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MCU14/0045 & OPW14/0268: Proposal Report
103 Wrigley St (Cnr Sugar Road)
P O Box 5774
Maroochydore BC Q 4558
Phone: 617 5479 5311
Fax: 617 5479 1289
Email: [email protected]
Part of CadCon International Pty Ltd
ACN 098 201 828
Development Application for a
Material Change of Use (Duplex)
and
Operational Works (Stormwater,
Earthworks, Driveway & Landscaping)
over land at
18 Edward St (cnr Elizabeth St), Noosaville
(Lot 10 on RP66617)
In the Noosa Council Area
on behalf of Max Davis and Kevin Blacker
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Ref 146052 Max Davis - 18 Edward St (cnr Elizabeth St), Noosaville
Table of Contents
1 Executive Summary ....................................................................................... 3
2 The subject land............................................................................................. 3
2.1 Site Details .........................................................................................................................3
2.2 Site Characteristics ...........................................................................................................3
2.2.1 Site Location & Adjoining Uses ....................................................................................3
2.2.2 Site Features ................................................................................................................4
2.2.3 Topography ..................................................................................................................5
2.2.4 Services .......................................................................................................................5
2.2.5 Council Overlays ..........................................................................................................5
2.2.6 SARA Overlays ............................................................................................................6
3 The Application .............................................................................................. 6
3.1 Application Details ............................................................................................................6
3.2 Proposal .............................................................................................................................6
3.2.1 Material Change of Use ...............................................................................................6
3.2.2 Operational Works .......................................................................................................7
4 Planning Assessment .................................................................................... 7
4.1 State Legislation ...............................................................................................................7
4.2 Local Government – Noosa Plan .....................................................................................8
4.2.1 Planning Area and Precinct .........................................................................................8
4.2.2 Applicable Codes .........................................................................................................9
5 Conclusion ................................................................................................... 12
Figures
Figure 1 – Location of subject lot.......................................................................................................4
Figure 2 – Aerial Photo of subject lot ................................................................................................4
Figure 3 – Street view of subject lot ..................................................................................................5
Figure 4 - Sewer and Water Supply Infrastructure ............................................................................5
Figure 5 – Flood Hazard Map & Figure 7 – Acid Sulphate Soils ....................................................5
Figure 6 – SARA overlay map ...........................................................................................................6
Figure 7 – SPP Map ..........................................................................................................................8
Figure 8 – Precinct Map ....................................................................................................................8
Tables
Table 1 – Site Details ........................................................................................................................3
Table 2 – Application Details .............................................................................................................6
Table 3 – Duplex proposal details .....................................................................................................7
Table 4 – State and Federal Legislation ............................................................................................7
Table 5 – Applicable State Interests ..................................................................................................8
Appendices
Appendix A: Survey Plan
Appendix B: Site and Building Design Plans prepared by Elenel
Appendix C: Setback Plan & Contour and Detail Survey prepared by CadCon Surveying and
Town Planning
Appendix D: Applicable Codes
Appendix E: Landscape Design Plan prepared by Anembo
Appendix F: Engineering Report prepared by Contour Consulting Engineers Pty Ltd
Appendix G: Flood Information Certificate
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Ref 146052 Max Davis - 18 Edward St (cnr Elizabeth St), Noosaville
1 EXECUTIVE SUMMARY
This report has been prepared on behalf of Max Davis and Kevin Blacker, in support of a
Development Application for a combined Material Change of Use (Duplex) and Operational Works
Application (Stormwater Management, Earthworks, Driveway and Landscaping) over land at 18
Edward St, Noosaville, being Lot 10 on RP66617.
The subject land is included in the Attached Housing zone of the Noosaville Locality under the
Noosa Plan. The proposed use i.e. Duplex is a Code Assessable use within this zone.
The definition of a Duplex under the Noosa Plan is:
“Multiple Housing Type 2 - Duplex” 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.
This report describes the site and surrounds, the proposed development and its effects on the
adjoining neighbourhood and provides a full assessment of the relevant provisions of the Noosa
Plan and should be read in conjunction with the relevant attachments.
The application complies with the significant majority of Probable Solutions from relevant Codes
within the Noosa Plan. The proposal does not comply with Schedule 1 setbacks however it is
submitted that this is acceptable for this specific development on this specific site for the reasons
explained in 3.2.1 Building Setbacks of this report.
It is submitted that Council approval of the application is warranted subject to reasonable and
relevant conditions.
2 THE SUBJECT LAND
2.1 Site Details
Street Address: 18 Edward St (cnr Elizabeth St), Noosaville
Real Property Description: Lot 10 on RP66617
Locality: Noosaville
Zone: Attached Housing
Local Authority: Noosa Council
SEQ Regional Plan: Urban Footprint
Site Area and Frontages: 653m², 28m to Elizabeth St and 21m to Edward St
Current use of the premises: Vacant
Name of Owner: Kevin Robert Blacker & Max Joseph Davis
Table 1 – Site Details
2.2 Site Characteristics
2.2.1 Site Location & Adjoining Uses
The site consists of one lot comprising 653m² which is located at 18 Edward St (cnr Elizabeth St),
Noosaville.
The subject lot is located within a residential area that consists of a mix of older single dwelling
houses and new multiple dwellings.
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Ref 146052 Max Davis - 18 Edward St (cnr Elizabeth St), Noosaville
The site is approximately 170m away from Gympie Terrace with a variety of local shops and
restaurants and is 300m away from the Noosaville Shopping Centre with a number of local
services and shops.
Public transport is within short walking distance along Gympie Tce, Mary St or Weyba Rd.
Figure 1 – Location of subject lot
2.2.2 Site Features
The subject lot is vacant and contains only a few small trees.
Figure 2 – Aerial Photo of subject lot
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Ref 146052 Max Davis - 18 Edward St (cnr Elizabeth St), Noosaville
Figure 3 – Street view of subject lot
2.2.3 Topography
The site is generally flat with site levels between1.55m to 1.6m. A Flood Information Certificate is
attached at Appendix G while a Detail Survey is attached as Appendix C.
2.2.4 Services
“Dial before you dig” searches indicate that all infrastructure services are currently available to and
connected to the site (See figure 4).
Figure 4 - Sewer and Water Supply Infrastructure
2.2.5 Council Overlays
The subject land is partially included in the Flood Hazard Overlay and fully included in the Acid
Sulphate Soils Overlay. Please refer to the Flood Information Certificate attached in Appendix G
for detailed information.
Figure 5 – Flood Hazard Map & Figure 7 – Acid Sulphate Soils
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2.2.6 SARA Overlays
Figure 6 – SARA overlay map
The SARA mapping online system identified the subject land as being affected by the following
overlays (see Figure 6 above):
• the SEQRP Urban Footprint
• Coastal Zone and Costal Hazard Area for medium storm tide
• Water resource planning area
3 THE APPLICATION
3.1 Application Details
1. Material Change of Use (Duplex)
Aspects of Development 2. Operational Works (Stormwater, Earthworks, Driveway and
Landscaping)
Applicant Max Davis c/- CadCon Surveying and Town Planning
Level of Assessment Code
John Gillespie
CadCon Surveying and Town Planning
PO Box 5774
Contact Person Maroochydore QLD 4558
Phone: (07) 5479 5311
Fax: (07) 5479 1289
Email: [email protected]
Table 2 – Application Details
3.2 Proposal
3.2.1 Material Change of Use
It is proposed to build a duplex building on the subject land. The proposed building will consist of
two adjoining two storey units with 3 bedrooms. Each unit has a fully fenced private yard and a
small pool.
Access and Parking:
Each unit will have its own separate street access – Unit 1 to Elizabeth Street and Unit 2 to
Edward Street. Three covered parking spaces will be provided on site. All cars can enter and
leave the site in forward gear as shown on the Site Plan in Appendix B.
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Building Details:
Unit 1 Unit 2 Total
GFA 214.8m² 238.0m² 452.8m²
Site Cover - - 261.1m² (40%)
Landscaping - - 282.3m² (56.7%)
Table 3 – Duplex proposal details
Landscaping:
The site will be appropriately landscaped along the street frontage and internal driveway as shown
on the Landscape Plan in Appendix E. Additional landscaping is provided near the pool area and
in the private yard.
Building Setbacks:
Adjoining and nearby properties along Elizabeth and Edward Streets have various setbacks, with
setbacks of 4.5m being common one (including recent approval MCU13/0199 on the adjoining
land to the east). While the proposal does not comply with standard setbacks for the Attached
Housing Zone, it maintains the visual continuity and pattern of buildings along both streets.
Both proposed units have road setbacks of less than 6m. Unit 1’s portico has a setback of 4.53m
to Elizabeth St, however the main building front is setback 5.13m and the double garages 6m. Unit
2’s garage also complies with the 6m setback, while the open Portico and patio have setbacks of
4.9m and 5.1m. As such parts of the building fronts comply with the required setbacks, while the
rest complies with the prevailing setbacks of the neighbouring lots.
Both garages have 0 setbacks to the boundaries, while the second storeys above have setbacks
of more than 2m. While the proposal complies with the Queensland Development Code, it does
not comply with the required side setbacks of the Noosa Plan. Unit 1 adjoins a recently approved
duplex which features a 3m wide internal driveway and 0.5m wide landscaping strip along the
common boundary. As such there is an adequate distance and visual buffer provided towards the
adjoining living areas.
3.2.2 Operational Works
The proposal also includes an Operational Works application.
A Landscaping Plan is attached as Appendix E which provides sufficient information for an
Operational Works application for Landscaping Works.
An Engineering Report is attached as Appendix F which forms part of an Operational Works
application for Stormwater Management, Earthworks and Driveway.
4 PLANNING ASSESSMENT
4.1 State Legislation
State Planning Policy (SPP) There are state interests mapped as affecting
the subject land (Figure 7)
Referral Agency This application won’t require referral to SARA
for referral assessment.
South East Queensland Regional Plan The subject land is included within the Urban
(SEQRP) Footprint.
South East Queensland Koala Conservation The subject land is not located within a Koala
State Planning Regulatory Provisions Assessable Development Area.
Table 4 – State and Federal Legislation
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Ref 146052 Max Davis - 18 Edward St (cnr Elizabeth St), Noosaville
Figure 7 – SPP Map
The following state interests might be relevant for this application:
State These requirements apply to development Subject application
Interest applications as follows:
Water Stormwater management Applicable:
Quality Please refer to the Engineering
Report in Appendix F.
Natural A development application for a material change of Applicable:
Hazards use, reconfiguring a lot or operational works on Site is mapped as being within
land within: a local flood hazard area. The
subject land will be filled in
(1) a flood hazard area, or
accordance with the required
(2) a bushfire hazard area, or
minimum flood levels. Please
(3) a landslide hazard area, or
refer to the Engineering Report
(4) a coastal hazard area.
in Appendix F
Table 5 – Applicable State Interests
4.2 Local Government – Noosa Plan
4.2.1 Planning Area and Precinct
The subject land is located within the Attached Housing Zone in the Noosaville Locality as shown
on the Map in Figure 10 below.
Figure 8 – Precinct Map
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4.2.2 Applicable Codes
Under Table 11.3 a “Duplex” is Code Assessable and requires the following applicable Codes:
• Noosaville Locality Code; and
• Residential Uses Code; and
• Landscaping Code; and
• Engineering Works Codes;
• Natural Hazards Overlay Code.
Each of these Codes, in so far as they are relevant to this particular proposal for this particular site
are considered as following:
4.2.2.1 Noosaville Locality Code
The overall outcomes sought for the Noosaville Locality are the following—
a) New uses and works are located, designed and managed to—
i be compatible with other uses and works;
ii maintain the safety of people and works;
iii avoid significant adverse impacts on the amenity enjoyed by users of other
premises, including acoustic and visual qualities; and
iv avoid significant adverse effects on the natural environment, including native
habitat removal, fragmentation and attrition;
b) Development is consistent with the Priority Infrastructure Plan in Part 15.
c) Noosaville retains its role as a focus for visitor accommodation and services in the
Shire;
d) Attached accommodation is focussed on the areas closest to the Noosaville
Business Centre, in areas with good public transport facilities and in areas with
ready access to the recreation features of the locality.
e) Urban detached housing is contained to the Detached Housing, Semi-Attached
Housing & Attached Housing Zones.
f) The resident population is accommodated in both Detached housing and Multiple
housing forms with high levels of residential amenity;
g) Substantial sites are protected for resort developments where they focus on
Noosa’s natural lo
h) The mixed urban character of Noosaville is maintained through the retention of
older building forms and the introduction of new buildings that complement old
building forms by incorporating low rise, low scale, well articulated buildings,
lightweight building materials and pitched roof forms that contribute to the skyline;
s) For the Attached Housing Zone—residents and visitors are accommodated in
predominantly Multiple housing forms that—
i contribute to a high level of residential amenity, design quality and safety;
ii respect the scale and character of the streetscape and surrounding development;
and
iii are located within convenient access of employment centres, goods and
services, public transport and community facilities;
The proposal is keeping with the above overall outcomes as it provides an additional residential
use in a suitable location. A detailed assessment against the applicable Specific Outcomes of this
Code is provided in Appendix D.
4.2.2.2 Residential Uses Code
The overall outcomes sought for the Residential Uses Code are to ensure that residential
development—
a) occurs only on land that is suited to the development and occupation of residential
buildings;
b) is attractive and consistent with the developed character of its particular
neighbourhood;
c) takes advantage of natural climatic conditions;
d) is energy and water efficient;
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Ref 146052 Max Davis - 18 Edward St (cnr Elizabeth St), Noosaville
e) is designed to provide for safety and security against crime;
f) creates comfortable and accessible homes for people with different needs through
all stages of life;
g) provides residents with a high degree of privacy and protection from noise, lighting
and other environmental nuisances; and
h) provides residents with a choice in housing types to meet their varying needs;
i) does not adversely impact on the natural character and environmental values of
Noosa.
The proposal is well designed and suitably located within the Noosaville Attached Housing zone.
A detailed assessment against the applicable Specific Outcomes of this Code is provided in
Appendix D.
4.2.2.3 Landscaping Code
The overall outcome is the achievement of a high quality of landscape design that—
a) retains, reinforces and enhances the natural landscape character of the site,
streetscape and locality;
b) retains existing vegetation and other natural features for their ecological, aesthetic
and cultural values;
c) ensures the revegetation and rehabilitation of native wildlife habitat and riparian
zones to protect and enhance ecological and biodiversity values;
d) facilitates water management including on-site detention and the efficient infiltration
of stormwater;
e) enables the establishment of appropriate plantings that are of a scale and density
commensurate with building height, bulk and scale to buffer development and
conflicting land uses;
f) enhances privacy between dwelling units and accommodation units;
g) accommodates the outdoor recreation needs of dwelling occupants; and
h) provides adequate vegetation treatment to steep slopes and unstable landforms.
A complying Landscape Design Plan is attached as Appendix E. It is therefore submitted that a
complete assessment against the Specific Outcomes of this Code is not warranted.
4.2.2.4 Engineering Works Codes
Driveways and Carparking Code
The overall outcomes sought for the Driveways and Carparking Code are the following—
a) Safe and reasonable access to and from vehicle accommodation and standing
areas within a property and from the public road is provided;
b) The safety of pedestrians and cyclists is protected;
c) Development reduces the reliance on private vehicles and promotes public and
non-motorised transport options;
d) Carparking spaces and the associated manoeuvring areas provided are designed
to be safe and functional and meet the reasonable requirements of the particular
land use;
e) Adequate provision is made for the standing, parking, loading and unloading,
access and manoeuvring of service vehicles within the development site;
f) Development does not adversely impact on existing public parking;
g) Vehicular access does not impact adversely upon existing landscaping or native
vegetation.
Parking and access driveways have been provided in accordance with the Scheme and Australian
Standards. A detailed assessment against the applicable Specific Outcomes of this Code is
provided in Appendix D.
Earthworks Code
The overall outcomes sought for the Earthworks Code are the following—
a) To ensure that earthworks do not unreasonably impact on the natural environment
or other properties with regard to—
i land stability (including differential settlement or expansion in reactive soils);
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Ref 146052 Max Davis - 18 Edward St (cnr Elizabeth St), Noosaville
ii contamination of land;
iii flooding and drainage;
iv groundwater, watercourses and wetlands;
v loss of native remnant or regrowth vegetation; and
b) Earthworks are designed and constructed to be structurally sound.
Erosion and Sediment Control Code
The overall outcomes sought for the Erosion and Sediment Control Code are the following—
a) there is no significant environmental harm caused by the effects of erosion and
sediment transport associated with development;
b) disturbed areas are stabilised and restored promptly and effectively; and
c) disturbance of land is minimised.
The proposal complies with the overall outcomes of this code as detailed in the Engineering
Report in Appendix F. Further assessment is provided in Appendix D.
Existing Services Code
The overall outcomes sought for the Existing Services Code are the following—
a) Existing Council owned underground infrastructure is protected from potential or
actual damage caused by development;
b) Underground infrastructure is accessible for maintenance purposes; and
c) Existing services are identified and methods of protection and access are
implemented in the design of the development.
The proposal complies with the overall outcomes of this code as detailed in the Engineering
Report in Appendix F. Further assessment is provided in Appendix D.
Transport, Roads and Drainage Code
The overall outcomes sought for the Transport, Roads and Drainage Code are the following—
a) Development is consistent with the intentions of the strategic transport network,
which is to--
i improve the coordination between transport and land use, to avoid excessive
motor vehicle travel;
ii minimise the environmental and social impacts of transport on the natural and
urban environment;
iii increase the use of walking, cycling, bus, train and ferry modes and minimise
the use of the private car;
iv ensure that vehicle access to the development does not compromise the
capacity and safety of the road system;
v not increase the scale of the road network beyond that currently planned; and
vi ensure that development appropriately attenuates noise from adjoining roads.
b) Development works are designed and constructed to a standard that meets
community expectations, prevents unacceptable off-site impacts and optimises
whole of life cycle costs;
c) Roads are designed and constructed to satisfy their specified functions and provide
an appropriate level of flood immunity (including local flooding on roads, i.e.
through sufficient kerb storage capacity);
d) Development provides appropriate buffering between noise sensitive uses and the
major road network and rail corridors;
The scale of the proposal is not large enough to have a measureable effect on the strategic
transport network. A Stormwater Plan is included in Appendix F. Further assessment against the
Specific Outcomes is provided in Appendix D.
4.2.2.5 Natural Hazards Overlay Code.
The overall outcomes sought from the Natural Hazards Overlays Code are—
a) development in areas at risk from natural hazards is compatible with the nature of
the natural hazard;
b) the risk to people, property and the natural environment from natural hazards is
minimised;
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Ref 146052 Max Davis - 18 Edward St (cnr Elizabeth St), Noosaville
c) development does not result in a material increase in the extent or severity of
natural hazards; and
d) for acid sulfate areas—the generation or release of acid and associated metal
contaminants into the environment is avoided
The subject land is partially included in the Flood Hazard Overlay and fully included in the Acid
Sulphate Soils Overlay. Please refer to the Flood Information Certificate attached in Appendix G
for detailed information and to Appendix D for detailed assessment of the code.
5 CONCLUSION
The proposal is for a small scale Duplex development and is consistent with the Noosa Plan. The
proposed development does not introduce un-mitigated impacts into the locality beyond those
already in existence. As such it is submitted that Council approval of the application is warranted
subject to reasonable and relevant conditions.
CadCon Surveying & Town Planning
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