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DA Report · MCU21/0015
MARC JOYCE – TOWN PLANNING AND HERITAGE CONSULTANT E: [email protected] P: 02 3882 2159 M: 0401 865 385 ABN 55 206 783 816 4 February 2021 Proposed Dual Occupancy – 21 Nannygai St Noosaville Proposal The proposed development is to create a dual occupancy on this existing lot located at 21 Nannygai St Noosaville. The existing house on the property will be removed to make way for the proposal. (Front of the existing house) The proposal comprises 2 separate dwellings. The contours of the area wrap around the site because neighbouring lots have been filled. The site will also be filled to raise the ground level to match the fill placed on adjoining allotments. The amount of fill placed is expected to be about 500 mm to raise the ground to about 2.5 m AHD. The two proposed houses will be constructed with a floor level at 2.7 m AHD which is 300 mm above the 2.4 m defined flood level (flood report attached). (site showing wrap around contour line)
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(Cadastral and contour survey plan) Site Description The property is Lot 54 RP76937, and has an area of 607 m2 (survey plan area 607.18 m2) The site has a house located centrally on the property. The house is proposed to be removed. The site slopes gently to road frontage boundary and stormwater drainage is to the street kerb. (Aerial Photo) The street frontage includes several trees planted by the previous owner inside the council road reserve, these include 6 of palm trees and 2 small/medium leopard trees. The second
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leopard tree not shown on the survey plan and is located in the frontage closer to power pole located near the eastern most corner of the site. The proposal will remove these palm trees and non native leopard trees and replace them with 2 more appropriate tree species selected by council in locations yet to be defined. The property is surrounded by medium density developments, including a large retirement village complex to the rear (Weyba Gardens and Koel Gardens). There is a separate small retirement complex of four houses neighbouring the site to the north west. These units are 2 storeys and very similar to the proposed development. Across the road there are more duplex, and a motel, and other multiple dwelling units of a scale consistent with the proposed development. (Retirement units next door – north west side) (Duplex across road.) Planning Considerations The land is zoned Medium Density Residential. The 607 m2 lot size permits a duplex development. There is a requirement for 40% site cover and 40% plot ratio which is met by the proposal. The proposal is located on the outer edge the area identified as having a potential for flooding and inundation. Council has identified the site as having a potentially flood level of
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2.4 m AHD. The flood prone area of the site is clearly a backwater created by the filling of land on either side and behind the site. The proposal therefore raises the site to a 2.4 m ground level and the units habitable floor level will be 2.7 m AHD to compensate against any potential flooding. (Flooding and Inundation overlap map) The proposal complies with the planning scheme. Justification of the proposal against the relevant codes is attached. Summary The proposal has been assessed against the council’s codes and policies (see attached code assessments) and is considered to comply with the acceptable and performance outcomes of those codes as detailed. The proposal is considered to conform to the Noosaville Local Plan and Noosa Planning Scheme and is therefore submitted for council’s consideration and approval. Kindest regards Marc Joyce Marc Joyce Town Planning and Heritage Consultant (DipURP, BA, DipMiss, CLD3)
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