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Planning Report
proposal report development application Other Change to 51983.3225.13 (Multiple Dwelling 25 units and 8 Shops) over Unit 9-10/30 The Hastings, Hastings Street, Noosa Heads described as Lot 30 on SP307674 including Units 7 & 11/30 Hastings Street, Noosa Heads described as Lots 7 & 11 on GTP1154 for Construction Access and Storage Prepared For: Carasville Pty Ltd Prepared: December 2020
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proposal report
Prepared by:
Martoo Consulting Pty Ltd
13/6 Bottlebrush Ave, Noosa Heads Q 4567 PO Box 1684, Noosa Heads Q 4567
T +61 7 5447 2550
38 Nash Street, Gympie Q 4570 PO Box 391, Gympie Q 4570
T +61 7 5482 7440
© Martoo Consulting Pty Ltd 2018
The information contained in this document produced by Martoo Consulting Pty Ltd is solely for the use of the Client identified on the
cover sheet for the purpose for which it has been prepared and Martoo Consulting Pty Ltd undertakes no duty to, or accepts any
responsibility to, any third party who may rely upon this document.
All rights reserved. No section or element of this document may be removed from this document, reproduced, electronically stored or
transmitted in any form without the written permission of Martoo Consulting Pty Ltd.
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Contents
1.0 Summary ......................................................................................................................... 4
1.1 Development application details ................................................................................................... 4
1.2 Planning instrument details .......................................................................................................... 4
1.3 Referral agencies .......................................................................................................................... 5
2.0 Site details ....................................................................................................................... 6
2.1 Site description ............................................................................................................................. 6
2.2 Surrounding land uses................................................................................................................... 7
3.0 Background...................................................................................................................... 9
4.0 Proposed development details ....................................................................................... 11
5.0 Planning Assessment...................................................................................................... 12
5.1 Noosa Plan 2020 ......................................................................................................................... 12
6.0 State Assessment ........................................................................................................... 16
6.1 State Interests ........................................................................................................................... 16
7.0 Conclusion .................................................................................................................... 17
8.0 Appendices ................................................................................................................... 18
Appendix A - Prelodgment Note
Appendix B - Proposal Plans
Appendix C - Noosa Heads Local Plan
Appendix D - Sun studies
Appendix E - Tourist Accommodation Zone Code
Appendix F – Flood Certifcate
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Summary
1.1 Development application details
Proposed development: Change to Unit 9-10/30 - demolition of existing units and
construction of a new dwelling unit
Use of Lots 7 & 11 for construction access and storage
Type of approval sought: Other Change to 51983.3225.13
Site address: Units 9-10/30 The Hastings, Hastings Street, Noosa Heads
Units 7 & 11/30 Hastings Street, Noosa Heads
Real property description: Lot 30 on SP307674
Lots 7 & 11 on GTP1154
Site area: 227m2
232.24m2
Assessment manager: Noosa Council
Owner details: Carasville Pty Ltd trustee for the Holyman Family Trust
Applicant details: Carasville Pty Ltd
1.2 Planning instrument details
State planning policy: Water Quality
Flood Hazard Area
Medium Storm Ride inundation area
Regional plan: SEQ Regional Plan
Designation: Urban footprint
Planning scheme: Noosa Plan 2020
Zone: Tourist Accommodation
Precinct: Hastings Street Mixed Use
Local plan: Noosa Heads Local Plan
Level of assessment: Impact assessment
Applicable overlays: Land Subject to Acid Sulfate Soils
Flood Hazard
Landslide Hazard
Applicable codes: The Planning Scheme
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1.3 Referral agencies
Referral requirement Referral agency and role
Nil Nil
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2.0 Site details
2.1 Site description
The subject site is composed of three lots described below:
Unit 16 on Lot 30 on SP307674
Unit 11 on Lot 11 GTP1154
Unit 7 on Lot 7 GTP1154
The lots are located within The Hastings Beach Houses complex at Noosa which is a mixed-use
development located on a rectangular shaped lot with frontage to Hastings Street and Noosa
Parade. The shop component of the development fronts Hastings Street with the 25 free standing
dwelling units located behind the shops and accessed from Noosa Parade. The existing units
comprise three levels with carparking on the ground floor and two levels of living with a pitched roof
form.
Table 1: Site description
Site Description
characteristic
Existing land use Unit 16 on Lot 30 on SP307674 - two dwelling units
and structures Unit 11 on Lot 11 GTP1154 – one dwelling unit
Unit 7 on Lot 7 GTP1154 0 – one dwelling unit
Frontage and All lots are accessed by an existing driveway that extends through the middle
access of the site from the Sheraton Service Road which is off Noosa Parade.
Topography and Site is relatively level.
views
Existing vegetation The individual lots across the development includes a range of palms, figs and
lilly pilly species.
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Figure 1: Locality Map Source: Noosa Council Mapping Dec 2020
Figure 2: Satellite view of site Source: Noosa Council
2.2 Surrounding land uses
The Hastings Beach House complex is located within the tourist precinct of Hastings Street and is
surrounding by commercial and mixed use developments including the Sebel Noosa hotel to the
east and the Bay Village complex to the west.
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Within the complex, the subject site directly adjoins the following uses:
Table 2: Surrounding land uses
Surrounding land uses
North Residential Units of the Hastings Beach Houses
South Residential Units of the Hastings Beach Houses
East Residential Units of the Hastings Beach Houses
West Bay Village Carpark
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3.0 Background
The existing development was originally approved by Council in October 1983 (TPC1632 – 25
Bungalow Style 2 bedroom Units & 8 Shops – Group Title). A restaurant was subsequently approved
on the site in December 2000 (18478DA). A number of changes have been approved for the site
and include:
June 2006 - A change to the development approval to enclose the manager’s residence car
space into an office.
June 2011 - Plans to enclose 8m² of the lower level of Unit 7 were considered ’generally in
accordance’ with the existing approval.
November 2014 – Enclosure of an additional 5.75m² of the ground floor of unit 22.
October 2015 - Enclosure of the carport of Unit 11 (13.3m2 to be enclosed).
March 2016 – Enclosure of the carports of Units 14 and 25 (an additional 14m2 per unit).
May 2016 - Change to an existing approval for the redevelopment of Unit 15 of “The Hastings”
that sought to the replace the existing dwelling unit on site with a new dwelling unit. Four
storey dwelling approved for the site. Photograph of approved constructed new dwelling unit
below:
Figure 3: Unit 15 - redeveloped
March 2017 - Change to an existing approval to enclose part of the car port of Unit 20 by
20.5m2. This change did not approve a space capable of being a bedroom as this was not
applied for. The plans annotated remove of a wall.
April 2017 - Change to an existing approval to enclose part of the car port of unit 20 by
8.554m2 and reconfigure (change to internal layout) level 1 and 2.
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August 2017 - Change to an existing approval to enclose part of the car port to create a room
capable of being a bedroom of Unit 20.
August 2017 - Change to an existing approval to partially enclose under the existing unit and
to reconfigure the second floor relating to Unit 5.
April 2018 - Change to existing approval to partially enclose the subfloor area of unit 21 to
provide a covered entry and storeroom area, an expanded bathroom/laundry and enclose
under the existing upper level deck. An additional 18m2 approved.
June 2020 – Change to existing approval to renovate and extend Unit 17 by increasing the
floor area of each existing floor level and proposing a fourth storey with a family room,
bathroom, terrace and spa. Approved conceptual plans below:
Figure 5: Unit 17 – Approved renovation
A pre-lodgement meeting was held with Council staff on the 19th December 2018 to discuss the
proposed development of the subject site. A copy of the pre-lodgement meeting notes is included in
Attachment A. Matters raised at the meeting related to setbacks, built form, privacy, carparking,
existing vegetation, flood levels and development provisions. Subsequent to the pre-lodgement
meeting the subject lots have been amalgamated into one lot and the new Noosa Plan 2020 adopted.
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4.0 Proposed development details
The application seeks an Other Change to 51983.3225.13 for a Multiple dwelling for 25 Units and
8 shops on the subject site at Noosa Heads. The proposal involves removal of two existing units on
Lot 30 on SP307674 and construction of a new dwelling unit on the lot. The new dwelling includes:
Ground floor: garage, rumpus, bathroom, laundry and lift and stair access.
Level 1 floor: two bedrooms with ensuites.
Level 2 floor: open plan kitchen, living, alfresco/deck and powder room
Level 3 floor: pool and bbq area
The design includes a modern building form utilizing rendered masony blockwork, operable timber
screens for privacy, off form concrete walls, timber feature clad walls and a light weight colourbond
roof. One visitor carpark is proposed at ground level.
The building has been designed to consider the surrounding site conditions including the Bay Village
carpark along the western boundary, the existing vegetation, the northern aspect and the adjoining
properties that are owned by the applicant. The project designer has designed the units to minimise
overlooking of surrounding units providing operable slatted screens, planter boxes and setbacks to
these areas.
The existing units on Lot 30 are in a staggered formation with minimal separation and poor areas of
open space and landscaping. Part of Lot 10 extends over the boundary of the site and the proposed
new unit will result in the building being located on the lot and provide useable and consolidated
areaa of open space to the northern boundary.
Lots 7 and 11 on GTP 1154 have been referenced as part of the application as these lots are all
owned by Carasville Pty Ltd and are to be utilised for construction and access to the building site to
ensure the development does not impact on the functioning of the site.
Attachment B includes plans prepared by Gerard Smith Designs.
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5.0 Planning Assessment
Discussions with Council staff indicate that the proposed changes are considered to be an Other
Change as the scope of works are not considered to be minor due to the change in the built form.
The Planning Act states that the local authority is to consider the following in assessing and deciding
other change applications:
82(2) For administering the change application, and assessing and deciding the change
application in the context of the development approval, the relevant provisions apply—
(a) as if—
(i) the responsible entity were the assessment manager; and
(ii) the change application were the original development application, with the changes
included, but was made when the change application was made; and
(b) with necessary changes
The proposed other change is assessed against the current Noosa Plan 2020 below.
5.1 Noosa Plan 2020
The Noosa Plan 2020 includes the site in the Noosa Heads Local Plan Area and includes it within
the Tourist Accommodation zone and the Hastings Street Mixed Use Precinct. In accordance with
definitions of the Noosa Plan 2020, the proposed use would be defined as Multiple dwelling:
Multiple dwelling means a residential use of premises involving 3 or more dwellings,
whether attached or detached, for separate households.
The assessment table for the Tourist Accommodation zone indicates that a Multiple Dwelling is a
consistent impact assessable application and is required to be assessed the entire scheme. The
most relevant codes for the proposal include:
Noosa Heads Local Plan Code;
Tourist Accommodation Zone Code;
Dual Occupancy and Multiple Dwelling Code; and
Works Codes.
5.1.1 Noosa Heads Local Plan Code
The proposal has been reviewed against the provisions of the Noosa Heads Local Plan Code and is
considered to comply with the outcomes. Attachment C provides an assessment of the proposal
against the code.
5.1.2 Tourist Accommodation Zone Code
The proposal has been reviewed against the provisions of the Tourist Accommodation Zone Code
and is considered to comply with the outcomes as detailed in Attachment E. The proposed changes
provide a dwelling unit that is below building height, site cover and gross floor area requirements of
the Noosa Plan 2020. The proposed building form is considered to be an appropriate response to
the amalgamation of the two lots and presents a building that is of a small scale and respects the
character of the area. Building bulk and scale have been addressed as follows :
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Building Scale and Bulk
PO10
Development:
1. is of a scale compatible with surrounding development and the particular circumstances
of the site; and
2. does not present an appearance of bulk to adjacent properties, roads or other areas in
the vicinity of the site.
The existing two units on Lot 30 are proposed to be demolished and replaced with one new dwelling
unit that has a slightly larger building footprint and an additional floor level. Council has approved an
additional floor level as part of the redevelopment of unit 15 and renovation of unit 17 and the
proposed fourth floor is therefore compatible with the built form on site and the Planning Scheme.
Figure 3 above illustrates that the additional fourth storey is compatible with the existing form of
development on site.
The new building is considered to be compatible with the surrounding development which includes
large unit developments such as the Sebel Noosa to the east which forms a backdrop to The
Hastings development as illustrated by figure 7 below. This image illustrates how close the existing
units are located and how the staggering presents a substantial built form to the internal area of the
site.
Figure 7: View over pool to Sebel Resort
The proposed building is located along the southern boundary of Lot 30 and as demonstrated in
Figure 8 below presents a similar façade width to the internal driveway of the complex as the existing
unit. The built form is considered to meet the desired outcome.
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Figure 8: Comparison of existing unit and proposed unit
5.1.3 Dual Occupancy and Multiple Dwelling Code
The proposal has been reviewed against the provisions of the Dual Occupancy and Multiple Dwelling
Code and is considered to comply with the outcomes. The proposal provides a clearly defined
entrance, two carparking spaces and the bedrooms are located 3 metres above the central driveway.
5.1.4 Works Codes
The proposal has been reviewed against the relevant works codes and are considered to comply
with the relevant outcomes except in relation to carparking. The Noosa Plan 2020 Driveways and
Parking Code now requires two covered spaces to be provided per dwelling. The applicant has
proposed one covered space and one uncovered space to maintain the visual separation between
the units and the central driveway. The proposed visitor space can be covered if required.
5.1.5 Overlay Codes
The site is mapped as being located affected by the following Overlays:
Land Subject to Acid Sulfate Soils
Flood Hazard
Landslide Hazard
The development triggers assessment under the Flood Hazard code and has been designed with a
minimum floor height of 2.7m for the habitable rooms. Attachment F provides a copy of Councils
floor certificate for the site.
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6.0 State Assessment
6.1 State interests
Under the Planning Act 2016 the application must be assessed against each of the following
statutory planning instruments to the extent they are relevant to the development:
State Planning Policy;
South East Queensland Regional Plan;
Planning Regulation 2017;
The proposal is consistent with the above planning instruments.
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7.0 Conclusion
The applicant is seeking approval to change 51983.3225.13 by construction of a new dwelling unit
on Lot 30 at The Hastings Beach Houses, Noosa Heads. The proposed change maintains the
residential use approved for the site and provides an attractive and contemporary building on site.
The new dwelling unit is small scale and provides good landscaped open space to the northern
portion of the site as well as separation to the adjoining units.
The proposed development is a consistent use, generally complies with the provisions of the Noosa
Plan 2020, and is recommended to be favourable considered by Council. Planning grounds in
support of the proposal include:
The site is included in the Tourist Accommodation zone that supports mixed use
development.
The proposed changes provide a new building that is consistent with the form of development
envisaged by the Noosa Plan 2020.
The design of the unit responds to the constraints of the site and surrounding development
by providing consolidated landscape areas and setbacks as well as screened upper levels.
The proposed unit complies with height requirements.
The proposed unit is well articulated and uses a range of materials that contribute positively
to the area and site.
The application is recommended to be considered favourably by Council.
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8.0 Appendices
Appendix A – Pre-lodgement Meeting notes
Appendix B – Proposal Plans
Appendix C – Noosa Heads Local Plan Code
Appendix D – Sun Studies
Appendix E – Tourist Accommodation Zone Code
Appendix F – Flood Certificate
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