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2. Town Planning Report
Town Planning Report 5 VENTURA AVE, SUNRISE BEACH Material change of use - Multiple Housing - Type 2 Duplex Operational Works (Driveway, Parking, Stormwater Drainage Works, Earthworks, Frontage Works and Landscaping)
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M | 0448 446 362 E | [email protected] PO Box 830 | Moffat Beach Q 4551 Author Terry Frey Prepared for Green Earth Homes Date prepared 21 November 2019 Reference e2019-046 Disclaimer statement This Report by Emerge Planning & Development is prepared for the Client to be used for the purpose it was prepared only. The intellectual property of this report remains with Emerge Planning & Development and should not be reproduced in full or in part unless express permission is provided by Emerge Planning & Development.
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Table of Contents
1.0 Executive Summary ..................................................................................................................... 3
2.0 Proposal ...................................................................................................................................... 4
2.1 Summary ................................................................................................................................. 4
2.2 Background / Site History ....................................................................................................... 4
3.0 Site Description ........................................................................................................................... 5
3.1 General.................................................................................................................................... 5
4.0 Framework for Assessment ........................................................................................................ 7
4.1 Categorising Instruments for Statutory Assessment .............................................................. 7
4.1.1 State Planning Policy .............................................................................................................. 7
4.1.2 South East Queensland Regional Plan ................................................................................... 7
4.1.3 Referrals ................................................................................................................................. 7
4.2 Local planning instrument (Planning scheme) ........................................................................ 8
4.2.1 Relevant Codes................................................................................................................ 8
5.0 Conclusion ................................................................................................................................. 21
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1.0 Executive Summary
Application details
Applicant Green Earth Homes C/- Emerge Planning & Development
Proposal Multiple Housing Type 2 (Duplex)
Application • Development Permit for a Material Change Of Use of Premises -
Multiple Housing Type 2 (Duplex); and
• Development Permit for Operational Works (Driveway, Parking,
Stormwater Drainage Works, Earthworks, Frontage Works and
Landscaping)
Property details
Address 5 Ventura St, Sunrise Beach QLD 4567
Real property description Lot 114 RP132135
Land area 705.62m2
Registered landowner Richard Spence-Thomas and Jodie West
Statutory details
Planning legislation Planning Act 2016
Planning scheme Noosa Plan 2016
Planning locality/zone Attached Housing
Level of Assessment Assessable Development - Code
Overlays Nil
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2.0 Proposal
2.1 Summary
This application seeks approval for a Development Permit for Material Change of Use and Operational
Works for Multiple Housing Type 2 (Duplex). A set of proposal plans accompany the application and
can be found in Attachment A. Attachment B contains land owner’s consent to the application.
Attachment C provides an assessment against the relevant planning scheme codes. Pursuant to
Division 5 Table 7.3 of The Noosa Plan, table of assessment for the Attached housing zone, the
proposal is Code assessable development.
Figure 1. Arial imagery showing existing site arrangement
2.2 Background / Site History
There is no record of development approval for the existing dwelling on the site. An application for
building works (Application no. 112005.573) for a garage was approved on the site on 13 April 2005.
There is no other site history relevant to the application.
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3.0 Site Description
3.1 General
5 Ventura St, SUNRISE BEACH
Lot 114 RP132135
Road frontage 19.2m to Ventura St and 19.0m to Margit Crescent
Existing vegetation Minimal peripheral landscaping associated with existing dwelling (to be
removed and replaced with new plantings)
Topography Relatively flat, falling to the street (see attached survey)
Surrounding land uses A mix of low density residential (single detached dwellings, duplexes and
multiple housing)
Zone Attached housing (please refer to Figure 3 over page)
The site is 705.62m2 in area and zoned Attached housing (please refer to Figure 2). The site is improved
by a two story detached dwelling house which is proposed to be removed. Vehicle access is available
to both street frontages. The site adjoins a Duplex to the north east (MCU17/0521 & OPW17/0549).
Directly to the north is a set of three town houses (defined as Multiple housing Conventional Type 4
under the scheme). The broader surrounding area contains a mix of Detached houses and higher
density Multiple housing (please refer to Figure 3 over page).
Figure 3. Extract from zone mapping showing site location
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Figure 3. Surrounding uses (source: https://dams.dsdip.esriaustraliaonline.com.au/damappingsystem)
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4.0 Framework for Assessment
4.1 Categorising Instruments for Statutory Assessment
For the Planning Act 2016, the following Categorising Instruments may contain Assessment
Benchmarks applicable to development applications:
• the Planning Regulation 2017
• the Planning Scheme for the local government area
• any Temporary Local Planning Instrument
• any Variation Approval.
The planning instruments relevant to this application are discussed in this report.
Assessment Benchmarks Related to the Planning Regulation 2017
The Planning Regulation 2017 (the Regulation) prescribes Assessment Benchmarks that the
application must be carried out against, which are additional or alternative to the Assessment
Benchmarks contained in Council’s Planning Scheme.
These Assessment Benchmarks are prescribed as being contained in:
• the SEQ Regional Plan and Part E of the State Planning Policy, to the extent they are not
appropriately integrated into the Planning Scheme; and
• Schedule 10 of the Regulation.
State Instruments
State Planning Policy - State Planning Policy, Part E
South East Queensland Regional Plan - Urban Footprint
4.1.1 State Planning Policy
A new State Planning Policy (SPP) came into effect on 3 July 2017. No matters of state interest have
been identified as relevant to the proposal. Further assessment of the development application
against the SPP assessment benchmarks is therefore not warranted.
4.1.2 South East Queensland Regional Plan
The site is located in the Urban Footprint. The development proposal is for an urban activity in the
Urban Footprint, and there are no requirements in the State Planning Regulatory Provisions applicable
to the development proposal.
4.1.3 Referrals
Schedule 10 of the Planning Regulation 2017, sets out development which triggers referral to referral
agencies. The proposed development does not require referral.
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4.2 Local planning instrument (Planning scheme)
4.2.1 Relevant Codes
Pursuant to Division 5 – Assessment table for the Attached Housing Zone, Multiple housing Type 2
Duplex is Code assessable. The following codes form the relevant assessment benchmarks:
• Eastern Beaches Locality Code;
• Residential Uses Code;
• Landscaping Code; and,
• Engineering works codes
Eastern Beaches Locality Code
Specific Outcomes and Probable Solutions for the Eastern Beaches Locality
Column 1 Column 2 Comment
Specific Outcomes Probable Solutions
7.8 Effects of use
Amenity No solution provided. Complies. The proposal is for a
O1 Uses are located, designed and residential use I n a residential
operated to avoid significant area and will not cause adverse
adverse changes to the light, air impacts on adjoining or nearby
quality, noise, accessibility or other uses.
conditions enjoyed by users of
associated, adjoining or nearby
uses.
Character and function of the No solution provided. Complies. The subject proposal
David Low Way will not result in the removal of
O2 The vegetated character of the vegetation along David Low Way.
David Low Way is protected and The resulting density is
new development recognises and commensurate with that
protects the function, capacity and envisaged by the scheme and will
efficiency of the David Low Way as therefore in no way impact on the
the major north-south link function, capacity and efficiency
throughout the coastal part of of the David Low Way.
Noosa.
7.9 Built form
Density No solution provided. Complies. The proposal is for two
O3 The density of development x 3 bedroom units on an
within the site area— approximately 706m2 site. This
a) is compatible with surrounding reasonable can be expected to
development; and accommodate 8 persons which
b) does not exceed— equates to .06 persons per
i. for the Detached Housing Zone hectare.
and the Rural Settlement Zone
ii. for the Semi-Attached Housing
Zone:
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iii. for the Attached Housing Zone—
A. if in Sunshine Beach— 160
persons per hectare; or
B. if not in Sunshine Beach 100
persons per hectare; and
c) has a low site impact to enhance
the opportunity to maintain natural
site characteristics, including native
vegetation and natural landforms.
Height S4.1 Buildings and other Complies. The proposed
O4 Buildings and other structures have a buildings have an overall height
structures— maximum height of — a) of 7.97m to the upper most
a) are low rise and present a if in the Attached projection above ground level.
building height consistent with Housing Zone and
structures on adjoining and located in Sunshine
surrounding land; Beach—12m;
b) do not exceed a maximum b) if in the Visitor Mixed
height of— i. For the Attached Use Zone— 12m, except
Housing Zone within Sunshine for Lots 75-77 Heron
Beach—3 storeys; ii. For the Visitor Street, Peregian
Mixed Use Zone—3 storeys, except Beach—8m;
for Lots 75-77 P9311 Heron Street, c) if in the Open Space
Peregian Beach—2 storeys; or iii. Recreation Zone or the
For any other zone— 2 storeys; Community Services
c) do not visually dominate the Zone and used for an
street, adjacent properties, indoor sporting
surrounding spaces or the existing complex—11m;
skyline; d) if in the Rural
d) preserve the amenity of Settlement Zone—8m,
surrounding land, including existing or 9m where the
sunlight to neighbouring pitched roof but no
properties; and other part of the
e) respect the scale of the dune building or structure
and coastal vegetation. exceeds 8m; or
e) in all other zones—
8m.
Setbacks S5.1 Buildings and Front setback 6m
O5 Buildings and other structures structures comply with Side setback 1.5m
are appropriately designed and the minimum building Rear setback N/A
sited to— setbacks identified in
a) provide amenity for users of the Schedule 1 - Minimum Setback to Unit 1 to Ventura St is
premises as well as preserve the Boundary Setbacks. 6.46m.
visual and acoustic privacy of Setback to Unit 2 to Margit Cres is
adjoining and nearby properties; 4.65m.
b) provide adequate distance from Setback to the north side
adjoining uses; boundary is 2.524m.
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c) preserve any existing vegetation To the west the development is that will buffer the proposed setback 1.727m at the nearest building; point. d) allow for landscaping to be provided between buildings and Complies. street frontages and between neighbouring buildings; e) maintain the visual continuity and pattern of buildings and landscape elements within the street; and f) protect the natural character and visual amenity of the beachfront. Site cover, gross floor area and plot No solution provided Complies. Refer below ratio O6 The site cover, gross floor area and plot ratio of buildings and other roofed structures— a) results in a building scale that is compatible with surrounding development; b) does not present an appearance of excessive bulk to adjacent properties, roads or other areas in the vicinity of the site; c) maximises the retention of existing vegetation and allows soft landscaping between buildings; d) allows for adequate area at ground level for outdoor recreation, entertainment, clothes drying and other site facilities; and e) facilitates onsite stormwater management and vehicular access. Site cover — Complies. Site cover is 39.37% O7 a) for a class 1 or class 10a building within the Detached Housing Zone, does not exceed— i for a single storey building - 50%; or ii for a building of 2 or more storeys - 50% on the ground floor and 30% for the upper storey(s), or 40% for all storeys for a building of 2 or more storeys;
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b) for other classes within the Detached House Zone does not exceed 40%; c) for the Semi-Attached Housing Zone does not exceed 40%; d) for the Attached Housing Zone does not exceed— in Sunshine Beach–35%; or otherwise–40%; or e) for the Visitor Mixed Use Zone does not exceed 35% f) for the Community Services Zone does not exceed 50% O8 For Multiple Housing Type 2 Complies. Plot ratio is 0.45:1 or buildings have a maximum plot 324.12sqm ratio of— a) 0.6:1 if in the Attached Housing Zone located in Sunshine Beach or b) 0.45:1 otherwise. O9 For Multiple housing Type 3 or Not applicable. 4, Visitor accommodation Type 4 or the accommodation unit component of an Entertainment and dining business Type 3 (hotel)— the maximum gross floor area is equivalent to the maximum allowable population density in persons multiplied by 40m2, provided that Lots 75-77 on P9311 Heron Street, Peregian Beach, have a maximum gross floor area of 1,200m2. O10 For the Neighbourhood Centre Not applicable. Zone the maximum plot ratio is as follows— a) 0.8:1 for site areas up to and including 2000m2; and b) 0:3:1 for that area of a site in excess of 2,000m2. Flooding and drainage S11.1 For new buildings Complies. O11 Buildings and other works are or structures or designed and sited to— a) provide additions of more than flood free access to premises and 50m2 gross floor area to flood free habitable areas; b) allow an existing building or only minor, short term and structure, floor levels for infrequent flooding of non- habitable rooms are— a)
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habitable areas; ‘ c) ensure for areas where
carparking areas can be adequately minimum floor levels
drained; d) ensure drainage does are available—not less
not adversely impact upon other than the specified level;
premises; and e) ensure filling or b) for areas where flood
excavation does not adversely modelling is available—
impact upon other premises by— a minimum of 300mm
i. causing ponding on the site or above the modelled
nearby land; flood level; and c) for
ii. increasing flooding, which areas where flood
adversely affects the safety or use modelling is not
of any land upstream and available, a minimum of
downstream; 300mm above the
iii. adversely affecting the flow of highest known flood
water in any overland flow path; level;
and AND
iv. falling towards the frontage or S11.2 Where Council
other boundaries without sufficient infrastructure is
retention available— a) any
drainage (for buildings
and land) flows to that
infrastructure; and b)
the infrastructure has
the capacity to accept
any additional loading.
AND
S11.3 Car parking and
maneuvering areas are
constructed at a level
that permits the parking
area to drain from the
site by gravity means,
without the need for
mechanical pumping; or
S11.4 Basements for
residential uses have
flood immunity above
the 1%AEP defined
flood event where
alternative means to
mechanical pumping are
used to achieve such
immunity; or S11.5
Basements for non-
residential uses have
flood immunity above
the 1%AEP define flood
event that may be
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achieved by means of
mechanical pumping
where the mechanical
feature is installed with
adequate holding tanks
and an alternative back
up power source.
Roof form S12.1 The main roof of Alternative outcome proposed.
O12 Roof forms— the building has a roof Main roof pitch is 4.5 degrees.
a) contribute positively to the local pitch no less than 5 The difference will be
skyline; degrees and has imperceptible. The roof form is
b) complement the beachside minimum 600mm eaves commensurate with the area.
character of the locality; to at least 75% of the Adjoining site 7 Ventura has a 3
c) use soft and articulated pitched perimeter of the degree pitch approved recently
or curved roof forms; building; AND (MCU17/0521) Eaves comply in
d) avoid low pitched (eg. less than terms of depth and proliferation.
5 degrees) or box Building is of a low rise
profiles/parapets; and appearance from adjoining and
e) do not create opportunities for surrounding spaces, uses an
residents to overlook the private articulated roof form that
open space areas of neighbouring provides a softened and reduced
properties. appearance of building bulk, does
not include the use of box profiles
or parapets, and does not create
opportunities for residents to
overlook the private open space
areas of neighbouring properties
S12.2 Buildings and Complies.
structures do not
include roof top
terraces.
Sloping sites S13.1 Buildings and Complies. Site is relatively flat.
O13 Development on sloping associated accessways
sites— a) is responsive to the are not constructed on
natural topography of the site and land with a slope greater
minimises cut and fill; b) does not than 1 in 4 (25%); AND
visually dominate the hill slope or S13.2 Buildings are of Not applicable.
interrupt the skyline; c) is split level design that
integrated with the natural site step down the slope or
characteristics including have suspended floor
vegetation; and d) for Multiple construction; AND
housing, takes the form of small S13.3 Cut or fill is less Complies.
separate buildings. than 2m in depth; AND
S13.4 The distance Complies.
between the ground and
the lowest part of the
floor of the building
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does not exceed 3m to
avoid large under-
building areas; AND
S13.5 Buildings present Complies.
no more than—
a) if in the Visitor Mixed
Use Zone – 3 storeys at
any one point when
viewed from the street;
or
b) if in any other Zone - 2
storeys at any one point
when viewed from the
street.
7.10 Environment, Conservation and Recreation
Environment and cultural heritage No solution provided Complies. The site and
values surrounding areas do not contain
O14 There are no significant environmental or cultural
adverse effects on biodiversity, attributes that would be affected
natural vegetation, native fauna by the proposal.
habitat, landscape quality, water
quality or cultural heritage values,
including those related to—
a) changes to natural drainage;
b) changes to natural coastal
processes;
c) disturbance of the dune system
and wetland system;
d) management of landslide and fire
risk;
e) erosion and the transport of
sediments off site;
f) unmanaged public access;
g) effluent disposal;
h) changes to fauna habitat and
behaviour; and
i) disturbance of buildings and
features, including natural features
of cultural heritage significance.
Open space network S15.1 Open space Not applicable. There are not
O15 An integrated open space corridors and existing open space corridors or existing
network is established, enhanced native vegetation in native vegetation in the vicinity.
and protected throughout the areas indicated in
locality to— a) provide for both Schedule 5 – Map 3 are
passive and active recreational protected from
pursuits; b) provide connectivity fragmentation and
for pedestrians and cyclists, c) encroachment by
provide habitat connectivity for development
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wildlife; d) protect watercourses and drainage lines; e) protect vegetation on steep slopes; and a) form a scenic backdrop for residential development. Pedestrian and bicycle pathways S16.1 Pedestrian and Can comply. A footpath will need O16 Safe and convenient bicycle pathways are to be constructed along the site pedestrian and bicycle pathways provided and retained frontage. are provided and retained between where indicated in the and throughout key destinations Priority Infrastructure including— a) an east-west link Plan in Part 15; AND between the beach and the S16.2 Contributions Can comply. northern end of Lake Weyba via toward pedestrian and Burgess Creek; b) a north-south bicycle pathways are link between the Noosa National provided in accordance Park to the north of the locality with the Priority and the former Shire boundary Infrastructure Plan in near Peregian Beach; and Part 15. c) links within and around Sunrise and Sunshine Beach linking business and community uses with residential development. Beach access points No solution provided Not applicable. No beach access O17 Access points to the sensitive points proposed. foredune systems are defined and controlled by the establishment of key access nodes which are designed and sited having regard to the potential adverse impacts on— a) visual amenity; b) dune stability; c) natural habitat; and d) water quality; AND O18 Access to the foredune system and beachfront is via formalised communal beach accesses, rather than individual informal tracks. Aircraft safety S19.1 Uses involving Not applicable. The use will not O19 Wildlife, including birds and disposal of putrescible impact the operation of the bats, are not attracted into the waste are not located airport. operational airspace of the within 13km of the Sunshine Coast Airport in Sunshine Coast Airport; significant numbers; AND (See Map M7-1 below) O20 Physical obstructions do not AND S20.1 Uses adversely affect the operational involving aviation
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airspace of the Sunshine Coast activities, including
Airport; AND parachuting and hot air
O21 Emissions do not significantly ballooning, are not
affect air turbulence, visibility or located within 15km of
engine operation in the the Sunshine Coast
operational airspace of the Airport; (See Map MA2
Sunshine Coast Airport. below) AND
S21.1 None of the Not applicable.
following is permitted
within 15km of the
Sunshine Coast
Airport— smoke, ash,
steam, dust or gaseous
plumes exceeding 4.3m
per second. (See Map 7-
2 below)
Residential Uses Code
Table 14-24 — For All Residential Uses
Column 1 Column 2 Comment
Specific Outcomes Probable solutions (if code
assessment)
14.46 Effects of use
Electricity supply S1.1 No solution provided Complies. The proposed Duplex
infrastructure S2.1 Development for uses will not adversely impact on
O1 The development does adjacent to or within 50m of existing or future electricity supply
not adversely impact on an existing electricity infrastructure. The site is not
existing or future electricity substation incorporates within 50m of an existing electricity
supply infrastructure; AND noise attenuation measures substation. No overhead electricity
O2 All uses and works to mitigate noise impacts; transmission lines or electricity
maintain an adequate safe AND S2.2 Buildings and easements traverse the site.
distance from electrical structures (including
infrastructure including swimming pools, sheds,
substations, overhead tennis courts or
powerlines, power poles and outbuildings) are not
transformers. constructed under overhead
electricity transmission lines,
or within electricity
easements; AND
S2.3 A minimum separation
distance is maintained from
the electricity transmission
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line to the closest boundary
of habitable buildings and
child activity areas, as
follows—
a) 20m for transmission lines
up to 132kV;
b) 30m for transmission lines
between 133kV and 275kV;
and
c) 40m for transmission lines
greater than 275kV.
Water supply and S3.1 & S4.1 For a Class 1 Alternate outcome proposed. Each
conservation building other than a dwelling has a pool. Further water
O3 On-site water storage is Detached house, outside a storage is not necessary for fire
designed and operated to reticulated water service fighting purposes. It is noted that
support the efficient use of area, a rainwater tank is to this was not a requirement for the
water; be installed with the adjoining Dual occupancy recently
following minimum storage approved at 7 Ventura Ave
AND capacities— (MCU17/0521).
a) Where no more than 3
O4 On-site water storage is bedrooms – 45,000 litres; or
adequate for occupants b) Where more than 3
every day use and fire bedrooms – 60,000 litres;
fighting purposes. AND c) There is to be on the
lot a dam, swimming pool or
water tank accessible for use
by the fire brigade that
contains at least 5,000 litres
of water.
Erosion and sediment No solution provided Can comply. The site will
control O5 Development implement erosion and sediment
does not cause erosion or control measures during
result in transport of construction.
sediments off-site.
Safety and security S6.1 The building entrance is Complies. Entry to both units is
O6 For Multiple Housing clearly identifiable and clearly visible from the street.
Types 2, 3 and 4, buildings visible from the street,
and outdoor spaces are footpath and driveway; Complies. Access to each unit has
designed to protect the AND clear sightlines to the dwelling
personal security and safety S6.2 The internal path entry and street.
of residents by allowing for network has clear sightlines
natural surveillance. to the dwelling entry and Complies. Villa 1 gains access along
street access points; AND the drive, Villa 2 gains access via a
S6.3 Visitors have direct path across the front lawn.
access to the entrance
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without passing through
private outdoor living areas.
Emergency access O7 No solution provided Not applicable (Development is
For Multiple housing Type 3, Multiple housing Type 2)
4 & 5, site design and layout
ensures efficient access and
egress for emergency
vehicles.
Basement drainage S8.1 Enclosed car parking Not applicable. No enclosed car
O8 Buildings and access and manoeuvring areas are parking (other than the double
works are designed and constructed at a level that garages) is proposed. Garages can
sited to protect persons and permits the parking area to drain freely.
property in the event of a drain from the site by gravity
flood and power failure. means, without the need for
mechanical pumping.
Separation of incompatible S9.1 Bedroom windows are Complies. There are no adjacent
uses at least 3m away from shared driveways or carparking
O9 Development is designed shared driveways or areas within 3m of bedroom
to minimise noise carrying carparking areas of adjacent windows.
between dwelling units or dwelling units or
accommodation units by accommodation units.
locating noise sensitive
spaces such as bedrooms
away from noise generating
areas of the development,
such as carparking areas or
mechanic plant and
equipment or recreational
facilities
Mechanical plant & S10.1 Mechanical plant and Complies. All plant will be
equipment equipment, including pool appropriately screened.
O10 Mechanical plant and and spa pumps, pool
equipment associated with heaters, air-conditioning
Residential Uses are units and refrigeration units
designed and located so as are— a) where located at
not have an adverse impact ground level, screened by
on the visual amenity of the fencing 1.5m in height or
site or surrounding areas. dense vegetation of at least
1.5m in width incorporating
grouped trees and shrubs
with maximum separation
distance of 1m measured
from the centre of the plant;
and b) for Multiple housing
Type 2, 3 & 4 are visually
integrated into the line and
plane of the building and
roof design and do not
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project beyond the height or
width of the building when
viewed from the street and
adjoining properties.
Ancillary recreation uses S11.1 to S11.4 & S12.1 Not applicable. No ancillary
(e.g outdoor tennis courts recreation uses are proposed.
and half netball courts) O11
& O12
Privacy S13.1 Transparent doors Complies. 7 Ventura St was
O13 For Multiple Housing and windows are designed recently developed for a Duplex
Types 2, 3 and 4, building and located so they do not (MCU17/0521). The elevation
and structures are designed directly face transparent adjoining the subject site is shown
and sited to ensure the doors or windows or the below.
visual privacy of residents of private open space areas of
the development and other dwelling units within
neighbouring properties is 10 metres; AND
protected.
To the north west the subject
development also complies.
S13.2 Planter boxes, louvre Complies. The private open space
screens, pergolas, of each unit is predominantly
landscaping and within the front yard. To the north
architectural design of west the site adjoins the driveway
balconies are used to screen which provides sufficient
the ground floor private separation.
open space of dwelling units
or accommodation units
from upper level units (refer
to Figure 14-3 Privacy
Measures which illustrates
how trees, awnings, screens,
fences and planter boxes
reduce minimise the ability
to directly look into
neighbouring homes and
yards).
Access to Sunlight S14.1 Development does not Complies. No overshadowing to
O14 For Multiple housing, reduce sunlight to at least adjoining POS will result.
buildings and structures are 50% of the private open
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designed and sited so as not space areas of any adjoining
to unreasonably diminish residences to less to than 2
the existing sunlight to hours between 9am and
adjoining residences and 3pm on any day of the year;
associated private open OR
space areas; S14.2 Where
AND overshadowing by existing
O15 Multiple housing is structures and fences occurs
designed and sited to to more than 50% of the
minimise the extent of private open space areas of
shadows cast on solar any adjoining residences,
photovoltaic cells on roofs of sunlight is not further
adjoining buildings reduced by more than 20%.
(See Figure 14-4—
Preventing overshadowing)
S15.1 No solution provided
Sloping sites O16 S16.1 Buildings and Not applicable. Site is not sloping.
On sloping sites, buildings structures on sloping sites
and structures are designed
to maximise the use of the
natural topography and
minimise the need for cut
and fill.
Landscaping Code
A Landscaping plan has been prepared in accordance with the Landscaping code. Please see attached
application material (Attachment A). The plan includes appropriate screening of the building from the
perspectives of adjoining properties and provides privacy for the residents of the subject site and
adjoining properties.
Engineering works codes
Engineering works drawings (Attachment C) and a Stormwater management plan (Attachment D) is
submitted which demonstrate the proposal complies with the Engineering works codes.
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5.0 Conclusion Assessment of the proposed development has been completed against all relevant state and local planning instruments. That assessment confirms the proposal complies with all assessment benchmarks. Accordingly, it is requested that Noosa Council approve the application for Multiple Housing - Type 2 (Duplex) & Operational Works subject to reasonable and relevant conditions.
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PO Box 830 Moffat Beach Q 4551 P. +61 0448 446 362 E. [email protected] www.emergeplanning.com.au emerge Flanning 6 Development