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11 Robert St - Planning Report
Town Planning Report Application for a Development Permit for a Material Change of Use to Establish a Multiple Dwelling 11 Robert Street, Noosaville Qld 4566 Lot 1 on RP168283 Interplan Pty Ltd
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Table of Contents
Important Note 1
1. Summary 2
2. Application Information 3
3. Development Intent 4
4. Characteristics of Site and Surrounds 5
4.1 Site Characteristics 5
4.2 Surrounding Land Uses 6
4.3 Current Registered Landowner 6
5. Proposed Development Details 7
5.1 Multiple Dwelling 7
6. State Planning Interests 8
6.1 Planning Act 8
6.2 Referral Agencies and State Development Assessment Provisions 8
6.3 State Planning Policy 8
6.4 South East Queensland Regional Plan 2017 8
7. Noosa Council Planning Scheme Considerations 9
7.1 Land Use Definition 9
7.2 Zone 9
7.3 Level of Assessment 9
7.4 Local Plan 9
7.5 Applicable Development Codes 9
7.6 Applicable Overlay Codes 16
7.7 Planning Scheme Polices 16
8. Conclusions 17
List of Figures
Figure 1 - 3D perspective of the development - street facing 4
Figure 2 - Site Location Map 5
Figure 3: Council Zone Map 6
Figure 4 - Rear setback encroachment 12
List of Tables
Table 1: Application Information 3
Table 2: Project Team and Appendices 3
Table 4: Surrounding Uses 6
Table 4: Development Parameters 7
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Important Note
Apart from fair dealing for the purposes of private study, research, criticism, or review as permitted
under the Copyright Act, no part of this report, its attachments or appendices may be reproduced
by any process without the written consent of RG Strategic. All enquiries should be directed to RG
Strategic.
We have prepared this report for the sole purposes of Interplan Pty Ltd (“Client”) for the specific
purpose of demonstrating the proposed use as being permitted under the Noosa Plan 2020
(“Purpose”). This report is strictly limited to the purpose and the facts and matters stated in it and
does not apply directly or indirectly and will not be used for any other application, purpose, use or
matter.
In preparing this report we have made certain assumptions. We have assumed that all information
and documents provided to us by the Client or as a result of a specific request or enquiry were
complete, accurate and up to date. Where we have obtained information from a government
register or database, we have assumed that the information is accurate. Where an assumption has
been made, we have not made any independent investigations with respect to the matters the
subject of that assumption. We are not aware of any reason why any of the assumptions are
incorrect.
This report is presented without the assumption of a duty of care to any other person (other than
the Client) (“Third Party”). The report may not contain sufficient information for the purposes of a
Third Party or for other uses. Without the prior written consent of RG Strategic;
• this report may not be relied on by a Third Party; and
• RG Strategic will not be liable to a Third Party for any loss, damage, liability or claim
arising out of or incidental to a Third Party; and
• publishing, using or relying on the facts, content, opinions or subject matter contained
in this report.
If a Third Party uses or relies on the facts, content, opinions or subject matter contained in this report
with or without the consent of RG Strategic, RG Strategic disclaims all risk and the Third Party
assumes all risk and releases and indemnifies and agrees to keep indemnified RG Strategic from any
loss, damage, claim or liability arising directly or indirectly from the use of or reliance on this report.
In this note, a reference to loss and damage includes past and prospective economic loss, loss of
profits, damage to property, injury to any person (including death) costs and expenses incurred in
taking measures to prevent, mitigate or rectify any harm, loss of opportunity, legal costs,
compensation, interest and any other direct, indirect, consequential or financial or other loss.
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1. Summary
RG Strategic has prepared this development application on behalf of Interplan Pty Ltd. The subject
site is located at 11 Robert Street, Noosaville 4566, and is formally described as Lot 1 on RP168283.
The purpose of this report is to seek approval for a Development Permit for a Material Change of
Use for a Multiple Dwelling of 3 units.
The site is included in the Medium Density Residential Zone within the Noosaville Local Plan area of
the Noosa Plan 2020. An application of this nature within the Medium Density Residential Zone and
for a Development Permit for demolition triggers Code Assessment.
The proposed development of this site constitutes ‘development’ as defined by Schedule 2 of the
Planning Act 2016. This report demonstrates that the proposed Material Change of Use of Premises
for a Multiple Dwelling is permitted.
This planning report provides greater detail of the nature of the proposal, describes the site
characteristics and surrounding land uses, and provides a statutory assessment against the intents
and code requirements of the Noosa Plan 2020. These matters are set out in;
• Proposed development intent;
• Description of the characteristics of site and surrounds;
• Proposed development details;
• An assessment of the proposal against the State planning interests;
• An assessment of the proposal against the SEQ Regional Plan;
• An assessment of the proposal against the Noosa Plan 2020; and
• A conclusion that summarises the grounds which support the proposed development.
This report should be read in conjunction with the accompanying covering letter, DA Form 1 and
Appendix A Proposal Plans prepared by renowned Black Wood Architecture and Design.
This report comprehensively addresses the merits of the development with regard to the provisions
of the Noosa Plan 2020 and other relevant matters as prescribed in the Planning Act 2016. The
development is appropriate and is not anticipated to impact upon the amenity of the locality.
Council’s approval of the application is therefore sought, subject to relevant and reasonable
conditions.
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2. Application Information
Table 1: Application Information
Address 11 Robert Street, Noosaville 4566,
Real Property Description Lot 1 on RP168283
Land Area 1,295m2
Local Authority Noosa Council
Current Use Multiple Dwelling (to be demolished)
Proposed Use Multiple Dwelling (3 units)
Planning Scheme Noosa Plan 2020 (25th September 2020)
Local Plan Area Noosaville
Zone Medium Density Residential
Precinct N/A
Noosaville Local Plan Code
Medium Density Residential Zone Code
Dual occupancy and Multiple Dwelling Code
Works Code
Relevant Codes and Overlays Waste Management Code
Water Quality and Drainage Code
Overlays
Acid Sulfate Soils Overlay Code
Flood Hazard Overlay Code
Applicant Interplan Pty Ltd
Level of Assessment Assessable Development requiring Code Assessment
Referrals Not applicable
Table 2: Project Team and Appendices
Town Planning RG Strategic
Proposed Architectural Plans Black Wood Architecture & Design Appendix A
Landscaping Plan Element Design Appendix B
Engineering Lindsey Consulting PTY LTD Appendix C
Flood Certificate Noosa Council Appendix D
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3. Development Intent
The subject site is located at 11 Robert Street, Noosaville 4566, and is formally described as Lot 1 on
RP168283. The existing flats will be demolished, and an architecturally designed Multiple Dwelling
consisting of 3 units is proposed on the site.
In addition, the application seeks operational works approval for engineering works, bulk
earthworks, stormwater and landscaping.
Given the existing flats will be demolished, this application is combined to include a Development
Permit for demolition of that building.
The configuration of the proposal is listed below and as represented in Figure 1:
• 3 x 2 storey units
• Unit 1– 184m²;
• Unit 2 – 149m2;
• Unit 3 - 184m²;
• Garaging for 2 vehicles per unit plus 2 visitor for the site;
• Swimming pool per unit at ground level;
• North/south orientation;
• Well-articulated with a range of natural external materials used; and
• Maintaining the local character of Robert St and the Noosaville look and feel.
Figure 1 - 3D perspective of the development - street facing
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4 . Characteristics of Site and Surrounds 4.1 Site Characteristics The land which is the subject of this report (i.e., the subject site) is located at 11 Robert Street, Noosaville 4566, and is formally described as Lot 1 on RP168283. Refer to Figure 2 Site Location Map. Figure 2 - Site Location Map The site is a rectangular shaped parcel of 1,295m2. The site fronts Robert Street is generally level and requires fill to establish a minimum floor level to meet the flooding and climate change requirements. Existing Units Old style multiple dwellings exist on site which will be demolished to make way for the proposal. RG Strategic Town Planning Report – Multiple dwelling 5
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4.2 Surrounding Land Uses As illustrated in Figure 3, the surrounding area of the subject site encompasses medium density residential allotments of varying sizes with Low Density Residential zone to the south. The area is characterised by units some of which are for short term accommodation. Figure 3: Council Zone Map Source: Noosa Plan 2020 Table 4 details the surrounding land uses immediately adjacent to the subject sites. Table 3: Surrounding Uses North Multiple Dwellings South Multiple Dwellings East Multiple Dwellings West Multiple Dwellings 4.3 Current Registered Landowner Interplan Pty Ltd are the current landowner of the subject site. The owners’ details are confirmed by the Certificate of Title and written consent from the registered owners is enclosed with this application. RG Strategic Town Planning Report – Multiple dwelling 6
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5. Proposed Development Details
5.1 Multiple Dwelling
This application is seeking a Development Permit for a Material Change of Use to establish a Multiple
Dwelling of 3 units. The application constitutes a Material Change of Use (Code Assessment) which
will encompass the following elements:
• Removal of the existing Multiple dwellings and associated structures,
• Development of 3 x 3 bedroom units.
Table 4 lists the key development parameters of the proposed development and their compliance
with the Noosa Plan 2020.
Table 4: Development Parameters
Proposed Development
Design Parameter Noosa Plan 2020 Compliance
613m²
Site Cover 40% (518m²) 39.59% (512.8m²)
8m and 2 storeys
Building Height 8 metres above NGL and 2 storeys
Plot Ratio 0.4:1 (518m2 GFA) 0.4:1 (517.7m2 GFA)
5.7m – eave PO
Setbacks - Front 6 metres
6m - building
4.5m - eave PO
Setbacks – Rear 6 metres
4.8m - building
1.5 metres setback up to 4.5 metres
height; North
2 metres setback between 4.5 3m
Setbacks – Sides metres and 7.5 metres height; and
2 metres plus 500mm for every 3 South
metres or part thereof above 7.5 5.65m
metres
2 covered spaces per dwelling plus 6 covered spaces plus
Carparking
1 space 2 additional uncovered
40%/518m² 49%/631.5m²
Landscaping
60% soft = 311m² Soft = 69% (357m²)
Setback an average of 1m along the Setback an average of
Fence
frontage 1m along the frontage
As demonstrated by Table 4, the proposed development complies with the key development
parameters prescribed by the Noosa Plan 2020. A minor relaxation is sought for the front and rear
boundary setback to an eave and a minor encroachment to the building on the west elevation. This
is addressed in section 7.5 of this report.
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6. State Planning Interests The following is an assessment of how the proposed development addresses the relevant statutory planning documents. 6.1 Planning Act The Planning Act 2016 (‘the Act’) is the relevant statutory instrument under which development applications are assessed. The development application is made in accordance with s.51 of the Act. 6.2 Referral Agencies and State Development Assessment Provisions Referral matters for this proposal have been assessed against the provisions of Schedule 10 of the Planning Regulation 2017. A review of the State Assessment Referral Agency’s (SARA) DA online mapping system has confirmed the following Matters of State interest. 6.3 State Planning Policy The State Planning Policy (SPP) provides the legislative guidance with regard to the Queensland Government’s policies and matters of state interest for land use for the purposes of planning development. The SPP applies to development assessment should the local planning instrument (planning scheme) not appropriately integrate the SPP. Where there is any inconsistency with the planning scheme the SPP prevails. Part 2 of the Noosa Plan 2020 states that the SPP Natural hazards, risks and resilience is partly integrated. However, no further assessment against is required as the subject site is not located in a coastal management district. 6.4 South East Queensland Regional Plan 2017 The South East Queensland Regional Plan 2017 (SEQRP) guides land use and development in the region. The subject land is located inside the Urban Footprint of the SEQRP. As detailed within this report above, the proposed development is consistent with the intent of the urban footprint policies and desired outcomes for the SEQRP. RG Strategic Town Planning Report – Multiple dwelling 8
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7. Noosa Council Planning Scheme Considerations
The subject site is located within the Medium Density Residential Zone and the proposed Multiple
Dwelling is subject to assessment under the Noosa Plan 2020. The following is a review of the
proposed development under the Noosa Plan 2020.
7.1 Land Use Definition
The Noosa Plan 2020 defines Multiple Dwelling as:
Multiple dwelling means a residential use of premises involving 3 or more dwellings, whether
attached or detached, for separate households.
The proposal is for 3 dwellings and fully complies with the definition.
7.2 Zone
The Noosa Plan 2020 identifies the site within the Medium Density Residential Zone.
7.3 Level of Assessment
Within Part 5 of the Noosa Plan 2020, Table 5.5.2 – Medium Density Residential prescribes that the
proposed Multiple Dwelling as subject to Code assessment.
7.4 Local Plan
The subject site is located within the Noosaville Local Plan Area.
7.5 Applicable Development Codes
As identified in Section 7.3 of this report, the proposed Dual Occupancy use is subject to Code
Assessment within the Medium Density Residential Zone. The following Development Codes are
applicable to the proposed use:
• Noosaville Local Plan Area Code,
• Medium Density Residential Zone Code,
• Dual Occupancy and Multiple Dwelling Code,
• Works Codes including the Waste Management Code and the Water Quality and Drainage
Code specifically for demolition
The abovementioned development codes are considered below.
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Noosaville Local Plan Area Code
The purpose of the Noosaville Local Plan Code is to provide locally relevant planning provisions for
the assessment of development within the Noosaville area.
The following overall outcomes apply to the Noosaville Local Plan area and are relevant to the
proposed development:
The following overall outcomes and Performance outcomes of the Noosaville Local Plan Code are
relevant to the proposed development:
(s) Development in the Medium Density and High Density Housing zones accommodates a
greater diversity in housing types including dual occupancies, multiple dwellings, retirement
facilities and residential care facilities.
(t) Development ensures permanent residents of Noosaville enjoy high levels of residential
amenity and accessibility to urban services and recreational opportunities.
PO2
Development contributes to the lifestyle and amenity of permanent residents of Noosaville,
and services communities outside of the local plan area.
PO7
Buildings, structures and landscaping are integrated with the natural landscape and reflect
the riverside character and setting of the local plan area in terms of form, composition and
protection of neighbourhood amenity.
AO7.1
Development takes the form of small separate buildings rather than large single bulky
buildings and does not visually dominate the street, riverfront, adjacent properties,
surrounding spaces or the existing skyline.
AO7.2
Buildings and structures have a scale and building height consistent with development on
adjoining and surrounding land.
AO7.5
Buildings and structures:
(a) incorporate articulated roof forms which are visible from the street and have a pitch of
no less than 5 degrees;
(b) incorporate a mix of lightweight and textured external building materials or materials
that reflect the natural environment such as timber and rock face;
(c) provide variation through articulation, texture and detailing;
(d) incorporate verandahs, open balconies or shaded patios for outdoor living, with open,
transparent or semi-open balustrades;
(e) use understated colour schemes and low-reflective roofing and cladding materials.
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Applicant’s Response: The proposed Multiple Dwelling complies with the intent of the Noosaville Local Plan Code and the relevant Performance and Acceptable Outcomes. The built form proposed is harmonious with the Noosaville vernacular and represents a modern riverside design. A traditional roof design is utilised as well as generous eaves and garden beds on the second level to suit the subtropical climate. The units are separated to provide 3 individual buildings and not one bulky built form. A well- articulated elevation faces Robert Street, with no garage presentation to the street. The Architectural Plans (Appendix A) detail a variety of natural external materials proposed. A Colorbond roof, weatherboard wall cladding and screening battens are used for vertical and horizontal elements that create visual interest and articulation. The development is designed to minimise overlooking of nearby properties with strategically located windows, screens and balconies. RG Strategic Town Planning Report – Multiple dwelling 11
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Medium Density Residential Zone Code
The proposal seeks some minor siting variations to the front and rear boundary. A portion of eave
protrudes into the front setback and the built form encroaches into the rear setback. Assessment is
provided below against the associated Performance outcomes for these aspects of development.
Rear setback
The proposal seeks a rear setback of 4.5m to the eave and 4.65m to the building. The following
Figure 4 identifies the extent of the encroachment.
Figure 4 - Rear setback encroachment
Performance outcome PO12 is relevant for assessment and is provided below and an assessment
provided thereafter.
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;
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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 proposal fully complies with PO12 for the following reasons-
• High level windows mitigate any opportunity to overlook the rear neighbours.
• The portion of the built form that encroaches are, on the ground floor, the entry, lift, stairs and 2
small terraces and on the upper floor, a bathroom, stairs and void areas and 2 small screened
terraces.
The ground floor terrace will not cause visual or noise issues as it is at ground level and will be
well screened by landscaping. The upper floor terraces are screened, and the balance of the
area is a bathroom and a void area with high level windows which will not cause overlooking of
the neighbouring private open space.
• The existing building in this location is 2 storeys and is setback 4.5m and if any views were
afforded to the neighbour, they would have been impeded historically. In this instance no
additional views will be impeded as a result of the proposed development.
• The 4.5m plus the neighbouring setback is adequate separation between land uses particularly
given landscaping on the subject site and neighbouring site will offer good amenity.
• No existing vegetation will be retained; however, significant soft landscaping is proposed along
this elevation. Noting it is the western elevation, and substantial medium sized trees are
proposed to help shade the elevation.
• Given the existing setback of the 2 storey multiple dwelling and neighbouring properties to the
north all have a reduced setback, the proposal is consistent with the predominant character of
the area and will not cause any additional impacts to surrounding properties.
• It is important to note the site is significantly constrained by a wide zone of influence of the
existing sewer line along the southern boundary which as part of this development will require an
easement. It is for this reason that the development requires a dispensation to the rear boundary.
A previous lapsed development approval 2007/187 responded to this constraint by approving a
ground floor setback of 3.9m and the upper floor at 3.1m. Noting the planning parameters have
not significantly changed since this approval with a 6m setback required by Specific Outcomes
of The Noosa Plan 2006.
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Front setback A 300mm encroachment consisting of a small portion of the eaves encroach into the front street setback. This is considered an extremely minor encroachment and given it is an eave will not cause overlooking of neighbouring properties, impede views or cause noise issues. Given that the superseded planning scheme permitted 600m of eaves into setbacks, the proposal is consistent with all surrounding front setbacks, given the age of the surrounding development. It is considered the proposal fully complies with PO12. Dual Occupancy and Multiple Dwelling Code The purpose of the Dual Occupancy and Multiple Dwelling Code is to ensure multiple dwellings are of a high-quality design which appropriately respond to local character, environment and amenity considerations. Applicant’s Response: The proposed duplex has been assessed against the Dual Occupancy and Multiple Dwelling Code and is considered to be consistent with the Purpose, Overall and most of Acceptable Outcomes of the Code. The proposed multiple dwelling is located on land that is appropriate for medium density residential living. The subject site is suitably located and assists in creating a walkable residential neighbourhood that integrates with transport networks and is well connected to a range of local shops and centres. The development is within walking distance to the Noosa River, its foreshore and Gympie Terrace eating establishments, Mary Thomas Street centre, Noosa Yacht Club and a short bus ride to Noosa Junction. Safe vehicular access to and from the site is provided from Robert Street. Works Codes These codes largely relate to the provision of services and infrastructure associated with the proposed development of the subject land. The subject site currently has access to, or is capable of being connected to, an appropriate level of infrastructure for its intended urban residential use. As demonstrated within Table 4, the proposal complies with the requirements of the Driveways and Parking Code, and Landscaping Code. The proposed development includes the provision of 6 covered spaces plus 2 visitor spaces conveniently located, 1 located to the front of the site and 1 to the rear. A landscape plan is enclosed within Appendix B and includes a variety of trees, shrubs and ground covers species. Vehicles can enter and exit the site in a forward gear with engineering plans demonstrating turning paths comply with relevant standards. RG Strategic Town Planning Report – Multiple dwelling 14
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Stormwater management has been designed so there is a non-worsening discharge rate at the
kerb by the use of 450mm x 450mm gully pits and 225mm diameter PVC drainage pipe work, Refer
Appendix C.
Sustainable Building Design Code
Performance Outcome Comment
(a) Orientates buildings and The buildings have a north south orientation with living spaces
windows to make the most of to the north with direct access to private open space and pool
prevailing winds, natural areas . All bedrooms include natural light and openings allow for
ventilation, and cross breezes; cross breezes and natural ventilation.
Eaves and wide balcony overhangs are included to shade walls
(b) Maximises shade to east and windows. Minimum openings are provided to the west to
and west walls; minimise solar penetration. Generous balconies to the and
overhangs shade the walls.
(c) Contains an open and All dwellings have direct access to large private open space on
permeable built form that both levels. The balconies are directly connected to the living
connects indoor and outdoor
spaces to provide BBQ and outdoor living opportunities in an
spaces in an integrated
design; integrated design.
(d) Retains No significant vegetation exists onsite except for a front hedge
existing vegetation and which will be removed and replaced with dense landscaping
natural shading where along the frontage and boundaries to allow for shading and a
possible; vegetated presentation to the street.
(e) Incorporates passive The design provides windows and large open areas to provide
building design to reduce the for passive cooling and natural breeze flow through the open
need for auxiliary heating and
cooling; plan design.
A mix of low toxic internal and external materials are
(f) Uses low toxic internal and incorporated for the construction which will ensure long lasting
external building materials;
design that does not require regular maintenance.
(g) Uses natural light rather
Natural light is provided through window and doors to all levels
than artificial light, and may
include skylights, atriums and and the centrally located courtyards.
light wells;
(h) Contains a minimum of two All habitable rooms have 2 openings, and /or direct access to
openings per habitable room balconies.
(i) Provides a minimum floor to 2.7m floor to ceiling heights are provided to all dwellings which
ceiling height of 2.7 metres;
provides sufficient space for ventilation and air circulation.
and
The design allows for medium density living and privacy to each
(j) Enables efficient operation of the units, while also allowing for users to easily flow between
and use of the building.
the main living and upper level bedrooms.
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7.6 Applicable Overlay Codes Noosa Council’s Enterprise Mapping System identifies that the site is affected by the Flood Hazard Overlay and the Acid Sulfate Soils Overlay Overlays. Flood Hazard Overlay requires the development to be constructed to a minimum floor level of 2.7 AHD and as such the proposal meets this outcome, refer Appendix D. In addition, the site is affected by the Acid Sulfate Soils Overlay Overlays and as the development will exceed the threshold of greater than 500m³ of filling material at or below 5m AHD. An Acid Sulfate Management Plan will be provided as part of the OPW application. 7.7 Planning Scheme Polices The proposed development has been designed with reference to the relevant planning scheme polices. RG Strategic Town Planning Report – Multiple dwelling 16
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8. Conclusions
The proposed Development Permit for a Material Change of Use for a Multiple Dwelling (3 units) at
11 Robert Street, Noosaville 4566, has undergone a comprehensive assessment against both Local
and State Statutory Planning Requirements.
This report conclusively demonstrates the proposal’s alignment with all relevant provisions under the
Planning Act 2016 and the Noosa Plan 2020, with clear grounds for support based on the following:
• Legislative Compliance: The application adheres to the requirements set forth in the
Planning Act 2016 and the Development Assessment Rules 2017, meeting all statutory
benchmarks for approval.
• Strategic Alignment: This development is in full harmony with the Noosa Plan 2020’s
Strategic Intent and respects the broader strategic goals for sustainable and compatible
growth within the region.
• Site Appropriateness: Positioned within a designated Medium Density Residential Zone, the
proposed development is ideally located to enhance local housing diversity. Its proximity to
key amenities—shops, restaurants, and recreational areas—supports the walkable,
community-centred vision for Noosaville.
• Compatibility and Scale: Designed within the stipulated building height limits, the
development’s scale is sympathetic to surrounding buildings, ensuring it integrates
seamlessly within the established neighborhood fabric.
• Privacy and Amenity: The careful configuration of each unit prioritizes resident and
neighbour privacy while preserving views and avoiding shadow impacts on adjoining
properties. High-quality design elements further ensure a positive aesthetic contribution to
the streetscape.
• Quality and Aesthetics: The proposed materials and finishes, including textured render,
timber cladding, and battens, not only complement the local architectural style but also
enhance the visual character of Robert Street.
Based on the comprehensive assessment provided, we confidently recommend Noosa Council’s
approval of this application, subject to reasonable and relevant conditions, to support Noosa’s
strategic vision for sustainable residential development.
We look forward to Council processing the application at its earliest convenience.
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