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2016-05-10 Planning & Environment Committee Agenda
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AGENDA
Planning & Environment
Committee Meeting
Tuesday, 10 May 2016
commencing at 9.30am
Committee Room, 9 Pelican Street, Tewantin
Committee: Crs Joe Jurisevic (Chair), Ingrid Jackson, Brian Stockwell, Tony Wellington
“Engagement with our community to protect and enhance our lifestyle”
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Full text of sections 2 to 45 (of 96)
Section 2
PLANNING & ENVIRONMENT COMMITTEE MEETING AGENDA 10 MAY 2016
TABLE OF CONTENTS
ITEM PAGE
ATTENDANCE & APOLOGIES -
PRESENTATIONS -
REPORTS FOR CONSIDERATION OF THE COMMITTEE 3
1 APPLICATION TO CHANGE DEVELOPMENT APPROVAL FOR OPERATIONAL
WORK ENGINEERING WORK VEHICLE CROSSOVER AT 6 HABITAT PLACE
NOOSA HEADS (OPW15/0197.01) 3
2 REQUEST TO CHANGE EXISTING DEVELOPMENT APPROVAL FOR A
DETACHED HOUSE AT 38 PARK CRESCENT, SUNSHINE BEACH -
MCU15/0070.01 9
3 DEVELOPMENT APPLICATION FOR MATERIAL CHANGE OF USE FOR
DUPLEXES AND RECONFIGURATION OF A LOT (BOUNDARY REALIGNMENT
AND ACCESS EASEMENTS) AT 33-35 GRANT STREET, NOOSA HEADS
(MCU15/0108 & REC15/0028) 29
4 DEVELOPMENT APPLICATION FOR A MATERIAL CHANGE OF USE FOR A
YOGA STUDIO AND RESTAURANT AT NOOSA BLUE RESORT 16 NOOSA
DRIVE, NOOSA HEADS (MCU16/0011) 57
5 CARBON REDUCTION POLICY 67
CLOSED SESSION 72
6 KIN KIN QUARRY BREACH
LITIGATION AND APPLICATION TO CHANGE EXISTING COURT APPROVAL 72
Page 2 of 96
Section 3
PLANNING & ENVIRONMENT COMMITTEE MEETING AGENDA 10 MAY 2016
REPORTS FOR CONSIDERATION OF THE COMMITTEE
1 APPLICATION TO CHANGE DEVELOPMENT APPROVAL FOR OPERATIONAL WORK
ENGINEERING WORK VEHICLE CROSSOVER AT 6 HABITAT PLACE NOOSA HEADS
(OPW15/0197.01)
DOCUMENT INFORM AT ION
Author Mark Lewis, Coordinator Engineering
Planning & Infrastructure Department
Index ECM/Application/OPW15/0197.01
Attachments 1 Standard Drawing SEQ R-050
2 Site Frontage 1 – completed works
3 Site Frontage 2 – completed works
EXECUTIVE SUMMARY
Not applicable
RECOMMENDATION
That Council note the report by the Coordinator Engineering to the Planning & Environment
Committee Meeting dated 10 May 2016 and refuse the application OPW15/0197.01 to change
the vehicle crossover situated at 6 Habitat Place Noosa heads as the requested driveway
formation is not in accordance with Council’s standard drawing.
REPORT
Background
The original application for Operational Works - Vehicle Crossover was received by Council on
14 October 2015. It is noted that the applicant was Suncity Homes and not the property owner.
The application sought approval for 2 crossovers to the property and the construction of the
crossovers with “grass cells” for those sections of the driveway located within the road reserve
(between the property boundary and the road formation).
A conditional approval was issued by Council on 13 November 2015. The approval granted the 2
crossovers but included conditions (2 & 13 refer below) and annotated plans that prohibited the
use of the “grass cells” for those sections of the driveway located within the road reserve
(between the property boundary and the road formation).
2. The surfacing of the proposed crossovers (ie the section of the driveway between the kerb
line and the front boundary) must consist of either an approved plain/patterned concrete or
hot mixed asphaltic concrete and must be generally in accordance with Standard Drawing
SEQ R-050. Grass-Cel Turf Paving is NOT an approved surfacing by Council for the
crossovers within the road reserve
13. Driveway crossovers must be constructed generally in accordance with council’s Standard
Drawing SEQ R-050 *.
(*) refer to Advisory Note.
Officers considered that the 2 crossovers were acceptable in this instance due to the lengthy
frontage of the site and the minimal effect on on-street parking.
Page 3 of 96
Section 4
PLANNING & ENVIRONMENT COMMITTEE MEETING AGENDA 10 MAY 2016
Officer’s reasons for refusing the use of “grass cells” within the road reserve are:
The “grass cells” are not in accordance with Note 6 of Council’s Standard Drawing SEQ R-
050 which reads: “Approved materials for construction – concrete, paving or asphalt”.
Whist it is acknowledged that the property owner is responsible for the maintenance of a
residential crossover the maintenance required for the “grass cells” is significantly more
than that required for a standard driveway. Any changes in surface level (most likely due to
cell movement or loss of grass and/or infill material) pose a risk to the public who can freely
access the road reserve.
Any failure of the crossover has the potential to adversely affect any buried third party
services in the road reserve.
The crossovers were subsequently constructed with “grass cells” contrary to the conditions of the
approval.
Officers met and liaised with both the applicant (Suncity Homes) and the property owner during
December 2015 in order to address the issue. The property owner advised Council via email on
the 22 December 2015 that they intended to appeal Council’s decision regarding the use of
“grass cells” and “will deal with this in the new year”. No appeal was subsequently lodged. A
“Show Cause Notice” to the property owner was issued on the 5 January 2016 for undertaking
works contrary to the approval. The owner and Officers have since been in regular contact
regarding a response to the notice and the subject change application was submitted and
properly made on the 11 March 2016.
It is noted that:
The “grass cell” access driveways and adjoining mulching and landscaping have been
completed and appear to be currently in good condition,
There is no pedestrian footpath within Habitat Place,
The verge areas in Habitat Place are vegetated in sections and pedestrian movement
along the verge areas is difficult and in some sections, not possible, and
The other access driveways in Habitat Place are constructed with complying hardstand
materials.
A buried water main currently crosses the frontage of the site
Officers have no concerns with the use of “grass cells” for the remainder of the driveway within
the site as it will be a private asset and any associated risks will be the property owner’s
responsibility. However the grass cells for the crossovers do present a trip hazard risk if not
properly maintained in the future.
Previous Council Consideration
Nil
Finance & Risk
Potential liability risk associated with accident on unmaintained driveway.
Consultation
External Consultation - Community & Stakeholder
Nil
Internal Consultation
Nil
Page 4 of 96
Section 5
PLANNING & ENVIRONMENT COMMITTEE MEETING AGENDA 10 MAY 2016
Departments/Sections Consulted:
Chief Executive Officer Community Services Corporate Services
Executive Officer to the Mayor & CEO Community Facilities Financial Services
Executive Support Community Development ICT
Libraries & Galleries Procurement & Fleet
Local Laws Property & Facilities
Waste & Environmental Health Revenue Services
Executive Office x Planning & Infrastructure
Community Engagement Building & Plumbing Services
Customer Service Civil Operations
Economic Development Infrastructure Planning & Design
Governance Planning & Environment
Human Resources Strategic Land Use Planning
Sustainability
Page 5 of 96
Section 6
PLANNING & ENVIRONMENT COMMITTEE MEETING AGENDA 10 MAY 2016
Page 6 of 96
-_
bE N -
Z emi-Mountable Dowelled ‘ NOTES: NOTE: . goo
LU >r Barrier Kerb Transition path joint ter fen 1. Crossings are not designed for commercial vehicles. Services & road Typical carpark bay ieee
S ind Channel to driveway STD dwg SEQ R-065 2. Footpath section to vary where necessary to match concrete footpaths and furniture will not be ae
I verge profiles. Footpath earthworks adjoining concrete must be well compacted. moved for driveways 1.0m clear of :
O E 3. Concrete surface tolerance to be, eh ver 3 metre sections. Stormwater LATM devices Saas
x £ 4. Concrete N32 in accordance with AS 1379 and AS 3600. kerb inlet 1.0m Clearance oo
EE a 5. Reinforcement fabric to AS 1304, 50 top and edge cover, lap fabric 250. from pit lintel
Kb 3 6. Approved materials for construction:— concrete, paving blocks or asphalt, [3 |
x 2 zz refer project drawings.
, g == 7. Expansion joints to be 10mm thick, full depth closed cell cross linked 6.0m | 6.0m 6.0m 6.0m
. 2 28s polyethylene foam (85 - 150 kg/m), or 10mm thick compressed
. — 3s yethy 9 i
Wye anne = o> granulated corkboard, installation to manufacturers’ instructions. 1p IP po IP
x tee lO, 14 I 8. All appropriate permits must be obtained from Council, including approval of a a a a
= an SS N “. is to, Ste = 2 A location and levels prior to excavation. we a wa
o |e | fintsh: to-AS45B5 olo 9. Refer project drawings or local authority standard drawings for verge type
S 4. QPfinisty. to :AS4586 - a|s f cross sections. 6.0m 6.0m 6.0m 6.0m
S| « We 34 : 8
5 Pe BP A OF Sa, Np 10. One access to be constructed per allotment. x X
Lo Se zz 11. Earthworks cut and fill batters from edge of driveway to natural surface to be — a
ey == mox. grade at 1 in 10 and fully turfed.
: t ss 12. ** Driveways must achieve a high point of 250mm above invert of kerb to ensure
no stormwater is contained within the road reserve as per requirement of QUDM
| | Alternative 1 profile (Queensland Urban Drainage manual). This constraint may be varied upon the 6.0m _ 60m ACCESS
Alternative 2. profil approval of the local authority.
ernative < proile 13. Existing footpath to be transitional to new driveway at a maximum grade COLLECTOR
of 1 in 10. Prohibited locations shown in a
1500 14, Under special circimstances Council may approve a rising grade of 1:8 in this ee cay line, based on AS 2890.1
1200 MIN location or within 1 metre of the property boundary. 2 . . .
15. All dimensions in millimetres. = Dimensions are in metres.
SPLAYED DRIVEWAY Kerb The points marked ’X' are either at the median
| erp pao _— oo OT on a divided road, or at the intersection of
mwer Act the main road centreline and the prolongation
lea a of the side road kerb line on an undivided road.
| | Fabric MIN.
Reinforced ‘SL72 DRIVEWAY_PROHIBITED LOCATIONS
Sand blinding layer 30 MAX
TION A-A — BR T_TYP.
*
*
_- N N
INVERT OF CHANNEL (mm) 1000 1000 Roll over
DISTANCE FROM ° re) ° o - “> - 1500
INVERT OF CHANNEL (m) | © - Mm m Garage/
a
+ sl | | Carport slab
| 1500 1500 500,|$ 3| I
re © 4 in
transition footpath o |
hy, | | IZ e|
S| . ° 1 in 8
Road surface s | 1. in 40 (2.5%) 1 in 20 in 20 | Roll_under
% a in 8s Lin 6 1500
I lin 4 6 /
arage,
Control joint TYP Carport slab
Saw cut existing K&C — 50 | PROFI RIVEWAY_A A-A
min depth at invert — break
out and remove back of K&C These drawings have been developed in consultation between the participating Councils.
BEFORE USE, the user shall confirm that the drawing has been adopted by the oppropriote Council.
———————————— INSTITUTE. OF PUBLIC WORKS ENGINEERING AUSTRALIA DRIVEWAYS H
| =
ff QUEENSLAND DIVISION INC. RESIDENTIAL DRIVEWAY SEQ R-050F
Ap agke | SIR S STANDARD DRAWINGS BREAKOUT TYPE a
A B | ORIGINAL ISSUF CT A
Page 6 of 96Section 7
PLANNING & ENVIRONMENT COMMITTEE MEETING AGENDA 10 MAY 2016
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5 1 1 1 74 2 2118 3223 55 19 42 aneSection 9
PLANNING & ENVIRONMENT COMMITTEE MEETING AGENDA 10 MAY 2016
2 REQUEST TO CHANGE EXISTING DEVELOPMENT APPROVAL FOR A DETACHED
HOUSE AT 38 PARK CRESCENT, SUNSHINE BEACH - MCU15/0070.01
DOCUMENT INFORM AT ION
Author Development Planner, Glen Conforti
Planning & Infrastructure Department
Index ECM / Application / MCU15/0070.01
Attachments 1. Proposal Plans
2. Letter from concerned resident
APPLICATION DETAILS
Applicant John and Ngaio Jamieson
Proposal Change to an Existing Development Permit for Material Change of Use
of Premises - Detached House
Properly Made Date 13 April 2016
Decision Due Date 19 May 2016
PROPERTY DETAILS
Property Address 38 Park Crescent, Sunshine Beach Qld 4567
RP Description Lot 598 RP 48112
Land Area 532m²
Existing Use of Land Vacant (dwelling demolished)
STATUTORY DETAILS
SEQRP Designation Urban Footprint
Locality Eastern Beaches
Zone Attached Housing zone
Overlays Natural Hazards Overlay – Low Potential Acid Sulfate Soils
Natural Hazards Overlay – Landslide Hazard
Natural Hazards Overlay – Medium Bushfire Hazard
Natural Resources Overlay – Coastal Protection
Assessment Type Code
Page 9 of 96
Section 10
PLANNING & ENVIRONMENT COMMITTEE MEETING AGENDA 10 MAY 2016
RECOMMENDATION
That Council note the report by the Development Planner to the Planning & Environment
Committee Meeting dated 10 May 2016 regarding Application No. MCU15/0070.01 for a Change
to an Existing Development Permit for Material Change of Use of Premises - Detached House
situated at 38 Park Crescent, Sunshine Beach and approve the request in accordance with the
following:
A. Agree to amend Condition 3 to read:
3. Development undertaken in accordance with this approval must generally comply
with the approved plans of development. The approved plans listed in the following
table and may be further amended by the conditions herein.
Plan No. Rev. Plan/Document Name Date
TP01 B Cover Sheet and Site Plan, prepared by NOF 27/04/16
Architects
TP02 B Ground Floor Level, prepared by NOF Architects 27/04/16
TP03 B Lower Floor Level, prepared by NOF Architects 27/04/16
TP04 B Rumpus Level, prepared by NOF Architects 27/04/16
TP05 B Roof Level, prepared by NOF Architects 27/04/16
TP06 B North East Elevation, prepared by NOF Architects 27/04/16
TP07 B North West Elevation, prepared by NOF Architects 27/04/16
TP08 B South East Elevation, prepared by NOF Architects 27/04/16
TP09 B South West Elevation, prepared by NOF Architects 27/04/16
TP10 B Section A, prepared by NOF Architects 27/04/16
TP12 B 3D View, prepared by NOF Architects 27/04/16
B. Agree to delete Condition 8;
C. Change Condition 11 to read:
11. A mix of native landscaping including ground covers, shrubs and trees must be
provided for minimum width of 5m from the rear boundary (adjoining the pathway).
Landscaping must be in accordance with Council’s Planning Scheme Policy PSP3
Landscaping Plants and Guidelines.
REPORT
1. PROPOSAL
The application seeks approval to change an existing approval for a detached dwelling. The
application seeks changes to the approved plans which include:
the removal of the upper level/mezzanine bedroom and ensuite;
a reduced ground floor level including kitchen, dining and deck areas;
a reduction of the lower ground floor area;
a reduction in the overall length of building;
the relocation of the swimming pool from the rear to the front of the site;
a reduction in area of the under croft;
an increase in soft landscaping to the rear of site;
screening provided along full length of the southern side of ground floor deck as required
by Condition 7 of the approval
The proposed changes generally reduce the scale and footprint of the development. Figure 1
shows a 3D view of the proposal.
Page 10 of 96
Section 11
PLANNING & ENVIRONMENT COMMITTEE MEETING AGENDA 10 MAY 2016
Figure 1 – 3D view of the proposal
2. SITE DETAILS
2.1. Background
The original application went before Council as the proposed dwelling included 3 storey portions
and a building height of 12m, with various setback relaxations sought.
Council issued a Preliminary Approval for a Material Change of Use of Premises for a Detached
Dwelling on 22 October 2015. The Preliminary Approval required the proposal plans to be
amended to reduce site cover to 35% prior the issue of a Development Permit.
Through the Negotiated Decision process amended plans were submitted complying with the
Preliminary Approval and a subsequent Development Permit for a Material Change of Use of
Premises for a Detached Dwelling was issued on the 17 November 2015.
The original application was code assessable and was not required to be publicly notified. The
proposal remains code assessable.
3. STATUTORY PROCESS
The applicant has requested to make a change to a development approval under s369 of the
Sustainable Planning Act 2009. A request to change a development approval under s369 can
only be made in circumstances where that change would constitute a ‘permissible change’.
The proposed change to the development approval requested by the applicant is determined to
constitute a permissible change on grounds that:
The change would not result in a substantially different development because the proposal
involves a reduction in scale to the built form of the detached house and does not change
the land use approved on-site;
Page 11 of 96
Section 12
PLANNING & ENVIRONMENT COMMITTEE MEETING AGENDA 10 MAY 2016
The change would not require the application to be referred to additional concurrence
agencies;
The original application was code assessable and the change would not cause the
application to become impact assessable; and
The change would not cause the approval to involve prohibited development.
On this basis, the applicant has followed lawful process in making a request under s369 of the
Act.
3.1. Assessment – Planning Scheme
The applicant seeks changes to Conditions 3 and 8. An assessment of each of the requested
changes is provided below.
Applicant’s request
Condition 3 – Changes to the Approved Plans
Approved Plans
3. Development undertaken in accordance with this approval must generally comply
with the approved plans of development. The approved plans listed in the following
table and may be further amended by the conditions herein.
Plan No. Rev. Plan/Document Name Date
DD 1.2 C Site plan, prepared by Sparks Architects 03.11.15
DD 1.3 C Roof Plan, prepared by Sparks Architects 03.11.15
DD 1.4 C Bedroom Mezzanine, prepared by Sparks Architects 03.11.15
DD 1.5 C Ground Floor Plan, prepared by Sparks Architects 03.11.15
DD 1.6 C Lower Ground Floor, prepared by Sparks Architects 03.11.15
DD 1.7 C Pool Terrace Floor Plan, prepared by Sparks Architects 03.11.15
DD 2.1 C North West Elevation, prepared by Sparks Architects 03.11.15
DD 2.2 C North East Elevation, prepared by Sparks Architects 03.11.15
DD 2.3 C South East Elevation, prepared by Sparks Architects 03.11.15
DD 2.4 B South West Elevation, prepared by Sparks Architects 01.09.15
The applicant requests changes to Condition 3 to allow amended plans reflecting the various built
form changes to the approved development.
Assessment
The proposal is for a house of a lessor scale, provides a greater seaward setback and retains the
approved side setbacks except for an encroachment of a privacy screen associated with the
swimming pool which has been relocated to within the front setback. A deck and stairs to the
northern boundary also encroaches into the setback. The encroachments are addressed below.
The building height in metres has been slightly reduced with much less of the building proposed
to the maximum height of 12m, which results in a reduction of building height presenting to Park
Crescent.
Figure 2 shows the reduction in the scale of the development with the approved development
hatched in red over the proposed.
Page 12 of 96
Section 13
PLANNING & ENVIRONMENT COMMITTEE MEETING AGENDA 10 MAY 2016
Figure 2 – Proposal with approved development hatched in red
Figure 3 below shows a comparison of the approved and proposed street presentation.
Figure 3 – Approved elevation on the left and the proposed elevation on the right
The proposed plans do not raise any concerns as the development remains within the approved
building envelope and does not introduce any new impacts.
Page 13 of 96
Section 14
PLANNING & ENVIRONMENT COMMITTEE MEETING AGENDA 10 MAY 2016
It is recommended Condition 3 be amended to reflect the amended plans and to read as follows:
3. Development undertaken in accordance with this approval must generally comply
with the approved plans of development. The approved plans listed in the following
table and may be further amended by the conditions herein.
Plan No. Rev. Plan/Document Name Date
TP01 B Cover Sheet and Site Plan, prepared by NOF Architects 27/04/16
TP02 B Ground Floor Level, prepared by NOF Architects 27/04/16
TP03 B Lower Floor Level, prepared by NOF Architects 27/04/16
TP04 B Rumpus Level, prepared by NOF Architects 27/04/16
TP05 B Roof Level, prepared by NOF Architects 27/04/16
TP06 B North East Elevation, prepared by NOF Architects 27/04/16
TP07 B North West Elevation, prepared by NOF Architects 27/04/16
TP08 B South East Elevation, prepared by NOF Architects 27/04/16
TP09 B South West Elevation, prepared by NOF Architects 27/04/16
TP10 B Section A, prepared by NOF Architects 27/04/16
TP12 B 3D View, prepared by NOF Architects 27/04/16
Applicants Request
Condition 8 – Setback and landscaping
8. The retaining wall and associated screening fence/wall (faced with hardwood timber)
located near the southern boundary must be:
a. setback 1.5m up to 4.5m in height
b. setback 2m between 4.5m – 7.5m in height.
The applicant seeks to delete the Condition for the following reason.
The area of intrusion is minor with only 1.4 metres of the screen fencing extending into the
1.5 metre setback. It is noted that the screen could be reduced in height to comply with the
setback requirement however this would reduce the amenity and privacy for both the
applicant and the adjoining premises. The minor intrusion is considered acceptable and
aids in maintaining privacy for both properties whilst still permitting landscaping to be
provided between the two buildings. The condition is recommended to be deleted.
Assessment
The screening fence is associated with the swimming pool which has been relocated from near
the seaward boundary to within the front setback. The swimming pool complies (1.5m setback)
with the side setback provisions but the screening fence located above the pool slightly exceeds
the maximum height of 4.5m for a 1.5m setback. The screening fence could be lowered to
comply or alternatively stepped in 0.5m. However, there is no access to the southern edge of the
pool and therefore no overlooking opportunities caused by the minor encroachment.
Furthermore, there is sufficient space to provide landscaping between the pool and boundary and
existing Condition 10 of the approval ensures screening vegetation is planted for the full length of
both side boundaries. It is recommended the condition be deleted.
Additional and changes to Conditions required
Given the changes to the development plans, Condition 11 of the approval also requires
amendment, as detailed below.
Page 14 of 96
Section 15
PLANNING & ENVIRONMENT COMMITTEE MEETING AGENDA 10 MAY 2016
The swimming pool has been relocated to within the front setback. Condition 11 is recommended
to be changed to read as follows:
11. A mix of native landscaping including ground covers, shrubs and trees must be
provided for minimum width of 5m from the rear boundary (adjoining the pathway). In
this regard landscaping must also be provided between the swimming pool and the
rear boundary. Landscaping must be in accordance with Council’s Planning Scheme
Policy PSP3 Landscaping Plants and Guidelines.
Correspondence from concerned residents
The original application raised concerns among nearby residents being 3 storeys and up to 12m
in height for a detached house. Correspondence received from concerned residents is included
as Attachment 2 and seeks additional changes to the dwelling design.
The residents seek Council to compromise by allowing the swimming pool screen fence to be
within the side setback in return for the building height presenting to the street to be reduced. The
proposed building height at the eave that presents to the street varies between approximately
7.9m and 8.3m above the natural ground level. As seen in Figure 3 above the development has
already reduced the eave height by approximately 2m. Given the development is located in an
area where 12m and 3 storey development is the permitted building height, the request for a
further reduction is unreasonable. The proposed changes already reduce the scale, footprint and
bulk of the development.
4. CONCLUSION
The application seeks to change the existing development approval for a detached dwelling. The
changes reduce the scale of the development, comply with the approved setbacks, sit within the
approved building envelope and are considered to maintain the intent of the approval. The
application is recommended for approval, subject to amended conditions.
Departments/Sections Consulted:
Chief Executive Officer Community Services Corporate Services
Executive Officer to the Mayor & CEO Community Facilities Financial Services
Executive Support Community Development ICT
Libraries & Galleries Procurement & Fleet
Local Laws Property & Facilities
Waste & Environmental Health Revenue Services
Executive Office X Planning & Infrastructure
Community Engagement Building & Plumbing Services
Customer Service Civil Operations
Economic Development Infrastructure Planning & Design
Governance Planning & Environment
Human Resources Strategic Land Use Planning
Sustainability
Page 15 of 96
Section 16
PLANNING & ENVIRONMENT COMMITTEE MEETING AGENDA 10 MAY 2016
Page 16 of 96
Neighbouring Building
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Existing Approved Areas Proposed Areas TOWN PLANNING APPLICATION DRAWINGS SITE SUMMERY
TPO1 Cover Sheet and Site Plan 1:200 Site: Lot 598 RP48112
Internal . Internal _ Stage 1 Stage 2 Total Site area: 532m2
Bedroom Mezzanine 40.20m2 Bedroom Mezzanine . : * TPO2 Ground Floor Level Plan 1:100 ,
Ground Floor 136.95m2 Ground Floor 91m2 - 91m2 6
Lower Ground Floor 153.30m2 Lower Ground Floor 408m2 22m2 —130m2 TPO3 Lower Floor Level Plan 1:100
Pool Terrace 21.68m2 Rumpus 86m2___—50m2 136m2 TP04 Rumpus Level Plan 1:100
Total Internal 352.73m2 Total Internal 285m2-72m2 ~—-357m2 TPOS Roof Level Plan 4:100
External : External TPO6 North East Elevation 1:100
Bedroom Mi 2.5m2 oF % % z
Ground Floor 105,85m2 Ground Floor 405m2- 405m2 TPO7 North West Elevation 1:100
ee oma Floor oe eeme Lower ered Floor 13m2—- 13m2 TPO8 South East Elevation 1:100
: lumpus Level - - - . -
Pod Deck one Pool aK aie TPO9 South West Elevation 1:100
Total External 309.02m2 Total External 139m2- 139m2 TP10 Section A 1:100
Total Areas 661.75m2 Total Areas 496m2 TP11 DA Comparison Plans 1:200
Landscaping TP12 3D View -
Soft Landscaping 263m2_—- 263m2 (49%)
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Page 16 of 96Section 17
PLANNING & ENVIRONMENT COMMITTEE MEETING AGENDA 10 MAY 2016
Page 17 of 96
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PLANNING & ENVIRONMENT COMMITTEE MEETING AGENDA 10 MAY 2016
Page 21 of 96
Legend
ang above natural ground ft _timber fence type 1
b basin {2 timber blade fence type 2
ball balustrade type 1 f3__ timber screen fence type 3
bal2 balustrade type 2 pe painted plywood cladding
bw blockwork wall $s sink
co roof sheet type 1 t tub
cot column - galv/ te timber cladding natural finish
kL 4,500 b 4,500 > building outline shown BY oer a wm pushing aching
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hone: $485 3635 / 0411 633 797 COPYRIGHT: This drawing is copyright
ARCHITECTS ae erruibtriet and property of nof architects and must 5 Access Stairs Changed 270416 John and Ngaio 38 Park Crescent,
email: [email protected] not be retained, copied or used without A__Town Planning Application 2036 Jamieson 16002 Sunshine Beach | } January 2016 1:100 @A3 8 TPO6
; an 62 119 989 188 their authonty. ‘Arpendnnet List Client Project No. Project 7 Date ‘Scale Revision Drawing No.Section 22
PLANNING & ENVIRONMENT COMMITTEE MEETING AGENDA 10 MAY 2016
Page 22 of 96
Legend
‘ang above natural ground f1_ timber fence type 1
b basin {2 timber blade fence type 2
ball balustrade type 1 {3 timber screen fence type 3
bal2 balustrade type 2 pe painted plywood cladding
bw blockwork wall s sink
co roof sheet type 1 t tub
col column - galv/ te timber cladding natural finish
painted chs tes timber cladding with external
cow concrete pool wall timber stud
ct cooktop wm washing machine
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boag: registered architect - 4823 .
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ARCHITECTS web: ‘wernncinetin felons de lerinarporeatrpeear| x Se Piepiae Aree aaaie John and Ngaio 38 Park Crescent, | ; TP07
comms | 272i [email protected] waa ‘Amendment List Nametonon ae meni? Ke seen ee ty ox ihion Drawing No.
Page 22 of 96Section 23
PLANNING & ENVIRONMENT COMMITTEE MEETING AGENDA 10 MAY 2016
Page 23 of 96
PLANNING & ENVIRONMENT COMMITTEE MEETING AGENDA 10 MAY 2016
Ss Legend
Fy S= 5 SS ee ang above natural ground f1_timber fence type 1
~~. b basin f2__ timber blade fence type 2
= 5 bal balustrade type 1 3 timber screen fence type 3
bal2 balustrade type 2 pc painted plywood cladding
x co roctsnestype? tbe
Tiny acre & Resear
~ cw concrete pool wail timber stud
Ss ct cooktop wm washing machine
en 7, lve hatch indicates [red tnewark indicates
pe \ ey a stage 2 works approved building outline
= _$ 88 8 hh a bul otine sown
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Jon | t = —— ane ' approved building
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ARCHITECTS Sst Somsiemcores «6p Sap, | eth] eee ne te (_—=*) simayne stents TPOB
0 ayn 62 119 989 188 eraser. — . ‘Client Project No. Priet \_/ Date ‘Scale Revision Drawing No.
Page 23 of 96Section 24
PLANNING & ENVIRONMENT COMMITTEE MEETING AGENDA 10 MAY 2016
Page 24 of 96
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PLANNING & ENVIRONMENT COMMITTEE MEETING AGENDA 10 MAY 2016
Page 25 of 96
Legend
- SS ang above natural ground —f1_timber fence type 1
~~ b basin £2 timber blade fence type 2
> alt balustrade type 1 £3 timber screen fence type 3
bal2 balustrade type 2 pe painted plywood cladding
. bw blockwork walll s sink
~ co roof sheet type 1 t tub
~ _ 12 col column - galv/ tc timber cladding natural finish
Zz ~< fy, painted chs tes timber cladding with external
> Ot tiny, cw concrete pool wall timber stud
Tt ct cooktop wm washing machine
Lu ~ V//, blue hatch indicates oO red linework indicates
oO - 7 stage 2 works approved building outline
~~ DA approved grid and
wo 64380 59909 DF 3,600 K__ 3.000 OK NN uilding outline shown
s in red
Ww | r | | | ! DA approved grid and
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| 3 - in red 3 |
a 3 6,430 2,200 8570 5,200 2,530 3
3 | . Building Height 8|
| —a - RL334300 0°
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x | Ty | 8.825mm ANG _ \ : J : RL 31.190 |
RL 29,765 v q | | | outline of DA
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— | | Bedroom Mezzanine |
| i — ae 3 RL 29.420
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5 1 1 1 84 16 2712 2170 50 32 55 Revision
5 1 1 1 84 17 2833 2170 57 34 92 Drawing
5 1 1 1 84 18 2892 2170 24 34 96 No.Section 26
PLANNING & ENVIRONMENT COMMITTEE MEETING AGENDA 10 MAY 2016
Page 26 of 96
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PLANNING & ENVIRONMENT COMMITTEE MEETING AGENDA 10 MAY 2016
Page 27 of 96
PLANNING & ENVIRONMENT COMMITTEE MEETING AGENDA 10 MAY 2016
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PLANNING & ENVIRONMENT COMMITTEE MEETING AGENDA 10 MAY 2016
Attachment 2
Dear Denis
we have now had a chance to canvas the various parties in Park Crescent who joined our
protest about the development approval granted to Mr Jamieson for 38 Park Crescent Sunshine
Beach.
In summary:
• While the new proposed arrangement is an improvement, our collective view is that it will still
look out of place compared with the detached houses in the street, and as well it will
unnecessarily affect adjacent residents adversely. When viewed from the street, the
windowed area below the roof line still makes the residence look like a 2 storey property, and
still exceeds the 8m (in fact it is 8.825m) above natural ground level criteria along gridline 3
(although it is 7.87m at gridline 2).
• We understand Mr Jamieson’s desire for natural light to the stairwell behind the windows but
the stairwell is enclosed and seperate from the main living area and hence it does not increase
natural light there. The height of the roof increases the detriment to his neighbours, but is not
necessary for the architectural aim which we believe could be readily satisfied with windows
with a smaller top to bottom dimension which would allow a lower roof line addressing the
street while still achieving adequate falls.
• The change to the rear of the property will benefit Mrs Wood at 36 Park Crescent who has
herself been so mindful of her neigbours' amenity.
• We have noted that Mr Jamieson still requests a concession regarding the screening on the
southern boundary with 1.4m of screen fencing extending into the 1.5m setback.
• We believe there would be a substantial benefit to a number of residents, particularly those
directly across the road from 38 Park Crescent, if you were able to trade a concession being
granted by Council for the intrusion into the 1.5m setback against a lowering of the high point
of the roof achieved by pivoting the roof downwards around the 11.710m ANG point along
gridline 4. We do not believe that this would adversely affect the architectural integrity of the
design in any way.
We are sure that you understand that we think that the initial planning decision to treat the
detached house as a duplex was wrong, and have formed the view based on advice received
that it was arguably illegal, but we also understand that Council would be reluctant to overturn a
decision already made.
As luck would have it, Mr Jamieson has himself modified his proposal for commercial reasons.
We think that given the poor decision-making, Council should attempt to achieve the best
outcome for all parties by negotiating the compromise we have described in the final bullet point
above.
Were you able to achieve an improvement in this way, the parties on our side would be happy
that the rights of all parties, particularly Mr Jamieson’s, would have been respected.
We thank you again for giving us the opportunity to comment on this new proposal and look
forward to seeing the outcome.
Regards
Richard Chesterman
Page 28 of 96
Section 29
PLANNING & ENVIRONMENT COMMITTEE MEETING AGENDA 10 MAY 2016
3 DEVELOPMENT APPLICATION FOR MATERIAL CHANGE OF USE FOR DUPLEXES
AND RECONFIGURATION OF A LOT (BOUNDARY REALIGNMENT AND ACCESS
EASEMENTS) AT 33-35 GRANT STREET, NOOSA HEADS (MCU15/0108 &
REC15/0028)
DOCUMENT INFORM AT ION
Author Coordinator Planning Denis Wallace
Planning & Infrastructure Department
Index ECM / Application / MCU15/0108 & REC15/0028
Attachments 1. Proposal Plans
APPLICATION DETAILS
Applicant Mark Bain Constructions Pty Ltd
Proposal Development Permit for Material Change of Use of Premises -
Multiple housing Type 2 - Duplex (x 2 - 4 units in total); and
Reconfiguring a Lot - 2 Lots into 2 Lots and Access easements
Properly Made Date 24 November 2015
Information Request Date 14 December 2015
Information Response Date 9 March 2016
Decision Due Date 10 May 2016
Number of Submissions N/A
PROPERTY DETAILS
Property Address 33-35 Grant Street, Noosa Heads Qld 4567
RP Description Lots 1 & 2 on SP230068
Land Area 1,487m2
Existing Use of Land Vacant
STATUTORY DETAILS
SEQRP Designation Urban Footprint
Locality Noosa heads
Zone Semi-Attached Housing
Overlays Medium Bushfire Hazard Area
Assessment Type Code
Page 29 of 96
Section 30
PLANNING & ENVIRONMENT COMMITTEE MEETING AGENDA 10 MAY 2016
RECOMMENDATION
That Council note the report by the Coordinator Planning to the Planning & Environment
Committee Meeting dated 10 May 2016 regarding Application No. MCU15/0108 & REC15/0028
for a Development Permit for Multiple Housing – Type 2 Duplex (x 2) and Reconfiguration of a
Lot (2 into 2 Lots and Access Easements) situated at 33-35 Grant Street, Noosa Heads and
approve the application in accordance with the following conditions:
MATERIAL CHANGE OF USE CONDITIONS (MCU15/0108)
PLANNING
When Conditions must be Complied With
1. Unless otherwise stated, all conditions of this Decision Notice must be complied with prior
to the use commencing, and then compliance maintained at all times while the use
continues.
Approved Plans
2. Development undertaken in accordance with this approval must generally comply with the
approved plans of development. The approved plans are listed in the following table unless
otherwise amended by these conditions and annotations on the plans .
Plan No. Rev. Plan/Document Name Date
CD00 A Level 1 Site/Floor Plan prepared by RC Studio 07.02.16
Architectural Design
CD01 A Level 2 Site/Floor Plan prepared by RC Studio 07.02.16
Architectural Design
CD02 A Level 3 Site/Floor Plan prepared by RC Studio 07.02.16
Architectural Design
CD03 A Level 1 Floor Plan prepared by RC Studio Architectural 07.02.16
Design
CD04 A Level 2 Floor Plan prepared by RC Studio Architectural 07.02.16
Design
CD05 A Level 3 Floor Plan prepared by RC Studio Architectural 07.02.16
Design
CD06 A Elevations 01 prepared by RC Studio Architectural 07.02.16
Design
CD07 A Elevations 02 prepared by RC Studio Architectural 07.02.16
Design
CD08 A Elevations 03 prepared by RC Studio Architectural 07.02.16
Design
CD09 A Roof Plan prepared by RC Studio Architectural Design 07.02.16
CD10 B Level 1 Site/Floor Plan [Sections] prepared by RC 31.03.16
Studio Architectural Design
CD11 A Existing Vegetation prepared by RC Studio 07.02.16
Architectural Design
CD12 A Proposed Landscaping Plan prepared by RC Studio 07.02.16
Architectural Design
Setback Amendment
3. The development must provide a minimum 2 metre building setback (exclusive of eaves) to
the site’s Banksia Avenue frontage. The balcony area noted on the annotated approved
plan must be amended accordingly to provide the increased setback.
Page 30 of 96
Section 31
PLANNING & ENVIRONMENT COMMITTEE MEETING AGENDA 10 MAY 2016
Building Height
4. The maximum height of the development must not exceed the building heights and
Reduced Levels to rooflines shown on the approved plans.
5. Certification must be submitted to Council from a Licensed Surveyor which certifies that the
building does not exceed the maximum height requirements of this Decision Notice.
Staging
6. The development across two existing allotments (with built to boundary common walls)
must be completed as a whole and may not be staged unless written approval is given by
Council.
Performance Bond
7. Security in the form of a cash bond or trading bank guarantee to the sum of $10,000 must
be submitted to Council, to secure performance of all conditions of this approval, prior to
the pre-start meeting. The cash bond or trading bank guarantee will be returned on
performance of the conditions of approval less any costs incurred by Council in respect of
enforcing performance of this permit. Council reserves the right to call upon the bond or
guaranteed sum to effect compliance with condition.
Building Appearance
8. All air conditioning units or other mechanical equipment must be fully enclosed or screened
such that they are not visible from the street frontages nor adjoining properties.
9. All deck and balcony areas above ground floor must not be enclosed by permanent fixtures
such as shutters, louvres, glass paneling or the like, except where required to satisfy any
privacy condition of this Decision Notice.
Fencing and Walls
10. Any street fencing must be set back an average of 1 metre from the front property
boundary. Any fencing on the front boundary must either:
10.1. not exceed a maximum height of 1.2m
10.2. be of open construction
11. The area of land between the fence and the front property boundary must be densely
landscaped to screen any fencing from the street.
Clothes Drying Areas
12. Each dwelling unit must be provided with access to an outdoor clothes line which is
screened from public view.
Community Management Statement
13. Any proposed Community Management Statement required for the development pursuant
to the Body Corporate and Community Management Act 1997 must be submitted to
Council for endorsement at the same time as submission of the Building Format Plan (or
similar) to Council for compliance assessment.
Landscaping
14. The development site must be landscaped. The works must be undertaken in accordance
with an Operational Works approval and the Noosa Plan and Council’s Planning Scheme
Policy 3 – Landscaping Plants & Guidelines and must include in particular:
14.1. The open space and landscaped areas the works shown on the Approved Plans;
14.2. Retention of existing trees, as generally indicated on the approved plans;
14.3. Native screening trees and shrubs to partially screen the building bulk; and
14.4. Details of proposed fencing;
Page 31 of 96
Section 32
PLANNING & ENVIRONMENT COMMITTEE MEETING AGENDA 10 MAY 2016
15. All landscape works must be maintained generally in accordance with the approved design
for the life of the development.
16. All landscape works must be established and maintained in accordance with horticultural
best practice with construction techniques that allow for healthy, sustained and vigorous
plant growth. All plant material must be allowed to grow to full form.
Waste
17. The developer must provide waste storage and disposal facilities in accordance with
Planning Scheme Policy “Waste Management Multi-Dwellings and Commercial and
Industrial Premises”, including an external imperviously paved area correctly sized for all
refuse and recycling containers and suitably screened from public places and neighbouring
properties.
Noise Nuisance
18. Noise emission from mechanical equipment shall comply with the following requirements:
18.1. Air-conditioning and Refrigeration
7am to 10pm: Maximum background + 5dB(A)
10pm to 7am: Maximum background + 3dB(A)
18.2. Pumps
7am to 7pm: Maximum background + 5dB(A)
7pm to 10pm: Maximum background + 3dB(A)
10pm to 7am: No audible noise.
19. Submission of written certification from a suitably qualified person confirming that the noise
levels from all mechanical equipment comply when measured at either the residential
boundary or outside the most exposed part of an affected building, whichever is the closest
to the equipment. The assessment and certification is required immediately after
installation of the equipment and prior to any occupation of the building, and in a format
approved by Council. All equipment should be operating at the same time to test the
overall noise level created.
Advice: It is recommended the person you engage to certify the installation is involved at
the plan development stage so they can recommend where equipment is best located.
They can also advise about noise enclosures and make other suggestions to avoid noise
problems that are is costly deal with post-construction.
20. Noise from residential building works shall comply with the following –
20.1. Limited to between 7:00am to 6:30pm Monday to Saturday.
20.2. All reasonable measures are taken to minimise noise emissions.
20.3. Not permitted on Sunday or public holidays.
ENGINEERING
External Works
21. Banksia Avenue and Grant Street must be upgraded for the length of their frontage to the
subject site. The works must be undertaken in accordance with an Operational Works
approval and must include in particular:
21.1. construction of pedestrian footpaths in accordance with the conditions of this
Decision Notice
Page 32 of 96
Section 33
PLANNING & ENVIRONMENT COMMITTEE MEETING AGENDA 10 MAY 2016
21.2. removal of any existing redundant property access and reinstatement of the kerb,
footpath and verge area to match the balance of the site frontage, including the
provision of topsoil and turf where the existing verge is grassed.
Site Access and Driveways
22. A sealed access driveway must be provided extending from the existing concrete driveway
within the easement at the rear of the site to all parking and manoeuvring areas of the
development. The works must be undertaken in accordance with an Operational Works
approval and must include in particular:
22.1. a driveway width of 5 metres maximum;
22.2. suitable safety measures, including warning signage, to improve driver awareness of
other vehicles on the existing easement;
22.3. sufficient area for vehicles to access the spaces, manoeuvre on site and exit the site
in a forward gear in a total of 3 movements.
Car Parking
23. A minimum of 6 car parking spaces must be provided and marked on the site. The works
must be undertaken in accordance with an Operational Works approval and must include in
particular:
23.1. A minimum of 2 visitor parking spaces within the total, which are clearly marked for
that purpose and accessible at all times for visitor use;
23.2. crossfalls and gradients in accordance with Australian Standard AS2890: Parking
Facilities.
24. All car parking areas and access driveways must be maintained exclusively for vehicle
parking and manoeuvring and kept in a tidy and safe condition at all times.
25. Directional signage must be provided to direct visitors to the car parking spaces provided
on site.
Pedestrian Facilities
26. Pedestrian facilities must be provided for the development. The works must be undertaken
in accordance with an Operational Works approval and must include in particular:
26.1 a 1.5 metre wide footpath within the road verge for the entire length of the site’s
frontage to Grant Street.
Stormwater Drainage
27. The site must be provided with a stormwater drainage system connecting to a lawful point
of discharge. All stormwater drainage must be collected and discharged so there is no net
increase in stormwater runoff from the site. The works must be generally in accordance
with drawing number 26041-SW1 prepared by SCG Consulting and be undertaken in
accordance with an Operational Works approval.
Electricity and Telecommunication Services
28. Unless otherwise stipulated by telecommunications legislation at the time of construction,
the development must be provided with all necessary conduits, pits and pipes to
accommodate the future connection of optic fibre technology telecommunications.
Earthworks and Retaining Walls
29. All fill and associated batters must be undertaken in accordance with an Operational Works
approval, and contained entirely within the subject site unless written permission from the
respective landowner(s) is provided to Council.
Page 33 of 96
Section 34
PLANNING & ENVIRONMENT COMMITTEE MEETING AGENDA 10 MAY 2016
30. All retaining walls must be designed and constructed in accordance with the planning
scheme and must be certified by an RPEQ where exceeding 1.0m in height. All retaining
walls that are publicly accessible and exceed 1.0m in height must be fitted with a
commercial grade safety fence.
Damage to Services and Assets
31. Any damage caused to existing services and assets as a result of the development works
must be repaired at no cost to the asset owner at the following times:
31.1 where the damage would cause a hazard to pedestrian or vehicle safety,
immediately; or
31.2 where otherwise, upon completion of the works associated with the development.
Any repair work which proposes to alter the alignment or level of existing services and
assets must first be referred to the relevant service authority for approval.
RECONFIGURING A LOT CONDITIONS (REC15/0024)
Approved Plans
1. Development undertaken in accordance with this approval must generally comply with the
approved plans of development. The approved plans are listed in the following table unless
otherwise amended by these conditions.
Plan No. Rev. Plan/Document Name Date
- B Proposed Reconfiguration 33 & 35 Grant Street, -
Noosa Heads
2. All lot numbering on the subdivision plan to be submitted to Council for compliance
assessment must remain as shown on the Approved Plans.
Water & Sewer Connections
3. An underground connection to reticulated water and sewerage must be provided to each lot
in accordance with the standards and requirements of Northern SEQ Distributor–Retailer
Authority (Unitywater).
4. A Certificate of Completion from the Northern SEQ Distributor–Retailer Authority
(Unitywater) must be submitted to Council that certifies an underground connection to
reticulated water and sewerage has been provided to each lot.
Community Management Statement
5. Any proposed Community Management Statement required for the development pursuant
to the Body Corporate and Community Management Act 1997 must be submitted to
Council for endorsement at the same time as submission of the subdivision plan to Council
for compliance assessment.
Electricity and Telecommunication Services
6. Certification must be submitted to Council from all relevant service providers which certifies
that the development has met the requirements of this Decision Notice and all applicable
legislation at the time of construction.
Easements
7. Reciprocal easements for access must be created with the lots. The easements must be of
sufficient dimensions to encompass the paths of vehicles accessing the spaces,
manoeuvring on site and exiting the site in a forward gear in a total of 3 movements.
8. Reciprocal easements for support (or similar) must be created with the lots. The easements
must be of sufficient dimensions to encompass the whole of the common dividing wall
together with any necessary foundations.
Page 34 of 96
Section 35
PLANNING & ENVIRONMENT COMMITTEE MEETING AGENDA 10 MAY 2016
9. An easement for drainage purposes must be registered in favour of proposed Lot 2 against
the title of proposed Lot 1 over that part of the drainage system within proposed Lot 1 that
conveys stormwater runoff from proposed Lot 2 to the Council drainage system. The
easement must be of sufficient dimension to wholly encompass the structures or be a
minimum of 1.5m wide.
10. Unless otherwise agreed in writing by the relevant service provider, any public or third party
infrastructure located on the subject site must be placed within an easement registered
against the title of the property.
11. All easements must be designed in accordance with the planning scheme and granted at
no cost to the Grantee. Where the Grantee is Council or a service authority, the easement
documentation must be in accordance with the Grantee’s standard easement terms. Draft
easement documentation must be submitted to Council for endorsement.
12. All works must be kept clear of any existing or proposed easements on the subject land,
unless agreed otherwise in writing by the Grantee.
REPORT
1. PROPOSAL
The application seeks approval for a Material Change of Use of premises for duplexes over 2
lots, resulting in 4 x 3 bedroom units. The duplex pairs are proposed to be attached, rather than
freestanding and the application includes a lot reconfiguration to realign the internal boundary
along a common wall between the two duplex pairs. Access easements are also proposed at the
rear of the site, where a concrete driveway has been constructed to service the lots.
The design comprises 4 attached units stepping down over 3 levels to respond to the sloping
site. The levels are a mix of raised floors and slabs on ground, with the lowest being a garage
level at the rear. Decks are included to the front and rear of the building, the primary of which
face due north to the site’s Grant Street frontage. The upper storey facing Grant Street includes
high-level clerestory windows.
The building’s external facades are clad in a mix of rendered masonry, weatherboard and FC
sheeting. The roof is a series of colorbond skillions at various pitches between 4 to 7 degrees.
Extracts from the proposal plans are shown below in Figures 1 & 2 and an architect’s impression
is shown in Figure 3. Full proposal plans are included as Attachment 1.
The application is before Council because the development includes a 3 storey portion at the
rear, which exceeds the 2 storey height limit for the site.
Page 35 of 96
Section 36
PLANNING & ENVIRONMENT COMMITTEE MEETING AGENDA 10 MAY 2016
Figure 1 – Extract from Proposed Site Plan / Lower Floor Plan
Figure 2 – Extract from Proposed Elevations
(Western side elevation to Banksia Ave at top; Northern Elevation to Grant St at bottom)
Page 36 of 96
Section 37
PLANNING & ENVIRONMENT COMMITTEE MEETING AGENDA 10 MAY 2016
Figure 3 – Architectural Perspective
2. SITE DETAILS
2.1. Background
There are no existing development approvals over the site. The site is 2 of 12 Semi-Attached
Housing (duplex) lots on the southern side of Grant Street created and sold by Council around
2005/06.
2.2. Site Description
The site is roughly trapezoidal shaped and has frontages to both Grant Street and Banksia
Avenue of approximately 50m and 40m respectively. The slight slopes moderately to steeply
down from the Grant Street frontage at an average slope of 20% and an overall fall of 8m to the
rear (southern) boundary. The steepest slopes are toward the site’s Grant Street front boundary.
The site contains a mixture of native tree species endemic to the area of varying ages, including
a number of juvenile regrowth trees. An existing concrete driveway has been constructed at the
rear of the block to provide access from Banksia Avenue for the two subject lots and the adjacent
two lots to the east.
Surrounding land uses comprise a mix of residential uses, including units and detached houses
to the north, duplexes to the east.
A locality plan, site aerial photo and street view are shown in Figures 4, 5 & 6 below.
Page 37 of 96
Section 38
PLANNING & ENVIRONMENT COMMITTEE MEETING AGENDA 10 MAY 2016
Figure 4 – Locality Plan
Figure 5 – Aerial Photograph
Page 38 of 96
Section 39
PLANNING & ENVIRONMENT COMMITTEE MEETING AGENDA 10 MAY 2016
Figure 6 – Street View of Site’s Northwest Corner Looking Southeast
3. ASSESSMENT
3.1. Instruments for Statutory Assessment
Under the Sustainable Planning Act 2009 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;
the South East Queensland Regional Plan;
State Planning Regulatory Provisions;
the Planning Scheme for the local government area; and
Of these, the statutory planning instruments relevant to this application are discussed in the
sections that follow.
3.2. State and Other Statutory Instruments
State Planning Policy
The development meets the interim development assessment provisions of the State Planning
Policy.
South East Queensland (SEQ) Regional Plan 2009 - 2031
The site is located within the Urban Footprint area of the SEQ Regional Plan. The proposal is
consistent with the regional policies of the SEQ Regional Plan and is consistent with the SEQ
Regional Plan Regulatory Provisions
3.3. Statutory Instruments – Planning Scheme
The subject site is located in the Noosa Heads Locality and is zoned Semi-Attached Housing.
The proposed duplex use is identified as a consistent use within the zone and is required to
follow a code assessable application process.
Page 39 of 96
Section 40
PLANNING & ENVIRONMENT COMMITTEE MEETING AGENDA 10 MAY 2016
Locality Provisions
The Noosa Heads Locality Code seeks various building design and built-form outcomes for new
developments. The table below details the proposal’s level of compliance with the Code
provisions.
Criteria Planning Scheme Proposal Complies
Site Area - 1,478m²
Population density 14.78 persons max 13.2 persons
Gross floor area or 665m² max 658m²
Plot ratio 0.45:1 max. 0.44:1
Site cover 40% max 27%
Landscaped open space 528m² min 642m²
Soft landscaping min 60% of total >80%
Building height
storeys 2 storeys max 3 storeys X
metres 8 metres 8.1 metres X
Boundary setbacks
Grant St Frontage 6 metres min 6 metres
Banksia Ave 6 metres 1.2 metres X
Side 2 metres min 2 metres (East) min
(8.5metres average setback)
Side 2 metres min 0 metres to internal boundary X
Rear 6 metres min 19 metres
Length of wall 15 metres max 12.5 metres
Main Roof Form 5 degrees 7 – 12 degrees
Min. 75% eaves 100% eaves
Carparking 4 covered min 8 covered
1 uncovered min 4 uncovered
The proposal requires relaxations for planning provisions for building height in storeys and
metres, and setbacks to Banksia Avenue and the site’s internal boundary. These are discussed
below.
Building Height in Storeys
The rear of the development is 3 storeys high, with the lower garage level only complying with
the definition of a ‘basement’ for a northern portion of that level, where it returns into the hill. As
such, the building has 2 and 3 storey portions at the rear above the garages. Figures 7 and 8
below show the areas of non-compliance.
Page 40 of 96
Section 41
PLANNING & ENVIRONMENT COMMITTEE MEETING AGENDA 10 MAY 2016
Figure 7 –Western Elevation (to Banksia Avenue) Showing 3 Storey Portion
Figure 8 – Rear Elevation
The design’s 3 storey building presentation at the rear is partly a result of the site’s slope. The
building could be made to comply by lowering the garage level further and undertaking
substantially more earthworks or by shifting the upper level toward Grant Street but these would
not provide improved outcomes. The 3 storey presentation is at the rear of the site, can be
partially screened with vegetation and will not impact significantly on the streetscape or visual
amenity of existing residents. Overall, the design responds to site constraints and the rear
access arrangement provides an improved presentation to the primary Grant Street frontage.
The height relaxation is supported and the building is considered to meet the overall outcomes
sought for the Noosaville locality.
Page 41 of 96
Section 42
PLANNING & ENVIRONMENT COMMITTEE MEETING AGENDA 10 MAY 2016
Building Height in Metres
The proposal plans indicate a minor building height in metres relaxation required at the rear of
the building. The building is approximately 8.1m high from finished ground level due to the cut
required to create the driveway. This minor relaxation is supported because the rear of the
building is not prominent from the street and will be screened by landscaping and will not impact
on visual amenity in the area. Conditions are recommended to require certification from a
licensed surveyor to ensure the completed building does not exceed the maximum height shown
on the plans.
Setback to Banksia Avenue
The proposal involves a reduced building setback to the Banksia Avenue frontage where a
triangular portion of the building extends into the 6m setback. The building setback is 2.0m to the
external walls and approximately 1.2m to a small balcony (1.2m wide).
The site’s sharply raking boundary is the primary reason for the incursion. The Banksia Avenue
boundary rakes to the southeast at an acute angle to the Grant Street front boundary, with the
site only 7m wide at the rear (southern) boundary. The building’s proposed average setback to
Banksia Avenue is approximately 8.5m and allows the retention of existing trees and
establishment of screening vegetation to the building’s western elevation. The incursion is
generally justified and supported, with the exception of the balcony areas to within 1.2m. A
condition requiring this to be increased to 2.0m consistent with the rest of the building is
recommended to allow sufficient space for landscaping.
Internal Setback (Built to Boundary)
The proposal involves a built to boundary arrangement to the internal boundary. The proposal is
supported because it allows greater open space areas to the balance of the site and provides a
good design outcome across the two lots. The built to boundary arrangement necessitates a
number of building design and easement requirements. Conditions are applied to address the
easement and ensure the building is not staged, so the full development is constructed.
Land Use, Works & Overlay Code Provisions
The following further codes are applicable to this application:
Residential Uses Code
Landscaping Code
Engineering Works Codes
Reconfiguring a Lot Code
The application has been assessed against each of the above applicable codes and complies, or
can be conditioned to comply with each. Further details of pertinent assessment issues are
provided below.
Landscaping & Vegetation Retention
The proposal meets the minimum landscaping requirements of the Landscaping Code. A portion
of the site’s mature and juvenile trees will need to be removed but this is an anticipated
consequence of duplex development on lots fronting the south side of Grant Street. The internal
built to boundary arrangement allows greater open space areas toward the Banksia Street
frontage and some trees can be retained through that frontage and toward the rear. Conditions
are recommended to address vegetation retention and landscaping requirements, including
screening vegetation and fencing, via an operational works application.
Access and Carparking
The proposed carparking consists of 4 double garages for residents and a total of 4 visitor
spaces (2 on each lot). The dimensions of the garaging and car spaces comply with
AS/NZS2890.1:2004 and there is sufficient room for vehicles to access the spaces, manoeuvre
and exit the site in a forward gear.
Page 42 of 96
Section 43
PLANNING & ENVIRONMENT COMMITTEE MEETING AGENDA 10 MAY 2016
The vehicle access is a single driveway that is shared across the development and centrally
located on the new boundary. The driveway extends from the existing concrete driveway within
the access easement at the rear to the proposed carparking area. It is considered that:
o the internal driveway is sufficient to cater for the vehicle movements;
o the external driveway extending from the proposed access point to Banksia Avenue is
sufficient to cater for the traffic movements created by the development due to the short travel
distance and that Banksia Avenue is a no through road.
Lot Reconfiguration
The proposed internal boundary realignment to follow the alignment of the new common wall
between the duplex pairs, and access easement proposal, meets the provisions of the
Reconfiguring a Lot Code. The lots remain above the minimum lot size and are suitably
proportioned. The proposed easement is the preferred access arrangement for the site.
Bushfire
The site falls within a mapped medium bushfire hazard area but is considered to be at low risk of
bushfire given the small stand of vegetation to be retained on the site, the vegetation separation
provided by Grant Street and Banksia Avenue, and the lack of contiguous vegetation in the area
more broadly.
4. CONSULTATION
4.1. IDAS Referral Agencies
Not applicable.
4.2. Other Referrals
The application was forwarded to the following internal Council specialists:
Coordinator Operational Works
His assessment is included in this report.
5. CONCLUSION
The proposed development comprising of two duplex pairs and a lot reconfiguration involves a
number of built form relaxations, in particular to building height and the setback to Banksia
Avenue. These relaxations are supported because the design appropriately responds to the
site’s slope and acutely angled frontages. The resulting building presents as low-rise to the
primary Grant Street frontage and avoids the dominance of garaging and driveways to that street.
The 3 storey presentation to the rear will not negatively impact on the visual amenity of the area
and the development’s open space areas allow for a good landscaping outcome to be achieved.
The application is recommended for approval, subject to conditions.
Departments/Sections Consulted:
Chief Executive Officer Community Services Corporate Services
Executive Officer to the Mayor & CEO Community Facilities Financial Services
Executive Support Community Development ICT
Libraries & Galleries Procurement & Fleet
Local Laws Property & Facilities
Waste & Environmental Health Revenue Services
Executive Office X Planning & Infrastructure
Community Engagement Building & Plumbing Services
Customer Service Civil Operations
Economic Development Infrastructure Planning & Design
Governance x Planning & Environment
Human Resources Strategic Land Use Planning
Sustainability
Page 43 of 96
Section 44
PLANNING & ENVIRONMENT COMMITTEE MEETING AGENDA 10 MAY 2016
Page 44 of 96
PLANNING & ENVIRONMENT COMMITTEE MEETING AGENDA 10 MAY 2016
ATTACHMENT 1
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Page 44 of 96Section 45
PLANNING & ENVIRONMENT COMMITTEE MEETING AGENDA 10 MAY 2016
Page 45 of 96
PLANNING & ENVIRONMENT COMMITTEE MEETING AGENDA 10 MAY 2016
REVISION A
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Page 45 of 96The text continues on section 46.