5: Landscape Concept Design (Source: Project Urban)
ACCESS AND PARKING
The development proposes a single driveway crossover to Bottlebrush Avenue. The proposal includes six (6)
resident car parking bays and four bays for electric vesper scooters in the semi basement. The applicant
intends to provide each new owner with an electric vesper scooter as part of the sale of the property. A visitor
car park and a turning space are located at the front of the building within the front setback. These car parks
and more broadly the car parking area have been designed to comply with the relevant standards.
Pedestrians will be able to access the building via the gate and pedestrian pathway located on the southern
boundary. This pathway has been designed as an entry arbour to create an attractive, landscaped entrance
to the building.
SERVICING
A waste bin enclosure is provided on the northern side of the driveway. This enclosure is setback from the
road and will be screened from Bottlebrush Avenue by landscaping. The bins will be serviced from the
kerbside of the Bottlebrush Avenue.
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INFRASTRUCTURE
The development will be connected to all essential urban infrastructures. The proposal is for infill
development within a well-established and well serviced locality therefore maximising the efficient use of
existing infrastructure. All works and connections to infrastructure will be undertaken in accordance with the
applicable Works Codes and service provider requirements.
SUSTAINABILITY
The applicant has sought to maximise the sustainability elements of the development by including the
following:
• solar panels to provide electricity to the units and communal areas including the pool;
• providing electric vespers scooters and parking bays for each of the units;
• providing an electrical charging point for vehicles; and
• designing the building in accordance with the key design principles set out in the Council’s
Sustainable Building Design Code.
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PROJECT URBAN – 20281 March 21 5.0 SUPPORTING DOCUMENTATION 5.1 ARCHITECTURAL PLANS Proposal plans have been prepared by K Architecture and are included in the supporting documents. The plans include Contents and Development Statistics, Site Plan, Floor Plans, Elevations, Sections, Site Cover Analysis, Plot Ratio Analysis, Landscape and Private Open Space Plan and Exterior Finishes Palette. The plans demonstrate an architectural form that is appropriate for the proposed use as well as the site’s zoning, location and context. The proposal has been designed to reduce the bulk/scale of the building to ensure that it makes a positive contribution to the streetscape of Bottlebrush Avenue. The plans also demonstrate generous landscape areas and planter boxes. 5.2 GEOTECHNICAL ASSESSMENT A Geotechnical Assessment has been undertaken to support the development application by Tectonic Geotechnical and Environmental Engineers. The assessment finds that the site is located on a south-west facing sand dune which slopes down towards to the street. Slopes across the site are approximately 10 - 12 degrees. The assessment concludes that subject to the implementation of the recommendations in the report, there would be a low risk of global slope instability affecting the proposed unit development. 5.3 LANDSCAPE CONCEPT PLANS Landscape Concept Plans prepared by Project Urban are enclosed. The plans demonstrate a landscape design that will create an attractive setting for the building and soften its built form. The plans include a range of buffer planting within all setbacks in addition to the 1.5m landscape pod between the front boundary and communal pool. This design will reflect the coastal character of Noosa Heads while supporting the architectural design of the proposal. 5.4 STORMWATER MANAGEMENT PLAN A Stormwater Management Plan prepared by Empire Engineering is attached. The management plan identifies stormwater quality and quantity management measures and also nominates the lawful point of discharge. The report recommends that stormwater runoff will continue to discharge into the Bottlebrush Avenue kerb and channel in accordance with Council’s discharge flow rates of maximum 25l/s. Detention will be incorporated in the post-development scenario for the minor events that will discharge to kerb and channel. Development Assessment Report Page 12 of 25 Material Change of Use for a Multiple Dwelling – 4 Units 31 Bottlebrush Avenue, Noosa Heads QLD 4567
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6.0 STATE PLANNING INTERESTS
6.1 STATE PLANNING REGULATORY PROVISIONS
The Planning Regulation 2017 (the Regulation) prescribes Assessment Benchmarks that the application must
be carried out against, which are additional or alternative to the Assessment Benchmarks contained in the
local planning instruments.
These Assessment Benchmarks are prescribed as being contained in:
• The SEQ Regional Plan, to the extent it is not appropriately integrated into the Planning Scheme;
• Part E of the State Planning Policy, to the extent it is not appropriately integrated into the Planning
Scheme;
• Schedule 10 of the Regulation; and
• Schedule 11 of the Regulation.
An assessment of the relevant provisions contained in the above planning instruments and the schedules of
the Regulation are provided in the following sections of this report.
6.2 SOUTH EAST QUEENSLAND REGIONAL PLAN 2017
The site is subject to the South East Queensland Regional Plan. Section 2.2 of the Noosa Plan 2020 confirms
that the planning scheme appropriately advances the South East Queensland Regional Plan 2017 and as such,
no further assessment against this document has been undertaken.
6.3 STATE PLANNING POLICY
The State Planning Policy (SPP) defines the Queensland Government’s policies about matters of state interest
in land use planning and development. The SPP only applies to development assessment if the Planning
Scheme has not yet appropriately integrated the SPP. If there is a discrepancy between a local planning
scheme and a SPP, then what is outlined in the SPP overrides the Planning scheme.
The Noosa Plan 2020 came into effect on 31 July 2020. Under section 2.1 of the Plan, it is specified that it
appropriately integrates all matters in the SPP, with the exception of Coastal Hazards.
As the subject site is not impacted by Coastal Hazards, those elements of the SPP that are relevant to this
development are appropriately addressed in the current Noosa Plan and as such, no further assessment has
been undertaken against the SPP.
6.4 SCHEDULE 10 OF THE REGULATION
A review of Schedule 10 identifies that the development does not comprise prohibited development and
does not trigger referral agency assessment.
6.5 SCHEDULE 11 OF THE REGULATION
Schedule 11 provides assessment benchmarks for development in koala priority areas not interfering with
koala habitat and development in koala broad-hectare areas. Schedule 11 does not apply to the proposed
development.
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7.0 PLANNING SCHEME
In the Noosa Plan 2020, the site is included within the Noosa Heads local plan area and the High density
residential zone. An assessment of the applicable provisions of Noosa Plan has been undertaken below.
7.1 DEFINITION
The proposed development is defined under the planning scheme as:
“ Multiple Dwelling” – a residential use of premises involving 3 or more dwellings, whether attached or
detached, for separate households.
Comment: The proposed development will be established in accordance with the above definition.
7.2 LEVEL OF ASSESSMENT
In accordance with the relevant tables of assessment, the proposal is subject to Code Assessment.
7.3 OVERLAYS
The only overlay affecting the site is the Landslide hazard area. As shown below the northern and southern
portions of the site are mapped as having moderate landslide hazard potential.
Overlay Comment
Landslide Hazard Area
A Geotechnical assessment has been undertaken
and is included in the documents supporting the
development application. The assessment
addresses the relevant and applicable matters
and confirms that with the implementation of the
measures recommended in the report, the risk of
slope instability is low.
7.4 LOCAL PLAN
The site forms part of the Noosa Heads local plan area. An assessment of the performance outcomes and
acceptable outcomes of the Noosa Heads local plan code is included in Attachment 1.
An assessment of the Overall Outcomes of the Noosa Heads local plan area code has been undertaken and
has found that the proposal complies with and advances these outcomes for the following reasons:
• The subject site is located within the Urban Boundary;
• The proposed development will not detract from the visual and landscape values of Noosa Hill and
will be consistent with the existing pattern of urban development within the local area;
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• The proposal will not impact on the keys views of Noosa Hill;
• The proposal will provide additional residential accommodation that will add to the diversity of
housing in the local area by providing predominately small dwelling units;
• The proposal includes a high quality design, reflecting the contemporary sub-tropical building and
landscape character of Noosa Heads and responds to the topography of the site;
• The proposal has been designed to respect the scale and density of development sought by the
Noosa Plan in this location; and
• The proposal increases the density of development within close proximity to Noosa Junction and will
allow future residents to enjoy both a high level of residential amenity and convenience to urban
services and recreational activities.
A detailed assessment of the proposal against the Performance and Acceptable outcomes has been
undertaken and the proposal has been found to be compliant with all the relevant Acceptable outcomes.
Please refer to the detailed Code Assessment in Attachment 1 for further details.
Comment: Overall the proposal is considered to comply with the relevant Overall, Performance and
Acceptable outcomes in the Noosa Heads local plan code.
7.5 ZONE CODE
The site is included within the High density residential zone. An assessment of the Overall Outcomes in the
High density residential zone code is included below:
Overall Outcomes Comment
(a) High density residential neighbourhoods are Complies - The development proposes a multiple
predominantly home to permanent residents. dwelling.
(b) The character of high density residential Complies – the proposal provides high density
neighbourhoods varies due to factors such as residential accommodation at scale that is
proximity to beaches, the Noosa River, centres, consistent with Council expectations for the zone
topography, availability of views, the established and in keeping with the character and appearance
vegetated character, the age of development and of the local area.
open space provision.
(c) The distinct look and feel of existing residential Complies - The development proposes an attractive
neighbourhoods is retained, and development architectural design and landscape outcome that
makes a positive contribution to the streetscape by will ensure the proposal positively contributes to the
maintaining the predominant character of the area streetscape and provides high levels of amenity for
and providing well designed buildings and residents within, and adjoining, the development.
landscaping. The proposal fosters casual surveillance which will
maximise the safety of semi-public and public
spaces.
(d) New uses are located, designed and managed Complies - the proposal seeks a consistent
to be compatible with surrounding uses. low/medium rise development which is a similar
scale to that of other approved and constructed
multiple dwellings in the high density residential
zone.
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Overall Outcomes Comment
(e) The intrusion of incompatible uses, or uses Not Applicable – the proposal seeks Multiple
which are more appropriately accommodated in dwellings.
other zones is avoided to protect land for higher
density attached housing.
(f) Multiple dwellings of various sizes and some Complies – as the proposal comprises three (3)
communal housing models, to the exclusion of dual small dwelling units and one (1) regular unit it will
occupancy and dwelling houses, are provided to add to the range of housing options within the local
meet the needs of different households. area.
(g) Development caters for both the current and Complies – the proposal seeks two (2) 2 bedroom
projected demographic, economic and social units and two (2) 3 bedroom units. These units will
profile of the area, including one and two-person be provided with lift access and compliant disability
households, households on low to moderate access throughout the car park. These measures will
incomes and residents with reduced mobility. ensure that the proposal will support the current and
future needs of the population.
(h) Small multiple dwellings are integrated within Complies – the proposal includes three (3) small
the high density residential built form to increase multiple dwelling units and will therefore add to
housing choice. variety of housing available locally.
(i) Home-based businesses allow residents to Not Applicable – the proposal seeks to establish
operate discreet businesses which are compatible multiple dwellings.
with high density living and the residential
character and amenity of the surrounding area.
(j) Short-term visitor accommodation is Not Applicable – the proposal seeks to establish
predominately provided through well-established multiple dwellings.
resorts and holiday units.
(k) Development maintains a high level of Complies - the proposal includes a number of
residential amenity having regard to traffic, noise, architectural elements and has located key living
dust, odour, lighting and other locally specific areas to ensure that residents within, and adjoining,
impacts. the site will enjoy a high level of amenity.
(l) Development provides for an efficient pattern Complies – by increasing residential density in an
of land use and infrastructure that creates existing urban area that is in close proximity to
walkable and legible residential neighbourhoods Noosa Junction, the proposal will contribute to an
that integrate with active transport networks and increasingly efficient land use pattern, maximise the
are well connected to activity centres, employment use of existing infrastructure and transport networks
nodes, open space and recreational areas, and support the services and facilities available
community facilities and educational within the District Centre.
opportunities.
(m) Development is supported by appropriate Complies: The proposal is for infill development and
infrastructure and essential services and does not will therefore maximises the efficient use of existing
adversely impact on the continued operation, infrastructure.
viability and maintenance of existing infrastructure
or compromise future provision of planned
infrastructure.
(n) Development responds to land constraints Complies: the proposal has been designed to
including topography, bushfire and flood. respond to the topography of the site and the
Geotechnical report submitted with the application
confirms that the risk of landslide hazard is low.
(o) Natural features such as creeks, gullies, Complies: There are no natural features on the site
waterways, wetlands, vegetation and bushland are that warrant protection.
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Overall Outcomes Comment
retained and protected from the impacts of
development and any unavoidable impacts are
minimised through location, design, operation and
management requirements.
(p) Native vegetation between buildings and in the Complies: the landscape plant palette includes
public realm enhances the amenity and supports native vegetation that will enhance the public realm
local wildlife. and creative an attractive setting along the property
boundaries.
A detailed assessment of the proposal against the relevant Performance and Acceptable outcomes in the
Zone Code has been undertaken and is included in Attachment 1. The assessment has identified that the
proposal complies with all the relevant Acceptable outcomes except for some of the minimum setbacks set
out in AO9.1, AO9.2 and AO17.1 alternative solutions are discussed below.
7.5.1 ALTERNATIVE SOLUTIONS
Acceptable Outcomes AO9.1 and AO9.2 – Building Setbacks
AO9.1 and AO9.2 read as follows:
AO9.1
“Buildings and structures meet the following minimum boundary setbacks:
(a) For frontages:
(i) first and second storeys— 6 metres
(ii) third storey and thereafter—10 metres
(b) Side boundaries—
(i) 1.5 metre setback up to 4.5 metres height;
(ii) 2 metres setback between 4.5 metres and 7.5 metres height; and
(iii) 2 metres plus 500 millimetres for every 3 metres above 7.5 metres
height or part thereof
(c) Rear boundary
(i) first and second storeys—6 metres
(ii) third storey and thereafter— 8 metres”
AO9.2
“ The front 6 metres of the property is landscaped open space, provided that uncovered
visitor parking, or swimming pools protruding no more than 1 metre above the ground
level, can be as close as 2 metres from the front boundary” .
The proposal complies with these minimum setbacks except in the following cases:
• part of the front deck on the third level encroaches approximately 2m into the preferred
minimum 10m setback to the front boundary;
• the rear deck on the third level extends approximately 2m into the preferred minimum 8m
setback to the rear boundary.
In both these instances the actual habitable dwelling line complies with the acceptable
outcome.
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• Sunhoods encroachment marginally into the preferred side setbacks;
• the communal swimming pool encroaches 0.5m into the preferred 2m set back to the front
boundary.
Given the non-compliances with AO9.01 an AO9.2 compliance with the overarching Performance Outcome,
PO9, is discussed below.
PO9 reads as follows:
“ Buildings and structures are designed and sited to:
a) provide a high level of amenity to users of the subject site and adjoining premises,
including provision of visual and acoustic privacy;
b) not unreasonably obstruct views or cause overlooking of private open space or
habitable areas of adjoining premises;
c) provide adequate distance from adjoining land uses;
d) preserve existing vegetation that will help buffer development;
e) allow for space and landscaping to be provided between buildings including adequate
area at ground level for landscaping with trees, shrubs, outdoor living and utilities;
f) be consistent with the predominant character of the surrounding area; and
g) protect the natural character and avoid adverse impacts on ecologically important
areas such as national parks, waterways and wetlands.
Comment: The proposal is considered to be consistent with PO9 for the following reasons:
• the proposal includes a number of measures to create a high level of amenity for residents within
and adjoining the site. These measures include full height privacy screens on the decks at the rear of
the building;, privacy screening along the side of the front deck for the third floor unit; planter boxes
at the front of the unit on the second level and landscaping along the side, rear and front boundaries;
• as the application site is well below the property adjoining the rear boundary and the rear portion
of the proposed building is significantly lower than the maximum 12m height limit for the site, its
third level will be perceived as a second storey from this property. Given this relationship, it is relevant
to note that AO9.1 seeks a minimum 6m setback for the first and second levels of buildings and the
proposal is compliant with this requirement. Finally it should also be noted that the walls along the
side of the rear third floor deck will provide privacy to the properties either side of the application
site. As a result of all these factors, it is considered that the proposed encroachment into the rear
setback will not result in any material overshadowing or overlooking of the properties at the rear of
or beside the application site;
• given the location and minor nature of the proposed non compliances relative to the height and
scale of development permitted on the site it is considered that it will not have any adverse impacts
on local views;
• the front of the site looks towards a car park and across Noosa Junction and as such, the reduced
front setback on the upper floor of the building will not result in overlooking in this direction;
• given the topography of the local area, the height of the building relative to the adjoining sites and
the proposed setbacks on the lower level of the building, it is considered that there are adequate
separation distances to the adjoining residential uses;
• there is no existing vegetation on the site that has value and can practically be retained so the
application includes a landscape concept plan to demonstrate how the proposal will integrate with
the existing character of the local area and provide suitable landscape buffers to the adjoining
properties;
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• the scale and density of the proposal remains consistent with Council expectations for the site, has
been designed to respond to the topography of the site and be sympathetic to the character of the
local area;
• the proposal uses a range of architectural treatments that are consistent with the sub-tropical coastal
theme of Noosa and designed to reduce the bulk and scale of the proposal. These measures include
a lightweight pergola roof above the decks on the third floor level to soften the bulk of the roofline
in these locations;
• the communal swimming pool has been setback behind a generous landscaping buffer which
includes two (2) medium/large sized trees. The proposed landscaping will create an attractive
frontage to the street that will help to integrate the pool into the overall appearance of the
development.
Based on the reasons provided above, the proposed setbacks are considered to comply with PO9 of the High
Density Residential Zone Code.
Acceptable Outcome AO17.1 – Communal Outdoor Recreation Space
AO17.1 reads as follows:
“Communal outdoor recreational facilities including swimming pools, spas and sports courts
are:
a) setback at least 12 metres from the boundary of land in a residential zone and creened
by a 5 metre wide buffer densely planted with trees and shrubs including species from
1 metre to 8 metres in height; or
b) located internally to the arrangement of buildings on the site; and
c) not used between the hours of 9:00pm and 6:30am the following day
As the proposed pool does not satisfy the minimum setback of 12m from the boundary to the adjoining
residential properties and a 5m wide densely planted buffer of trees and shrubs has not been provided,
assessment against PO17 has been undertaken.
PO17 reads as follows:
“ Development, including mechanical plant, vehicle manoeuvring and communal outdoor
recreation uses:
a) do not have an adverse effect on the amenity enjoyed by users of adjacent or nearby
premises through emission of noise, light, fumes or smoke;
b) do not cause unreasonable disturbance to local fauna through light or smoke
emissions” .
Comment: The proposal is considered to be consistent with PO17 for the following reasons:
• as the application site is only 15m wide it is not possible to achieve a 12m setback from both
adjoining residential properties;
• the pool is small and similar in size to a pool that would be built for a standard residential dwelling;
• there are only 4 units within the development and this will naturally limit the number of people using
the pool;
• the size of the pool will also limit the number of residents using it at any one time;
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• the front of the site overlooks a car park and the nature, appearance and use of this area is an integral
part of the amenity of the local area;
• the applicant is happy for the hours of use to be limited in accordance with AO17.1 and this will help
to minimise potential impacts on the adjoining residents;
• appropriate controls can conditioned to minimise any potential impacts that pool might have on
adjoining properties in terms of lighting, noise or smoke pollution; and
• the proposed communal open space area will not impact on local fauna.
Based on the reasons provided above, the location of the pool is considered to comply with PO17 of the
High Density Residential Zone Code.
7.6 DEVELOPMENT CODES
The following Development Codes are applicable to the proposed development:
• Dual Occupancy and Multiple Dwelling Code;
• Works Codes –
o Driveways and Parking code;
o Earthworks code;
o Existing services code;
o Fire services for common private title code;
o Landscaping code;
o Sustainable building design code;
o Transport code;
o Water quality and drainage code;
o Waste Management code.
Comment: An assessment of the Dual Occupancy and Multiple Dwelling code has been included within
Attachment 1. The assessment against the relevant works codes has determined that the proposed
development generally complies with all of the development codes. In this respect, the proposed landscape
design and stormwater management plans have been designed in accordance with the relevant codes and
it is considered that any other relevant maters can be addressed by conditions if required.
In the interest of providing high quality design outcomes the following comments are made to reflect the
proposed architectural plans compliance with the Sustainable building design code. These comments have
been broken down by category and include:
• Energy Efficiency – electric chargers will be installed together with a solar system to supply
electricity to the units and common area. The units have also been designed to provide full cross
ventilation (east-west) which together with ceiling fans in living rooms and bedrooms will mitigate
the requirement for air conditioning.
• Stormwater Management – Run-off will be captured from visitor car-parking and pedestrian
pathways and will be filtered into the deep planting zone. Tiered landscaping is also proposed to
ensure that the maximum amount of stormwater is captured and filtered in this way.
• Landscaping – a large section of deep planting has been provided in the landscape area and the
amount of soft landscaping areas has been maximised to reduce the extent of hardsurfacing on site.
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• Site Characteristics – Due to the steep slope of the site from the east (high point) to west (low point)
the main living areas and decks of the apartments are orientated towards the downhill side, facing
west, which also faces the street frontage and provides excellent passive surveillance.
• Building Design – the building design incorporates the following key principles of sustainable
design:
o Apartments have openings on a minimum of 3 sides, and despite having limited breezes due
to the site location, are designed to capture as much breeze as possible;
o deep decks and balconies on the east and, particularly on the west, facades provide excellent
shade to the main glazing/sliding doors;
o a simple plan arrangement enables wide sliding glass doors to create maximum flow
between main deck areas and internal living areas;
o there is a mature gum tree in the front of the site which cannot be retained due to site safety
reasons. Mature tree species will be planted in its place;
o Units achieve full cross ventilation (east-west) combined with ceiling fans in living rooms and
bedrooms will mitigate the requirement for air conditioning;
o all synthetic claddings, paints and finishes will utilise low or no VOC levels and will be
sustainably sourced from local suppliers and manufacturers where practicable;
o as all units have at least 3 sides exposed to the outside there will be an abundance of natural
light and air flow provided, particularly to the upper floor apartments (one unit per floor);
o the apartments are all designed to be user friendly and achieve excellent indoor air quality
and climatic comfort.
Within the Landscaping Code, there is a provision which outlines that basement carparks, do not extend
beyond the above ground footprint to allow for deep planting. See below -
7.6.1 ALTERNATIVE SOLUTIONS
Acceptable Outcomes AO2.2 and AO9.2 – Landscaping Code
AO2.2 reads as follows:
“ Below ground components of buildings, including basement carparks, do not extend beyond
the above ground footprint to allow for deep landscaping particularly within building setback
areas” .
Due to the site topography and for the building footprint to work efficiently a small portion on the western
side of the semi basement level will protrude above the ground. As this small element of the semi basement
does not comply with AO2.2, the proposal has been assessed against PO2.
PO2 reads as follows:
“ Site layout and building and landscape design—
a) provides for soft landscaping to be established in and around the development;
b) maximises the retention of large canopy trees;
c) minimises the extent of impervious paved areas;
d) provides for suitable plant layouts and densities;
e) facilitates the adoption of appropriate planting techniques; and
f) considers on-going maintenance requirements to assure the establishment and
ongoing survival of plantings
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g) reduces the impact of buildings and structures” .
Comment: The proposal is considered to be consistent with PO2 for the following reasons:
• The proposal includes a wide range of soft landscaping within the building setbacks as well as a
landscaping pod at the front of the building and the planter boxes. This range of planting ensures
that the bulk and scale of the built form is softened and ‘greened’ to ensure a positive outcome;
• While the proposal seeks to remove an existing mature tree on site, the proposal seeks to plant three
(3) shade trees on site. This in combination with the feature pandanus tree will provide visual
articulation;
• The proposal seeks a dense planting density across both the setback planting buffer and the
landscaping feature pod;
• The proposal seeks to plant low maintenance species to ensure that the landscaping will provide an
attractive setting for the building for years to come.
• The proposed buffer planting and planter boxes will soften the impact of the buildings and structures
on site.
Based on the reasons provided above, the landscape setback will suitably buffer the protruding section of
the basement and as such provides compliance with PO2 of the Landscaping Code.
7.7 PLANNING SCHEME CONFLICTS
The assessment of the proposed development against the Noosa Plan 2020 has determined that there are
no planning scheme conflicts.
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8.0 CONCLUSION
This Development Assessment Report has been prepared to support a Development Application for Material
Change of Use for Multiple Dwellings (4 Units) on behalf of Camtegan Pty Ltd.
The subject site is situated at 31 Bottlebrush Avenue, Noosa Heads QLD 4567 and is legally described as Lot
136 on RP88934. In the Noosa Plan 2020, the site is included within Noosa Heads local plan area and the
High density residential zone. In accordance with the applicable tables of development assessment the
proposal is identified as being code assessable.
This report has demonstrated that the proposed development warrants Council support for the following
key reasons:
• The proposal will add to housing diversity in Noosa Heads and will help to address an identified need
for smaller dwelling units with the Council area;
• The application has been assessed against the South East Queensland Regional Plan, State Planning
Policy and State development Assessment Provisions and has been found to be consistent the
relevant sections within these documents;
• The proposed development is a consistent and code assessable use within the High density
residential zone;
• The proposed development complies with the relevant sections of the Noosa Heads local plan code,
the High density residential code and Dual occupancy and multiple dwelling code. Where acceptable
outcomes of the development codes are not met, an alternative solution demonstrating compliance
with the corresponding performance outcome is provided;
• The proposed development appropriately addressed the landslide overlay; and
• The assessment of the proposed development against the Noosa Plan 2020 has determined that
there are no conflicts with the Plan.
For these reasons, we believe that the proposed development is appropriate for the locality and will
contribute positively to Noosa Heads. On this basis, we believe that the development warrants Council
support and should be approved, subject to relevant and reasonable conditions.
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ATTACHMENT 1 PLANNING SCHEME CODE ASSESSMENT [OCR of page images] ATTACHMENT 1 PLANNING SCHEME CODE ASSESSMENT
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