Council archive · source document
Planning Report · MCU20/0143
ADAPT ee Be em eae fae TE la) oe DEVELOPMENT APPLICATION MATERIAL CHANGE OF USE (DUAL OCCUPANCY) AND OPERATIONAL WORKS (ENGINEERING AND LANDSCAPING WORKS) 6 ANGLER STREET, NOOSA HEADS LOT 30 ON RP92522 PREPARED FOR: THE MACKY GROUP PTY LTD DECEMBER 2020
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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 3
1.4 PRE-LODGEMENT MEETING SUMMARY 3
2.0 SITE DETAILS 5
2.1 SITE DESCRIPTION 5
2.2 SURROUNDING LAND USES 6
3.0 PROPOSED DEVELOPMENT DETAILS 7
4.0 STATE PLANNING INTERESTS 9
4.1 STATE PLANNING POLICY (SPP) 9
4.2 REGIONAL PLAN 9
4.3 STATE REFERRAL 9
4.4 STATE DEVELOPMENT ASSESSMENT PROVISIONS (SDAP) 9
5.0 PLANNING ASSESSMENT 10
5.1 TABLE OF ASSESSMENT 10
5.2 MEDIUM DENSITY RESIDENTIAL ZONE CODE 11
5.3 NOOSA HEADS LOCAL PLAN AREA CODE 15
5.4 PLANNING SCHEME CODE ASSESSMENT 15
5.4.1 DUAL OCCUPANCY AND MULTIPLE DWELLING CODE 15
5.4.2 EARTHWORKS CODE 16
5.4.3 LANDSCAPING CODE 16
5.4.4 SUSTAINABLE BUILDING DESIGN CODE 17
5.5 PLANNING SCHEME OVERLAYS 17
6.0 SUPPORTING INFORMATION 18
7.0 CONCLUSION 19
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1.0 SUMMARY
1.1 DEVELOPMENT APPLICATION DETAILS
Proposed Development: Material Change of Use (Dual Occupancy)
Operational Works (Engineering and Landscaping Works)
Type of approval sought: Development Permit for a Material Change of Use and Operational
Works
Site Address: 6 Angler Street, Noosa Heads
Real Property Description: Lot 30 on RP92522
Site Area: 606.58m2
Assessment Manager: Noosa Council
Owner Details: Scott Anthony Brown
Applicant Details: The Macky Group Pty Ltd
1.2 PLANNING INSTRUMENT DETAILS
Planning Scheme: Noosa Plan 2020
Local Plan Area: Noosa Heads
Zone: Medium Density Residential
Level of Assessment: Code
Applicable Overlays Not applicable
1.3 REFERRAL AGENCIES
State Assessment Referral Not applicable
Agency
1.4 PRE-LODGEMENT MEETING SUMMARY
A pre-lodgement meeting was held on 18 September 2020 (Council Ref: PLM20/0028) in relation to
the proposed development. The key issues outlined in the meeting notes are:
● The front setback of the pool.
○ Comment: The front setback of the pool has been increased and a 2.67m wide
landscape strip is proposed to provide screening and visual interest to the
streetscape, whilst maintaining casual surveillance opportunities and privacy for
residents.
● Site cover and plot ratio.
○ Comment: The proposed site cover and plot ratio slightly exceeds the maximum
requirements outlined in AO10 and AO11 of the Medium Density Residential zone
code. Justification against the relevant overall outcomes has been addressed in
section 5.2 of the Planning Report below.
● Variation in building materials on southern elevation.
○ Comment: The proposal has been revised and the Elevations and Perspective Images
strong variations in building materials and colours.
● Vehicle maneuvering and driveway design.
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○ Comment: Please refer to Vehicle Maneuvering Plan and Driveway Levels and Section
Plan prepared by SCG Consulting Engineers.
● Stormwater Management Plan:
○ Comment: Please refer to Stormwater Management Plan prepared by SCG Consulting
Engineers.
● Earthworks.
○ Comment: Please refer to Earthworks and Piling Plan prepared by SCG Consulting
Engineers.
It is considered that the revised design suitably addresses the key concerns outlined in the
pre-lodgement meeting.
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2.0 SITE DETAILS
2.1 SITE DESCRIPTION
The subject land is formally described as Lot 30 on RP92522 at 6 Angler Street, Noosa Heads, and
has a site area of 606.58m2. The site is a regular block with a 15m frontage to Angler Street.
Site Characteristic Description
Existing land use: Vacant land
Existing structures: Not applicable
Parking and access: Not available
Topography: Falls to the west (to Angler Street)
Figure 1: Aerial photo of site (Nearmap, accessed November 2020)
Figure 2: Contour Mapping (Noosa Mapping, accessed November 2020)
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2.2 SURROUNDING LAND USES
Surrounding Land Uses
North Open space and low density residential housing.
East Low density residential housing.
South Low density residential housing.
West Low density residential housing and vacant land zoned for low
density residential purposes.
Key location features include:
● The site currently includes a low-medium density residential setting;
● Lots surrounding the subject site include a range of residential uses including low-medium
rise apartments and dwelling houses;
● A number of cafes and restaurants are located 380m to the south-west;
● Bus stop facilities are located within 250m to the west of the subject site;
● Hastings Street and Noosa Main Beach is located 800m to the north-west of the subject
site.
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3.0 PROPOSED DEVELOPMENT DETAILS
This application seeks a combined development permit for a Material Change of Use (Dual
Occupancy) and Operational Works (Engineering Works and Landscaping) in accordance with the
attached plans and documentation.
MATERIAL CHANGE OF USE
Built Form
The application proposes a change of use to a Dual Occupancy in accordance with the attached
Proposal Plans. Refer Figure 3 below.
Figure 3: Proposed Development
The proposal incorporates a two storey built form and basement with a site cover of 40.1%. The
Basement floor includes 2 covered car parking spaces per dwelling unit, storage areas, lift and lift
lobby, waste storage. One covered visitor car parking bay is provided inside of the gated area.
Level 1 comprises Apartment 1, which include 3 bedrooms, 1 ensuite, 1 bathroom, living, dining,
kitchen, study nook, laundry, a balcony, pool and terrace area. Level 2 comprises Apartment 2, which
includes 3 bedrooms, 1 ensuite, 1 bathroom, living, dining, kitchen, study nook, laundry and a
balcony.
Various building materials include colorbond sheet roofing, stone cladding, weatherboard cladding
and render, with colours complementary to the local plan area.
Landscaping
The development proposes 44.3% of soft landscaping. The full frontage to Angler Street contains a
landscape strip with the exception of the driveway. Please refer to Landscape Plans for further details.
Unit 1 proposes private open space at ground level which is oriented towards the street frontage and
includes a covered balcony, pool and terrace. A grassed area is also provided towards the rear of the
block for Unit 1. A large balcony addressing the street frontage and a small balcony addressing the
rear is provided to Unit 2. Screening is provided on the western elevations for privacy and to shield
residents from the western sun.
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Parking and Access
A common driveway to the Basement Level is proposed from Angler Street. A double car garage is
provided to each unit. One on-site parking space is provided for visitors. It is proposed to provide an
intercom at the site entry so visitors can be granted access.
Infrastructure and Services
Each unit will be provided with waste bins which will be serviced via kerbside collection. The bin
enclosure is screened from the street frontage.
The site can be connected to all essential services.
OPERATIONAL WORKS
The application seeks Operational Works approval for proposed civil and landscaping works in
accordance with the attached documentation. The attached documentation has been prepared by
specialist consultants in accordance with the relevant sections of Noosa Plan 2020.
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4.0 STATE PLANNING INTERESTS
The Planning Act 2016 provides the framework and process of planning instruments and processes
for development applications. The following planning instruments have been considered in this
application and are discussed in further detail below in the following sections:
● State Planning Policy (SPP);
● South East Queensland (SEQ) Regional Plan;
● State referral requirements;
● State development assessment provisions (SDAP); and
● Local planning instruments (discussed in section 5 of this report).
4.1 STATE PLANNING POLICY (SPP)
Part E of the State Planning Policy provides a comprehensive review of the state interests, the related
policies and assessment benchmarks under five broad themes. Section 2.1 of the Noosa Plan 2020
confirms it integrates the provisions of the State Planning Policy into the Planning Scheme. No further
assessment is required.
4.2 REGIONAL PLAN
Section 2.2 of the Planning Scheme confirms it appropriately advances the South East Queensland
Regional Plan. No further assessment is required.
4.3 STATE REFERRAL
Referral to State Assessment Referral Agency (SARA) is not required.
4.4 STATE DEVELOPMENT ASSESSMENT PROVISIONS (SDAP)
State Development Assessment Provisions (SDAP) includes a series of benchmarks in which SARA will
assess an application against. In accordance with section 4.3 above, no referral is required as part of
this application.
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5.0 PLANNING ASSESSMENT
Under the Noosa Plan 2020, the site is within the Medium Density Residential zone and the Noosa
Heads local plan area. Refer Figure 4 below. The proposed development is code assessable and
consistent land uses within the Medium Density Residential zone code.
Figure 4: Zone Map Extract (Noosa Mapping, accessed November 2020)
5.1 TABLE OF ASSESSMENT
Under the relevant table of assessment for the Medium Density Residential zone, the proposed uses
are subject to code assessment. The proposed development is required to be assessed against the
following codes:
● Medium Density Residential zone code (addressed in section 5.2 below);
● Noosa Heads Local Plan code (addressed in section 5.3 below);
● Dual Occupancy and Multiple Dwelling code;
● Driveways and Parking code;
● Earthworks code;
● Existing Services code;
● Landscaping code;
● Sustainable Building Design code;
● Water Quality and Drainage code; and
● Waste Management code.
The proposal has been assessed against the Acceptable Outcomes and Performance Outcomes of the
above codes and is considered compliant. Where the proposal is non-compliant with Acceptable
Outcomes, alternate solutions to the corresponding Performance Outcome has been provided in
section 5.4 below.
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5.2 MEDIUM DENSITY RESIDENTIAL ZONE CODE
The purpose of the Medium Density Residential zone code is to:
provide for:-
1. medium density multiple dwellings; and
2. community uses, and small-scale services, facilities and infrastructure, to support local
residents.
Comment: The development proposes a Dual Occupancy in an established medium density
residential area comprising a mix of dwelling houses, dual occupancies and low-medium rise
apartments. The proposal is considered compliant with the intent of the zoning and local area.
Performance Outcome Acceptable Outcome Response
Site Cover
AO10 The development proposes 40.1%
PO10
For a dwelling house, site cover
site cover (244m2) where 40%
Site cover of development: does not exceed 40% of the (242.8m2) is allowed (an
1. does not exceed 40% of site area. additional 1.2m2). The proposal is
the s ite area; or for medium density residential
2. for small dwellings or for Alternative provision to the QDC living within an established area.
development which The proposal is considered to
provides a ratio of at least maintain the high level of
three small dwellings to residential amenity and is
one other dwelling, does considered to make a positive
not exceed 45% of the s ite contribution to the streetscape
area. through variation in building
materials, finishes and
landscaping.
Plot Ratio The development proposes
AO11 0.401:1 plot ratio (244m2) where
PO11
For a dwelling house, plot ratio 0.40:1 (242.8m2) is allowed. As
Plot ratio of development: of development does not outlined above, the proposal does
1. does not exceed 0.4:1; or exceed 0.4:1. not detract from the existing
2. for small dwellings or for streetscape and provides a high
development which quality building and landscaping
provides a ratio of at least design outcome that enhances the
three small dwellings to streetscape character.
one other dwelling, does
not exceed 0.5:1.
Building Setback
PO12 AO12.1 Front setback: The proposed
Buildings and structures are Buildings and structures meet building is setback 6 metres from
designed and sited to: the following minimum the frontage, with the exception
1. provide a high level of boundary setbacks: of a portion of the pool (>1m
amenity to users of the 1. for frontages — 6 metres above ground level) and the
subject site and a
djoining 2. for side boundaries— planter. The planter is 2.67m
premises, including from the front setback and the
1. 1.5 metres setback pool is 3.46m from the front
provision of visual and
up to 4.5 metres setback.
acoustic privacy;
height;
2. not unreasonably obstruct
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views or cause overlooking 2. 2 metres setback Side setbacks: A small portion of
of private open space or between 4.5 the balcony on Level 1 is
habitable areas of metres and 7.5 proposed within the northern side
adjoining premises; metres height; and boundary setback and a structural
3. provide adequate distance 3. 2.5 metres where arbour relating to the building is
from adjoining land uses; above 7.5 metres proposed within the southern side
height boundary setback.
4. preserve existing
vegetation that will help 3. for the rear boundary - 6 Rear setback: The proposed
buffer development; metres building is located 6 metres from
5. allow for space and the rear boundary, with the
landscaping to be provided AO12.2 exception of the stairs to the rear
between buildings The front 6 metres of the private open space area on Level
including adequate area at property is landscaped open 1 for Unit 1.
ground level for space, provided that uncovered
landscaping with trees, visitor parking, or swimming Despite this, the proposal is
shrubs, outdoor living and pools protruding no more than considered compliant with PO12
utilities; 1 metre above the ground for the following reasons:-
6. be consistent with the level, can be as close as 2
predominant character of metres from the front ● Due to the slope of the
the surrounding area; and boundary. site, the proposed front
7. protect the natural and rear setbacks are
character and avoid necessary to achieve
adverse impacts on usable and flat private
ecologically important open space areas for Unit
areas such as national 1 occupants;
parks, waterways and ● The southern side setbacks
wetlands. are structural in nature
only;
● Planters are provided
throughout the site to
provide strong landscape
screening opportunities;
● The proposal results in a
high quality street address
to Angler Street through a
mix of landscaping,
building materials and
treatments;
● The encroachments are not
a solid wall and do not
impact on access to
sunlight, or visual and
acoustic privacy to
adjoining dwellings
through overlooking or
overshadowing;
● New planting will be
provided to complement
the development in
accordance with the
attached Landscape Plans;
● The proposal is consistent
with the streetscape
character, which includes a
diverse range of setbacks
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to Angler Street.
Front fences and walls AO17.1 The proposed front fence is
PO17 Front fences or walls are set setback 2.67m from the site
Front fences and walls are back an average of 1 metre frontage however proposes a solid
designed and sited to: and are articulated to provide wall of 5.79m and 1.5m of
1. contribute to the visual interest by stepping the transparent fencing. Despite this,
attractiveness of the design at a maximum of 5 the proposal is considered
streetscape; metre intervals. compliant with PO17 as follows:-
2. be compatible with the
existing streetscape AO17.2 ● As can be seen in the
character; Where located on the Perspective Image plans,
boundary: the proposed fencing and
3. avoid interference with landscaped frontage
1. the solid portion of front
movement of surface provides a visually
fences and walls is no
stormwater; interesting streetscape,
more than 1.2 metres
4. allow for casual high; or with a strong focus on
surveillance of the street; landscaping to maintain
2. the walls contain
5. provide planting in front of openings or materials the character of the
solid fences and walls; and that ensure it is 50% streetscape and
6. ensure plantings between transparent and has a appropriately screen the
the front fence and the height not exceeding 1.8 front fencing;
footpath does not create metres. ● The Stormwater
an impediment for Management Plan shows
pedestrians using the that the proposed fence
footpath does not significantly
interfere with the
movement of surface
stormwater, with
stormwater directed to the
side boundaries before
exiting via Angler Street;
● Due to the sloping nature
of the site, the front fence
does not obstruct casual
surveillance opportunities
to the street frontage;
● The proposed planting
along the site frontage will
not impede on pedestrian
and cyclist pathways.
PO20 AO20.1
Development: Buildings and structures: The development proposes a mix
1. provides a high level of 1. are sited and orientated of landscaping, privacy screening,
residential amenity to to minimise the likelihood high window sills and translucent
users of the subject site; of overlooking the private glass to ensure a high level of
and open space of adjacent residential amenity to the subject
2. does not unreasonably residential uses; site, whilst minimising overlooking
impact on the amenity 2. avoid reduction of to adjoining lots. Particularly:-
enjoyed by users of sunlight to at least 40%
adjoining or nearby of the private open space ● All windows and
premises, including privacy areas of any adjoining balustrades are shown
and a
ccess to sunlight. residences to less than with powder coat
two hours between Monument frames and
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9:00am and 3:00pm on grey tint glass;
Editor's note—Provisions for sill any day of the year; ● The upper level has a
height, glazing, screening and window
3. incorporate fencing, portion of solid balustrade
openings are to improve the residential
amenity for occupants. Thermal landscaping and adjacent to the planter
performance requirements are screening to mitigate beside the lift core;
contained in Queensland Development
impacts on adjoining ● The stairwell has a fire
Code MP4.1 Sustainable Buildings. rated glass brick window.
Energy efficiency requirements are residential uses.
contained in the National Construction
Code. Editor's note— refer to figure AP3-1A
and figure AP3-2A
AO20.2
Transparent doors and
windows are designed and
located so they do not directly
face transparent doors or
windows or the private open
space areas of other dwellings
within 10 metres;
AO20.3
Where windows, balconies,
terraces, verandahs or decks
overlook or have the potential
to overlook the private open
space of nearby properties or
view into habitable room
windows within 10 metres:
1. windows have a sill
height of not less than
1.7 metres above
finished floor level;
2. windows and other
openings are
permanently screened to
a minimum height of 1.7
metres to avoid
overlooking;
3. windows and doors use
translucent glazing to
obscure views; or
4. windows or balconies are
offset by 45 degrees or
more.
PO22 AO22.1 Please refer to Earthworks and
Development: For landscape amenity reasons, Piling Plan and Site Silt and
cut or fill is less than 1.5 Sediment Erosion Plan prepared
1. has minimal impact on the metres in depth relative to the by SCG Consulting Engineers.
natural landform of the ground level.
site;
2. does not lead to erosion or
the transport of sediments
off site; and
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3. does not lead to the
disturbance of natural
features, buildings or
structures of cultural
heritage significance.
5.3 NOOSA HEADS LOCAL PLAN AREA CODE
The proposal complies with all applicable Acceptable Outcomes within the Noosa Heads local plan
area code.
5.4 PLANNING SCHEME CODE ASSESSMENT
A review of the relevant planning scheme codes has been undertaken which confirms the proposed
development complies with all of the Acceptable and Performance Outcomes of the applicable codes.
Where the proposal does not comply with the Acceptable Outcomes of the codes, the below provide
alternate solutions to satisfy the corresponding Performance Outcome.
5.4.1 DUAL OCCUPANCY AND MULTIPLE DWELLING CODE
Performance Outcome Acceptable Outcome Response
PO6 AO6.5 The development proposes a mix
Where dwellings form part of a Windows, balconies and of landscaping, privacy
mixed use development, the terraces of each dwelling are screening, high window sills and
development provides residents screened where overlooking a translucent glass to ensure a
with reasonable privacy and habitable room or private open high level of residential amenity
security. space of another dwelling to the subject site, whilst
within 9 metres. minimising overlooking to
adjoining lots. Particularly:-
● All windows and
balustrades are shown
with powder coat
Monument frames and
grey tint glass;
● The upper level has a
portion of solid
balustrade adjacent to
the planter beside the lift
core;
● The stairwell has a fire
rated glass brick window.
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5.4.2 EARTHWORKS CODE
Performance Outcome Acceptable Outcome Response
Sloping sites AO9 Please refer to Earthworks and
PO9 Cut or fill is less than 1.5 Piling Plan and Site Silt and
On sloping sites development metres in depth relative to the Sediment Erosion Plan prepared
follows the natural landform natural g
round level. by SCG Consulting Engineers.
wherever practical and
excavation or filling is minimal.
5.4.3 LANDSCAPING CODE
Performance Outcome Acceptable Outcome Response
Safety and security AO5.5 The proposed front fence is
PO5 Front fences are no more than setback 2.67m from the site
Landscaping is designed and 1.2 metres high or 1.8 metres if frontage however proposes a
located to maximise the safety at least 50% transparent solid wall of 5.79m and 1.5m of
and security of public and transparent fencing. Despite this,
private areas by— the proposal is considered
1. clearly defining the compliant with PO5 as follows:-
boundaries between
private and public ● A 2.67m landscape strip is
spaces; proposed in front of the
2. promoting casual proposed fencing and
surveillance of buildings provides a clear
and public areas from delineation between
the street and other private and public spaces;
public areas for personal ● Due to the sloping nature
security reasons; of the site, the front fence
does not obstruct casual
3. avoiding concealment surveillance opportunities
spots; to the street frontage
4. maintaining safe sight whilst providing security to
distances to and from residents;
road and b uilding ● As per the Landscape
corners, car p ark OPW Plans, low shrubs are
entrances and proposed along the
driveways; frontage which seeks to
5. maintain safe sight avoid concealment spots,
distances at planting maintain safe sight
bed ends within car distances and ensure
parks; vegetation does not inhibit
6. designing to discourage the effectiveness of street
graffiti; lighting;
● The deep landscape strip
7. ensuring vegetation along the site frontage
does not inhibit the assists in discouraging
effectiveness of street graffiti;
lighting or conceal ● Landscaping is provided to
signage; and assist in directing visitors
8. separating and defining to the entry gate.
pedestrian and vehicle
circulation routes.
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5.4.4 SUSTAINABLE BUILDING DESIGN CODE
Performance Outcome Acceptable Outcome Response
PO2 AO2.1 Please refer to Engineering OPW
Development maximises water If for accommodation activities, Plans. Rain water storage can be
efficiency on site by a minimum 3,000 litres of rain conditioned as part of the
incorporating rainwater water storage is provided per approval.
collection and reuse measures dwelling and reused for
for non-potable purposes such non-potable purposes and
as irrigation. incorporated into a stormwater
management plan for the
development.
5.5 PLANNING SCHEME OVERLAYS
The subject site is not affected by any overlays in accordance with Noosa’s Interactive Mapping.
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6.0 SUPPORTING INFORMATION
The following section provides a summary of the supporting information relating to the proposed
development:
Documentation for Approval
Plan No. Rev. Plan Title Date
7189-DA01 03 Cover Sheet, prepared by Blackburne Jackson 30-11-20
7189-DA02 03 Site Plan, p
repared by Blackburne Jackson 30-11-20
7189-DA03 06 Basement Floor Plan, prepared by Blackburne Jackson 30-11-20
7189-DA04 05 Level 01 Floor Plan, p
repared by Blackburne Jackson 30-11-20
7189-DA05 06 Level 02 Floor Plan, p
repared by Blackburne Jackson 30-11-20
7189-DA06 03 Elevations, p
repared by Blackburne Jackson 30-11-20
7189-DA07 03 Sections, prepared by Blackburne Jackson 30-11-20
7189-PD08 03 Area Plans, p
repared by Blackburne Jackson 30-11-20
7189-DA09 04 Perspectives, prepared by Blackburne Jackson 30-11-20
30295-CS1.1 - Cover Sheet, prepared by SCG Consulting Engineers Nov 2020
30295-OW1.1 - Existing Survey & Services, prepared by SCG Consulting Nov 2020
Engineers
30295-OW2.1 - Site Silt & Sediment Erosion Plan, p
repared by SCG Nov 2020
Consulting Engineers
30295-OW3.1 - Earthworks & Piling Plan, p
repared by SCG Consulting Nov 2020
Engineers
30295-OW4.1 - Driveway Crossover Plan, prepared by SCG Consulting Nov 2020
Engineers
30295-OW4.2 - Driveway Levels & Section, prepared by SCG Consulting Nov 2020
Engineers
30295-OW5.1 - Vehicle Maneuvering Plan, prepared by SCG Consulting Nov 2020
Engineers
30295-OW6.1 - Water & Sewer Connection, p repared by SCG Consulting Nov 20
Engineers
30295-SW1.1 - Stormwater Management Plan, prepared by SCG Nov 2020
Consulting Engineers
7189_L01-01_ 01 Landscape Cover Page, prepared by Blackburne Jackson 29-11-20
7189_L02-01_ 01 Landscape Element Plan - Basement, p repared by 29-11-20
Blackburne Jackson
7189_L02-02_ 01 Landscape Element Plan - Level 1, prepared by 29-11-20
Blackburne Jackson
7189_L03-01_ 01 Landscape Planting Plan - Basement, p repared by 29-11-20
Blackburne Jackson
7189_L03-02_ 01 Landscape Planting Plan - Level 1, prepared by 29-11-20
Blackburne Jackson
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7.0 CONCLUSION
This Development Assessment Report has been prepared on behalf of The Macky Group Pty Ltd to
support a combined Development Application for a Material Change of Use (Dual Occupancy) and
Operational Works (Engineering and Landscape Works) in respect of land at 6 Angler Street, Noosa
Heads, described as Lot 30 on RP92522.
The site is included under the Noosa Plan 2020 within the Medium Density Residential zone and the
Noosa Heads local plan area. Within the Medium Density Residential zone the proposed development
is a consistent and code assessable application.
The proposal is considered consistent with relevant state planning provisions and demonstrates
compliance with the applicable local planning provisions. Any planning scheme non-compliances have
been satisfactorily discussed and justified in the Planning Assessment section of this report.
Approval of the proposed development is warranted subject to relevant and reasonable conditions.
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