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planning report - 20 kauri · MCU23/0109
Development Application
Planning Report – Kauri St Townhouses
Material Change of Use for Multiple Dwellings
(10 small dwellings), Operational Works and Reconfiguring
a Lot (Community Title)
situated at 20 Kauri Street, Cooroy
described as Lot 1 on RP203032
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Contents
1.0 Summary ......................................................................................................................... 3
1.1 Development application details ............................................................................................. 3
1.2 Planning instrument details ..................................................................................................... 3
2.0 Site details ....................................................................................................................... 4
2.1 Site description ....................................................................................................................... 4
2.2 Surrounding land uses ............................................................................................................. 5
3.0 Proposed development details ......................................................................................... 6
4.0 Planning assessment ........................................................................................................ 8
4.1 Technical Compliance .............................................................................................................. 8
4.2 Building Design........................................................................................................................ 9
4.3 Rear setback ......................................................................................................................... 10
4.4 Car parking............................................................................................................................ 11
4.5 Works Codes ......................................................................................................................... 11
4.6 Sustainable Building Design Code .......................................................................................... 11
5.0 State assessment and other matters .............................................................................. 12
5.1. Matters established in the Planning Regulation....................................................................... 12
5.2 State Planning Policy ............................................................................................................... 12
6.0 Conclusion ..................................................................................................................... 12
Client Name: Davrus Pty Ltd
Prepared by: Jack Lewis B.Sc Hons UNSW, M.Plan OTAGO MPIA MQELA
Version: 1
Date: 18 August 2023
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 as a result 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: Multiple Dwellings (10 small dwellings)
Type of approval sought: Development Permit for Material Change of Use, Operational
Works (Earthworks, access, stormwater), Reconfiguration of
a Lot (Community Title)
Site address: 20 Kauri Street, Cooroy
Real property description: Lot 1 on RP203032
Site area: 2,028.28m2
Assessment manager: Noosa Council
Owner details: Davrus Pty Ltd
Applicant details: Davrus Pty Ltd c/- Pivotal Perspective Pty Ltd
1.2 Planning instrument details
State planning policy: State Planning Policy 2017
Regional plan: SEQ Regional Plan 2009–2031 (version commenced 2 May
Designation: 2014), urban footprint designation.
Planning scheme: The Noosa Plan 2020
Zone: Medium Density Residential zone
Level of assessment: Code
Applicable overlays: Nil
Applicable codes: Cooroy Local Plan Code
Medium Density Residential Zone Code
Dual Occupancy and Multiple Dwelling Code
Works codes
Referral agencies: Nil
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Page 4
2.0 Site details
2.1 Site description
Table 1: Site description
Site Description
characteristic
Existing land use Dwelling house
Frontage and The subject site has 22m of frontage to Kauri Street.
access
Topography and The site slopes from the east to the west, falling to the south west corner.
views
Existing vegetation Scattered trees are located sporadically within the site. The vegetation is not
considered to have ecological value and is not mapped under any relevant
overlay. The vegetation does not contribute to the Kauri street character nor
are they character trees. This development will provide for new street trees and
enhanced landscape character typical of Cooroy.
Figure 1 - Aerial view and site identification
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Figure 2 - Zone map.
Figure 3 – Site Photo looking from Kauri Street East.
2.2 Surrounding land uses
Table 2: Surrounding land uses
Surrounding land uses
West Kauri Environmental Park
South Smarty Pants Early Learning Centre – early education centre for children.
East Units and Dwellings across Kauri Street.
North Dwellings and units beyond
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3.0 Proposed development details
Table 3: Summary of development aspects
Material change of use
Building height < 8m
Gross floor area (GFA) Multiple Dwellings (10 small dwellings) = 1,009.61m² total
Site coverage 44.02% (892.87m2)
Car parking 12 spaces including 2 visitor spaces
Site access Single access off Kauri Street
The application proposes small multiple dwellings, with the following features:
10 x 2 bedroom dwellings.
For townhouses 3, 4 5, 6 & 7 (building 2 & 3)
o 1 bedroom, bathroom, laundry and single garage on the ground floor.
o living, dining and kitchen, powder room and ensuited 1 bedroom on the upper floor.
For townhouses 1, 2, 8, 9 & 10 each dwelling (building 1 & 4) consists of:
o living, dining and kitchen, powder room, laundry and a single lock up garage on the
ground floor
o 2 bedrooms (1 ensuite), bathroom and small lounge area on the upper floor.
4 individual buildings with a traditional built form typical of Cooroy, set in a landscape setting.
Eaves to 100% perimeter of the buildings and heka hoods to windows.
A mix of external finishes including weatherboard cladding with mitered corners, fibre cement
cladding, aluminium and glass balustrading.
Traditional style skillion corrugated Colourbond roof form with a 15° pitch.
Well-articulated elevations.
Generous private open space areas accessed directly from living, kitchen and dining area.
Contributes to housing diversity being small dwellings in a location which has existing small
dwellings in close proximity to Cooroy Town Centre.
The key built form parameters are discussed in below in the body of this report. A copy of the site
plan and upper floor plan is provided below, and full architectural and engineering plans provided as
part of the application documentation.
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Figure 4 - Site plan and ground floor layout
CARPORT
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Figure 5 - Upper floor plan layout
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4.0 Planning assessment
4.1 Technical Compliance
The proposed multiple dwellings meet the relevant key technical provisions of the Medium Density
Residential and Multiple Dwellings Codes, as described below, with further discussion provided
against the relevant Performance Outcome thereafter.
Criteria The Noosa Plan 2020 Proposal Compliance
Site Details 20 Kauri Street, Cooroy – 2,028.28m²
Height 8m and 2 storeys < and up to 8m and 2 storeys Y
Site Cover 45% (912.72m²) for small dwelling 44.02% (892.87m²) Y
GFA 0.5:1 (1014.14m²) for small dwellings 0.46:1 (1,009.61m2) Y
Private Open Ground Level 20m2 or >20m2 Y
Space Upper level 9m2
Setbacks Frontage (6m) 6.3m Y
Side
- north (1.5m/2m/2.5m) 1.5/2m/2.5 Y
- south (1.5m/2m/2.5m) 1.5-<7m Y
Rear (6m) 2.3-2.6m to ground floor terrace and PO
roof over PO
4.7-4.85m upper floor
Wall length <15m <15m Y
Garages Garage doors facing the street are No garage doors face the street Y
separated by 2m or staggered
Roof Form 5 degree pitch and eaves to 75% of 15 degrees and eaves to 100% of Y
building building
Landscaping Front 6m landscaping with pools and Landscaped setback for full 6m. No Y
visitor carparking setback 2m pools or carparking in the front
setback
35% (709.89m²) landscaping with Y
60% (426m²) of this to be soft 36% (719.35m²) Y
landscaping Soft 85.4% (614.33m²)
Plan provided in application material
Carparking 10 covered spaces 10 covered spaces Y
2.5 (3) uncovered spaces 2 uncovered car spaces and 2 Y
motorbike bays
Earthworks Cut or fill less than 1.5m < 1.5m Y
Engineering
details
provided
Waste Storage Screened waste areas located for 2 bin enclosures – 1 towards the front Y
transport to kerb with grade of <1:15 of the site, and 1 towards the rear of
the site is provided for all townhouses.
The dwelling owners will be
responsible for kerb side waste
collection.
Fencing Setback an avg of 1m and articulated Front fencing is well articulated and is Y
by stepping the design. setback 1-2m.
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4.2 Building Design
The proposed development provides a building design that is in keeping with the developed
character of Kauri Street and the expectations of the Cooroy Local Plan. The roof pitch and form and
the external appearance are akin to a traditional style of building which complements the Cooroy
look and feel without mimicking the older style heritage elements. Buildings on the site provide good
internal separation allowing for a high standard of privacy and amenity for residents.
While there are some moderate cuts required, it is well below the acceptable outcome of 1.5 metres.
Fill has been kept to a minimum. A retaining wall is proposed along the northern boundary at a
height between 0.05-1.25. Although this retaining wall is located on the boundary, the majority of
the wall is below 1 metre. Landscaping is proposed between the wall and the proposed buildings. A
retaining wall is also located partly on the eastern and southern side of the development setback
from boundaries and is at or below 1 metre in height. Some retaining is also required within the site
as shown on the plans.
The overall provision of landscaping is generous and the layout provides well designed and useable
private open space areas. The development will not present an appearance of bulk to adjacent
properties, roads, or other areas in the vicinity of the site.
The proposed development meets the intent of the Medium Density Residential and Dual Occupancy
and Multiple Dwelling Code. The dwellings are all less than 100m² and will contribute to Cooroy’s
housing diversity and will be provide affordable housing for the town of Cooroy.
An early childhood centre adjoining the site to the south. The development has been designed so
that there is little opportunity for overlooking from units. Although town house 10 is the closest
dwelling to the child care centre, it is located away from play areas within the child care centre. It is
noted the rear of the child care has existing vegetation, currently and unlikely to be used for play
activities. A timber paling boundary fence is proposed along the length of all boundaries which will
remove potential overlooking opportunities.
Figure 6 – rear of childcare centre.
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4.3 Rear setback
The ground floor outdoor terrace and roof over upper-level eave of building 4 is setback between
2.3-2.6 metres and the upper floor is setback 4.7-4.85 metres in lieu of 6 metres as prescribed by
Performance outcome AO12.1 of the Medium Density Residential zone code. Therefore, an
assessment against PO12 is provided below.
Building Setback
PO12
Buildings and structures are designed and sited to:
(a) provide a high level of amenity to users of the subject site and adjoining premises, including
provision of visual and acoustic privacy;
(b) not unreasonably obstruct views or cause overlooking of private open space or habitable
areas of adjoining premises;
(c) provide adequate distance from adjoining land uses;
(d) preserve existing vegetation that will help buffer development;
(e) allow for space and landscaping to be provided between buildings including adequate area
at ground level for landscaping with trees, shrubs, outdoor living and utilities;
(f) be consistent with the predominant character of the surrounding area; and
(g) protect the natural character and avoid adverse impacts on ecologically important
areas such as national parks, waterways and wetlands.
The proposed setback to the rear boundary is minor in nature and considered to fully comply with
PO12 for the following reasons:
The terrace provides valuable private open space to Building 4 and the roof provides weather
protection to the users. Given the use of the site and existing vegetation on the adjoining
property to the south, there is little opportunity for overlooking from this space or noise impacts
beyond the property boundary to the west, north or south.
The adjoining property to the west (Kauri Park) is fully vegetated. Tad Pole’s childcare is
located to the west (16 Lake McDonald Dr), joins this site at the corner. However existing
vegetation on that site limits viewing from the site into children’s play areas. A boundary fence
will ensure no overlooking is possible.
The encroaching terrace structure is a light weight roof, a maximum of 3.2-4m above NGL and
therefore is not considered imposing or bulky.
The proposed setback is sufficient distance to provide meaningful landscaping to complement
the site and sites adjoining to the west.
The separation is adequate so no negative impacts will occur to the neighbouring vegetation.
It is consistent with the varied setbacks on the western side of Kauri St. It is noted that setbacks
to building at No 26 Kauri St (also adjoining Kauri Park) are less than what is proposed on this
site.
The relaxation of setback of Building 4 is minor and complements the built form proposed.
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4.4 Car parking
The Driveways and Parking Code (AO6.1) requires 1 space per small dwelling and 1 space per 4
dwellings (or part thereof) for onsite parking. This results in 10 covered spaces and 2.5 spaces 12.5
spaces in total. The proposal is providing 1 covered space per dwelling, 2 visitor bays and 2
motorcycle bays.
4.5 Works Codes
The site would be connected to essential urban services including reticulated sewer, water, electricity
and NBN. A SWMP is provided which indicates under driveway detention / storage at towards the
southern part of the site to provide water quality in accordance with relevant standards.
While there are some moderate cuts required, it is well below the acceptable outcome of 1.5 metres.
Fill has been kept to a minimum, with a retaining wall proposed along the northern boundary at a
height between 0.05-1.25. Although this retaining wall is located on the boundary, the majority of
the wall is below 1 metre. An erosion and sediment control plan has been provided to ensure no
environmental damage occurs during construction phase.
New tree species will be planted along the boundaries and between buildings to complement and
soften the built form. Turning paths are provided and demonstrate that vehicles can enter and exit
the site in a forward gear. Two (2) bin enclosure areas are also provided for recycle and general
waste ensuring waste collection and recycling can be in accordance with the Code. Residents are
responsible for kerb side collection, consistent with similar developments adjoining and nearby in
Kauri Street.
4.6 Sustainable Building Design Code
The design allows for natural light and ventilation to make the most of the prevailing breezes. The
lower level has a ceiling height of 2.85m and the upper level 2.55m. The open floorplan allows for
cross ventilation on both levels of each townhouse. The living spaces face north or east where
practicable ensuring maximum dwelling yield and efficient use of the lot shape in accordance with
the planning scheme.
The stormwater water management plan also includes stormwater detention tanks and a bioretention
area to the southwest corner of the site. Building products are to be ethically and efficiently sourced
and waste kept to a minimum to ensure cost efficient and less waste in the building process.
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5.0 State assessment and other matters
5.1. Matters established in the Planning Regulation
Nil
5.2 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 Noosa Plan 2020 appropriately
integrates all SPP provisions, except for Natural Hazards, risk and resilience – coastal hazards – in
part. The site is not located within an erosion prone area and therefore does not require assessment
against the SPP.
6.0 Conclusion
The proposed development is located with 530 metres of the Cooroy town centre and is well situated
to access public transport, community facilities and pedestrian infrastructure. Cooroy railway station
and bus stops are within 650 metres of the site.
This application seeks a Development Permit for Material Change of Use Multiple Dwellings (10
small dwellings) situated at 9 Kauri Street, Cooroy. The proposed multiple dwelling use is a
consistent code assessable development within the Medium Density Residential Housing Zone. The
assessment finds the design meets the relevant Acceptable and Performance Outcomes.
The Planning Act 2016 prescribes that a code assessment must be carried out only—
(a) against the assessment benchmarks in a categorising instrument for the development (The Noosa Plan 2020); and
(b) having regard to any matters prescribed by regulation.
Council, after carrying out the assessment—
(a) must decide to approve the application to the extent the development complies with all of the assessment benchmarks for
the development; and
(b) may decide to approve the application even if the development does not comply with some of the assessment benchmarks;
and
Examples—
1 An assessment manager may approve an application for development that does not comply with some of
the benchmarks if the decision resolves a conflict between the benchmarks.
2 An assessment manager may approve an application for development that does not comply with some of
the benchmarks if the decision resolves a conflict between the benchmarks and a referral agency’s
response.
(c) may impose development conditions on an approval; and
(d) may, to the extent the development does not comply with some or all the assessment benchmarks, decide to refuse the
application only if compliance cannot be achieved by imposing development conditions.
Example of a development condition—
a development condition that affects the way the development is carried out, or the management of uses
or works that are the natural and ordinary consequence of the development, but does not have the effect
of changing the type of development applied for
The assessment finds the development generally complies with all Acceptable Outcomes of the
applicable codes. The Assessment Manager’s favourable consideration of the above development
application is therefore recommended.
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