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planning report jenner
Development Application
Planning Report
Material Change of Use for Dual Occupancy
and associated Operational Works
situated at 168 Edwards Street, Sunshine Beach
described as Lot 35 RP48113
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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 ..................................................................................................................... 4
2.0 Site details ....................................................................................................................... 5
2.1 Site description ....................................................................................................................... 5
2.2 Surrounding land uses ............................................................................................................. 6
3.0 Proposed development details ......................................................................................... 7
4.0 Planning assessment ........................................................................................................ 8
4.1 Technical Compliance .............................................................................................................. 8
4.2 Building Design...................................................................................................................... 10
4.3 Works and Overlay Codes ...................................................................................................... 10
4.4 Sustainable Design Code ........................................................................................................ 11
5.0 State assessment and other matters .............................................................................. 12
5.1 State interests ....................................................................................................................... 12
5.1.1 Matters established in the Planning Regulation ............................................................................ 12
5.1.2 State Planning Policy ...................................................................................................................... 12
6.0 Conclusion ..................................................................................................................... 12
Client Name: BUILDLAND INVESTMENTS PTY LTD
Prepared by: Jack Lewis B.Sc Hons UNSW, M.Plan OTAGO MPIA MQELA
Version: 1
Date: 28 March 2022
This report is based on the QLD Government’s planning report template (Department of
Infrastructure, Local Government and Planning), which adopts a ‘report-by-exception’ approach. The
planning report only discusses the key issues and matters where a proposed development does not
exactly meet the requirements of, or conflicts with, a planning scheme or other planning instrument.
Disclaimer: While every care has been taken in preparing this report, Pivotal Perspective Pty Ltd
accepts no responsibility for decisions or actions taken as a result of any data, information, statement
or advice, expressed or implied, contained within. To the best of our knowledge, the content was
correct at the time of publishing.
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1.0 Summary
1.1 Development application details
Proposed development: Dual Occupancy & associated Operational Works
(engineering work, landscaping)
Type of approval sought: Development Permit for Material Change of Use
Development Permit for Operational Works
Site address: 168 Edwards Street, Sunshine Beach
Real property description: Lot 35 RP48113
Site area: 607m2
Assessment manager: Noosa Council
Owner details: BUILDLAND INVESTMENTS PTY LTD
Applicant details: BUILDLAND INVESTMENTS PTY LTD
c/- Pivotal Perspective Pty Ltd
1.2 Planning instrument details
State planning policy: State Planning Policy 2017
Regional plan: SEQ Regional Plan 2009–2031 (version commenced 2 May
Designation: 2014), urban footprint designation.
Planning scheme: The Noosa Plan 2020
Zone: Medium Density Residential zone
Level of assessment: Code
Applicable overlays: Landslide Hazard Overlay – moderate hazard
Applicable codes: Coastal Communities Local Plan Code
Medium Density Residential Zone Code
Dual Occupancy and Multiple Dwelling Code
Works codes
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1.3 Referral agencies
SARA – Concurrence Agency referral as outline in Schedule 10, Part 4, Division 3, Table 1, Column
2 (b) premises contaminated because of unexploded ordnance under the Planning Regulation 2017.
Figure 1 - Unexploded ordnance mapping.
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2.0 Site details
2.1 Site description
Table 1: Site description
Site characteristic Description
Existing land use Vacant
Frontage and access 15m to Edwards Street strip east
Topography and The site slopes from east to west at a rate of ~15% towards the road
views frontage.
Existing vegetation Scattered native vegetation which will be removed as part of the
development works.
Figure 2 - Aerial view of the subject site
Source: DA Mapping System
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2.2 Surrounding land uses
Table 2: Surrounding land uses
Surrounding land uses
Surrounding The site is generally surrounded by a units of various ages and older dwelling
land uses houses which have not yet been redeveloped.
Immediate to the south east is a 3 unit block, to the north, a dual occupancy
and north west, a dwelling house.
Figure 3 - Zone map. Source - DA Mapping
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3.0 Proposed development details
Table 3: Summary of development aspects
Material change of use
Building height 7.4m
Gross floor area (GFA) 0.396:1 (242.8m²)
Site coverage 39.7% (241.1m2)
Car parking 8 spaces or 4 spaces plus storage suitable for 4 additional
cars/boats etc in a basement configuration
Site access Edwards Street strip east
The application proposes a dual occupancy, with the following features:
• Basement suitable for up to 8 vehicles or 4 vehicles with additional area for boats, jet ski,
vehicles etc;
• Kitchen and living spaces and 2 large covered terrace areas on the ground level providing
outdoor living for winter and summer use;
• Upper level consists of 2 bedrooms, 1 with ensuite and a media room;
• A large void area overlooks the kitchen and dining area on the ground level;
• Dwellings are staggered with a 3m offset enhancing street appeal by articulation;
• Light weight design consisting of vertical cladding, glazing, battening and a rendered block
work separation fire wall;
• Terraced backyard open space with swimming pool and uncovered gathering area;
• Significant front and rear setbacks provide good separation for privacy and noise amenity.
A copy of the proposed site plan is included below.
Figure 4 - Site Plan
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4.0 Planning assessment
4.1 Technical Compliance
The proposed multiple dwellings meet the relevant key technical provisions of the Medium Density
Residential and Multiple Dwellings Codes, as described below, with further discussion provided
thereafter.
Criteria The Noosa Plan 2020 Proposal Compliance
Site Details 168 Edwards Street (strip east), Sunshine Beach with a site area - 607m2
Height 8m and 2 storeys 7.9m and 2 storeys Y
Site Cover 40% (240.8m²) 39.6% (240.2m²) Y
GFA 0.4:1 (242.8m2) 0.397:1 (241.1m2) Y
Private Open Ground Level (25m2) Significantly more than 25m2 Y
Space
Setbacks Frontage (6m) 6m Y
(new house) Side
- north (1.5m – 2m) 1.54m / 2.04m Y
- south (1.5m – 2m) 1.54m / 2.04m Y
Rear
- east (6m) 10.56m Y
Wall length <15m 5m Y
Garages Garage doors facing the street are The garage doors are staggered Y
separated by 2m or staggered by a 3m offset
Roof Form Width of parapet wall <50% of front No Parapets Y
Landscaping Front 6m landscaping with pools No pool or parking in front 6m, only Y
and visitor carparking setback 2m the driveway
40% (242.8m²) landscaping
Of which 60% (145.6m²) to be soft
landscaping
277m2 (45.6%) and 227m2 (94%)
Y
Carparking and 2 covered and 1 additional ~8 covered spaces Y
access
Dual occupancy permitted to exit Dual occupancy able to reverse
local road in reverse onto Edwards Street Strip East
(local road)
Earthworks Cut or fill less than 1.5m >1.5m for the basement. A Y
geotechnical report for stability is
provided as part of the application
package
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Waste Storage Screened waste areas and located Bin storage along the private Y
for transport to kerb with grade of areas of each unit to the front of
<1:15 the site and screened by
landscaping.
Fencing Setback an avg of 1m and Fencing setback an avg 1m with Can be
articulated by stepping the design. large trees along Grant St. conditioned
to comply.
Frontage No frontage works are proposed as the street contains no kerb or channel and no
works footpath.
Driveway The driveway complies with Council’s standard drawing RS-049 in relation to the
maximum width at the property boundary of 6m.
However, given there is no kerb or channel it is proposed to splay the driveway slightly
outwards by 0.5m each side (rather than inward splay) and marry the concrete into the
existing bitumen carriageway similar to that required for a rural driveway.
As demonstrated in the above table the proposal fully complies with the key Acceptable and
Performance outcomes of the relevant codes.
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4.2 Building Design
The proposed dual occupancy is an attractive built form which addresses the street and integrates
with surrounding development in Edwards Street and the surrounding area.
The construction is light weight commensurate with that required by the code with finishes including
timber battening, timber privacy screens, concrete render, light weight cladding and strategically
placed glazing and openings to capture light and sea breezes while maintaining privacy. The
basement entries are staggered by 3m metres which includes soft landscaping between the doors,
providing interest to the front elevation. Additional interest is provided by a mix of materials,
substantial articulation, a stepped built form to the front elevation and horizontal and vertical finishes.
The design is to be finished with high quality landscaping and useable communal and open space
areas. The development responds to the sloping land constraints and is consistent with the relevant
design outcomes of the Coastal Communities Local Plan Code.
4.3 Works and Overlay Codes
The application seeks an operational works approval in accordance with the proposal plans. A full
complement of engineering plans have been provided to support the request. A slope stability report
is provided as the front section of the site is affected by the Landslide Hazard Overlay with moderate
hazard.
A landscaping plan is also provided as part of the documentation including streetscape planting and
screening vegetation along the side and rear boundaries. Noting that the proposal provides
significant more landscaping and soft landscaping than required by the code.
The driveway is unusual circumstance for an urban area as there is no kerb and channel which is
similar to that of a rural area. The development proposes a reasonable driveway design a maximum
of 6m wide at the property boundary and rather than splaying inwards as suggested by the standard
drawings for a urban crossover, splayed outwards by 0.5m each side consistent with that required
for a rural driveway noting this is safe and consistent with other driveways in the street.
Although the site is classified as having a moderate risk of landslip, recommendations are included
pertaining to cuts, construction, stormwater and landscaping so as to ensure good design and
building practice does not result in landslide hazard. As the site falls towards the road, infiltration
tanks/water harvesting tanks are provided to ensure a non-worsening and to regulate the stormwater
velocity discharging to the street.
The development does not propose to provide any frontage works because there is currently no kerb
and channel anywhere in Edwards Street Strip east and no footpaths in the verge. It is considered
unreasonable and unrealistic to provide kerb and channel particularly on the high side of the street
when the road slopes directly to the west and there is no stormwater infrastructure.
Similarly, the road verge is extremely narrow and not suitable for a footpath, noting that no footpath
exists anywhere in this street in any case.
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4.4 Sustainable Design Code
An assessment against the Performance Outcomes (PO8) of the Sustainable Building Design Code
is provided below.
Performance Outcome Comment
orientates buildings and The design includes large covered balconies to the north
windows to make the most of east and south west extending from the open kitchen/living
prevailing winds, natural areas on the ground level. On the upper level, the bedrooms
ventilation, and cross breezes; include natural light from the large void and and access 2
opening per bedroom. The north east / south west orientation
allows for summer northern breezes and warm summer sun
during winter.
maximises shade to east and Large covered balconies and entry with each dwelling
west walls; providing shading for each other from the summer sun while
allowing for winter warmth to emanate into the building.
contains an open and permeable Large open covered balconies on both levels and the large
built form that connects indoor void to the upper level provides an integrated design outcome
and outdoor spaces in an allowing flow through corridors and connection between
integrated design; spaces.
retains existing vegetation and Although not proposing to retain trees on the small sloping
natural shading where possible; site, the design proposes large plantings along the frontage
and to the rear of the site to allow for shading and a vegetated
presentation to the street.
incorporates The design steps down the sloping site and provides windows
passive building design to and large open areas to provide for passive cooling and
reduce the need for auxiliary natural breeze flow through both levels given the large void
heating and cooling; overlooking the kitchen and dining area. The bedrooms are
naturally ventilated with shading ensuring the building
remains cool and breathes.
uses low toxic internal and A mix of low toxic internal and external materials are
external building materials; incorporated for the construction which will ensure long
lasting design that does not require regular maintenance.
uses natural light rather than Natural light is provided through byway of skylights over the
artificial light, and may include stairs and a large void with high windows.
skylights, atriums and light wells;
provides a minimum floor to 3m ceiling heights are provided to the majority of the building.
ceiling height of 2.7 metres; and A high ceiling to 6m is provided over the kitchen and dining
area allowing for flow through ventilation and warm air to
escape.
enables efficient operation and The design allows for medium density living and privacy to
use of the building. each of the units, while also allowing for users to easily flow
between the main living and bedroom levels.
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5.0 State assessment and other matters
5.1 State interests
5.1.1 Matters established in the Planning Regulation
Nil
5.1.2 State Planning Policy
The SPP includes assessment benchmarks that may be applicable where a local government
planning scheme does not adequately reflect the SPP. The Noosa Plan 2020 appropriately
integrates all SPP provisions, except for Natural Hazards, risk and resilience – coastal hazards – in
part. The application does not trigger assessment against for coastal hazards.
6.0 Conclusion
This application seeks a Development Permit for Material Change of Use (Dual Occupancy) and a
Development Permit for Operational Works (Engineering works and landscaping) situated at 168
Edwards Street, Sunshine Beach. The use is a consistent code assessable development within the
Medium Density Residential Housing Zone. The assessment finds the design meets the relevant
Acceptable and Performance Outcomes and recommends the application be approved with
reasonable and relevant conditions.
The Planning Act 2016 prescribes that a code assessment must be carried out only—
(a) against the assessment benchmarks in a categorising instrument for the development (The Noosa Plan 2020); and
(b) having regard to any matters prescribed by regulation.
Council, after carrying out the assessment—
(a) must decide to approve the application to the extent the development complies with all of the assessment benchmarks for the
development; and
(b) may decide to approve the application even if the development does not comply with some of the assessment benchmarks; and
Examples—
1 An assessment manager may approve an application for development that does not comply with some of
the benchmarks if the decision resolves a conflict between the benchmarks.
2 An assessment manager may approve an application for development that does not comply with some of
the benchmarks if the decision resolves a conflict between the benchmarks and a referral agency’s
response.
(c) may impose development conditions on an approval; and
(d) may, to the extent the development does not comply with some or all the assessment benchmarks, decide to refuse the application
only if compliance cannot be achieved by imposing development conditions.
Example of a development condition—
a development condition that affects the way the development is carried out, or the management of uses
or works that are the natural and ordinary consequence of the development, but does not have the effect
of changing the type of development applied for
The assessment finds the development generally complies with all Acceptable Outcomes of the
applicable codes. The Assessment Manager’s favourable consideration of the above development
application is therefore recommended.
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