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L03 Planning Statement to Council
Attached to the e-mail MCU14/0038 - 17/512 David Low Way Marcus Beach 1 of 3 Email Forms & report.
Our Reference: 01589 L03 NG
M2C Contact Person: Nadine Gorton
nd
2 June 2014
Chief Executive Officer
Noosa Shire Council
P.O. Box 141
TEWANTIN QLD 4565
Attention: Planning and Development Department
Dear Sir/Madam,
RE: LODGEMENT OF A DEVELOPMENT APPLICATION
Material Change of Use – Detached House over Premises situated at 17/512 Noosa Dunes, David Low
Way, Marcus Beach
Martoo Consulting has been engaged by Ray and Helen Carter as applicants for the above proposal to
submit a development application to Noosa Council under the Sustainable Planning Act 2009. This
application seeks approval for a Material Change of Use for Detached House at 17 Marcus Dunes
Court, Marcus Beach.
This letter details the proposal and provides an assessment of the relevant code provisions contained
within The Noosa Plan.
1. THE SUBJECT SITE
The subject site comprises Lot 17 located in a residential estate known as Noosa Dunes which is located at
2
512 David Low Way, Marcus Beach and described as lot 17 on SP111721. The site has an area of 744m
and is located on the eastern side of the central road of the Noosa Dunes estate.
The subject site is included in the Detached Housing Zone under The Noosa Plan and is affected by Plan
of Development No 65. The Biodiversity Overlay (Environmental Enhancement) and Natural Hazard -
Flooding, Acid Sulfate Soils & Bushfire Overlay (Landslide Hazard Area), Natural Hazard: Bushfire &
Acid Sulfate Soils Overlay (Medium Bushfire Hazard Area) and Natural Resources Overlay (Coastal
Protection Area) are mapped over the site.
The aerial photograph below illustrates the sites location.
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The subject site is currently vacant, with
vegetation comprising some coastal heath.
The site is located is surrounded by quality
residential dwellings.
2. THE DEVELOPMENT APPLICATION
In accordance with the Noosa Plan the site
is subject to the provisions of the Plan of
Development No 65 (POD). The POD
details that dwellings are required to follow a
code assessment process.
This application therefore seeks a
Development Permit for a Material Change
of Use for a Detached House. The following
details are considered relevant to the
application:
- The subject site is currently
vacant.
Subject site - The applicant proposes to
establish a Detached House on the subject
site.
- The proposed Detached House is
consistent with the existing dwellings located
in the Noosa Dunes estate.
- Detailed proposal plans prepared
by Aboda Design Group are included as
Attachment 1.
- A soils stability report for the site
and landscape plan have also been
prepared for the site.
3. ASSESSMENT
The Noosa Plan indicates that the proposed detached house is be assessed against the provisions of POD
65. The POD includes the following parameters:
POD Requirements Proposal Response
Maximum Building Height – 2 storeys and 8 metres Complies - 2 storeys and under 8 metres
Maximum Building Level – 3 Complies – 2 to 3 levels
Maximum Site Coverage – 40% Complies – 39%
Maximum Dwelling unit floor area – 350m2 including garages and one Complies – 348m2 plus managers office of 32m2
Managers office of 40m2
Development to be located in Building Envelope Area Complies
The proposal plans include an observation deck that is accessed via an internal hatch and ladder from the
upper level deck. It noted that the Plan of Development for the site does not detail any requirements for
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observation decks and in this regard the proposed observation deck is orientated to the eastward ocean
views, has no cover and has a limited area. The observation deck will be used for viewing purposes only and
it not an additional on site recreational area that will impact on the surrounding area.
The proposal plans also indicates two plant room and undercroft areas adjacent to the garage. The
external/boundary walls of these plant rooms form the foundations for the upper levels above and result in this
portion of the site being excavated resulting in void areas. It is noted that the plant room and undercroft/void
areas are located well below the natural and finished levels and do not constitute a storey or floor area in
accordance with Noosa Plan provisions.
The proposal complies with the provisions of the POD and no further assessment is required.
4. CONCLUSION
The development proposal fully complies with the Plan of Development and should be approved. The
Assessment Manager’s favourable consideration of the above development application is therefore
recommended.
This application is being submitted electronically and includes:
• IDAS forms 1 and 5;
• Proposal Plans prepared by Aboda Design Group;
• Landscape plan prepared by Exhibit Green Landscape Architects; and
• Stormwater Management Plan prepared by SCG Consulting Engineers.
Council application fees of $1049.00 will be paid over the counter by cheque.
Please contact our office if you require any further information and/or clarification with respect to the above
application.
Yours sincerely
Nadine Gorton
Senior Planner
martoo consulting Pty. Ltd.
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Attachments
______________________________________________________________________________________
Attachment 1 – Proposal Plans
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Attachments
______________________________________________________________________________________
Attachment 2 – Soil Stability Report and Landscape Plan