Statement to NC · MCU18/0122

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The existing dwelling is orientated to the rear of the site with a two storey portion of the building and
deck and patio extending to within 2.6 metres of the rear boundary and a paved terrace area located
at 2.0 metres. The photograph below illustrates the existing building from the rear of the site.




Figure 2 – Rear view of dwelling

The site is located in a residential area characterised by a mixture of one and two storey dwellings.
Specifically a vacant lot adjoins the northern boundary of the site, whilst the Peregian Beach
Foreshore reserve extends along the eastern boundary. A substantial two storey dwelling is located
on this adjoining site and includes a solid block wall associated with a garage along the common
boundary over 2.5 metres in height. This dwelling also includes a large covered entrance gateway
in the front 6.0metre setback.




Figure 3 – Garage wall and front view of adjoining dwelling

The map and aerial below illustrates the site location and existing conditions.




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                                                                               Subject site




Figure 4 – Site location

Vehicular access to the site is from Lorikeet Drive and the site is serviced by all essential urban
infrastructure including reticulated water supply, sewerage, underground telecommunications and
overhead electricity cables, stormwater drainage and a bitumen roadway.


2. THE DEVELOPMENT APPLICATION
This application seeks a Development Permit for a Material Change of Use for a Detached House.
The following details are considered relevant to the application:

                    The subject site is currently occupied by an older brick and tile dwelling that was
                    constructed circa 2000 and is in need of repair and modernisation ;
                    The applicant proposes to substantially renovate the existing dwelling by :
                            Extending the existing dwelling to the north and east;
                            Creating larger and more open living spaces that provide connection to the
                            natural bushland setting and maximise the desirable northern orientation of
                            the lot;
                            New deck laid directly over existing paved areas located within the rear
                            coastal setback area;
                            Retention and renovation of existing two storey of building and deck with
                            rear coastal setback area;
                            New ground floor bedrooms and laundry to west of existing dwelling;
                            New upper floor bedrooms to west of existing dwelling;
                            New roof
                            New pool
                    The Detached House has been architecturally designed by Tim Bennetton
                    Architects with the intent of updating the existing dwelling and providing a more
                    sustainable and contemporary design;
                    Site cover of 35.7% ground floor and 23.5 % upper floor;
                    77% of perimeter has a minimum 600mm eaves; and
                    Colour palette of soft muted colours proposed.
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Appendix A provides plans of the proposal prepared by Tim Bennetton Architects.

3. COMPLIANCE WITH STATE PLANNING POLICIES
The site is mapped as being located in a Coastal Management District. In accordance with the
Planning Regulation 2017 a Material Change of Use requires referral of the application to the State
where a building work is carried out completely or partly in coastal management district that has a
gross floor area of 1000m2 and extracts or fills more than 1000m3.

The proposal has an overall gross floor area of less than 1000m2 and is proposing excavation of
less than 1000m3 and therefore does not trigger referral.


4. ASSESSMENT
The Noosa Plan includes the site in the Eastern Beaches Locality and provides the site with an
Detached Housing zoning.




Figure 5 – Extract Zoning Map Noosa Plan



The site is mapped as being located in the Coastal Protection Area under the Natural Hazards and
Natural Resources Overlay and Council has advised that the development is to follow a code
assessable process.

4.1 Detached House Code

The proposal has been assessed against the Detached House code and is considered to comply
with the requirements of the code.




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4.2 Overlay Codes

The site is mapped as being located in a Coastal Protection Area. A review of the proposal against
the Natural Resources Overlay Code is detailed below:

 Specific Outcome                 Probable Solution              Proposal                                             Complies
 13.48         Coastal
 Protection Area
 O16 The siting and design        S16.1 A mix of native          Complies -The proposal provides maintains the
 of      development     and      landscaping,    such    as     line of the existing building to the rear boundary
 materials used within the        ground covers, shrubs and      with the major changes to the building located
 Coastal Protection Area, as      trees, is provided for a       closer the Lorikeet Street frontage.
 identified on the Natural        width of 5m from the
 Resources Overlay Maps,          seaward or rear boundary       The existing development on site includes a
 do not cause any significant     of the site to provide         two storey portion of the building and paved
 adverse impacts on the           adequate         landscape     areas that are located within 2.0m to 2.8 metres
 coastal resources of the         buffering to protect the       of the rear boundary. These existing structures
 location nor interrupt the       coastal dune system.           are to be maintained and renovated as part of
 natural cycles of erosion                                       the proposed works. (It is noted that existing
 and accretion of foreshore                                      dwelling was constructed sometime in the
 areas and beaches.                                              2000 which was prior to the area becoming
                                                                 incorporated into the Noosa Council local
 And                                                             government area and being subject to the
                                                                 Noosa Plan setback requirements.)

 O17 Buildings, structures        S17.1A mix of native           A condition may be included in this regard. As
 and works within the             landscaping,   such    as      detailed above the existing structures in the 5
 Coastal Protection Area that     ground covers, shrubs and      metre rear boundary area are to be retained
 are visible from the beach—      trees, is provided for a       however additional low plantings are able to
 a)are designed to protect        width of 5m from the           be undertaken.
 the    character     of    the   seaward or rear boundary
 beachfront when viewed           of the site to provide         The proposed works provide a dwelling that is
 from the water and integrate     adequate        landscape      more responsive to the natural environment
 with the surrounding natural     buffering to protect the       and coastal surrounds through the use of a
 landscape      and     skyline   character      of     the      mix of materials, large eaves, expansive
 vegetation and                   beachfront.                    outdoor areas, varied roof forms and muted
 b)are                 finished                                  colour scheme compared to the existing brick
 predominately in colours                                        and tile building.
 and hues of the surrounding
 natural landscape.

 AND

 O18 Buildings and other                                         As detailed above, the existing structures in
 structures          including    S18.1No solution provided      the 6 metre seaward area are to be retained
 swimming       pools     and                                    and upgraded and no additional structures
 retaining walls do not                                          proposed in the setback area.
 extend seaward of the
 coastal     building      line                                  It is noted that the existing paved terrace is to
 except—                                                         be covered with a new deck whilst the existing
 a)uncovered              and                                    two storey section and deck are to be altered
 unenclosed      cantilevered                                    through the provision of new walls and
 balconies that do not extend                                    windows and roof line.
 greater than 3m seaward of
 the coastal building line;
 and
 b)are setback a minimum of
 6m from the seaward
 boundary AND
                                                                 As detailed above the existing structures in
 O19 Where a coastal              S19.1No solution provided      the 6 metre seaward area are to be retained
 building line does not exist                                    however additional low plantings are able to
 on properties fronting the                                      be undertaken.
 beachfront or a reserve
 adjoining the beachfront–
 buildings, other structures
 and retaining walls are
 setback a minimum of 6m
 from the seaward boundary
 of the site AND
                                                                 Complies - Proposal able to comply with this
 O20 Rear fences adjacent         S20.1Rear fences adjacent      requirement.
 to the beachfront within the     to the beachfront within the
 Coastal Protection Area are      Coastal Protection Area
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 designed and sited to be       incorporate the following—
 sympathetic with the visual    a)no more than 1.2m in
 amenity of the beachfront      height; and
 and do not degrade the         b)open construction(ie at
 natural beachfront character   least 50% transparent);
                                 c)lightweight materials (ie
                                timber); and
                                d)dark colours to blend
                                with the natural landscape.
                                AND                            Complies – proposal able to comply with
                                                               requirements
                                S20.2Gates       are    not
                                installed in fences to gain
                                direct access to the
                                beachfront


5. CONCLUSION
The development proposal is considered to be consistent with the character of the area which
comprises large residential dwellings. The proposed renovations will substantially improve the
existing brick and tile building and reflect the desired coastal character through the incorporation of
a varied roof form, wide eaves a mix of materials and open plan design with large ground floor
decks and recreation areas. The building sits well on the site and will not detrimentally impact on the
locality.

This application can be supported on a number of grounds as previously detailed. These grounds
include:
           The proposed dwelling substantially improves the appearance of the existing dwelling
           through the use of varied roof forms and substantial eaves.
           The contemporary design maximises the desirable northern orientation of the lot;
           The proposed dwelling is consistent with the character of the area which includes
           substantial dwellings built to the boundary and extending into the seaward boundary
           setback areas;
           The development does not propose any new structures into the seaward boundary
           setback area and maintains and improves the existing structures that intrude into this area;
           The existing intrusions are less imposing than the intrusions associated with the existing
           development to the south of the site; and
           The proposed form of the building is consistent with the scale of development that has
           occurred in the surrounding area.

Please find attached:

    •    DA form 1
    •    Signed owners consent
    •    Appendices A

The applicant will arrange for payment of Councils fees separately upon provision of Council fee
link.

The Assessment Manager’s favourable consideration of the above development application is
therefore recommended. Please contact our Sunshine Coast office if you require any further
information and/or clarification with respect to the above application.

Yours sincerely




Nadine Gorton
Senior Town Planner
Martoo Consulting Pty. Ltd

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