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planning report reinhardt · MCU18/0100
Attached to the e-mail Detached House (Coastal Protection Area) - MCU18/0100.
Pivotal Perspective Pty Ltd
Development Application
Planning Report
Material Change of Use for a Detached House
situated at 16 Plover Street, Peregian Beach
(Lot 1/P9313)
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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
2.0 Site details ....................................................................................................................... 3
2.1 Site description ....................................................................................................................... 3
2.2 Surrounding land uses ............................................................................................................. 4
3.0 Proposed development details ......................................................................................... 5
4.0 Planning assessment ........................................................................................................ 6
4.1 Key issues ............................................................................................................................... 6
5.0 State assessment and other matters ................................................................................ 8
5.1 State interests ......................................................................................................................... 8
5.1.1 Matters established in the Planning Regulation .............................................................................. 8
5.1.2 State Planning Policy ........................................................................................................................ 8
7.0 Conclusion ...................................................................................................................... 8
Client Name: Ian & Katie Reinhardt
Prepared by: Jack Lewis B.Sc Hons UNSW, M.Plan OTAGO
Version: 1
Date: 2 June 2018
This report is based on the QLD Government’s planning report template (Department of Infrastructure, Local Government
and Planning), which adopts a ‘report-by-exception’ approach. The planning report only discusses the key issues and
matters where a proposed development does not exactly meet the requirements of, or conflicts with, a planning scheme
or other planning instrument.
Disclaimer: While every care has been taken in preparing this report, Pivotal Perspective Pty Ltd accepts no responsibility
for decisions or actions taken because of any data, information, statement or advice, expressed or implied, contained
within. To the best of our knowledge, the content was correct at the time of publishing.
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1.0 Summary
1.1 Development application details
Proposed development: Detached House within the Natural Resources Overlay
(Coastal Protection Area)
Type of approval sought: Development Permit for Material Change of Use
Site address: 16 Plover Street, Peregian Beach
Real property description: 1/P9313
Site area: 506m2
Assessment manager: Noosa Council
Owner details: Ian & Katie Reinhardt
Applicant details: Ian & Katie Reinhardt c/- Pivotal Perspective Pty Ltd
1.2 Planning instrument details
State planning policy: Nil
Regional plan: SEQ Regional Plan 2009–2031 (version commenced 2 May
Designation: 2014), urban footprint designation.
Planning scheme: The Noosa Plan
Zone: Detached Housing zone
Level of assessment: Code
Applicable overlays: Natural Resources – Coastal Protection Area
Applicable codes: Detached House Code
Natural Resources Overlay Code
1.3 Referral agencies
Nil
2.0 Site details
2.1 Site description
Table 1: Site description
Site characteristic Description
Existing land use Detached House
Existing structures One bedroom detached house
Frontage and access 15m frontage to Plover Street
Topography and views The site slopes from the west to the east towards the coastal reserve at a
rate of approximately 10% for the first half of the site near Plover Street,
and slopes down to 20% towards the coastal reserve at the rear.
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Existing vegetation The site includes existing coastal trees (2-3m in height) within the eastern
half of the site adjoining the coastal reserve.
An informal driveway is established along the southwestern boundary and
is to be formalised. A cluster of pandanuses trees exist along the
northwestern street boundary and are to be retained.
Figure 1: Aerial view and site identification with zoning
Source: Noosa Council Mapping System
Figure 2: Coastal Protection Overlay Mapping
Source: Noosa Council Mapping System
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2.2 Surrounding land uses
Table 2: Surrounding land uses
Surrounding land uses
North Detached house at 18 Plover Street
South Detached House at 14 Plover Street
East Peregian Beach Reserve
West Detached House at 11 Plover Street
Figure 3: Site Photo looking north at the existing ‘shack’ from the site.
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3.0 Proposed development details
Table 3: Summary of development aspects
Material change of use
Building height 8m
Site coverage Ground floor – 42%
First floor – 15%
Car parking Double garage
Site access New residential driveway to Plover Street
Proposed servicing arrangements Existing water, telecommunications and electrical
servicing from Plover Street.
New sewer and stormwater drainage connections will be
provided at building approval stage with existing
infrastructure within Plover Street.
Figure 4: Proposed development render looking north with building bulk of adjoining
developments
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4.0 Planning assessment
4.1 Key issues
4.2.1 Detached House Compliance
The proposed development meets all the Accepted Outcomes of the Detached House Code in
regards to side and rear setbacks, height, site cover and soft landscaping requirements as
demonstrated in the table below, with further discussion about non-compliance thereafter.
Parameter Requirement Proposal Compliance
Setbacks Front - 6m Front – 4. 5m X
Rear – 1.5m up to 4.5m in Rear – 5.2m counter levered Y
height, and 2m between deck relative to NGL, setback 5m
4.5m and 7.5m in height
Side (north) – 1.5m and 2.5m
(adjoins reserve and <500m2) Y
Side (south) – 1.5m and 2m
Side – 1.5m up to 4.5m in Y
(stairwell landing less than 1m
height, and 2m between
above NGL and setback 1m from
4.5m and 7.5m in height
boundary)
Height 8m 7.5m relative to NGL Y
st
2 Storeys 2 storeys (stepped design with 1 Y
and 3rd floor offset)
Site Cover 50% ground floor 31.7% ground floor Y
30% first floor 25.7% first floor
Landscaping 20% soft landscaping 25% (126m2) Y
Materials Appropriate colours that Timber, powdercoated steel, Y
and Finishes blend in to the natural zincalume roof and colours to
environment match in with surrounding
buildings.
Roof Form 5 degrees and 75% eaves > 5 degrees with eaves Y
surrounding the building for 75%
4.2.1 Front Setback
The site slopes down from Plover Street and the design includes a double garage setback 4.25m
from the front boundary. The top floor building line has been setback 6m from the front property
boundary with two wall returns encroaching into the front setback on top of the garage as shown
below.
Figure 5: Proposed front setback encroachment
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The relevant corresponding outcomes seek for buildings to be appropriately designed and maintain
the visual continuity within the street - with class 10a (garages) not visually dominating the street.
Considering the significant slope of the site away from the street, it is recognised many of the houses
on this side of the street have constructed garages close to the boundary to ensure appropriate
garage grades are maintained for vehicle access. The adjoining house to the south at 14 Plover
Street includes a carport setback 3m from the front boundary.
The design uses appropriate horizontal timber materials for the garage door and vertical concrete
panels, which frame the building façade and appropriately addresses the street. The garage is
located along the southern boundary frontage with the design incorporating the existing pandanus
and substantial landscaping along the north western property boundary. This results in the building
façade partially screened with landscaping to match in with the coastal setting.
The design response prepared by Tim Ditchfield Architects to the sloping site provides for a well-
considered response – matching in with the visual continuity of the coastal streetscape. The frontage
can be finished with appropriate landscaping incorporating existing and supplementary coastal
plantings consistent with the landscape setting. The front setback encroachment is appropriate and
meets the corresponding Specific Outcomes of the Detached House code.
4.2.3 Coastal Protection Overlay
The Overall Outcomes of the Natural Resources Overlay seeks for development within the Coastal
Protection Area to not adversely impact upon natural coastal processes, and shall be designed to
protect the visual amenity enjoyed by users and others. To achieve the Outcome, the relevant
Probable Solutions S18.1 and S19.1 of the Overlay code requires a minimum 5m of landscaping
along the seaward boundary to provide a buffer to protect the dunal system and character of the
beachfront.
The site is located approximately 200m inland of the Mean High Water Spring with a contour of 17m
AHD at the Plover Street frontage, and 7m AHD at the coastal edge of the site. The design includes
a 6m landscaping setback to the rear property boundary with a 1m overhang for a deck from the
main living level. The existing vegetation within the back 6m of the site includes coastal species
suitable to sandy soils on the secondary dune.
Considering the large vegetated setback to the beach and the development complying with the
height, site cover and coastal setback provisions - the proposed design will not interrupt the natural
cycles of erosion and integrates with the existing skyline so that the development will be largely
hidden from the beach. The proposal is therefore consistent with the relevant Specific Outcomes of
the Natural Resources Overly Code.
Figure 6: Proposed landscaping areas along the rear coastal property boundary
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To ensure compliance with the relevant Outcomes, it is recommended a condition be included for
the site to be densely planted with a mixture of native shrubs and appropriate coastal trees in
accordance Council’s Planning Scheme Policy PSP3 Landscaping Plants and Guidelines for the
Coastal Areas. The landscaping shall include appropriate planting densities to ensure a suitable
vegetated buffer can be established that will require minimal ongoing maintenance.
5.0 State assessment and other matters
5.1 State interests
5.1.1 Matters established in the Planning Regulation
Nil
5.1.2 State Planning Policy
The SPP includes assessment benchmarks that may be applicable where a local government
planning scheme does not adequately reflect the SPP. The following assessment benchmarks are
applicable and have been appropriately considered in preparing this development application:
State interest Assessment against assessment benchmark
Coastal Environment The relevant State Interest seeks for the coastal environment to be
protected and enhanced, while supporting opportunities for coastal-
dependent development, compatible urban form along the state’s
coastal land. The site is within the urban footprint and meets the
relevant provisions to protect the coastal environment.
6.0 Conclusion
This application seeks a Development Permit for Material Change of Use for a Detached House
(affected by a relevant Overlay – Coastal Protection Area) within the Detached House zone at 16
Plover Street, Peregian Beach (1/P9313). The proposal is code assessable development under The
Noosa Plan. The assessment finds the development meets the relevant Specific and Overall
Outcomes of the Noosa Plan subject to the following grounds of approval:
• The proposal is consistent with the coastal character of the area and will not detrimentally
impact on the locality;
• The design maintains the visual continuity within the street;
• The development provides appropriate building setbacks and does not adversely impact
upon natural coastal processes; and
• The design is sympathetic to the coastal environment protects the visual amenity enjoyed by
users and others.
The Assessment Manager’s favourable consideration of the above development application is
therefore recommended. Please contact me if you require any further information and/or clarification
with respect to the above application.
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