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Covering Letter
Our Ref: 13075/15363ms.ms 12 December 2013 The Chief Executive Officer Sunshine Coast Council Locked Bag 72 Sunshine Coast Mail Centre QLD 4560 Attention: Development Assessment Dear Sir, Development Application Material Change of Use for a Detached House at 56 Seaview Terrace, Sunshine Beach legally described as Lot 64 RP81810 This letter has been prepared to support a development application submitted on behalf of Bell-Allen Holdings Pty Ltd. The application seeks a development permit for a Material Change of Use for a Detached House at the above site. In accordance with Section 260 of the Sustainable Planning Act 2009, the application includes the following: • IDAS forms parts 1 and 5 duly completed; • the application drawings prepared by Harry Poulos Architects in Attachment A. For convenience, the submitted drawings are listed in the table below: Drawing Description Drawing Drawing No. Date Proposed 1st Floor Street Entry Level – Floor 5456 A-01 27.08.13 Plan Proposed Ground Floor 5456 A-02 27.08.13 Proposed Roof & Site Plan 5456 A-03 27.08.13 Proposed 1st Floor Street Entry Level - 5456 A-04 27.10.13 Elevation Proposed RHS (South) Elevation 5456 A-05 19.11.13
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Proposed Rear (East) Elevation 5456 A-06 27.10.13
Proposed LHS (North) Elevation 5456 A-07 12.11.13
Section A-A 2m from LHS Boundary 5456 A-10 27.08.13
Section B-B 2m from LHS Boundary 5456 A-11 12.11.13
Proposed Site Plan Calculation of Site GFA 5456 A-30 27.08,13
& Site Cover
Sketch
• Council’s edevelopment application form; and
• One (1) copy of this correspondence including Attachments;
Please note that the application fee of $1,049 will be paid electronically.
1.0 Introduction
In the Noosa Plan 2006, the property is located in the Eastern Beaches Locality
and forms part of the Detached Housing Zone. The site is also located in the
Coastal Protection Area and as such, the proposed development triggers code
assessment.
Council records will show that a development permit for a new dwelling house
on this site was issued on 29 November 2005 under reference 2005/901. A copy
of the decision notice and approved drawings are included in Attachment B.
In June 2007, Council approved a series of amendments to the original
development permit and a copy of the amended decision notice and
approved plans are included in Attachment C. In summary the amended
design retained and extended the existing house.
This letter provides further details about the subject site and the surrounding land
uses, details of the proposed development and addresses the relevant town
planning issues raised by the proposal.
The letter should be read in conjunction with the IDAS development application
forms and the application drawings prepared by Harry Poulos Architects.
2.0 Site and Surrounding Uses
The application site, which has a street address of 56 Seaview Terrace, Sunshine
Beach, is legally described as lot 64 on RP81810 and has an area of 570m2.
Figure 1 below illustrates that the subject site is located on the eastern side of
Seaview Terrace, in an established residential area. The site has a frontage of
approximately 15.5m to Seaview Terrace, and is rectangular in shape. There is
currently a two (2) storey dwelling on the site which will be demolished. A single
concrete driveway provides access to the site from Seaview Terrace.
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56 Seaview Terrace, Sunshine Beach
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Figure 1 – Aerial Photo
Subject Site
As the contour information in Attachment A shows ground levels fall across the
site from Seaview Terrace towards the Ocean on the eastern side of the site.
There is no significant vegetation on the site except for a mature pandanus tree
in the north eastern corner. This tree will be retained. Immediately to the east of
the site the ground falls away sharply towards Sunshine Beach. The sand dunes
between the site and Sunshine Beach below are heavily vegetated.
The site is located in an established residential area where the dominant form of
development is single detached dwellings. Consistent with the prevailing
character of the local area, both properties either side of the application site
contain two storey, single residential dwellings. The locations of these dwellings
are shown on the floor plans in Attachment A and in the aerial photo in Figure 1
above.
Figure 2 – Locality Plan
Subject Site
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3.0 Description of Development
As mentioned above, the application seeks approval to establish a Detached
House on the site. Details of the proposed house are provided in the
architectural plans, prepared by Harry Poulos in Attachment A.
In order to minimise the amount of cut and fill required, the dwelling has been
designed to step down the slope on the site. As a result, the proposed dwelling is
two (2) storeys high and has a maximum height of 8m above natural ground
level. As the plans illustrate, the proposed dwelling has been architecturally
designed and has a modern appearance that is consistent with both the design
previously approved on the site and other recent developments within the local
area.
The floor plans show that the living areas are provided at first floor level with the
bedrooms and rumpus room provided at ground floor level. The plans also show
that outdoor decks are proposed on both levels with privacy screens provided
to protect the amenity of the residents and the adjoining property owners.
A garage is proposed at the front of the site where it is directly accessible from
Seaview Terrace. The garage, which has capacity for three cars, has been
designed to integrate with the overall architectural style of the dwelling. The
elevations show that the garage has been split into two sections to reduce the
width of the door. Landscaping is proposed either side of the driveway to
reduce the visual impact of the garage from the street.
The main pedestrian entrance to the dwelling is located on the southern side of
the garage. The entrance projects forward from the building line of the garage
and the floating roof will help to clearly identify the entrance from the street.
The ground floor has an area of 175m2 which equates to 31% of the site area.
The first floor is larger and has a total floor area of 226m2, which is 40% of the total
site area.
At the front of the site the garage has a minimum setback of 5.3m from the
street. This setback exceeds that of the garages on adjoining properties which
have setbacks of 2.5m and 4.4m. The proposed setback also exceeds that
approved in the 2005 decision which was 2.6m from Seaview Terrace.
At the rear of the building the setback varies from 5.9m to 7.4m. As the floor
plans illustrate, this setback is consistent with those on the adjoining properties
and is slightly bigger than those approved in the 2005 approval.
Drawings 5456 A-01 and A-02 show the proposed setbacks along the side
boundaries. These drawings illustrate that the majority of the proposed building
complies with the Council’s preferred minimum setbacks of 1.5m and 2m for the
ground and first floor levels respectively. However there are some small sections
of the building that encroach into the preferred setbacks and these are
discussed in section 4.3.5 below.
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At least 20% of the site area is provided as soft landscaping with the principal
area of landscaping provided at the rear of the property where the existing
pandanus in the north eastern corner of the site will be retained.
Some minor earthworks are proposed and a geo technical report is currently
being prepared by Golders Associates to demonstrate that there is no risk of
landslide emanating from this work. This report will be submitted to Council as
soon as it is available.
4.0 Statutory Assessment
4.1 Sustainable Planning Act 2009
The Sustainable Planning Act 2009 (SPA) provides the overall statutory planning
framework for Queensland. The subject site is currently located within the local
government boundaries of Sunshine Coast Regional Council and the
development application is subject to the provisions of the Noosa Plan 2006.
Based on the relevant provisions of the Planning Scheme the proposed
development requires code assessment and those matters which the
Assessment Manager must have regard to when assessing the application are
set out in section 313 of SPA.
4.2 State Regulatory Provisions, State Planning Policy & State Development
Assessment Provisions
Under the provisions of SPA the Assessment Manager must give consideration to
any relevant State Regulatory Provisions (SRP), State Planning Policy and State
Development Assessment Provisions (SDAP).
4.2.1 South East Queensland Regional Plan 2009 – 2031 (SEQRP)
Figure 3 illustrates that the site forms part of the Urban Footprint in the SEQRP.
The proposed development is consistent with this designation and does not
trigger assessment against the regulatory provision of the Regional Plan.
4.2.2 State Planning Policy
The State Planning Policy Mapping illustrates that the site forms part of the
following:
coastal zone;
coastal management district;
climatic regions (stormwater management design);
flood hazard area; and
coastal hazard (erosion prone area).
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Given this mapping, the proposal has been assessed against the relevant interim
development assessment requirements in the new State Planning Policy
December 2013 and found to be compliant with the SPP for the following
reasons:
the proposal will not have an adverse impact on coastal processes,
coastal resources or the scenic amenity of the coastal landscape;
the proposal will not affect public access to the foreshore;
the proposal redevelops an existing urban site; and
the proposed building is not located seaward of the adjoining
residential properties.
4.2.3 State Development Assessment Provisions
The State Assessment Referral Agency mapping largely duplicates that in the
State Planning Policy and confirms that the site is located in a coastal
management district and within the coastal zone. The site is also affected by a
coastal building line and is located within a coastal hazard area (erosion prone
area). Given these designations, the proposal has been assessed against
Module 10 – Coastal Protection in the State Development Assessment Provisions
and this assessment is included in Attachment D. In summary, this assessment
confirms that the proposed development complies with Module 10.
4.3 Noosa Plan 2006
The development application is assessed against the relevant sections of the
Noosa Plan below.
4.3.1 Definition
In the Noosa Plan the proposed development falls within the definition of
“Detached House” which is defined as follows:
“Detached House” means the use of premises for a single dwelling unit
which comprises the whole of the building on one lot. The term includes
uses and works incidental to and associated with the detached house.
The term includes the temporary use as a display home or removal
home. The use is not divided further”
4.3.2 Locality & Zone
In the Noosa Plan the site is located in the Eastern Beaches Locality and forms
part of the Detached Housing Zone.
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Figure 3 – Zone Plan
Subject Site
4.3.3 Level of Assessment
Based on the relevant Table of Development Assessment, a detached house is a
consistent use in the Detached Housing Zone and is usually self assessable
development. However, in this case, as the site also forms part of the Coastal
Protection Area identified on the Natural Hazard and Natural Resources Overlay
map, a detached house it is triggered to code assessment by the associated
table of development assessment.
4.3.4 Overlays
The site is also affected by a number of overlays in the Noosa Plan. Importantly
none of these overlays alter the level of assessment for the proposal but their
implications for the application are discussed overleaf.
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Overlay Comments
Natural Hazard (Landslide Hazard Area)
The site is identified on the Natural Hazard:
landslide and Flooding Overlay as part of a
Landslide Hazard Area.
As the relevant assessment table identifies a
detached house as exempt, no further
assessment is required.
Natural Hazard (Medium Bushfire Hazard Area)
The site identified on the Natural Hazard:
Bushfire & Acid Sulfate Soils Overlay as part of
a medium bushfire hazard area.
As the relevant assessment table identifies a
detached house as exempt, no further
assessment is required.
Natural Resources Overlay (Coastal Protection Area)
The site is identified on the Natural Resources
Overlay as part of the Coastal Protection
Area.
Based on the relevant table of assessment, a
detached house is assessable against the
Natural Resources Overlay Code and a
summary of this assessment is set out in the
section below.
4.3.5 Code Assessment
4.3.5.1 Detached House Code
The Detached House Code is the principle assessment code for the proposal.
Overall it is considered that the proposal generally complies with the relevant
requirements of the code for the following reasons:
the proposed dwelling is 2 storeys and no more than 8m high;
the proposed setbacks comply with the preferred minimum setbacks
in the code and the Queensland Development Code except for the
front and rear sections of the garage and small sections of the roof
above the living area. These areas of non-compliance are discussed
in more detail in below;
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the proposed site cover of both storeys does not exceed 40%;
at least 20% of the site is provided as soft landscaping and the layout
provides sufficient space for a 5m landscape buffer to the rear
boundary;
the majority of the roof has a 5 degree pitch and the eaves are
600mm deep;
the site is connected to the reticulated water and sewer networks;
no significant vegetation will be removed from the site;
at least one (1) car parking space is provided on site;
the proposed development has been designed to minimise any
potential impacts on the amenity of adjoining residents;
only one kitchen and laundry are proposed; and
the application is supported by a site specific geo-technical report
prepared by a registered professional engineer.
As mentioned above, there are some small sections of the building that encroach
into the preferred setbacks and these are discussed below.
Front Setback
As mentioned above, the garage is setback 5.3m from the front property
boundary. Although this setback does not achieve the minimum 6m sought by
the Code, it is consistent with the overarching Specific Outcome for the
following reasons:
drawing 5456 A-02 shows that the garage is setback behind those on
both the adjoining properties. In this respect, it is relevant to note that
the property to the north is setback 2.54m from Seaview Terrace while
that to the south is setback 4.34m; and
the dwelling approved on the site in 2005 had a 2.6m from Seaview
Terrace.
Overall, it is considered that the proposed setback is consistent with the
character of the local area.
Side Setbacks
In accordance with the Queensland Development Code (QDC), the proposed
garage has a zero setback to the northern side boundary. Drawing 5456 A-01
shows that the garage has a maximum length of 6.6m but the front 3.6m directly
abuts the garage on the adjoining property, which also has a zero boundary
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setback. The rear section of the garage extends beyond the adjoining garage
and, due to the prevailing slope on the site, the upper sections exceeds 4.5m in
height. Nonetheless, in light of wording of Performance Criteria P2 in Element 1 of
MP1.2 in the QDC, it is considered that the proposed setback can be supported
by Council for the following reasons:
the relevant section of the building is only 3m in length and has no
windows overlooking the adjoining property;
the layout sets the garage back further than the street than those on
the adjoining properties. It would have been possible for the design
to follow the established setbacks on the adjoining properties but it
was thought that it would be more beneficial to the streetscape to
set the garage back as proposed;
the reduced setback will not impact on the sunlight and ventilation
to habitable rooms within the proposed house; and
there is a window on the adjoining property which will be 1.5m from
the rear section of the garage. However, as the adjoining dwelling is
orientated to the east and has a number of windows along its
southern elevation, it is considered that overall the proposed garage
setback will have no significant impact on the light, ventilation or
privacy currently enjoyed by the adjoining property.
The northern and southern elevations show that a small section of the roof
above the main living area exceeds 7.5m in height and, as such, should
technically be setback 2.5m from the boundary. However, given the minor
extent of this encroachment and its location at the centre of the building, it is
considered that it will not have an adverse impact on the amenity, or views, of
adjoining residents.
Roof Form
Although the majority of the roof complies with the Council’s preferred 5 degree
roof pitch, the section above the garage has a pitch of 1.5 degrees.
Nonetheless, the proposed roof pitch is consistent with the character of the local
area as the majority of the surrounding dwellings were constructed under the
superseded planning scheme where no roof pitch provision existed. Furthermore,
the elevations show that the proposed eaves will provide shading to the building
which will be supplemented by the privacy screens proposed on the southern
and northern elevations. Overall, it is considered that the proposed roof form
can be supported as the dwelling has an attractive modern appearance, is well
articulated, will not present as excessively bulky to the adjoining residents and is
consistent with the character of the prevailing area.
Garage
The garage has two separate doors. A 2.6m wide door is proposed at the
northern side of the garage with a larger, 4.7m, wide door proposed on the
southern side. Together the garage doors exceed the Council’s preferred
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maximum width of 6m, but the design is still considered to satisfy the overarching
Specific Outcome, O17, for the following reasons:
the garage has been designed to integrate with the overall
architectural appearance of the dwelling;
the garage is setback behind the line of entrance to the dwelling
and the garages on the adjoining properties;
there is landscaping proposed on either side of the driveway which
will reduce the visual impact of the garage from the street; and
there are examples of similar sized garages at 54 and 60 Seaview
Terrace.
Overall, it is considered that the proposed garage is consistent with the
prevailing character of Seaview Terrace and will not therefore have an adverse
impact on its streetscape.
4.3.5.2 Natural Resources Overlay Code
The proposal has been assessed against those sections of this code that relate
to the coastal protection area. The proposal is considered to comply with the
Code for the following key reasons:
the layout provides sufficient space to provide a 5m landscape
buffer to the rear property boundary. This buffer will protect both the
dunal system and the character of the beachfront; and
the proposed dwelling does not extend seaward of the building line
established by the adjoining properties and is consistent with that
previously approved on the site by the former Noosa Council in 2005.
5.0 Summary & Conclusions
This application seeks approval for a development permit for a detached
dwelling at lot 64 on RP81810. The application triggers a code assessable
material change of use application given its location in the coastal protection
zone. The proposal has been assessed against the Noosa Plan 2006 and it is
concluded that the proposed development complies with the relevant Planning
Scheme provisions. On this basis, it is considered that the proposal warrants
Council’s support and should be approved subject to reasonable and relevant
conditions
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I look forward to Council processing the application at its earliest convenience.
In the meantime, should you have any queries, do not hesitate to contact me
on 5443 5566.
Yours faithfully
DFS Group Pty Ltd
Mick Sheppard
Director
Enc. IDAS Forms, Attachments
cc: Harry Poulos Architects c/- Lim Ng
John Bell-Allen, c/- Harry Poulos Architects
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