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Planning Report
DANYA COOK TOWN PLANNING Planning Report Application for a Development Permit for Material Change of Use to Intensify Multiple Dwelling (1 x Proposed Dwelling Unit, 4 x Existing Dwelling Units) on land described Lot 0 - 4 and CP on BUP3585, situated at Illawarra Court, 17 Henderson Street, Sunshine Beach QLD 4567 Prepared By: Danya Cook Town Planning On Behalf Of: Lucas Shannon and Andre Casson
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DANYA COOK TOWN PLANNING
Contents
1.0 Site and Application Summary .......................................................................................................................................... 2
2.0 Introduction ...................................................................................................................................................................... 3
3.0 Site Characteristics ............................................................................................................................................................ 4
3.1 Location of the Subject Site ..................................................................................................................................... 4
3.2 Zoning Designation and Surrounding Land Uses ..................................................................................................... 4
3.3 Current Registered Landowners .............................................................................................................................. 5
3.4 Area, Easements, Shape and Topography ............................................................................................................... 5
3.5 Site Environment ..................................................................................................................................................... 5
3.6 Access and Services ................................................................................................................................................. 6
4.0 Proposed Development .................................................................................................................................................... 7
4.1 Overview .................................................................................................................................................................. 7
4.2 Building Height, Density, Setbacks and Site Cover................................................................................................... 7
4.3 Access and Car Parking ............................................................................................................................................ 8
4.4 Private and Communal Open Space ........................................................................................................................ 8
4.5 Landscaping ............................................................................................................................................................. 8
4.6 Provision of Services and Stormwater ..................................................................................................................... 9
4.7 Waste Management ................................................................................................................................................ 9
5.0 Local Planning ................................................................................................................................................................. 10
5.1 Planning Scheme ................................................................................................................................................... 10
5.2 Level of Assessment and Assessment Benchmarks (Codes) .................................................................................. 10
5.3 Overlay Codes ........................................................................................................................................................ 10
6.0 State Planning ................................................................................................................................................................. 11
6.1 South East Queensland Regional Plan 2017 .......................................................................................................... 11
6.2 State Planning Policy 2017..................................................................................................................................... 11
6.3 Planning Regulation 2017 ...................................................................................................................................... 11
7.0 Summary ......................................................................................................................................................................... 12
Figures
Figure 1: Locality Map .............................................................................................................................................................................4
Figure 2: Zone Map ..................................................................................................................................................................................5
Figure 3: Site Photo, Existing Site Environment (Multiple Dwelling, 4 Dwelling Units) ...........................................................................6
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1.0 Site and Application Summary
Site Details
Lot on Plan Description Lot 0 - 4 and CP on BUP3585
Address Illawarra Court, 17 Henderson Street, Sunshine Beach QLD 4567
Land Area 693m2
Site Environment Multiple Dwelling (4 x Dwelling Units)
Development Type Application for a Development Permit for Material Change of Use to Intensify Multiple Dwelling
(1 x Proposed Dwelling Unit, 4 x Existing Dwelling Units)
Landowners Lucas Shannon and Andre Casson
Applicants Lucas Shannon and Andre Casson
Local Government Planning
Planning Scheme Noosa Plan 2020
Zone High Density Residential Zone
Local Plan Area Coastal Communities
Overlays • Landslide Hazard Overlay: - High Hazard Area and Moderate Hazard Area.
Level of Assessment Code Assessment
State Government Planning
State Interests Development Assessment Mapping
• South East Queensland Regional Plan: - Urban Footprint.
• Water Resources: - Water Resource Planning Area Boundaries.
State Planning Policy Mapping
Natural Hazards Risk and Resilience
• Flood Hazard Area - Local Government Flood Mapping Area.
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2.0 Introduction
Danya Cook Town Planning has been engaged by the applicants, Lucas Shannon and Andre Casson, to prepare an application for a
Development Permit for Material Change of Use to Intensify Multiple Dwelling (1 x Proposed Dwelling Unit, 4 x Existing Dwelling
Units) on land described as Lot 0 - 4 and CP on BUP3585, situated at Illawarra Court, 17 Henderson Street, Sunshine Beach QLD 4567.
The intent of the proposed development seeks to intensify dwelling density, with one additional unit proposed to be added to the
four existing on-site dwelling units.
The Current Registered Landowners, Lucas Shannon and Andre Casson, have provided written consent to the proposed development
(Planning Act 2016), which accompanies this application. Also accompanying this application is completed DA Form 1 – Development
Application Details (as attached).
This application comprises an overview of the subject site and the proposed development and provides an assessment of the proposal
in relation to the applicable local planning provisions, being the Noosa Plan 2020.
Based on the town planning assessment undertaken in relation to the proposed Material Change of Use, this Planning Report
concludes that the development complies with the intent of the High Density Residential Zone. Accordingly, the proposed
development is recommended for approval by Noosa Council subject to reasonable and relevant conditions.
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3.0 Site Characteristics
3.1 Location of the Subject Site
The subject site is described as Lot 0 - 4 and CP on BUP3585, situated at Illawarra Court, 17 Henderson Street, Sunshine Beach QLD
4567 and is located less than 200m from the main hub of Sunshine Beach. A Locality Map is provided at Figure 1 below, identifying
the location of the subject site in relation to the surrounding area.
Subject Site
Figure 1: Locality Map
3.2 Zoning Designation and Surrounding Land Uses
The subject site is included within the High Density Residential Zone of the Coastal Communities Local Plan Area in accordance with
the Zone Maps of the Noosa Plan 2020; an extract copy is provided at Figure 2 below, identifying the subject site in relation to
surrounding land uses.
The site is located within close proximity to the amenities and services afforded by Sunshine Beach, including (but not limited to):
• Sunshine Beach.
• Ed Webb Park.
• Sunshine Beach Surf Life Saving Club.
• Tourist Accommodation Zone comprising various cafes, restaurants, and accommodation options.
• Sunshine Beach State School.
• Noosa District Catholic Parish.
• Saint Thomas More School.
• Noosa Dolphins Rugby Union Club.
• Noosa Tennis Club.
• Noosa Aquatic Centre.
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Subject Site
Figure 2: Zone Map
3.3 Current Registered Landowners
The Current Registered Landowners of Lot 0 - 4 and CP on BUP3585 are Lucas Shannon and Andre Casson.
3.4 Area, Easements, Shape and Topography
The subject site is reletivelty regular in shape and comprises an area of 693m2 consisting of undulating topography that slopes to the
east, towards Henderson Street. The site is not encumbered by any easements in favour of a distribution entity or third-party interest.
3.5 Site Environment
The subject site features Multiple Dwelling (4 Dwelling Units), as follows:
• Unit 1 = 1 Bed, 1 Bath, 1 Car Space.
• Unit 2 = 1 Bed, 1 Bath, 1 Car Space.
• Unit 3 = 1 Bed, 1 Bath, 1 Car Spaces.
• Unit 4 = 2 Bed, 2 Bath, 1 Car Space.
The site environment is demonstrated by the Site Photo included at Figure 3 below.
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Figure 3: Site Photo, Existing Site Environment (Multiple Dwelling, 4 Dwelling Units)
3.6 Access and Services
The subject site gains access to Henderson Street to the east via an established driveway crossover. Henderson Street is constructed
to a sealed bitumen formation featuring kerb and channel and a pedestrian footpath, and is well linked with the surrounding road
network, providing ease of access to the amenities and services offered by Sunshine Beach and convenient access to David Low Way
and Sunshine Coast Motorway.
In consideration of the site’s urban zoning designation, the Multiple Dwelling units are serviced by:
• Reticulated water supply infrastructure.
• Reticulated sewerage infrastructure. It is noted that sewer infrastructure is located just outside the northern boundary of
the site.
• Reticulated electricity and telecommunications.
• Stormwater drainage infrastructure.
Furthermore, it is noted that pedestrian access stairs are located along the site’s northern boundary, where the sewerage
infrastructure exists.
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4.0 Proposed Development
4.1 Overview
This application seeks approval for a Development Permit for Material Change of Use to establish Multiple Dwelling (1 Additional
Dwelling Unit) on land described as Lot 1 - 4 and CP on BUP3585, situated Illawarra Court, 17 Henderson Street, Sunshine Beach QLD
4567.
As noted above, under Section 3.5 – Site Environment, the subject site currently features Multiple Dwelling (4 Dwelling Units). The
intent of the proposed development seeks to intensify the dwelling unit density by one additional dwelling, resulting in a total
dwelling unit density of 5 Dwelling Units. The proposal also seeks to renew the external appearance of the building, rework the
access driveway and car parking area, and add a communal open space area, inclusive of a swimming pool.
The building matrix of the proposed development is demonstrated by the Design Plans prepared by M Design included at Appendix
A, which include:
• Level A – Proposed.
• Level B – Proposed.
• Level C – Proposed.
• Level E – Proposed.
• Elevations.
• 3D Views.
Level A comprises the renewed access driveway and car parking area, inclusive of both designated residential car spaces and visitor
car spaces, storage area, stairs to the upper levels, and landscaping.
Level B comprises two existing dwelling units and new private open space and stairs to the upper levels.
Level C comprises two existing dwelling units, swimming pool and pool shelter, landscaping and lift and stairs to upper level.
Level E comprises the proposed dwelling unit, featuring two bedrooms and two bathrooms (ensuites), and combined kitchen and
living area, which flows onto an outdoor east facing deck.
The proposed layout is clearly depicted by the Design Plans included at Appendix A.
4.2 Building Height, Density, Setbacks and Site Cover
Building Height
As demonstrated by the Design Plans included at Appendix A, the proposed dwelling unit does not result in the overall built structure
exceeding a building height of 12m.
Density
Plot ratio has been appropriately considered by the proposed intensification, as demonstrated by the Design Plans included at
Appendix A.
The role and function of the High Density Residential Zone is to provide for higher density multiple dwellings in a range of dwelling
sizes and styles, which meet the needs of current and future resident populations. The proposed development provides for an
increase in density, resulting in a slightly higher density of multiple dwellings on-site, to meet the needs of the growing resident
population of Sunshine Beach and the Noosa Shire as a whole.
Setbacks
With respect to the front boundary setback, a minor non-compliance with the standard 6m setback is acknowledged. As
demonstrated by the Design Plans included at Appendix A, a front boundary setback of 5.265m is proposed to accommodate the
mandatory structure required to support the private open space above, whilst enabling compliant manoeuvring of vehicles on-site,
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such that vehicles can enter and exit the site in a forward gear. The Engineering Plans prepared by Rienmac Pty Ltd included at
Appendix B demonstrate the proposed driveway and crossover renewal.
It is worth mention that the proposed setback is in character with the adjoining Sundancer Holiday Apartments, situated at 11
Henderson Street; the proposed setback is located along the same built line as Sundanecre Holiday Apartments, which continues the
established character and built form of Henderson Street.
Site Cover
As demonstrated by the Design Plans included at Appendix A, the proposed development produces a compliant site cover.
Overall, the proposed development provides for a functional, attractive, and vibrant unit complex, which complements the
surrounding Sunshine Beach locality.
4.3 Access and Car Parking
Access to the site is gained via Henderson Street, whereby the access driveway supports the manoeuvring of vehicles on-site such
that vehicles can enter and exit the site in a forward gear.
The access driveway and crossover will be renewed / reworked to accommodate the proposed intensification, as demonstrated by
the Engineering Plans included at Appendix B.
In accordance with Table 9.4.1.4 - Minimum Parking Requirements, the car parking rate relevant to the proposed development is as
follows:
• 1 covered space for up to 2 bedrooms; and
• 1 visitor space per 4 dwellings.
Both the existing and proposed bedroom rates, as follows:
• Unit 1 = 1 Bed, 1 Bath.
• Unit 2 = 1 Bed, 1 Bath.
• Unit 3 = 1 Bed, 1 Bath.
• Unit 4 = 2 Bed, 2 Bath.
• Unit 5 = 2 Beds, 2 Bath.
A total of 7 car spaces is provided on-site, consisting of 5 designated resident car spaces and 2 visitor spaces, thereby providing a
compliant on-site car parking rate, as demonstrated by the Design Plans included at Appendix A.
4.4 Private and Communal Open Space
The proposed dwelling unit features compliant private open space, benefiting from a large east facing deck.
A new communal open space area is proposed to the rear of the site, characterised by a swimming pool, pool shelter and landscaping
(both soft and hard).
4.5 Landscaping
The landscaping theme for the site will be designed to complement the subtropical and costal characteristics of Sunshine Beach. The
soft landscaping design for the site will include native species, that a relatively low maintenance and water efficient and provide
shaded areas on-site, whilst the hard landscaping design will include durable material to create a sense of space and define different
areas on-site e.g., access and car parking, pathways, and private and communal spaces.
Overall, the landscape design, both soft and hard, will be well-balanced to enhance resident liveability.
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4.6 Provision of Services and Stormwater
As mentioned above under Section 3.6 – Access and Services, the existing dwelling units are serviced by all urban infrastructure
services. Following issue of a successful Development Approval, these services will be extended to ensure the additional dwelling
unit is provided with an individual and secure connection to all urban infrastructure.
With respect to stormwater, the earthworks required for the crossover and driveway renewal will ensure overland flow and/or
flooding is not worsened, impeded, or otherwise diverted to adversely affect downstream properties or environments. Refer to the
Engineering Plans included at Appendix B.
4.7 Waste Management
The proposed development will be serviced by Council’s waste collection service. As such, residents will wheel bins to the kerbside
of Henderson Street for collection on the designated collection days. It is noted that kerbside collection is the current method
servicing the surrounding residential area of Sunshine Beach.
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5.0 Local Planning
5.1 Planning Scheme
In accordance with the Noosa Plan 2020, the site is included within the High Density Residential Zone of the Coastal Communities
Local Plan Area. An assessment of the applicable provisions of the Noosa Plan 2020 is provided below.
5.2 Level of Assessment and Assessment Benchmarks (Codes)
In accordance with Part 5 - Tables of Assessment, Section 5.5 - Categories of Development and Assessment - Material Change of Use,
Table 5.5.3 – High Density Residential Zone of the Noosa Plan 2020, Multiple Dwelling where within the height allowance is Code
Assessable.
Furthermore, the following Assessment Benchmarks are applicable to a development of this nature:
• Coastal Communities Local Plan Code.
• Dual Occupancy and Multiple Dwelling Code.
• High Density Residential Zone Code.
• Works Codes.
An assessment of the Coastal Communities Local Plan Code, Dual Occupancy and Multiple Dwelling Code, and High Density
Residential Zone Code has been prepared by Danya Cook Town Planning included at Appendix C. Where Acceptable Outcomes are
not met, an alternative solution demonstrating compliance with the corresponding Performance Outcome is provided within the
code assessment. Overall, the proposed development is determined to comply with all Performance Outcomes under the relevant
codes.
Furthermore, the proposed development complies with the Works Codes, with the applicable aspects of the Works Codes addressed
by the Engineering Plans prepared by Rienmac Pty Ltd included at Appendix B.
A subsequent application for a Development Permit for Operation Works will be submitted with Council for assessment following
approval of the Material Change of Use application.
5.3 Overlay Codes
The overlays existing upon the site are described and commented on in the table below.
Overlay Codes
Landslide Hazard Comment
The subject site comprises Landslide Hazard: - High Hazard Area
and Moderate Hazard Area. In consideration of the existing built
form and site environment, the stability of the land is stable and
is not subject to risk of landslide activity.
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6.0 State Planning
The Planning Regulation 2017 prescribes assessment benchmarks that an application must be assessed against, which are additional
or alternative to the benchmarks contained within local planning instruments.
The assessment benchmarks are contained within:
• The South East Queensland (SEQ) Regional Plan 2017 and Part E of the State Planning Policy 2017, to the extent that they
are not appropriately integrated into the Planning Scheme; and
• Schedule 10 of the Planning Regulation 2017.
The SEQ Regional Plan 2017, Part E of the State Planning Policy 2017 and Schedule 10 of the Planning Regulation 2017 are addressed
below.
6.1 South East Queensland Regional Plan 2017
The South East Queensland Regional Plan 2017 is the principal planning document for managing growth and development within the
South East Queensland region. The subject site is included within the Urban Footprint designation of the SEQRP, which is intended
to accommodate the region’s urban growth. The proposed use is not assessable development in accordance with Schedule 10 –
Development Assessment, Part 15 – SEQ Development Area, Division 1 – Reconfiguring a Lot of the Planning Regulation 2017.
6.2 State Planning Policy 2017
A review of the State Planning Policy 2017 mapping identifies the following state interests relevant to the subject site:
State Planning Policy Mapping
Natural Hazards Risk and Resilience
• Flood Hazard Area - Local Government Flood Mapping Area.
The site is not subject to flooding in accordance with Council’s Flood Hazard Overlay Mapping.
Accordingly, it is concluded that the proposed development does not conflict with state planning interests.
6.3 Planning Regulation 2017
Following a review of the State Assessment and Referral Agency (SARA) DA Online Mapping System and Schedule 10 of the Planning
Regulation 2017 it is determined that the application does not require referral to the State Assessment and Referral Agency (SARA).
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7.0 Summary
This Planning Report has been prepared on behalf of Lucas Shannon and Andre Casson, in support of an application for a Development
Permit for Material Change of Use to Intensify Multiple Dwelling (1 x Proposed Dwelling Unit, 4 x Existing Dwelling Units) on land
described Lot 0 - 4 and CP on BUP3585, situated at Illawarra Court, 17 Henderson Street, Sunshine Beach QLD 4567.
The site is included within the High Density Residential Zone, whereby the proposed development is consistent and Code Assessable.
The proposal conforms with relevant state planning provisions and demonstrates compliance with the applicable local planning
provisions.
Thus, on behalf of Lucas Shannon and Andre Casson, it is recommended that Council issue approval for a Development Permit for
Material Change of Use to Intensify Multiple Dwelling (1 x Proposed Dwelling Unit, 4 x Existing Dwelling Units), subject to reasonable
and relevant conditions.
Kind regards,
Danya Cook B.Urb.Reg.Plan
Principal Town Planner
M: 0422 051 263
E: [email protected]
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