planning report Eumundi Noosa Rd - cap prudential eumundi noosa rd · MCU23/0094

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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       Built form................................................................................................................................ 8
  4.3       Sustainable Building Design Code ............................................................................................ 9
  4.4       Works Codes ......................................................................................................................... 10
  4.5       Reconfiguring a lot code – community title ............................................................................ 10
  4.6       Building works assessable against the Planning Scheme for Demolition .................................. 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:         Capital Prudential
Prepared by:         Jack Lewis B.Sc Hons UNSW, M.Plan OTAGO MPIA MQELA
Version:             1
Date:                20 July 2023



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:        •  Multiple Dwellings (38 units)
                              •  Operational work for engineering works and landscaping
                              •  Reconfiguring a lot (4 lots into 38 plus common property
                                 [39 lots])
                              • Demolition of 4 dwelling houses and associated
                                 structures
 Type of approval sought:     Development Permit for –
                               • Material Change of Use
                               • Operational work
                               • Reconfiguring of a lot
                               • Building work for demolition
 Site address:                79 – 83 Eumundi Noosa Road, Noosaville
                              26 headland Drive, Noosaville
 Real property description:   Lots 75, 76 & 77 on RP71151
                              Lot 3 SP 208257
 Site area:                   Total combined area of all lots – 6,324m²
 Assessment manager:          Noosa Council
 Owner details:               Gander; Mcewen; Mcewen; Colquhoun
 Applicant details:           Capital Prudential 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:         Nil
 Applicable codes:            Noosaville Local Plan Code
                              Medium Density Residential Zone Code
                              Dual Occupancy and Multiple Dwelling Code
                              Works codes including for Demolition
                              Reconfiguring a Lot Code


1.3 Referral agencies
Nil




                                                                                    Page 3 of 12

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2.0 Site details
2.1 Site description
Table 1: Site description
 Site characteristic                                                        Description

 Existing land use               Dwelling Houses and Sheds

 Frontage and access             Approximately 71m to Eumundi Noosa Road and 25.2m to Headland Drive

 Topography and                  The lot generally slopes to the northeast and south east corners with
 views                           approximately 4m – 5m of fall.

 Existing vegetation             Some urban gardens and scattered mature trees typical of the larger lots.




Figure 1 - Aerial view and site identification. Source- DA mapping system




                                                                                               Page 4 of 12

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2.2 Surrounding land uses
Table 2: Surrounding land uses
 Surrounding land uses

  West    Eumundi Noosa Road and an environmental buffer zone consisting of mature native
          vegetation.
          Noting to the west of 26 Headland Drive, is a dwelling house.

  South   Across Headland Dr is situated a daycare centre and further under construction new
          multiple dwellings (Malolo Noosa).

  East    Dwelling houses, one facing Headland Dr, a dwelling house on a battle axe and a small
          corner of the subject lot has a small common boundary to another dwelling house on a
          battle axe lot.

  North   A dwelling house and vacant Medium Density Residential zoned lots




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3.0 Proposed development details
Table 3: Summary of development aspects
 Material change of use

 Building height                         7.9m

 Gross floor area (GFA)                  0.49:1 (3,156.63m²)

 Site coverage                           45% (2,848.52m²)

 Car parking                             50 spaces including 10 visitor spaces

 Site access                             Eumundi Noosa Road and Headland Drive


The application proposes 38 multiple dwelling units in 7 small individual separate 2 storey buildings,
with the following features:

   -   a variety of dwelling types -
           o 38 small dwellings ranging in size from 76m² to 87m² and the 3 bedroom dwellings at
               103m² including -
                    12 x 2 bedroom 2 storey small dwellings;
                    24 x 2 bedroom single storey small dwellings;
                    2 x 3 bedroom split level 2 storey units;
   -   attention to privacy of adjoining land uses with high level windows;
   -   interesting roof form consisting of a combination of 5, 8, 9, 10, 15 & 20 degree roof pitches
   -   each dwelling has an individual roof presentation;
   -   a mixed of external materials including horizontal and vertical elements;
   -   Covered car space and storage for each 2 bedroom dwelling and 2 covered spaces for the 2
       x 3 bedroom dwellings;
   -   10 visitor car spaces;
   -   Common area swimming pool;
   -   Generous private open space at ground and the upper level. Where on the upper level the
       large private balconies are accessed directly from the living spaces;
   -   Significant soft landscaping;
   -   Landscaping to the full length of Eumundi Noosa Road;
   -   Each dwelling has some degree of north aspect.

A copy of the proposed site plan is included below.




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Figure 2 - proposed Site Plan

 

 

Figure 3 — Material presentation and renders

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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          Combined total = 6,324m²
 Height                8m and 2 storeys                        7.9m and 2 storeys                       Y
 Site Cover            40% (2,845.8m2)                         44.96.04% (2,843m2)                      Y
 GFA                   0.5:1 (3,162m2) small dwelling bonus    0.49:1 (3,154.98m2)                      Y
                       provision
 Private        Open   Ground Level (25m2)                     >25m2                                    Y
 Space                 Above Ground (9m2)                      >9m2                                     Y
 Setbacks              Eumundi Noosa Road Frontage (6m)        6m                                       Y
                       Side
                       - north (1.5m – 2m)                     2m and 1.5 to small triangular portion   Y
                                                               of the upper level of building 1

                       - south (1.5m – 2m)                     3.5m                                     Y

                       - east (1.5m – 2m)                      3.6m to buildings 3 & 4 and 2m to        Y
                                                               building 5

                       Headland Drive frontage (6m)            6m including the small triangular        Y
                                                               portion of building 5
 Wall length           <15m                                    <15m                                     Y
 Garages               Garage doors facing the street are      No garages face the streets              Y
                       separated by 2m or staggered
 Roof Form             5 degree pitch and eaves to 75% of      >5 degrees and eaves to >75% of          Y
                       building                                buildings
 Landscaping           Front 6m landscaping with pools and     Pool setback 1.4m. No visitor            Y
                       visitor carparking setback 2m           carparking within street setbacks

                       35% (2,213.39m²) landscaping with
                       60% of this to be soft landscaping      36.6% (2,314.37m²)                       Y
                       (1,328.04m²) = small dwelling bonus     64.26% soft landscaping (1,487.3m²)
                       provision
 Carparking and        49.5 spaces                             50 spaces                                Y
 access
 Earthworks            Cut or fill less than 1.5m              <1.5m                                    Y
                                                               The buildings step down the slope
 Waste Storage         Screened waste areas and located for    7 x 1,100 litre bins                     Y
                       transport to kerb with grade of <1:15
 Fencing               Setback an avg of 1m and articulated    Setback 1.5m                             Can      be
                       by stepping the design.                                                          conditioned
                                                                                                        to comply.


4.2 Built form
The built form provides for individual buildings with a good mix of external finishes and interesting
roof form. Each building has a range of courtyards for the residents with large balconies for those
dwellings with no ground floor access.
The architect has ensured that privacy is maintained between land uses with high level windows
where appropriate. Although the site guides orientation, all dwellings have a northern aspect, albeit
slightly westerly focussed. In some cases screening is used to soften the summer solar access.
The design has been revised to ensure compliance with all technical Acceptable Outcomes.



                                                                                                         Page 8 of 12

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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            The design includes good building separation and open plan
 windows to make the most of         living with opening to the front and rear of each dwelling to
 prevailing winds, natural           allow for good flow through ventilation.
 ventilation, and cross breezes;
 maximises shade to east and         Eaves to both the ground floor and the upper level roof
 west walls;                         provide shading to the east and west walls. High level
                                     windows on the upper level also minimise the amount of
                                     direct sun that can enter the dwelling.
 contains an open and                Dwellings have access to private open space directly from
 permeable built form that           the living spaces. The above ground floor dwellings have
 connects indoor and outdoor         generous balconies which have a northern aspect where
 spaces in an integrated design;     possible.
 retains existing vegetation and     Although not proposing to retain trees, the design
 natural shading where possible;     incorporates large plantings along the frontage of the site and
                                     between building to allow for shading and a vegetated
                                     presentation to the street and other internal buildings. Given
                                     a sewer is generally centrally located, suitable species are
                                     proposed to shade the POS, provide privacy and ensuring
                                     root damage does not occur to the sewer.
 incorporates                        The architecturally designed Multiple dwellings have
 passive building design to          strategically placed openings, masonry walls and LOS to help
 reduce the need for auxiliary       with thermal comfort. The orientation (north north west front)
 heating and cooling;                design creates dwellings that can be kept warm in winter and
                                     cool in summer
 uses low toxic internal and         A mix of low toxic internal and external materials are
 external building materials;        incorporated for the construction which will ensure long
                                     lasting design that does not require regular maintenance.
 uses natural light rather than      Natural light is provided through high level windows on the
 artificial light, and may include   upper level and the use of glazing on the ground level.
 skylights, atriums and light
 wells;
 provides a minimum floor to         The design proposes a 2.7m floor to height.
 ceiling height of 2.7 metres; and
 enables efficient operation and      The design allows for medium density living and privacy to
 use of the building.                each of the dwellings, while also allowing the users to easily
                                     flow between the main living and bedroom levels.




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4.4 Works Codes
The site falls from the west to the north east and south east directions towards the rear of the property
and the headland Drive frontage.

Sufficient area is provided to accommodate Stormwater treatment to remove any water contaminants
of the building and driveways, as well as allowing provision for rainwater tanks to be incorporated
into the design. A pump room and break tank are proposed in the appropriate locations.

A pad mount transformer is unavoidably located within the frontage near the south west corner, but
is screened with gardens to both sides.

The development minimises driveways with one driveway crossover provided to both frontages,
which allows for a left in and left out along Eumundi Noosa Road and Headland Drive. A notation
includes waste collection right turn from the site onto Headland Dr. Sight lines and road work plans
are provided.

While some cut and fill is proposed, the building step down the slope and therefore no more than
1.5m of excavation is required to deliver the development.

In term of waste management, 7 x 1,100 litre bins are provided evenly scattered throughout the site.
It is demonstrated that a waste truck can enter the site and collect bins safely. It is recommended for
a condition to be provided for a waste management plan in this regard.


4.5 Reconfiguring a lot code – community title
The proposal seeks a community title subdivision for 1 lot per dwelling and a Lot 0 of common
property, being a 4 lots into 39 lot community title subdivision (38 dwellings plus 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;
   •   The design provides amenity and convenience for the users;
   •   The dwellings are less than 360m to the Goodchap Street medical precinct and less than 1
       kilometre to Noosa Civic where all services and facilities.
   •   Public transport runs along the Eumundi Noosa Road to the front of the site;
   •   Is within a Medium Density Residential Zone;
   •   Separate buildings are proposed not one large bulky Multiple dwelling;
   •   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, 0.5 additional car space
       is 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.




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4.6 Building works assessable against the Planning Scheme
    for Demolition
The proposal seeks to demolish all existing dwelling and associated structures to make way for the
multiple dwelling. The demolition should comply with the Waste management code and Water quality
and drainage code. The proposal fully complies with this code for the following reasons –
 • Minimise waste and will sperate any recyclable materials;
 • Removal of waste will be undertaken safely without impacts on surrounding infrastructure;
 • Erosion and sediment control will be installed prior to the commencement of the demolition
 • The applicant is happy to accept the standard suite of demolition conditions as part of the
      combined approval.



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.




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6.0 Conclusion
This application seeks the following development permits at 79 – 83 Eumundi Noosa Road and 26
headland Drive, Noosaville –

 •   Material Change of Use for Multiple Dwellings (38 units);
 •   Operational works for engineering and landscaping;
 •   Reconfiguring a lot (4 lots into 39 lots);
 •   Building works assessable against the planning scheme for demolition.

The proposed multiple dwellings 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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