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Planning Report
ADAPT TOWN PLANNING » DEVELOPMENT MANAGEMENT OTHER CHANGE APPLICATION MATERIAL CHANGE OF USE (DUAL OCCUPANCY AND SHORT-TERM ACCOMMODATION) 6 ANGLER STREET, NOOSA HEADS LOT 30 ON RP92522 PREPARED FOR: THE MACKY GROUP PTY LTD AUGUST 2021
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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 STATE PLANNING INTERESTS 8
4.1 STATE PLANNING POLICY (SPP) 8
4.2 REGIONAL PLAN 8
4.3 STATE REFERRAL 8
4.4 STATE DEVELOPMENT ASSESSMENT PROVISIONS (SDAP) 8
5.0 PLANNING ASSESSMENT 9
5.1 TABLE OF ASSESSMENT 9
5.2 MEDIUM DENSITY RESIDENTIAL ZONE CODE 9
5.3 NOOSA HEADS LOCAL PLAN AREA CODE 16
5.4 PLANNING SCHEME CODE ASSESSMENT 16
5.4.1 DUAL OCCUPANCY AND MULTIPLE DWELLING CODE 16
5.4.2 VISITOR ACCOMMODATION CODE 17
5.4.3 EARTHWORKS CODE 18
5.4.4 LANDSCAPING CODE 18
5.4.5 SUSTAINABLE BUILDING DESIGN CODE 19
5.5 PLANNING SCHEME OVERLAYS 19
6.0 SUPPORTING INFORMATION 20
7.0 CONCLUSION 21
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1.0 SUMMARY
1.1 DEVELOPMENT APPLICATION DETAILS
Proposed Development: Material Change of Use (Dual Occupancy and Short-Term
Accommodation)
Type of approval sought: Other Change - Development Permit for a Material Change of Use
Site Address: 6 Angler Street, Noosa Heads
Real Property Description: Lot 30 on RP92522
Site Area: 606.58m2
Assessment Manager: Noosa Council
Owner Details: 7 Mary Street Pty Ltd (A.C.N. 612 288 356)
Applicant Details: The Macky Group Pty Ltd
1.2 PLANNING INSTRUMENT DETAILS
Planning Scheme: Noosa Plan 2020
Local Plan Area: Noosa Heads
Zone: Medium Density Residential
Level of Assessment: Impact
Applicable Overlays Not applicable
1.3 REFERRAL AGENCIES
State Assessment Referral Not applicable
Agency
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2.0 SITE DETAILS
2.1 SITE DESCRIPTION
The subject land is formally described as Lot 30 on RP92522 at 6 Angler Street, Noosa Heads, and
has a site area of 606.58m2. The site is a regular block with a 15m frontage to Angler Street.
Site Characteristic Description
Existing land use: Vacant land
Existing structures: Not applicable
Parking and access: Not available
Topography: Falls to the west (to Angler Street)
Figure 1: Aerial photo of site (Nearmap, accessed August 2021)
Figure 2: Contour Mapping (Noosa Mapping, accessed August 2021)
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2.2 SURROUNDING LAND USES
Surrounding Land Uses
North A mix of dwelling houses and duplexes / low density residential and
open space zoning.
East Dwelling houses / low density residential and open space zoning.
South A mix of housing options (i.e dwelling houses, duplexes and units) /
medium density residential zoning.
West A mix of housing options (i.e dwelling houses, duplexes and units) /
medium density residential zoning.
Key location features include:
● The site currently includes a low-medium density residential setting;
● Lots surrounding the subject site include a range of residential uses including low-medium
rise apartments, duplexes and dwelling houses;
● A number of cafes and restaurants are located 380m to the south-west;
● Bus stop facilities are located within 250m to the west of the subject site;
● Hastings Street and Noosa Main Beach is located 800m to the north-west of the subject
site.
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3.0 PROPOSED DEVELOPMENT DETAILS
This application seeks an Other Change to existing approval for a Development Permit for a Material
Change of Use (Dual Occupancy and Short-Term Accommodation) in accordance with the attached
plans.
Built Form
The site was recently approved for a Dual Occupancy (Council Reference: MCU20/0143 and
OPW20/0230). The application proposes to include Short-Term Accommodation in accordance with
the attached approved plans. Refer Figure 3 which shows the street presentation. Some minor
changes to the Basement Floor Plan are required as a result of the proposed development.
Figure 3: Proposed Development
The proposal incorporates a two storey built form and basement with a site cover of 40%. The
Basement floor includes 2 covered car parking spaces per dwelling unit, 1 visitor car parking bay, 1
motorcycle space, 1 bicycle space, storage areas, lift and lift lobby, and waste storage.
Level 1 comprises Apartment 1, which includes 3 bedrooms, 1 ensuite, 1 bathroom, living, dining,
kitchen, study nook, laundry, a balcony, pool and terrace area. Level 2 comprises Apartment 2, which
includes 3 bedrooms, 1 ensuite, 1 bathroom, living, dining, kitchen, study nook, laundry and a
balcony.
Various building materials include colorbond sheet roofing, stone cladding, weatherboard cladding
and render, with colours complementary to the local plan area.
Landscaping
The development proposes 44.3% of soft landscaping. The full frontage to Angler Street contains a
landscape strip with the exception of the driveway. Unit 1 provides private open space at ground level
which is oriented towards the street frontage and includes a covered balcony, pool and terrace. A
grassed area is also provided towards the rear of the block for Unit 1. A large balcony addressing the
street frontage and a small balcony addressing the rear is provided to Unit 2. Screening is provided
on the western elevations for privacy and to shield residents from the western sun.
Parking and Access
A common driveway to the Basement Level is proposed from Angler Street. In accordance with Table
9.4.1.4 of the Driveways and Parking code, the proposed development is required to provide 5 car
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parking spaces, 1 motorbike space and 1 bicycle space. The Basement Floor Plan has been amended
to achieve the minimum onsite parking requirements. The proposal is considered to satisfy Table
9.4.1.4.
Infrastructure and Services
Each unit will be provided with waste bins which will be serviced via kerbside collection. The bin
enclosure is screened from the street frontage.
The site can be connected to all essential services.
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4.0 STATE PLANNING INTERESTS
The Planning Act 2016 provides the framework and process of planning instruments and processes
for development applications. The following planning instruments have been considered in this
application and are discussed in further detail below in the following sections:
● State Planning Policy (SPP);
● South East Queensland (SEQ) Regional Plan;
● State referral requirements; and
● State development assessment provisions (SDAP).
4.1 STATE PLANNING POLICY (SPP)
Part E of the State Planning Policy provides a comprehensive review of the state interests, the related
policies and assessment benchmarks under five broad themes. Section 2.1 of the Noosa Plan 2020
confirms it integrates the provisions of the State Planning Policy into the Planning Scheme. No further
assessment is required.
4.2 REGIONAL PLAN
Section 2.2 of the Planning Scheme confirms it appropriately advances the South East Queensland
Regional Plan. No further assessment is required.
4.3 STATE REFERRAL
Referral to State Assessment Referral Agency (SARA) is not required.
4.4 STATE DEVELOPMENT ASSESSMENT PROVISIONS (SDAP)
State Development Assessment Provisions (SDAP) includes a series of benchmarks in which SARA will
assess an application against. In accordance with section 4.3 above, no referral is required as part of
this application.
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5.0 PLANNING ASSESSMENT
Under the Noosa Plan 2020, the site is within the Medium Density Residential zone and the Noosa
Heads local plan area. Refer Figure 4 below.
Figure 4: Zone Map Extract (Noosa Mapping, accessed August 2021)
5.1 TABLE OF ASSESSMENT
Under the relevant table of assessment for the Medium Density Residential zone, the proposed use is
subject to impact assessment. The proposed development is required to be assessed against the
Planning Scheme in its entirety, and is subject to public notification and third party appeal rights.
The proposal has been assessed against the Acceptable Outcomes and Performance Outcomes of the
relevant codes and is considered compliant. Where the proposal is non-compliant with the
Acceptable Outcomes, alternate solutions to the corresponding Performance Outcome has been
provided in the following sections.
5.2 MEDIUM DENSITY RESIDENTIAL ZONE CODE
The purpose of the Medium Density Residential zone code is to:
provide for:-
1. medium density multiple dwellings; and
2. community uses, and small-scale services, facilities and infrastructure, to support local
residents.
Comment: In addition to the approved Dual Occupancy land use, the development proposes
Short-Term Accommodation in an established medium density residential area comprising a mix of
dwelling houses, dual occupancies and low-medium rise apartments. A Management Plan will be
developed to avoid any adverse impacts to, whilst protecting the existing residential amenity, of the
locality.
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Performance Outcome Acceptable Outcome Response
PO1 Development provides for No acceptable outcome In accordance with the
medium density dual occupancy provided Short-Term Accommodation
and multiple dwellings in a Guide, the proposed development
range of dwelling sizes and is considered a consistent use in
styles, which meet the needs of the high density residential zone.
current and future resident Overall outcome (h) of the
populations including small Medium density residential zone
households, older persons, code specifies that short-term
people on low incomes and accommodation is predominantly
people with special mobility provided through well-established
needs. resorts and holiday units.
Noosa Shire is a popular tourist
destination and the proposed use
is considered to provide a diverse
short-term accommodation option
within an established area. In
accordance with Overall Outcome
(b) of the Medium density
residential zone code, the
character of medium density
residential neighbourhoods varies
due to factors such as proximity
to beaches, the Noosa River,
recreation spaces, centres,
topography, availability of views,
the established vegetated
character, the presence of visitor
accommodation and the age of
development. As outlined in
section 2.2 of this report, the site
is within close proximity to a
range of urban services, beaches,
centres and recreational
opportunities. As such, the
character of the neighbourhood
should allow such uses as what is
being proposed to accommodate
and promote tourism in the
region.
Properties on the western side of
Angler Street comprise a mix of
dwelling houses, units and
duplexes. The proposed
development presents as low
density residential development
and is two storeys / 8.0 metres in
height for the most part, with the
exception of a small portion of the
basement, which was approved to
be 3 storeys (refer Condition 4 of
MCU20/0143). This is a minor
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encroachment and does not
adversely affect the character of
the locality.
PO2 of the Medium density
residential zone code outlines the
preference for an alternative
model of housing for people with
special needs. The proposal
provides a unique opportunity for
diversity in housing options for
short-term accommodation, that is
traditionally used in multi-unit
developments, and includes lift
access to all levels to provide
housing diversity to persons with
special needs.
PO5 Land uses are limited to AO5.1 Land uses do not A Management Plan can be
those which are compatible with typically rely on people other prepared to ensure that the
medium density living in urban than residents of the site to be amenity of surrounding
neighbourhoods. present on the site between the development is not compromised
hours of 7:00pm and 7:00am. that aligns with the standard
requirements of urban areas.
AO5.2 Land uses do not result
in adverse changes to the
amenity of the residential
neighbourhood by the emission
of noise, vibration, smell,
fumes, smoke, vapour, steam,
soot, ash, dust, grit, oil, waste
water, waste products, or radio
or electrical interference.
PO6 Visitor accommodation is AO6.2 Short-term A Management Plan can be
limited to formats compatible accommodation does not: prepared to ensure that the
with the character and use of 1. constitute a party house; amenity of surrounding
the area so as not to cause 2. create noise that would development is not compromised
unreasonable loss of residential unreasonably impact on that aligns with the standard
amenity, having regard to: the residential amenity requirements of urban areas.
1. the privacy of residents enjoyed by the adjoining
on the subject property or or surrounding The approved plans show the
adjoining properties; properties. northern balustrade to Level 2
(Apt 2) includes obscure glass
2. any likely increase in
infill to eliminate the line of sight
noise to adjoining AO6.3 Buildings are designed
and orientated so that the to the private open space area of
properties;
the adjoining property to the
3. the scale of the use and majority of outdoor living areas north. We note the private open
its compatibility with the face away from the habitable space for the northern adjoining
character and uses within areas of adjoining dwellings. property has been constructed to
the property or the minimum setback with little to
surrounding area;
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4. retention of the primary no privacy elements included.
residential function of an
area; The upper level terrace on the
5. the residential function neighbouring property to the
and arrangement of north is well setback to the east
common property; and sits higher than the proposed
6. the impact on the safety Level 2 balcony. It is considered
and efficiency of the local that there is no opportunity for
road network; overlooking in this regard. The
northern setback of the proposed
7. the impact of waste development has been setback
storage areas on the greater than the minimum
visual amenity of the requirement with a view to
area; provide greater horizontal
8. the location of waste separation to the adjoining
storage areas in relation dwellings to minimise privacy and
to sensitive land uses; overlooking concerns.
and
9. any impact on shared Appropriate screening is provided
vehicular access or so the southern facade to
parking. minimise the impacts to the
southern adjoining neighbour.
Outdoor living areas are oriented
towards the north, east and west,
with substantial setbacks provided
to the southern boundary.
PO8 Buildings and structures: AO8.1 Buildings and structures Condition 4 of the approval
are no more than 8 metres in (Council ref: MCU20/0143) allows
1. are low rise and present a
building height; and a maximum height of the
building height consistent
with structures on development must not exceed 8
AO8.2 Where excavation is metres above the finished ground
adjoining and surrounding
required, the maximum portion level and the natural ground level
premises;
of the exposed external façade and a maximum of 2 storeys with
2. are designed to provide of the building cannot exceed
exception of the front portion of
an interesting streetscape 8m in building height.
the basement, which may be 3
and complement landform
storeys. The approved
changes and landscapes
encroachment is minor in nature,
3. do not visually dominate is still considered low rise, and is
the street or surrounding considered consistent with the
area; prevailing street character.
4. maintain a vegetated
skyline;
5. do not unreasonably
obscure views or lead to
overshadowing of
neighbouring properties;
6. do not exceed two
storeys.
PO12 Buildings and structures AO12.1 Buildings and Front setback: The proposed
are designed and sited to: structures meet the following building is setback 6 metres from
1. provide a high level of minimum boundary setbacks: the frontage, with the exception
amenity to users of the 1. for frontages — 6 metres of a portion of the pool (>1m
subject site and adjoining 2. for side boundaries— above ground level) and the
planter. The planter is 2.67m
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premises, including 1. 1.5 metres setback from the front setback and the
provision of visual and up to 4.5 metres pool is 3.46m from the front
acoustic privacy; height; setback.
2. not unreasonably obstruct 2. 2 metres setback
views or cause overlooking between 4.5 Side setbacks: A small portion of
of private open space or metres and 7.5 the balcony on Level 1 is
habitable areas of metres height; and proposed within the northern side
adjoining premises; boundary setback and a structural
3. 2.5 metres where arbour relating to the building is
3. provide adequate distance above 7.5 metres proposed within the southern side
from adjoining land uses; height boundary setback.
4. preserve existing 3. for the rear boundary - 6
vegetation that will help metres Rear setback: The proposed
buffer development; building is located 6 metres from
5. allow for space and AO12.2 The front 6 metres of the rear boundary, with the
landscaping to be provided the property is landscaped exception of the stairs to the rear
between buildings open space, provided that private open space area on Level
including adequate area at uncovered visitor parking, or 1 for Unit 1.
ground level for swimming pools protruding no
landscaping with trees, more than 1 metre above the Despite this, the proposal is
shrubs, outdoor living and ground level, can be as close as considered compliant with PO12
utilities; 2 metres from the front for the following reasons:-
6. be consistent with the boundary.
predominant character of ● Due to the slope of the
the surrounding area; and site, the proposed front
and rear setbacks are
7. protect the natural
necessary to achieve
character and avoid
usable and flat private
adverse impacts on
open space areas for Unit
ecologically important
1 occupants;
areas such as national
● The southern side setbacks
parks, waterways and
are structural in nature
wetlands.
only;
● Planters are provided
throughout the site to
provide strong landscape
screening opportunities;
● The proposal results in a
high quality street address
to Angler Street through a
mix of landscaping,
building materials and
treatments;
● The encroachments are not
a solid wall and do not
impact on access to
sunlight, or visual and
acoustic privacy to
adjoining dwellings
through overlooking or
overshadowing;
● Other forms of screening
are provided to provide
privacy and reduce
overlooking;
● New planting will be
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provided to complement
the development in
accordance with the
attached Landscape Plans;
● The proposal is consistent
with the streetscape
character, which includes a
diverse range of setbacks
to Angler Street.
PO17 Front fences and walls AO17.1 Front fences or walls The proposed front fence is
are designed and sited to: are set back an average of 1 setback 2.67m from the site
1. contribute to the metre and are articulated to frontage however proposes a solid
attractiveness of the provide visual interest by wall of 5.79m and 1.5m of
streetscape; stepping the design at a transparent fencing. Despite this,
2. be compatible with the maximum of 5 metre intervals. the proposal is considered
existing streetscape compliant with PO17 as follows:-
character;
● The proposed fencing and
3. avoid interference with landscaped frontage
movement of surface provides a visually
stormwater; interesting streetscape,
4. allow for casual with a strong focus on
surveillance of the street; landscaping to maintain
5. provide planting in front of the character of the
solid fences and walls; and streetscape and
6. ensure plantings between appropriately screen the
the front fence and the front fencing;
footpath does not create ● The Stormwater
an impediment for Management Plan shows
pedestrians using the that the proposed fence
footpath does not significantly
interfere with the
movement of surface
stormwater, with
stormwater directed to the
side boundaries before
exiting via Angler Street;
● Due to the sloping nature
of the site, the front fence
does not obstruct casual
surveillance opportunities
to the street frontage;
● The proposed planting
along the site frontage will
not impede on pedestrian
and cyclist pathways.
PO20 Development: AO20.1 Buildings and The development proposes a mix
1. provides a high level of structures: of landscaping, privacy screening,
residential amenity to 1. are sited and orientated high window sills and translucent
users of the subject site; to minimise the likelihood glass to ensure a high level of
and of overlooking the private residential amenity to the subject
2. does not unreasonably open space of adjacent site, whilst minimising overlooking
impact on the amenity residential uses; to adjoining lots. Particularly:-
enjoyed by users of 2. avoid reduction of
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adjoining or nearby sunlight to at least 40% ● All windows and
premises, including privacy of the private open space balustrades are shown
and access to sunlight. areas of any adjoining with powder coat
residences to less than Monument frames and
Editor's note—Provisions for two hours between grey tint glass;
sill height, glazing, screening 9:00am and 3:00pm on ● The upper level has a
and window openings are to any day of the year; portion of solid balustrade
improve the residential amenity 3. incorporate fencing, adjacent to the planter
for occupants. Thermal landscaping and beside the lift core;
performance requirements are screening to mitigate ● The stairwell has a fire
contained in Queensland impacts on adjoining rated glass brick window.
Development Code MP4.1 residential uses.
Sustainable Buildings. Energy
efficiency requirements are Editor's note— refer to figure
contained in the National AP3-1A and figure AP3-2A
Construction Code.
AO20.2 Transparent doors and
windows are designed and
located so they do not directly
face transparent doors or
windows or the private open
space areas of other dwellings
within 10 metres;
AO20.3 Where windows,
balconies, terraces, verandahs
or decks overlook or have the
potential to overlook the
private open space of nearby
properties or view into
habitable room windows within
10 metres:
1. windows have a sill
height of not less than
1.7 metres above
finished floor level;
2. windows and other
openings are
permanently screened to
a minimum height of 1.7
metres to avoid
overlooking;
3. windows and doors use
translucent glazing to
obscure views; or
4. windows or balconies are
offset by 45 degrees or
more.
AO20.4 Planter boxes,
screens, pergolas, landscaping
and architectural design of
balconies are used to screen
the ground floor private open
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space of dwellings from
separate upper level dwellings.
Editor's note—refer to figure
AP3-1A
AO20.5 Permanently fixed
external screening devices
complement the building's
external materials and finishes
and may incorporate solid
translucent screens, shutters,
perforated panels or trellises
which have a maximum of 50%
openings.
PO22 Development: AO22.1 For landscape amenity This has been addressed as part
reasons, cut or fill is less than of the higher order approval.
1. has minimal impact on the
1.5 metres in depth relative to
natural landform of the
the ground level.
site;
2. does not lead to erosion or
the transport of sediments
off site; and
3. does not lead to the
disturbance of natural
features, buildings or
structures of cultural
heritage significance.
5.3 NOOSA HEADS LOCAL PLAN AREA CODE
The proposal complies with all applicable Acceptable Outcomes within the Noosa Heads local plan
area code.
5.4 PLANNING SCHEME CODE ASSESSMENT
A review of the relevant planning scheme codes has been undertaken which confirms the proposed
development complies with all of the Acceptable and Performance Outcomes of the applicable codes.
Where the proposal does not comply with the Acceptable Outcomes of the codes, the below provide
alternate solutions to satisfy the corresponding Performance Outcome.
5.4.1 DUAL OCCUPANCY AND MULTIPLE DWELLING CODE
An assessment of this code was undertaken with the higher order approval.
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5.4.2 VISITOR ACCOMMODATION CODE
Performance Outcome Acceptable Outcome Response
PO8 Buildings and outdoor AO8.3 Accommodation is sited The development proposes a mix
spaces are designed to allow so as not to overlook the living of landscaping, privacy
for natural surveillance without areas of neighbouring screening, high window sills and
adversely impacting the privacy premises. translucent glass to ensure a
of guests or neighbouring high level of residential amenity
premises. to the subject site, whilst
minimising overlooking to
adjoining lots. Particularly:-
● All windows and
balustrades are shown
with powder coat
Monument frames and
grey tint glass;
● The upper level has a
portion of solid
balustrade adjacent to
the planter beside the lift
core;
● The stairwell has a fire
rated glass brick window.
PO12 Sufficient on-site car AO12.1 Visitor car parking In accordance with the approved
parking is provided to spaces are: plans, the security gate is
accommodate the number and 1. accessible at all times; provided partway down the
type of vehicles likely to be 2. not located behind driveway. Given the proposal is
generated by the visitor locked gates; and only for two units, including
accommodation having regard visitor car parking behind the
to the number of guests, staff 3. not located in tandem security gate is considered
or visitors. with a garage or other acceptable. The security gate is
car parking space setback 6m from the road
frontage and will allow a car to
queue wholly within the
development site. The proposal
complies with the requirements
of Table 9.4.1.4 of the Driveways
and parking code for the
minimum on-site parking
required. The inclusion of the
security gate in the current
approved locations provide
security measures, especially
given that access to the units is
provided via the Basement Level.
The proposal is considered
compliant with PO12.
PO25 Short term No acceptable outcome The development proposes a mix
accommodation in a single provided of landscaping, privacy
dwelling is limited to formats screening, high window sills and
compatible with the character translucent glass to ensure a
and use of the area so as not to high level of residential amenity
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cause unreasonable loss of to the subject site, whilst
residential amenity, having minimising overlooking to
regard to: adjoining lots. Particularly:-
1. the privacy of residents on
the subject property or ● All windows and
adjoining properties; balustrades are shown
2. any likely increase in noise with powder coat
to adjoining properties; Monument frames and
grey tint glass;
3. the scale of the use and ● The upper level has a
its compatibility with the portion of solid
character and uses within balustrade adjacent to
the property or the planter beside the lift
surrounding area; core;
4. retention of the primary ● The stairwell has a fire
residential function of an rated glass brick window.
area;
5. the impact on the safety A Management Plan can be
and efficiency of the local prepared to ensure that the
road network; amenity of surrounding
6. the impact of waste development is not compromised
storage areas on the visual that aligns with the standard
amenity of the area or requirements of urban areas.
sensitive land uses; and
7. any impact on shared
vehicular access or
parking.
5.4.3 EARTHWORKS CODE
Performance Outcome Acceptable Outcome Response
Sloping sites AO9 This was addressed as part of the
PO9 Cut or fill is less than 1.5 higher order approval.
On sloping sites development metres in depth relative to the
follows the natural landform natural ground level.
wherever practical and
excavation or filling is minimal.
5.4.4 LANDSCAPING CODE
Performance Outcome Acceptable Outcome Response
PO5 Landscaping is designed AO5.5 Front fences are no The proposed front fence is
and located to maximise the more than 1.2 metres high or setback 2.67m from the site
safety and security of public 1.8 metres if at least 50% frontage however proposes a
and private areas by— transparent solid wall of 5.79m and 1.5m of
1. clearly defining the transparent fencing. Despite this,
boundaries between the proposal is considered
private and public compliant with PO5 as follows:-
spaces;
2. promoting casual ● A 2.67m landscape strip is
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surveillance of buildings proposed in front of the
and public areas from proposed fencing and
the street and other provides a clear
public areas for personal delineation between
security reasons; private and public spaces;
3. avoiding concealment ● Due to the sloping nature
spots; of the site, the front fence
does not obstruct casual
4. maintaining safe sight
surveillance opportunities
distances to and from
to the street frontage
road and building
whilst providing security to
corners, car park
residents;
entrances and
● As per the Landscape
driveways;
OPW Plans, low shrubs are
5. maintain safe sight proposed along the
distances at planting frontage which seeks to
bed ends within car avoid concealment spots,
parks; maintain safe sight
6. designing to discourage distances and ensure
graffiti; vegetation does not inhibit
7. ensuring vegetation the effectiveness of street
does not inhibit the lighting;
effectiveness of street ● The deep landscape strip
lighting or conceal along the site frontage
signage; and assists in discouraging
graffiti;
8. separating and defining
● Landscaping is provided to
pedestrian and vehicle
assist in directing visitors
circulation routes.
to the entry gate.
5.4.5 SUSTAINABLE BUILDING DESIGN CODE
Performance Outcome Acceptable Outcome Response
PO2 Development maximises AO2.1 If for accommodation Rain water storage can be
water efficiency on site by activities, a minimum 3,000 conditioned as part of the
incorporating rainwater litres of rain water storage is approval.
collection and reuse measures provided per dwelling and
for non-potable purposes such reused for non-potable
as irrigation. purposes and incorporated into
a stormwater management
plan for the development.
5.5 PLANNING SCHEME OVERLAYS
The subject site is not affected by any overlays in accordance with Noosa’s Interactive Mapping.
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6.0 SUPPORTING INFORMATION
The following section provides a summary of the supporting information relating to the proposed
development:
Documentation for Approval
Plan No. Rev. Plan Title Date
7189-DA01 04 Cover Sheet, prepared by Blackburne Jackson 27-01-21
7189-DA02 02 Site Plan and Summary, prepared by Blackburne Jackson 27-01-21
7189-DA03 08 Basement Floor Plan, prepared by Blackburne Jackson 24-08-21
7189-DA04 06 Level 01 Floor Plan, prepared by Blackburne Jackson 27-01-21
7189-DA05 07 Level 02 Floor Plan, prepared by Blackburne Jackson 27-01-21
7189-DA06 04 Elevations, prepared by Blackburne Jackson 27-01-21
7189-DA07 04 Sections, prepared by Blackburne Jackson 27-01-21
7189-PD08 04 Area Plans, prepared by Blackburne Jackson 27-01-21
7189-DA09 05 Perspectives, prepared by Blackburne Jackson 27-01-21
7189-DA10 01 Sustainable Design Plan, prepared by Blackburne 27-01-21
Jackson
7189-DA11 01 Sections RFI, prepared by Blackburne Jackson 27-01-21
30295-OW3.1 - Earthworks & Piling Plan, prepared by SCG Consulting Nov 2020
Engineers
30295-OW4.1 - Driveway Crossover Plan, prepared by SCG Consulting Nov 2020
Engineers
30295-OW4.2 - Driveway Levels & Section, prepared by SCG Consulting Nov 2020
Engineers
30295-SW1.1 - Stormwater Management Plan, prepared by SCG Nov 2020
Consulting Engineers
7189_L01-01_ 01 Landscape Cover Page, prepared by Blackburne Jackson 29-11-20
7189_L02-01_ 01 Landscape Element Plan - Basement, prepared by 29-11-20
Blackburne Jackson
7189_L02-02_ 01 Landscape Element Plan - Level 1, prepared by 29-11-20
Blackburne Jackson
7189_L03-01_ 01 Landscape Planting Plan - Basement, prepared by 29-11-20
Blackburne Jackson
7189_L03-02_ 01 Landscape Planting Plan - Level 1, prepared by 29-11-20
Blackburne Jackson
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7.0 CONCLUSION
This Development Assessment Report has been prepared on behalf of The Macky Group Pty Ltd to
support an Other Change to Development Approval for a Material Change of Use (Dual Occupancy
and Short-Term Accommodation) in respect of land at 6 Angler Street, Noosa Heads, described as Lot
30 on RP92522.
The site is included under the Noosa Plan 2020 within the Medium Density Residential zone and the
Noosa Heads local plan area. Within the Medium Density Residential zone, the proposed development
is subject to impact assessment.
The proposal is considered consistent with relevant state planning provisions and demonstrates
compliance with the applicable local planning provisions. Any planning scheme non-compliances have
been satisfactorily discussed and justified in the Planning Assessment section of this report.
Approval of the proposed development is warranted subject to relevant and reasonable conditions.
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