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Planning Report · MCU17/0027
Attached to the e-mail IDAS Forms, Report & Plans (Email 1 of 2) MCU17/0027 & OPW17/0119.
DEVELOPMENT APPLICATION: MATERIAL CHANGE OF USE- MULTIPLE HOUSING TYPE 2-DUPLEX AND ASSOCIATED OPERATIONAL WORKS 27 AND 29 GRANT ST, NOOSA HEADS LOT 6 SP 179879 AND LOT 4 SP 230068 MARCH 2017
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Page 2
Contents
1.0 Introduction................................................................................................................................ 6
1.1 Subject Site Location and Surrounding Uses ................................................................... 6
1.2 Surrounding Uses.................................................................................................................... 7
1.3 Site Suitability ......................................................................................................................... 7
2.0 The Proposal ............................................................................................................................. 9
2.1 Built Form .............................................................................................................................. 9
2.2 Access and Traffic .............................................................................................................. 10
2.3 Vegetation retention ........................................................................................................... 10
2.4 Site Topography ................................................................................................................. 11
2.5 Services ............................................................................................................................... 11
2.6 Stormwater Management .................................................................................................. 11
2.7 Setbacks .............................................................................................................................. 12
2.8 Landscaping ........................................................................................................................ 12
3.0 Planning Context & Assessment.......................................................................................... 13
3.1 State Planning Regulatory Provisions ............................................................................. 13
3.2 State Interests ..................................................................................................................... 14
3.3 South East Queensland Regional Plan 2009-31 ........................................................... 15
3.4 Noosa Planning Scheme 2006......................................................................................... 18
3.4.1 Level of Assessment ................................................................................................... 18
3.4.2 Council Environmental Overlays ............................................................................... 18
3.4.3 Planning Area, Precinct & Precinct Class ................................................................. 18
3.4.4 Noosa Planning Scheme 2006- Zoning .................................................................. 18
3.4.5 Noosa Planning Scheme 2006 – Planning Scheme Codes ................................ 22
4.0 Conclusion ............................................................................................................................... 23
November 2016 – G and M Robertson
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TABLE OF FIGURES FIGURE 1 - LOCALITY MAP FIGURE 2 – BUS NETWORK FIGURE 3- BUILDING PERSPECTIVE FIGURE 4 – VEGETATION MANAGEMENT ACT: ESSENTIAL HABITAT MAP FIGURE 5– TOPOGRAPHY FIGURE 6- SEQ REGIONAL PLAN 2009-31: LAND USE DESIGNATION FIGURE 7 –TABLE 3 FROM SEQ REGIONAL PLAN 2009-31 FIGURE 8 – NOOSA PLANNING SCHEME 2006: ZONE MAP November 2016 – G and M Robertson
Page 4
TABLE OF APPENDICES APPENDIX 1 – OWNERS CONSENT APPENDIX 2 – BUILDING DESIGN DRAWINGS APPENDIX 3 – ENGINEERING DRAWINGS APPENDIX 4 – LANDSCAPE PLAN APPENDIX 5– RESPONSE TO PLANNING SCHEME CODES November 2016 – G and M Robertson
Page 5
REPORT SUMMARY
DEVELOPMENT APPLICATION – MULTIPLE HOUSING TYPE 2-DUPLEX AND ASSOCIATED
OPERATIONAL WORK
DEVELOPMENT APPLICATION
APPLICANT: G AND M ROBERTSON
CONSULTANT: LOCALITY PLANNING & CONSULTING PTY LTD
PROPOSAL: MULTIPLE HOUSING TYPE 2-DUPLEX AND ASSOCIATED OPERATIONAL
W ORKS
LEVEL OF ASSESSMENT: CODE ASSESSABLE
SITE DESCRIPTION
LOCATION: 27 AND 29 Grant St, Noosa Heads
LOCAL AUTHORITY: NOOSA SHIRE COUNCIL
RPD: LOT 6 SP 179879 AND LOT 4 SP 230068
AREA OF LAND: 545.18M² and 720.44 M²
CURRENT USE OF LAND: VACANT
SOUTH EAST QUEENSLAND REGIONAL PLAN
LANDUSE CATEGORY: URBAN FOOTPRINT
NOOSA PLANNING SCHEME 2006
LOCAL PLANNING AREA: NOOSA HEADS LOCALITY PLAN
ZONE PRECINCT: SEMI- ATTACHED HOUSING
November 2016 – G and M Robertson
Page 6
1.0 Introduction
This Town Planning Report has been prepared to support a Development Application for a
Material Change of Use- Multiple Housing Type 2- Duplex and associated Operational
Works on behalf of G and M Robertson, the owners of the site. The Building Design
Drawings have been prepared by Garth Chapman Queenslanders and are included within
Appendix 2.
The Noosa Planning Scheme 2006 defines Multiple Housing Type 2 – Duplex as:
“Means the use of premises for two dwelling units either attached or detached, on
one lot where the use does not fall under Multiple housing Type 1 Relative or
employee.”
The applicant proposes a Multiple Housing Type 2- Duplex residential development, with
both dwellings having ground floor and 1st floor levels. The proposed dwellings would be
best described as having an overall single dwelling type appearance. The proposed Building
Design Drawings (Appendix 2) have been prepared to complement the existing residential
type and has been designed to present well to Grant Street’s frontage.
The purpose of this Town Planning Report is to best describe the characteristics of the
subject site, detail the surrounding land uses and present the proposed development
parameters. A full assessment of the Noosa Planning Scheme 2006 has been undertaken,
and due to the site location within the Urban Footprint under the SEQ Regional Plan 2009-
31, a brief commentary of the policy intent of the South East Regional Plan has also been
included.
This Town Planning Report should be read in conjunction with the accompanying IDAS
Forms 1, 5 and 6 and documentations prepared within the submitted Appendix.
1.1 Subject Site Location and Surrounding Uses
The subject site is situated at 27 and 29 Grant Street, Noosa Heads and is legally described
as Lot 6 SP 179879 and Lot 4 SP 230068. The site is located within the Noosa Heads
Locality Planning Area.
The development site is of an approximate rectangular shape and once amalgamated will
contain a total site area of 1,265.62m2. The site has full frontage to Grant Street. The
proposed development will continue to the use the site’s current access which is attained off
an access easement from the rear of the site. The access easement directly stems from
Banksia Avenue.
The site will be able to be connected to all essential infrastructures in a safe and efficient
manner without unduly impacting on neighbouring properties.
The site is easily accessible from Banksia Avenue and ultimately Noosa Drive, which is
linked to the Bruce Highway and other areas of the Noosa by the existing road network.
November 2016 – G and M Robertson
Page 7
The location of the subject site in Noosa Heads is illustrated in Figure 1 below.
FIGURE 1 - LOCALITY MAP
1.2 Surrounding Uses
The subject site is within approximately 300 metres to the nearest bus stop and is within
walking distance to the Prince’s Supa IGA, Noosa Junction Bus Station, the cinema and
numerous other small scale shops. The subject site adjoins vacant lots that are heavily
vegetated. There is an approved duplex development that is located on the neighbouring
site at 33 and 35 Grant Street. There is also an existing duplex development at 21 and 19
Grant Street.
1.3 Site Suitability
The subject site is considered suitable for an intensified scale of development based on the
following:
• The existing bus network provides excellent accessibility and connectivity to the site
and links the development to other strategic locations, such as the Noosa township
and community facilities;
• The proposal supports State Policy Transit Oriented Principals by providing higher
density development within close proximity to a key bus transit centre (refer to figure
2);
November 2016 – G and M Robertson
Page 8
• The site provides an excellent opportunity for infill development within the Noosa
Heads Locality Planning Area;
• Safe and efficient parking and access provisions can be established onsite;
• The site can connect to all essential services and infrastructure, with these urban
services of sufficient capacity for the site;
• The design of the proposal is sympathetic to the natural features of the site including
geography and orientation;
• The proposal reflects the preferred character for the Noosa Heads area and will not
diminish the residential amenity of surrounding properties;
• The subject site location, size and shape are considered well suited to the proposal;
and
• The proposal complies with the Code for Residential Uses Code and other applicable
codes of the Noosa Planning Scheme 2006.
FIGURE 2 – BUS NETWORK
November 2016 – G and M Robertson
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2.0 The Proposal
The proposal for a Material Change of Use- Multiple Housing Type 2- Duplex is to be
established in accordance with the attached Proposal Report and Building Design Drawings
(Appendix 2). The development will involve the construction of two (2) residential units, all
having a ground floor and 1st storey level. It must be noted that the proposal is to have the
appearance and operate as a single dwelling residence, though the inclusion of a second
kitchen and laundry has triggered a development application for a Duplex.
FIGURE 3– BUILDING PERSPECTIVE
2.1 Built Form
The proposed duplex development will comprise of a total of two (2) residential units which
are both located on ground floor and the floor level 1.
Unit 1 incorporates a ground floor which encompasses a spacious workshop, 3 car parks, a
laundry, an office and a wine cellar. The first floor level of Unit 1 will include a master room
with an ensuite bathroom and walk-in-wardrobe and two additional bedrooms. This unit will
also encompass a media room and an open plan kitchen, dining and lounge area.
Unit 2 comprises a ground floor level which includes 2 bedrooms with a shared ensuite
bathroom, a second bathroom, a laundry and a car space. The first floor level of Unit 2
includes a master bedroom with a walk-in-wardrobe and ensuite bathroom and an open plan
kitchen and living/dining space with an additional bathroom.
November 2016 – G and M Robertson
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The development will have a building height which will adhere to the maximum allowable
height outlined within the Noosa Planning Scheme 2006 for the site (8m). The proposed
development achieves a site cover of 41% with a total building footprint of 524m².
The proposed duplex building design provides for a visually attractive built form that presents
well to Grant Street and integrates well with surrounding development. The building design
has considered its setting and context of the site and surrounding sites and created an
attractive living environment for residents that contributes positively to the character of Grant
Street and the Noosa Heads local area. Building materials will include a mix of lightweight
and textured external building materials with variation provided in texture and colouring.
2.2 Access and Traffic
Access to the proposed development will be achieved in a safe and efficient manner. The
proposed development will continue to the use current access arrangements which is
attained off an access easement located at the rear of the site. The access easement
directly stems from Banksia Avenue.
Dwelling 1 has a 3-car park garage on the ground level. Dwelling 2 will be provided with a
single lock up garage on the ground level. All vehicles will be able to enter and exit the site in
a forward motion.
2.3 Vegetation retention
In accordance with the Department of Environment and Resource Management’s Regulated
Vegetation Map, the subject site has been identified as having no area of high value
regrowth vegetation.
FIGURE 4 – VEGETATION MANAGEMENT ACT: ESSENTIAL HABITAT MAP
November 2016 – G and M Robertson
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2.4 Site Topography
It is acknowledged that the site exhibits moderate slope, with retaining walls and cut and fill
outlined within the Engineering Drawings (Appendix3).
FIGURE 5 – TOPOGRAPHY
2.5 Services
Reticulated water and sewerage infrastructure will be readily available to the subject site
from the surrounding urban area. A sewerage easement runs along the rear of the site.
Water connection can be achieved from infrastructure made available at the site street
frontage. A single water meter will be utilised for the development. An electrical meter box is
also located on the site frontage. The urban services have sufficient capacity to facilitate the
proposed future duplex development. Urban services will be provided in accordance with the
Noosa Council requirements and Unity Water standards.
Waste collection will occur via kerbside collection along Grant Street. Each dwelling will be
provided a Green and Recycle Bin which is of sufficient capacity for the use. The waste
storage area will be designed to complement surrounding development.
2.6 Stormwater Management
Stormwater will be discharged into the existing stormwater pipe infrastructure at the rear of
the site. Detailed stormwater management is provided within the Engineering Drawings
(Appendix 3).
November 2016 – G and M Robertson
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2.7 Setbacks The ground floor building setback requirements are compliant with the acceptable outcomes of the Residential Uses Code of the Noosa Planning Scheme 2006. 2.8 Landscaping Landscaping treatments to soften the built form of the proposed development are will be provided in accordance with the landscape areas shown on the proposal plans. The minimum landscape requirements are achieved in accordance with the Landscape Code. Planter boxes will be utilised to soften retainer walls. A waterfall and ponds will be located onsite and will be maintained, designed and built in accordance with the Noosa Planning Scheme. Please see Landscape Plan within Appendix 4 for further detail. November 2016 – G and M Robertson
Page 13
3.0 Planning Context & Assessment
The subject site is located within the local government boundary of the Noosa Shire Council
and as such is subject to the provisions contained in the Noosa Planning Scheme 2006. This
assessment demonstrates that the proposed Material Change of Use-Multiple Housing Type
2- (Duplex) and associated Operational Works application is within the planning intent for the
area maintains the existing and character intent created by the Noosa Planning Scheme
2006, and complies with the codes and policies contained therein, as well as the intent of the
South-East Queensland Regional Plan 2009 - 2031.
3.1 State Planning Regulatory Provisions
State planning regulatory provisions are state planning instruments that regulate
development and can apply to all or part of the state.
State Planning Regulatory Provision Comment
Draft amendment to the South East The site is included with the Urban Footprint.
Queensland Regional Plan 2009-2031 State Assessment against the regulatory
Planning Regulatory Provisions provisions is not required.
Guragunbah State Planning Regulatory Not applicable
Provision The site is not located within the
Guragunbah area.
State Planning Regulatory Provision The Councils Adopted Infrastructure
(adopted charges) Charges Resolution reflects these provisions
and which will be applied to the
development.
Yeerongpilly Transit Oriented Development Not applicable
State Planning Regulatory Provision The site is not located within the Yeerongpilly
Transit Oriented Development area.
Off-road motorcycling facility on State-owned Not applicable
land at Wyaralong The site is not located within the Wyaralong
area.
State Planning Regulatory Provisions (Adult Not applicable
stores) The proposal is not for an adult store.
South East Queensland Koala Conservation Not applicable
State Planning Regulatory Provisions The site is not located within a Priority Koala
Assessable Development Area or a Koala
Assessable Development Area.
November 2016 – G and M Robertson
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3.2 State Interests
The State Development Assessment Provisions (SDAP) set out the matters of interest to the
state for development assessment, where the state assessment and referral agency (SARA)
is responsible for assessing or deciding development applications as assessment manager
or as a referral agency. The SDAP is not applied by local government in the assessment of
development applications. No State referrals are triggered by this application.
State Triggers Legend Comment
Waterway and barrier The subject site boundary
intercepts an identified
works waterway that is of low
importance. This does not
trigger state referral.
Coastal Zone Both the subject site
location within the Coastal
zone does not trigger state
referral.
November 2016 – G and M Robertson
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Water Resource Planning The subject site
Area Boundaries designation within the
Water Resource Planning
Area Boundaries does not
trigger State referral.
3.3 South East Queensland Regional Plan 2009-31
The South East Queensland Regional Plan 2009 - 2031, as prepared by the Queensland
State Government became effective in 2009. The purpose of the Regional Plan is to guide
growth and development in South East Queensland to 2031. The Regional Plan is the pre-
eminent plan for the region and takes precedence over all other planning instruments.
Accordingly, all development in South East Queensland needs to accord with the provisions
contained within the SEQ Regional Plan 2009 - 31. Under the South East Regional Plan, the
subject site is identified within the ‘Urban Footprint’ designation (refer Figure 6). The
principle intent of this designation is to accommodate most regional growth in existing urban
centres or within identified urban growth areas. The overarching principle of the strategy for
the creation of the ‘Urban Form’ is to make the most efficient use of land allocated for urban
development. Some of the applicable policies under this principle include:
Policy 8.2.1 Urban Form
Use the urban area efficiently by accommodating a higher proportion
of growth through infill and redevelopment, together with well-
planned Greenfield development.
Policy 8.2.2 Urban Form
Accommodate projected growth and change by ensuring there are
adequate supplies of land for all development needs.
Policy 8.2.3 Urban Form
Consolidate urban development in existing and new urban areas to
improve utilisation of land and the efficient provision of infrastructure
and services.
November 2016 – G and M Robertson
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Policy 8.2.4 Urban Form
Achieve targets to progressively increase the proportion of new
dwellings created by infill and redevelopment of existing urban areas.
Comment:
The subject site is included within the "Urban Footprint" category of the SEQ Regional Plan
2009 - 31 which supports and promotes the logical consolidation of existing residential
areas. The intent of the Urban Footprint is to focus growth in locations that “provides
reliable and effective transportation choices or otherwise reduce car use/ particularly for
infill and redevelopment in and around existing urban centres/ and along high-frequency
public transport corridors”. As mentioned previously, the subject site is with close proximity
to a public bus stop, which can be utilised by future residents of the proposed dwellings.
Having regard to the intent of this designation and the specific policies requiring urban
consolidation (particularly infill development), the proposed development can be supported
because the proposal involves consolidating urban development within an existing urban
area (i.e. the “Urban Footprint”). The proposal also makes use of existing infrastructure and
services already available to the existing development, namely water and sewerage
infrastructure. The subject site represents an excellent opportunity to provide higher density
development due to its location within an established residential area and close proximity to
public transport links.
Table 3 from the SEQ Regional Plan 2009 - 31, included as Figure 7, outlines the necessary
number of infill dwellings required by the councils for South East Queensland to meet its
dwelling target. It is important to note that the numbers for the Sunshine Coast are inclusive
of Noosa as the SEQ Regional Plan was adopted prior to the de-amalgamation. Between the
years 2009-31 the Sunshine Coast will require 37,000 infill dwellings. Zoning the subject site
for increased residential densities will support the overarching SEQ Regional Plan 2009 - 31
intentions: i.e. to provide a percentage of the required dwellings within the existing urban
fabric.
November 2016 – G and M Robertson
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FIGURE 6–SEQ REGIONAL PLAN 2009-31: LAND USE DESIGNATION
FIGURE 7– TABLE 3 FROM SEQ REGIONAL PLAN 2009-31
November 2016 – G and M Robertson
Page 18
3.4 Noosa Planning Scheme 2006
A detailed assessment of the applicable provisions of the Noosa Planning Scheme 2006 has
been undertaken in the following section of this town planning report.
3.4.1 Level of Assessment
As directed by the Assessment Categories and Relevant Assessment Criteria for the Semi-
Attached Housing Zone - Making a Material Change of Use, the proposed development is
subject to Code Assessment.
3.4.2 Council Environmental Overlays
Council Environmental Overlays recognise a wide range of environmental features and
values that need to be considered in the assessment of applications. The level of
assessment varies depending on the type of Environmental Overlay and whether the
impacts of the proposal on the Environmental Overlay have been considered as part of a
prior application. The subject site does not trigger any planning scheme overlays.
3.4.3 Planning Area, Precinct & Precinct Class
The site is included in the Noosa Heads Locality Planning Area and is zoned as Semi-
Attached Housing.
Comment:
The scale of the development is consistent with existing duplex developments within the
area.
3.4.4 Noosa Planning Scheme 2006- Zoning
The Noosa Planning Scheme 2006 has identified the site as being Semi-Attached Housing.
Division 17—Specific Outcomes and Probable Solutions for the Semi-Attached Housing Zone
Column 1 Column 2 Column 3
Specific Outcomes Probable Solutions Comment
Consistent Uses
O33 The following defined uses and use classes are No solution provided Complies
consistent uses and are located in the Semi-Attached The proposed
Housing Zone— development is listed as
a) Commercial business Type 1 if an estate sales a consistent use.
office; b) Home-based business Type1; c)
Home-based business Type 2 where operated
from a Detached House; d) Detached house;
e) Community residence; f) Multiple housing
Types 1, 2 or 3; g) Multiple housing Type 4
where i) located in precinct E1 of Noosa
Springs; or ii) located on premises bounded
by Grant St, Katherina St, Noosa Drive and
Banksia Ave; or iii) the site area is no less
than 800m2; or h) Visitor accommodation Type
4 if located on Lot 2 on SP110327 at Noosa
Drive i) Visitor Accommodation Type 4 if a
resort hotel within Precinct F of Noosa
Springs
Inconsistent Uses
O34 The following defined uses and use classes are No solution provided Not Applicable
November 2016 – G and M Robertson
Page 19
inconsistent uses and are not located in the Semi- The proposed use is
Attached Housing Zone— listed as a consistent
a) All Agricultural Uses; b) Commercial business use.
unless Type 1 and an estate sales office; c)
Entertainment and dining business; a) Home-based
business Type 2 other than where operated from a
detached house; d) Home-based business Type 3; e)
Industrial business; f) Retail business; g) All
Community Uses; h) All Infrastructure Uses; i)
Ancillary dwelling unit; j) Multiple housing Type 4 if not
i) located in precinct E1 of Noosa Springs; or ii)
located on premises bounded by Grant St, Katherina
St, Noosa Drive and Banksia Ave; or iii) the site area is
less than 800m2; k) Multiple housing Type 5; l) Visitor
accommodation Type 4 if not— i) located on Lot 2 on
SP110327 at Noosa Drive; or ii) a resort hotel within
precinct F of Noosa Springs.
Effects of Use
Visitor accommodation No solution provided Not Applicable
O35 Lot 2 on SP110327 at Noosa Drive is developed
and maintained for visitor accommodation.
Built Form
Streetscape & character S36.1 The main Complies
O36 Buildings and other structures— a) contribute entrance of the building Although the main
positively to the streetscape character by addressing faces and is entrance is achieved
the street and adding visual interest through stepping recognisable from the from the rear of the site
the front façade; b) have a bulk and architectural scale street; AND the pedestrian access is
that does not dominate the streetscape or detract from S36.2 Buildings and clearly identifiable from
the visual amenity of adjoining properties; c) present other structures are Grant Street. The
as a small building of a domestic scale within a designed to— a) have building façade which
landscaped setting; and d) present well articulated a maximum wall length faces Grant Street
façades where garages or carports are not the of 15m and each incorporates numerous
dominant visual element when viewed from the street; external wall plane visual interest points
Figure 9.1—Use of design features to break up building incorporates at least including balconies,
bulk one design element to windows, awnings and
add visual interest and variations in roof
amenity (such as pitches.
windows, pergolas, sun
shading devices, The proposed
balconies or a change development is well
of building articulated, creates
material)(see Figure different shadow lines
9.1 and Figure 9.2); b) and is visually
vary and break up the interesting.
roof form through
gables or different
pitches to add visual
interest and define the
individual dwelling units
(see Figure 9.1 and
Figure 9.2);
c) provide individual
segmented balconies
for each dwelling unit to
reduce dominant
horizontal banding and
to provide private open
space for each tenancy
(see Figure 9.1 and
Figure 9.2); d) break
up building façades by
incorporating different
but complimentary
colours, textures and
building materials; and
e) visually break up the
November 2016 – G and M Robertson
Page 20
bulk of the building by
integrating tall plant
species in front of and
to the side of buildings;
AND S36.3 For corner
sites the building
design addresses both
street frontages by— a)
including doors and
windows on each face
of the building that
fronts a road; and b)
incorporating an access
point from each street,
one for each of the
dwelling units.
Garages and carports S37.1 Garages and Complies
O37 Garages, carport structures and vehicle carports have a front The proposed garage
manoeuvring areas are designed and sited to— a) boundary setback of at will not dominate the
provide for resident and visitor parking; b) visually least 6m provided that streetscape. The
integrate with the building and to not dominate the garages may be garage is more than
street front; c) allow opportunity for landscaping to setback 5.5m from the 5.5m from the front
screen vehicle parking and manoeuvring areas; d) front boundary where boundary. The garage
minimise the number of driveway accesses; and e) garage doors are doors are not visible
allow safe and efficient access to and egress from the staggered 1m from from Grant Street. The
premises. each other in relation to proposed development
the frontage AND will continue to the use
S37.2 Garages the site’s current access
present a minimum which is attained off an
width to the streetscape access easement from
(the total width of the rear of the site. The
garage doors is no access easement stems
more than 6m or 50% directly off Banksia
of the frontage width, Avenue.
whichever is the lesser,
where the structure
faces the street) AND
S37.3 Where multiple
double garages are
included garages are
stepped back a
minimum of 600mm
from each other, in
relation to the frontage
or are separated by at
least 2m; OR S37.4
Garages that are visible
from, but do not face
November 2016 – G and M Robertson
Page 21
the street, include
windows or other
articulation and have a
6m vegetated buffer
between the structure
and the road frontage.
AND S37.5 Where
located on the major
road network or a
collector street,
vehicles are able to
enter and exit the site
in a forward gear
through a 3-point turn
maximum; AND S37.6
The development
provides for shared
driveways to minimise
the number of access
points, except on sites
with more than one
street frontage, where
garages or carports in
the development front
separate streets.
Front fences and walls S38.1 Front fences or Complies
O38 Front fences and walls are designed and sited to— walls are setback an The front fencing will be
a) contribute to the attractiveness of the street; b) be average of 1 metre and in keeping with the
compatible with the existing streetscape character; c) are articulated to character of
relate to the architectural period of the building; d) provide visual interest surrounding
avoid interference with the movement of surface by stepping the design development and will be
stormwater; e) allow for casual surveillance from the at maximum 5m articulated to provide
street or where premises adjoin part of the major road intervals. AND S38.2 visual interest by
network, mitigate traffic noise; f) provide for planting The area of land stepping the design at
in front of high solid fences and walls; and g) ensure between the fence and maximum 5m intervals.
planting between the front fence and the footpath does the front property Fencing will not exceed
not create an impediment for pedestrians using the boundary shall be 1.2 metres in height.
footpath. densely landscaped to The area between the
screen any fencing fence and the front
from the street. AND boundary will be
S38.3 Any fencing on densely landscaped to
the boundary which is screen any fencing from
not screened by the street. Landscaping
vegetation is either less will provide visual
than 1.2m high or of an interest to the site’s
open construction. frontage.
November 2016 – G and M Robertson
Page 22
FIGURE 8 – NOOSA PLANNING SCHEME 2006: ZONE MAP 3.4.5 Noosa Planning Scheme 2006 – Planning Scheme Codes As directed by the Assessment Categories and Relevant Assessment Criteria for the Semi- Attached Housing Zone - Making a Material Change of Use, the proposed development is subject to Code Assessment against the Noosa Planning Scheme 2006. The codes applicable to this application include: • Noosa Heads Locality Code; • Residential Uses Code; • Landscaping Code; • Driveways and Car Parking Code; • Transport, Roads and Drainage Code; • Erosion and Sediment Control Code; • Existing Services Code; • Earthworks Code; • Waste Management Code; and • Water Sensitive Design Code. An assessment of these codes has been undertaken within Appendix 5 of this planning application. November 2016 – G and M Robertson
Page 23
4.0 Conclusion
This town planning report has been prepared by Locality Planning & Consulting as part of a
Code assessable application for the Material Change of Use- Multiple Housing Type 2-
Duplex and associated Operational Works on behalf of G and M Robertson This application
is summarised with the following outlines:
• The proposal is consistent with the South East Queensland Regional Plan 2009-2031
policies for urban form – particularly infill development and urban consolidation;
• The site adheres to the strategy and intent of the Noosa Planning Scheme 2006 for this
zoning;
• The existing bus network provides excellent accessibility and connectivity to the site and
links the development to other strategic locations, such as the Noosa township and
community facilities;
• The proposal supports State Policy Transit Oriented Principals by providing higher
density development within close proximity to a key bus transit centre (refer to figure 2);
• The subject site is within approximately 390m of the nearest bus stop, which can be
utilised by future residents;
• The site provides an excellent opportunity for infill development within the Noosa Heads
Locality Planning Area;
• Safe and efficient parking and access provisions can be established onsite;
• The site can connect to all essential services and infrastructure, with these urban
services of sufficient capacity for the site;
• The design of the proposal is sympathetic to the natural features of the site including
geography and orientation;
• The proposal reflects the preferred character for the Noosa Heads area and will not
diminish the residential amenity of surrounding properties;
• The proposed Building Design Drawings (Appendix 2) have been produced to
demonstrate a visually attractive built form that presents well to Grant Street and
integrates well with surrounding development;
• The subject site location, size and shape are considered well suited to the proposal; and
• The proposal complies with the Code for Residential Uses Code and other applicable
codes of the Noosa Planning Scheme 2006.
This report has addressed the relevant town planning issues pertaining to the application, as
set out in the Noosa Planning Scheme 2006. In summary, the report finds the proposal to
be consistent with the intent of the zoning which allows urban development in certain
locations.
The overall form of established development is similar to that found in many contemporary
suburban residential areas. An assessment of the planning scheme codes demonstrates the
proposal’s ability to comply with the Noosa Planning Scheme 2006 relevant planning
scheme codes.
The proposed development can be supported under the SEQ Regional Plan 2009-2031
because it provides for infilling and consolidates urban growth within an area recognised for
urban purposes. On this basis, we request that the application for the Material Change of
Use- Multiple Housing Type 2- Duplex and associated Operational Works be approved
subject to reasonable and relevant conditions.
November 2016 – G and M Robertson
Used in these records
Planning Report.pdfRelated documentApplication case desk ↗
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