Concurrence Referral Agency - Planning Report RAP18 0035 · RAP18/0035

Author	Development Planner, Lisa Pienaar
Development Assessment
Index	RAP18/0035

APPLICATION DETAILS
Application	RAP18/0035
Applicant	Coastal Building Certifications Pty Ltd
Proposal	Detached House
Properly Made Date	6 August 2018
Information Request Date	14 August 2018
Information Response Date	12 October 2018

PROPERTY DETAILS
Property Address	51 Mossman Ct Noosa Heads Qld 4567
RP Description	Lot 90 N 21847
Land Area	621 m²
Existing Use of Land	Vacant (dwelling previously existed)

STATUTORY DETAILS
SEQRP Designation	Urban Footprint
Locality	Noosa Heads
Zone	Detached House
Overlays	Natural Hazard – Flood and Acid Sulphate
Assessment Type	Code
REPORT
PROPOSAL
The application seeks a Concurrence Agency Response for a Detached House. The proposed dwelling seeks rear boundary setback relaxations and height (from existing ground level) relaxations due to the roof pitch.
The locality and proposal plan are included below.

site details
Site & Locality Description
Road Frontage	20.1 metres to Mossman Ct
Existing Significant Vegetation	Not applicable
Topography	Generally flat, slightly sloping towards to the south
Surrounding Land Uses	Dwellings
assessment
The applicable planning scheme for the application is The Noosa Plan. The following sections relate to the provisions of the Planning Scheme.
Land Use and Works Provisions
The following codes which regulate land use and design are applicable to this application:
Detached House Code
The application has been assessed against the above applicable code and found to be compliant with, or can be conditioned to comply. The pertinent matters arising out of the assessment against the code are discussed below.
Height
Probable Solution S10.1 of the Detached House Code seeks a maximum building height of 8m (relative to NGL & FGL) and 2 storeys. The maximum height is sought to ensure buildings and structures are low rise and present a building height consistent with structures on adjoining and surrounding land. Buildings and structures are also required to maintain the maximum height to ensure there is no dominant presentation to the street, surrounding spaces and preserves the amenity of surrounding land.
Approval is sought for a minor building height encroachment relative to the natural ground level. Refer to the below screen shot which shows the degree of height encroachments.
The roofline complies with the height requirements from finished ground levels. The site is to be filled to ensure the dwelling is located above the flood level. The part of the roof line over height from existing ground level of 300mm is due to the architectural pitched rooflines and also to a degree because the site slopes towards the south (rear of the property).  The remainder of the roofline complies with 8 metre height limit from existing ground levels and all of the roofline complies with the height limit from finished ground levels. The height encroachments do not visually dominate the street or surrounding spaces and contribute positively to the skyline.
Setbacks
The dwelling seeks reduced setbacks from the rear boundary (Noosa Sound). Part of the ground floor is setback 2.293 metres for the living area for a length of 7.3 metres in lieu of the required 3 metres (up to 4.5 metres in height), while part of the upper floor is setback 3.9 metres for a length of 5.44 metres in lieu of the required 6 metres.  Although the upper terrace is setback from the rear boundary 2.5 metres and 1.7 metres from the eastern boundary.  A condition will be placed on the approval requiring a 2 metre setback of the upper terrace from the eastern boundary to maintain the amenity to the adjoining neighbour. The lower terrace for a length of 7.3 metres and pool have no setback to the rear boundary. The pool and entertaining area address the waterfront and have featured landscaping. The proposed setbacks are consistent with the visual continuity and pattern of development along the Sound, where buildings are approximately 2-3 from the rear boundary. Many examples of landscape structures and pools exist within close proximity to the waterfront. The development is in keeping with the character of Noosa Heads.
Site cover
Site cover provisions are 50/30 or 40/40. The dwelling proposes 50% for the lower level and 30.6% for the upper level. The minor encroachment of site cover on the upper level is not considered to be out of character for the area and does not result in excessive bulk when viewed from surrounds.
RECOMMENDATION
APPROVE WITH CONDITIONS
Application No RAP18/0035 for a Concurrence Agency Response for a Detached House situated at 51 Mossman Ct Noosa Heads Qld 4567 as identified in the attached details recommended for the Decision Notice.
application details
Application No:	RAP18/0035
Street address:	51 Mossman Ct Noosa Heads Qld 4567
Real property description:	Lot 90 N 21847
Planning Scheme:	The Noosa Plan (8 June 2018)
type of development
The applicant seeks the following type of development approval:
Development Permit for Building Works (Detached House)
concurrence agency conditions
PLANNING
When Conditions must be Complied With
Unless otherwise stated, all conditions of this Decision Notice must be complied with prior to the use commencing, and then compliance maintained at all times while the use continues.
Approved Plans
Development undertaken in accordance with this approval must generally comply with the approved plans of development. The approved plans are listed in the following table unless otherwise amended by these conditions.
Plan No.	Plan/Document Name	Date
C0.0	Site Plan, drawn by Chris Clout Design	25.07.2018
C0.5	Lower Floor Plan, drawn by Chris Clout Design	25.07.2018
C1.0	Ground Floor Plan, drawn by Chris Clout Design (as annotated by Council)	25.07.2018
C2.0	Upper Floor Plan, drawn by Chris Clout Design (as annotated by Council)	25.07.2018
C3.0	Elevations (North and South), drawn by Chris Clout Design	25.07.2018
C4.0	Elevations (East and West), drawn by Chris Clout Design	25.07.2018
C5.0	Section, drawn by Chris Clout Design	25.07.2018
Building Height
The maximum height of the development must not exceed 8.0 metres above the natural ground surface with the exception of:
Small section of pitched roofline in the south eastern corner, which is permitted to be a maximum height of 8.3m as shown on the elevation plans;
Two small sections of pitched roofline on the northern elevation, which is permitted to be a maximum height of 8.3m as shown on the elevation plans.
Certification must be submitted to Council from a Licensed Surveyor which certifies that the building does not exceed the maximum height requirement of this Decision Notice.
Setbacks
The upper terrace must be setback a minimum of 2 metres from the eastern boundary and be at least 2.5 metres from the rear boundary.
Privacy
To ensure privacy is protected between adjoining properties any windows or glazing that has the potential to overlook the private open space of neighbouring properties must either:
have a minimum window sill height or 1.5 metres above floor level
be fitted with translucent glazing
be fitted with a fixed external screen
The upper level balcony must include either balcony planter boxes, balustrading or fixed external screens, positioned in such a way to obscure direct views into the habitable room windows or private open space areas of the adjoining property.
Fencing and Walls
Any street fencing must be set back an average of 1 metre from the front property boundary. Any fencing on the front boundary must either:
not exceed a maximum height of 1.2m; or
be of open construction.
The area of land between the fence and the front property boundary must be densely landscaped to screen any fencing from the street.
Landscaping
A minimum of 20% of the site must consist of soft landscaping.
Earthworks and Retaining Walls and Geotechnical Stability
A Registered Professional Engineer Queensland shall supervise the excavation of the site and the construction of the new works to determine whether any additional measures are required to protect the stability of adjoining buildings and/or structures and/or services and/or lands.
Certification of the completed works must be provided to Council by the supervising engineer. The certification shall state that the completed works conform with all aspects of the design and that the completed works will not have any adverse affects on the stability of adjoining buildings and/or structures and/or services and/or lands.
The use of vibratory equipment of any kind is not permitted to be used (including vibrating rollers and the use of vibrating installation techniques for sheet piling and other construction vibrations caused by excavating, earthmoving or demolition machinery or other similar construction techniques) unless approved and supervised by a Certified Geotechnical Engineer. Under such circumstances the operator of such equipment shall at all times comply with the directions of the Geotechnical engineer and the reasonable and lawful directions of Council officers.
All earthworks must be contained entirely within the subject site unless written permission from the respective landowner(s) is provided to Council.
All earthworks must be undertaken in accordance with the provisions of Australian Standard AS3798: Guidelines on Earthworks for Commercial and Residential Developments.
Stormwater Drainage
Stormwater runoff must not be directed on to any adjoining property or cause the additional ponding of water on any adjoining lands or the blockage of, or interference with, any natural watercourses
Stormwater runoff from the development to be disposed of on-site must not cause scour or damage to the subject site or any adjoining property.
Damage to Services and Assets
Any damage caused to existing services and assets as a result of the development works must be repaired at no cost to the asset owner at the following times:
where the damage would cause a hazard to pedestrian or vehicle safety, immediately; or
where otherwise, upon completion of the works associated with the development.
Any repair work which proposes to alter the alignment or level of existing services and assets must first be referred to the relevant service authority for approval.
Advisory notes
The following notes are included for guidance and information purposes only and do not form part of the assessment manager conditions:
The planning scheme declares Operational Work for the construction of a driveway and vehicle crossover to the property to be self-assessable against the Detached House Driveways Code. A self-assessable application is required to be submitted to Council for the vehicle crossover (*link below) OR if the proposed driveway and vehicle crossover does not comply with each Acceptable Solution contained in the Code, a Development Permit for the work is required to be obtained from Council.
*http://www.noosa.qld.gov.au/documents/40217326/40415739/Vehicle%20Crossover%20Application%20Pack.pdf

reasons for inclusion of conditions
The proposal is subject to specific built form parameters outlined in The Noosa Plan.
rEPRESENTATIONS ABOUT REFERRAL AGENCY RESPONSE
The applicant may make representations to Council about this referral agency response at any time before the application is decided pursuant to section 30 of the Development Assessment Rules.

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REFERRAL AGENCY (RAP) REPORT