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Planning Report-OW
Attached to the e-mail Application to Change a Development Approval OPW - 60 The Peninsula Noosaville.
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
Planning Report to Accompany a Change Application to a
Development Permit for Operational Works (Jetty) over land
adjacent to
60 The Peninsula, Noosaville in the Noosa Waters Estate
(Lot 291 on RP856193)
In the Noosa Shire Planning Scheme Area on behalf of
Gmelli Design Pty Ltd
February 2020
CadCon provides boundary, contour & detail and construction surveys, town planning applications, liaison & negotiation with Councils & Government,
coordination and liaison with architects, engineers etc, coordination and management of development projects from start to finish.
Ref 187535 – Gmelli Design Pty Ltd Page 1 of 6
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Page 2
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
Table of Contents
1 Summary ............................................................................................................. 3
2 Site Details .......................................................................................................... 4
2.1 Existing Use and Description .............................................................................................. 4
2.2 Surrounding Land Uses ....................................................................................................... 4
3 Proposal .............................................................................................................. 4
4 Statutory Assessment – State Government ..................................................... 4
4.1 State Planning Policy (SPP) ................................................................................................. 4
4.2 Referral and State Development Assessment Provisions ................................................ 4
5 Statutory assessment – Local Government ..................................................... 4
5.1 Code Assessment ................................................................................................................. 4
5.1.1 Watercourse Works Code ................................................................................................... 4
5.1.2 Commentary re O11c and O11h. ........................................................................................ 5
6 Conclusion .......................................................................................................... 6
Appendices
Appendix 1 ....................................................................................... Approved Plan-7550F-S004-C3
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Page 3
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
1 SUMMARY
This report has been prepared on behalf of Gmelli Design Pty Ltd to provide planning assessment for
a Change Application to a Development Permit for Operational Works (Jetty) over land adjacent to 60
The Peninsula, Noosaville in the Noosa Waters Estate.
Operational works were approved for the site by Council on 14/11/2019. That approval i.e.
OPW19/0217 included conditions and changes to one of the plans submitted as part of the approval.
Since then works have been constructed and Council has visited the site and advised that the
constructed handrail was not in accordance with one of the approved drawings i.e. Approved Plan-
7550F-S004-C3 (Appendix 1) and that it should be removed and replaced with a complying handrail.
Having visited the site and surrounds and reviewed the relevant Specific Outcomes from the
Watercourse Works Code, it is submitted that the handrail is not inconsistent with the Code and
therefore does achieve the Specific Outcomes as discussed in detail on the following pages of this
report. As such, the changes requested by this application are:
Approval of Black & Moore drawing 7550F-S004-C3, dated 02/10/2019 as submitted with the
Operational Works application without amendments by Council.
APPLICATION DETAILS
Site Details
Land Owner Gmelli Design Pty Ltd
Property Address 60 The Peninsula, Noosaville
Real Property Description Lot 291 on RP856193
Site Area 921m²
Local Authority Noosa Shire Council
Current Land Use Dwelling
Proposal Change to a Development Permit for Operational Works (Jetty)
STATUTORY DETAILS
State Government Assessment
State Referral Agencies N/A
Local Government Assessment
Planning Scheme The Noosa Plan 2006 (Including Amendments to 08/06/2018)
Zoning Detached Housing
“Precinct” Noosa Waters Estate
Assessment Type Code
Overlays N/A
Relevant Codes Watercourse Works Code
CadCon provides boundary, contour & detail and construction surveys, town planning applications, liaison & negotiation with Councils & Government,
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Ref 187535 – Gmelli Design Pty Ltd Page 3 of 6
Page 4
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
2 SITE DETAILS
2.1 Existing Use and Description
The site comprises a large existing dwelling and associated improvements. It is currently undergoing
extensive renovations and is typical of surrounding residential development in Noosa Waters.
2.2 Surrounding Land Uses
The surrounding area is zoned Detached Housing and is fully developed. It is noted that there are
numerous examples of jetty handrails in the locality that include top and middle rails.
3 PROPOSAL
The application seeks approval for a change to Development Permit for Operational Works (Jetty)
such that Black & More drawing 7550F-S004-C3, dated 02/10/2019 is approved as submitted with the
Operational Works application without amendments by Council.
4 STATUTORY ASSESSMENT – STATE GOVERNMENT
4.1 State Planning Policy (SPP)
The State Planning Policy is appropriately reflected and integrated in the Noosa Plan, therefore, the
proposal does not require separate assessment against the SPP.
4.2 Referral and State Development Assessment Provisions
A review of the State Assessment Referral Agency DA online mapping system and Planning
Regulation 2017 confirms that the development application does not require referral for matters of
state interest.
5 STATUTORY ASSESSMENT – LOCAL GOVERNMENT
5.1 Code Assessment
The proposed development triggers code assessment as determined in accordance with Part 5
Tables of Assessment from the Noosa Plan 2006 as the development is for operational works.
5.1.1 Watercourse Works Code
Specific Outcomes 14.167 O11 is the only relevant Specific Outcome for this proposal from this Code.
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Ref 187535 – Gmelli Design Pty Ltd Page 4 of 6
Page 5
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
Table 14.65 Operational Works within Noosa Waters Canal (Extract)
Specific Outcomes Comment
O11
Works are designed and sited
to ensure—
a) they are contained a) N/A for this Change application.
within the prolongation
of boundaries of the lot;
b) that when a vessel is b) N/A for this Change application.
berthed it does not
encroach over the
prolongation of
boundaries of the lot;
c) a high level of visual c) No Performance Solution guidance is provided by the
amenity is maintained Code (see commentary at 5.1.2 below).
when viewed from the
watercourse and
adjoining lands;
d) the works avoid d) N/A for this Change application.
conflicts with uses in
the water and on the
foreshore and adjoining
lands;
e) materials blend with the e) N/A for this Change application.
natural surrounds;
f) cluttering of f) N/A for this Change application.
watercourses is
avoided;
g) excessive traffic g) N/A for this Change application.
volumes within
foreshore areas, on
adjoining lands and in
the water are avoided;
and
h) they reflect the h) No Performance Solution guidance is provided by the
character and setting of Code (see commentary at 5.1.2 below).
the work’s immediate
surrounds or the locality
5.1.2 Commentary re O11c and O11h.
The delegated officer’s report that assessed the Operational Works application made the following
comments regarding the hamptons style handrail i.e.
The proposal includes a “hamptons style handrail” and Council has concerns that the handrail
may impact on the visual amenity of the area; and
Any infill of the hand rails is inconsistent with the Watercourse Works Code. Any works in the
Noosa Waters canal should ‘reflect the character and setting of the work’s immediate surrounds
or locality’ (O11 of the Watercourse Works Code).
A site inspection revealed that the all handrails in the vicinity of the site (and generally in Noosa
Waters) consist of vertical posts and a horizontal rail with no decorative infills. This simplistic
design ensures that the jetties remain as operational low key structures and do not become a
CadCon provides boundary, contour & detail and construction surveys, town planning applications, liaison & negotiation with Councils & Government,
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Ref 187535 – Gmelli Design Pty Ltd Page 5 of 6
Page 6
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
feature in the Noosa Water’s canal system, or an extension of a dwellings recreational space.
There is a risk that embellishing handrails in Noosa Waters may lead to visual ‘cluttering’ of the
watercourse.
Given the advice provided by the planning officer the “hamptons style” handrail is not supported
and conditions and plan annotations have been included.
It is noted that there are no Probable Solutions provided in the Code for handrail design guidance.
From the officer’s report it appears that assessment of handrail suitability has relied entirely on
Council’s interpretation of O11h i.e. Works are designed and sited to ensure h) they reflect the
character and setting of the work’s immediate surrounds or the locality.
Having visited the site it is difficult to understand how any assessment could not conclude that the
handrail as constructed exactly reflects the immediate surrounds i.e. the subject residence is a
hamptons style residence. That the handrail differs in style from other handrails on other jetties in the
locality is reflective of individual design styles and should be recognized as increasing visual amenity
rather than detracting from it. It remains a simple, clean style handrail and does not have “infill” as
described in the officer’s report, simply several cross braces.
That the handrail should be approved as designed and as constructed is further supported by O11c
i.e. a high level of visual amenity is maintained when viewed from the watercourse and adjoining
lands. Again, having visited the site and viewed the jetty it is submitted that the handrail does satisfy
this aspect of the SO. Further, there is no alternative guidance provided by the Code that can be
construed to the effect that the handrail does not comply with the Code.
6 CONCLUSION
This report has demonstrated that the constructed handrail achieves a high degree of visual amenity
and is reflective of its immediate surrounds i.e. a hamptons style residence. Further, it is a clean,
functional, attractive design and as such fully satisfies the outcomes envisaged by SO11c and
SO11h. Consequently the change requested by this application i.e. that Black & Moore drawing
7550F-S004-C3, dated 02/10/2019 as submitted with the Operational Works application be approved
without amendments by Council, warrants approval accordingly.
CadCon provides boundary, contour & detail and construction surveys, town planning applications, liaison & negotiation with Councils & Government,
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