Council archive · source document
Martoo Proposal Report · MCU17/0046
Attached to the e-mail IDAS Forms, cover letter & report, Annexure B,C,D,E,F MCU17/0046 & OPW17/0160.
PROPOSAL REPORT Development Application seeking a Material Change of Use of Premises for a Multiple Housing – Type 2 Duplex At 38 Park Crescent Sunshine Beach described as Lot 598 on RP48112 Applicant: Lyndon Simmons Prepar ed: April 2017 R02128- A
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Page 2
Proposal Report Proposed Material Change of Use of Premises for a Multiple housing - Type 2 duplex and Operational Works (Carparking and access,
Landscaping and Stormwater at 38 Park Crescent, Sunshine Beach described as Lot 598 on RP48112
Applicant: Lyndon Simmons
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Contents
1 Introduction 2
2 Basic Information 3
3 The Characteristics of The Site 4
3.1 Site Characteristics 4
3.2 Existing Infrastructure Servicing the Site 4
3.3 Site Contamination 4
4 The Characteristics of the Surrounding Environment 5
4.1 Description of Land Uses Adjacent to the Site and within the Surrounding Area 5
5 The Proposal 5
5.1 Building Design and Siting 5
5.2 Operational Works 6
6 Development Assessment 6
6.1 State Planning Policies 9
7 Conclusion 10
Annexures 11
Separate attachment
Annexure A: Development Plans for the Proposal
Annexure B: Landscaping plans
Annexure C: Operational Works
Annexure D: TTM Traffic Report
Annexure E: Eastern Beaches Locality Code
Annexure F: Residential Uses Code
martoo consulting - Town Planning + Urban Design Consultants 1
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Proposal Report Proposed Material Change of Use of Premises for a Multiple housing - Type 2 duplex and Operational Works (Carparking and access,
Landscaping and Stormwater at 38 Park Crescent, Sunshine Beach described as Lot 598 on RP48112
Applicant: Lyndon Simmons
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1 Introduction
This planning report has been prepared for Lyndon Simmons being the applicant of a proposal to construct a
Duplex over premises at 38 Park Crescent, Sunshine Beach. The subject site is described Lot 598 on
RP48112 Parish of Weyba and is located with the Noosa Council Local Government area.
The proposed development of this site constitutes ‘development’ as defined by Sustainable Planning Act
2009. This development application seeks a Development Permit for a Material Change of Use of Premises
for Multiple Housing - Type 2 Duplex.
The proposal is deemed a code assessable development under the provisions of the Noosa Plan 2006 and
the Sustainable Planning Act 2009.
This planning report covers the following matters in order to assist the assessment of this development
application:
Section 2: The basic details of the application as extracted from certain parts of the
application forms;
Section 3: A description of the subject site;
Section 4: A brief description of the locality surrounding the subject site;
Section 5: An explanation of the proposal;
Section 6: An assessment of the proposal against the 2006 Noosa Plan; and
Section 7: A conclusion that provides summary grounds, which support the approval of the
application as proposed.
The Noosa Council is the Assessment Manager for this development application.
Any words or terms are shown in italic font in this proposal report, refer to either relevant state legislation
direct quotes from this planning scheme as indicated. Words in bold font refer to definitions as detailed by
the Noosa Plan.
The report concludes that the proposed use and resultant building form is consistent with the character
envisaged for the area by residents and the Noosa Plan. The report recommends that Council approve the
application.
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Proposal Report Proposed Material Change of Use of Premises for a Multiple housing - Type 2 duplex and Operational Works (Carparking and access,
Landscaping and Stormwater at 38 Park Crescent, Sunshine Beach described as Lot 598 on RP48112
Applicant: Lyndon Simmons
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2 Basic Information
Basic information relating to this development application includes:
Applicant: Lyndon Simmons
C/- Martoo Consulting
PO Box 1684, Noosa Heads Qld 4567
Address of Site: 38 Elanda Street, Sunshine Beach
RPD of Site: Lot 598 on RP48112, Parish of Weyba
Owners: Lyndon Simmons
2
Area of Site: 532m
Current Use of Site: Vacant
Land Use Zonings: Attached Housing
Overlays: Natural Hazard: Landslide & Flooding
Natural Resources
Strategic Area: Urban
Proposal: Multiple Housing - Type 2 Duplex
Carparking and access, stormwater and landscaping
Approvals Sought: Development Permit for Material Change of Use of Premises and
Operational Works
Administering
Authority: Noosa Council
Referral Agencies: Nil
Existing Easements: Nil
Consultants for
Development
Application: Town Planners: Martoo Consulting
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Proposal Report Proposed Material Change of Use of Premises for a Multiple housing - Type 2 duplex and Operational Works (Carparking and access,
Landscaping and Stormwater at 38 Park Crescent, Sunshine Beach described as Lot 598 on RP48112
Applicant: Lyndon Simmons
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3 The Characteristics of The Site
3.1 Site Characteristics
The subject site comprises a rectangular shaped parcel of land located on the eastern side of Park Crescent
Sunshine Beach and is described as Lot 598 on RP48112 Parish of Weyba (to be known as the site). The site
slopes steeply downwards from the road frontage to the rear of the site and previously contained a dwelling
which has been removed leaving the site vacant with limited vegetation.
Figure 1 below details the site’s location.
Subject site
Figure 1 – site location
3.2 Existing Infrastructure Servicing the Site
The subject site is serviced by standard community infrastructure including reticulated water supply and
sewerage, underground telecommunications and overhead electricity supply, bitumen roadways and kerb and
channel.
3.3 Site Contamination
The site is to the best of our knowledge is not known to be contaminated.
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Proposal Report Proposed Material Change of Use of Premises for a Multiple housing - Type 2 duplex and Operational Works (Carparking and access,
Landscaping and Stormwater at 38 Park Crescent, Sunshine Beach described as Lot 598 on RP48112
Applicant: Lyndon Simmons
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4 The Characteristics of the Surrounding Environment
4.1 Description of Land Uses Adjacent to the Site and within the Surrounding Area
The site is located in the area of Sunrise Beach, which has been developed for a mix of multiple unit
developments, duplexes and residential dwellings. The existing uses that immediately surround the subject
site comprise the following:
To the north: Residential dwelling
To the south: Residential dwelling
To the west (opposite the site): Three Storey multi unit residential unit complex
To the east: Residential dwelling
The site is well located to the beach with access to local shops within 270 metres and schools and community
facilities approximately one kilometre to the west.
5 The Proposal
As indicated in Section 1 of this report, this application proposes the construction of Multiple Housing - Type
2 duplex on the site. As part of the application, approval is also sought for Operational Works of carparking
and access, stormwater drainage and landscaping.
The material change of use of premises and operational works applications are code assessable
development under the 2006 Noosa Planning Scheme. Proposal plans for the development, which are
included in Annexure A.
5.1 Building Design and Siting
The proposal involves the construction of a duplex dwelling across the site. Due to the steep slope of the site,
the design proposes car parking across the front of the site with the units stepping down the site. Due to the
limited opportunities for on street car parking the architect proposes two enclosed garages and two open
visitor spaces across the front of the site. Two individual entries are proposed for the units.
Unit 1 comprises three levels with the living, dining and kitchen areas on the upper floor, master bedroom and
second bedroom and ensuites on the middle floor and pool terrace, rumpus and laundry on the ground level.
An internal stairway and lift are proposed for unit as well as pedestrian access to the beach access to the
rear of the site.
Unit 2 is located on the lower rear part of the site and is accessed via a covered walkway along the northern
side of Unit 1. The ramped accessway slopes down the site to level 1 which contains the kitchen, living and
dining areas, level 2 the bedrooms and ensuites and level 3 the rumpus and pool terrace area. Unit 2
proposes internal stairways as well as an internal lift.
Proposed upper level balconies and decks are screened with shutters to adjoining sites.
The building adopts a contemporary design and proposes to utilise a range of high quality materials and
finishes which include:
• Marine plywood sheeting with cover battens;
• Copper sheet cladding or metal sheet cladding;
• Opaque louvres;
• Aluminum screens;
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Proposal Report Proposed Material Change of Use of Premises for a Multiple housing - Type 2 duplex and Operational Works (Carparking and access,
Landscaping and Stormwater at 38 Park Crescent, Sunshine Beach described as Lot 598 on RP48112
Applicant: Lyndon Simmons
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• Window hoods; and
• Colorbond roof sheeting.
5.2 Operational Works
A detailed landscaped design has been prepared in accordance and is included as Annexure B. The
proposal plan utilises native species suited to the Coastal dune system and consistent with the Landscaping
Code.
Detailed Operational Works plans for access, carparking and stormwater drainage are included in Annexure
C. Due to the steep slope of the site, the restricted availability of on street parking and the character of the
area, the applicant had proposed to located two covered garages and two visitor spaces across the front of
the site. No on site manoeuvring area is proposed as this would have a significant impact on the streetscape
and surrounding properties. A traffic report is included in Annexure D in support of the proposal.
6 Development Assessment
The Noosa Plan includes the site in the Eastern Beaches locality and provides the site with an Attached
Housing zone. The assessment table for the Attached Housing zone indicates that a Type 2 Duplex is code
assessable development.
Under Section 313 of the Sustainable Planning Act 2009 an Assessment Manager must limit its assessment
to the following matters for code assessable applications:
(a) the State planning regulatory provisions;
(b) the regional plan for a designated region, to the extent it is not identified in the planning
scheme as being appropriately reflected in the planning scheme;
(c) any applicable codes, other than concurrence agency codes the assessment manager
does not apply, that are identified as a code for IDAS under this or another Act;
(d) State planning policies, to the extent the policies are not identified in—
(i) any relevant regional plan as being appropriately reflected in the regional plan; or
(ii) the planning scheme as being appropriately reflected in the planning scheme;
(e) any applicable codes in the following instruments—
(i) a structure plan;
(ii) a master plan;
(iii) a temporary local planning instrument;
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Proposal Report Proposed Material Change of Use of Premises for a Multiple housing - Type 2 duplex and Operational Works (Carparking and access,
Landscaping and Stormwater at 38 Park Crescent, Sunshine Beach described as Lot 598 on RP48112
Applicant: Lyndon Simmons
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(iv) a preliminary approval to which section 242 applies;
(v) a planning scheme;
(f) if the assessment manager is an infrastructure provider—the priority infrastructure plan.
The Noosa Plan specifies the following Codes as applicable for assessment of Type 2 Duplex
• Eastern Beach Locality Code
• Residential Uses Code
• Landscaping Code
• Engineering Works Code
The Noosa Plan specifies the following Codes as applicable for Operational works:
• Landscaping Code
• Engineering Works Code
An assessment of the proposal against the Eastern Beaches Locality Code and Residential Uses Code is
detailed in Annexure E and F.
The proposal generally complies with the Specific Outcomes of the Eastern Beaches Locality Code (as
detailed in Appendix B) with regard to population density, site cover and roof form.
Multiple Housing Type 2 Duplex
Criteria Planning Scheme Proposal Complies
Population density – 8.5 persons 4.8
Gross Floor Area - 0.6:1 = 319.2m2 316m2
Site cover - 35% 35%
Landscaping - 144m2 308m2
60% soft landscaping 205m2
Roof form - 5 degree minimum pitch 5 degree and eaves
and 600 mm eaves
Eaves provided for 75% perimeter of building Complies
Boundary setbacks
• Frontage -6.0m • Frontage – 0m x
• Side – half building height • Northern Side – 2.5 to 3.2 m - eaves x
• Side - half building height encroach x
• Rear – 6.0m • Southern Side – 3.0m to 3.4m - eaves x
encroach
• Rear– 6.4m to building - eaves encroach
Building Height
• in storeys - 3 storeys max • in storeys - 3 storeys
• in metres - 12 metres max • in metres – 11.9 metres max
Length of wall
• 15 metres with one design element • complies
• variation in roof forms • variation in roof forms
• segmented balconies • segmented balconies
Carparking - 1 covered space per dwelling unit 4 covered spaces
and 1 spaces for visitor parking
As detailed by the table above the proposal generally complies with the provisions of the Noosa Plan 2006
except in relation to setbacks.
The site is severely constrained in terms of slope with the property dropping steeply from the front property
boundary. Due to this slope it would not feasible or visually appropriate to locate the required carparking 6
metres back from the front property boundary.
It is noted that all new dwellings on the eastern side of Park Crescent have been designed to step down the
site and have been granted siting relaxations for garages within the front 6 metre setback. An approval for a
dwelling with associated front and side siting relaxations was recently approved for the site under
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Proposal Report Proposed Material Change of Use of Premises for a Multiple housing - Type 2 duplex and Operational Works (Carparking and access,
Landscaping and Stormwater at 38 Park Crescent, Sunshine Beach described as Lot 598 on RP48112
Applicant: Lyndon Simmons
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MCU15/0070.01. These plans approved a double carport, elevated deck and front fence across the front of
the site with a solid fence.
Due to the slope and the overall width of the Park Crescent road, there is limited area within the street to
provide off street carparking and therefore the applicant is seeks to provide carparking for four cars on the
site.
The proposal also does not comply with side boundary setbacks which are required to be half the building
height. The building complies with scheme provision in relation to height however with the units having an
average height of 9 to 10 metres the required setback leaves no actual building area on the 15 metre wide
site.
The proposal is considered to meet the Specific Outcomes relating to setbacks as detailed below:
Setbacks O5 Buildings and other structures are appropriately designed and sited to—
a) provide amenity for users of the premises as well as preserve the visual and acoustic privacy of
adjoining and nearby properties;
The proposal seeks to locate two enclosed garages and two open visitor carparking spaces within the
front setback. The units have been designed to step down the site and present a single storey building
to the road as well as locating the carparking areas in a similar location to garages on adjoining
premises.
The reduced side boundary setbacks still enable good areas for landscaping along the sides of the site.
b) provide adequate distance from adjoining uses;
The adjoining site to the north has two enclosed garages located within the front boundary which are
setback from the subject site. The site to the south contains a dwelling which steps down the site and
presents a landscaped area to the proposed carparking area.
The location of the open visitor parking areas on the northern and southern boundaries with the
enclosed garages to the centre creates opportunities for views down the side of the site and separates
the development from adjoining uses.
The design of the development further creates two separate buildings that enables good landscaping
along the side of the site and between the two units.
c) preserve any existing vegetation that will buffer the proposed building;
There is no existing vegetation on site that can be used as a buffer.
d) allow for landscaping to be provided between buildings and street frontages and between
neighbouring buildings;
Landscaping is able to be provided between the proposed units and the adjoining sites, however there
is limited opportunity across the street frontage. The design of the parking area with two single garages
and two open carports is considered an appropriate solution that minimizes the overall built form to the
street especially when compared to the other development which have built across the entire frontage.
Refer figures 3, 4 & 5 below. The open visitor spaces along the sides of the sites enables view lines
from the street to the east.
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Proposal Report Proposed Material Change of Use of Premises for a Multiple housing - Type 2 duplex and Operational Works (Carparking and access,
Landscaping and Stormwater at 38 Park Crescent, Sunshine Beach described as Lot 598 on RP48112
Applicant: Lyndon Simmons
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Figure 3 – Proposal - artists impression
Figure 4 - 28 Park Crescent
Figure 5 -30 Park Crescent
As detailed the design which provides for two separate buildings enables landscaping to be provided
between the units further softening the development.
e) maintain the visual continuity and pattern of buildings and landscape elements within the street;
Refer above
and f) protect the natural character and visual amenity of the beachfront.
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Proposal Report Proposed Material Change of Use of Premises for a Multiple housing - Type 2 duplex and Operational Works (Carparking and access,
Landscaping and Stormwater at 38 Park Crescent, Sunshine Beach described as Lot 598 on RP48112
Applicant: Lyndon Simmons
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The proposed front setbacks are consistent with the streetscape with the building incorporating
materials that reflect the traditional lightweight beach house character. The development has been
designed to step down the site and take into consideration the surrounding area and character.
6.1 State Planning Policies
No adopted State Planning Policy is triggered by this development application.
7 Conclusion
The above development application has been submitted to the Noosa Council as the Assessment Manager of
the application under the Sustainable Planning Act 2009. This application seeks a Development Permit for a
Material Change of Use of Premises for a Type 2 duplex and Operational Works which is code assessable
development under the 2006 Noosa Plan.
This application can be supported on a number of grounds as provided in detail in the above report. These
grounds include:
The Noosa Plan supports the development of duplexes on the site;
The areas of non compliance relate to setbacks and carparking which are considered appropriate
based on the design of the building and its response to the constraints of the site;
The development is consistent with the intent of the zone;
The surrounding land uses and roadways to the site and the characteristics of the locality support
the use of the site for a unit developments; and
The duplex development provides a building form that is desirable for the area and consistent
with Councils design intent.
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Used in these records
Martoo Proposal Report.pdfRelated documentApplication case desk ↗
Martoo Proposal Report.pdfRelated documentApplication case desk ↗
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