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Town Planning Report
PLANNING REPORT
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Page 2
PLANNING REPORT Material change of use (53 Multiple Dwelling units) 99, 101 and 105 Eumundi Noosa Rd Noosaville For Altum Property Group M2677– Rev A AUG -21 JFP Urban Consultants Pty Ltd Prepared by: Timothy Balcombe Approved by: Graeme Bews PLANNING REPORT – Revision A AUG -21 P a g e |2
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TABLE OF CONTENTS
PLANNING REPORT ....................................................................................................................... 2
1. Executive summary ........................................................................................................... 5
1.1 Site details ................................................................................................................ 5
1.2 Application details .................................................................................................... 5
1.3 Applicable legislation ............................................................................................... 5
1.4 Definition of use ....................................................................................................... 5
1.5 Level of assessment ................................................................................................. 6
1.6 Referral agencies ...................................................................................................... 6
1.7 Supporting specialist reports and documentation ................................................... 6
2. Site in context ................................................................................................................... 7
2.1 Land use and area classification ............................................................................... 7
2.1.1 Development site ................................................................................... 7
2.1.2 Surrounding locality ............................................................................... 8
2.1.3 Surrounding development ..................................................................... 8
2.2 Site and environment description ............................................................................ 9
2.2.1 Topography and drainage patterns ........................................................ 9
2.2.2 Ecological mapping............................................................................... 10
2.2.3 Waterways, wetlands, flooding and acid sulfate soils .......................... 10
2.2.4 Site contamination ............................................................................... 10
2.2.5 Heritage................................................................................................ 10
2.3 Access and mobility ................................................................................................ 10
2.3.1 Vehicular access ................................................................................... 10
2.3.2 Pedestrian, cycle and public transport ................................................. 11
2.4 Infrastructure/local government infrastructure plan ............................................. 11
2.4.1 Services ................................................................................................ 11
2.4.2 Local Government Infrastructure Plan ................................................. 11
3. Site history ...................................................................................................................... 12
4. The development proposal .............................................................................................. 14
4.1 Proposal definition ................................................................................................. 14
4.2 Other change ......................................................................................................... 14
4.3 Proposed development details .............................................................................. 15
4.4 Key development parameters ................................................................................ 16
4.5 Built form ............................................................................................................... 17
4.6 Access and parking ................................................................................................. 18
4.7 Landscaping............................................................................................................ 18
4.8 Servicing ................................................................................................................. 19
4.9 Infrastructure ......................................................................................................... 20
4.10 Stormwater management ...................................................................................... 20
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4.11 Earthworks ............................................................................................................. 20
5. Statutory provisions and compliance ............................................................................... 21
5.1 State interest.......................................................................................................... 21
5.1.1 SEQRP ................................................................................................... 21
5.1.2 Adopted infrastructure charges ........................................................... 21
5.1.3 Referral agencies and state development assessment provisions ....... 21
5.1.4 State Planning Policy ............................................................................ 21
5.1.5 Planning Regulations 2017 ................................................................... 21
5.2 Council interests & planning scheme ..................................................................... 22
5.2.1 Zoning .................................................................................................. 22
5.2.2 Local plan ............................................................................................. 22
5.2.3 Use Code .............................................................................................. 23
6. Conclusion ...................................................................................................................... 24
6.1 Summary ................................................................................................................ 24
7. Appendices ..................................................................................................................... 25
7.1 Appendix A – Title search ....................................................................................... 26
7.2 Appendix B – Architectural plans ........................................................................... 27
7.3 Appendix C – Landscape plans ............................................................................... 28
7.4 Appendix D – Code compliance tables ................................................................... 29
7.5 Appendix E – Engineering services assessment...................................................... 30
7.6 Appendix F – Site based stormwater management plan........................................ 31
7.7 Appendix G – Traffic engineering report ................................................................ 32
7.8 Appendix H – Acoustic report ................................................................................ 33
7.9 Appendix I – Hydraulic services plan ...................................................................... 34
PLANNING REPORT – Revision A AUG -21 P a g e |4
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1. EXECUTIVE SUMMARY
1.1 SITE DETAILS
Street Address 99, 101 & 105 Eumundi Noosa Rd Noosaville
Real Property Description 61 on RP 69404, 1 on RP230931 & 1 on RP RP849431
Easements and Encumbrances Not applicable
Site Area 8,672m2
Registered Owners Richard and Samual Klinge and Altum Properties No.9 Pty Ltd
Local Government Noosa Council
Planning Scheme Noosa Plan 2020
Strategic Plan Classification Urban area
Council Area Medium density residential
Classification/Zoning
Neighbourhood Plan Not applicable
Applicable Council Overlays Acid sulfate soils
Nature Conservation Act 1992 Not applicable
State Planning Policy Mapping Not applicable
Koala Habitat Area Mapping Not applicable
SEQ Regional Plan Urban Footprint
1.2 APPLICATION DETAILS
Applicant Altum Properties No.9 Pty Ltd
Application Type Change to development approval (Other change) – Development
Permit for Material Change of Use (53 Multiple dwelling units)
Level of Assessment Code assessable
1.3 APPLICABLE LEGISLATION
This application has been prepared in accordance with the relevant provisions of the Planning Act
2016 (PAct) and requires assessment against the relevant assessment benchmarks of the Noosa Plan
2020. These provisions of the PAct and Noosa Plan 2020 are addressed in section 5 of this report.
The subject change to the development approval does not meet the ‘minor change’ test, because
the proposed change involves a new parcel of land (99 Eumundi Noosa Rd), and as such, results in
a ‘substantially different development’ as outlined in schedule 1 of the DA Rules.
The proposed change is therefore required to be assessed in accordance with s82 of the PAct, as an
‘other change’ application.
1.4 DEFINITION OF USE
In accordance with Schedule 1 of the Noosa Plan, a Multiple Dwelling is defined as follows:
Multiple dwelling means a residential use of premises involving 3 or more dwellings, whether
attached or detached, for separate households.
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1.5 LEVEL OF ASSESSMENT AND PUBLIC NOTIFICATION
In accordance with Part 5 Tables of Assessment (Table 5.5.2) of the Noosa Plan, the revised multiple
dwelling proposal requires Code assessment where located within the Medium Density Residential
zone.
1.6 REFERRAL AGENCIES
There are no matters of state interest that require the application to be referred to any State referral
agencies.
1.7 SUPPORTING SPECIALIST REPORTS AND DOCUMENTATION
The proposed development is supported by the following specialist reports and documentation,
which are enclosed:
Report/Plan Prepared by Reference
Architectural Plans Blackburne Jackson 7186-DA01
Architects
Landscape Plans Blackburne Jackson 7186-DA100
Architects
Engineering Services Report Morgan Consulting 20169 -ESA/2
Engineers
Site-Based Stormwater Morgan Consulting 20169 - SBSMP/3
Management Plan Engineers
Traffic Assessment TTM Group 20BRT0474 (Rev 7)
Acoustic report Decibell Consulting 2102318
Hydraulic services report MPR Hydraulic and 20-0877/H-201 02
Fire Services
consultants Pty Ltd
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2. SITE IN CONTEXT
2.1 LAND USE AND AREA CLASSIFICATION
2.1.1 DEVELOPMENT SITE
The subject site is located at 99, 101 & 105 Eumundi Noosa Rd, Noosaville, and is legally described
as Lot 61 on RP 69404, Lot 1 on RP230931 & Lot 1 on RP RP849431.
The site comprises three lots with a combined area of 8,672m2. Two of the lots at 99 and 101
Eumundi Noosa Rd, were previously utilised for scaffold hire and storage purposes with a number
of sheds still present on site. The other site 105 Eumundi Noosa Rd, has been used for residential
purposes and still includes detached dwelling. These structures are proposed to demolished.
The site fronts Eumundi Noosa Rd with total frontage of 110m. An aerial photo of the site is included
below as Figure 2.
Figure 2: Site Aerial Photograph
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Figure 3: Site Photographs
99 & 101 Eumundi Noosa Rd 105 Eumundi Noosa Rd
(Source:www.google.com/maps) (Source:www.google.com/maps)
2.1.2 SURROUNDING LOCALITY
The subject site is located on Eumundi Noosa Rd, which is a collector road. A locality plan is provided
as Figure 4 below.
Figure 4: Site Locality
2.1.3 SURROUNDING DEVELOPMENT
The surrounding area is currently characterised by low rise (1-2 storey), low density residential
development. It is anticipated that the character will transition to two storey medium density
residential throughout the lifespan of the planning scheme. The extent of the medium density
zoning is shown in Figure 5 below.
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Figure 5 – Surround development
Other surrounding and adjoining land uses include:
North - a commercial premise to the north, which includes a number of small retail
tenancies.
East - low density residential in the form of existing detached dwellings.
South - low density residential in the form of existing detached dwellings.
West – Eumundi Noosa Rd and an adjoining vegetation buffer.
The site is also located in close proximity to Noosaville’s community facilities precinct further to the
south (Goodchap St), which includes a range of medical and professional office suites. This precinct
also includes a number of educational establishments (Good Shepard Lutheran College and CQ
University) and childcare services.
Other significant land uses in the area include Noosa’s private hospital to the west and Noosa’s
leisure centre, library and community support centre to the north. Noosaville’s homemaker centre,
esplanade and shopping precinct is located approximately 1.5km to the north east.
2.2 SITE AND ENVIRONMENT DESCRIPTION
2.2.1 TOPOGRAPHY AND DRAINAGE PATTERNS
The site is located on a ridge line that runs east west across Eumundi Noosa Rd. Accordingly, the
site falls away from the centre of the site resulting in drainage being directed to the north, south
and east of the site. A view of the site’s contours (1m) is provided in Figure 6 below.
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Figure 6 – Site contours (1m intervals) 2.2.2 ECOLOGICAL MAPPING The subject site is not affected by any Local or State vegetation mapping. The site is largely cleared of existing vegetation. 2.2.3 WATERWAYS, WETLANDS, FLOODING AND ACID SULFATE SOILS The site is not affected by waterways, wetlands or flooding. The site is affected by Acid Sulfate Soils (Area 1 – above 5m and below 20m AHD). Confirmation of the presence of acid sulfate soils will be provided as part of an acid sulfate soils investigation report during the detailed design phase. Should acid sulfate soils be encountered, it will be managed in accordance with an acid sulfate soils management plan. 2.2.4 SITE CONTAMINATION The site is not identified on the Contaminated Land Register or Environmental Management Register. 2.2.5 HERITAGE The site is not identified as being affected or containing matters of state or local heritage. The site does not adjoin any premises identified as containing local or state heritage significance. 2.3 ACCESS AND MOBILITY 2.3.1 VEHICULAR ACCESS The site’s access will be gained via a single driveway access to Eumundi Noosa Rd. The location of the proposed access can be viewed on the site plan (refer to Figure 1). PLANNING REPORT – Revision A AUG -21 P a g e | 10
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2.3.2 PEDESTRIAN, CYCLE AND PUBLIC TRANSPORT The subject site is located along Eumundi Noosa Rd, which is nominated as a Distributor Road under the planning scheme. The site also features a zebra crossing in front of the site. It is noted that the site already includes an existing 2m wide pedestrian footpath along the site’s frontage. It is anticipated that the existing footpath will be upgraded as a result of this development. The road incorporates 2 x 2m wide cycle lanes for cyclists and an existing bus stop is located 30m to the north of the site. Accordingly, the site is currently well serviced with respect to pedestrian, cyclist and public transport facilities. 2.4 INFRASTRUCTURE/LOCAL GOVERNMENT INFRASTRUCTURE PLAN 2.4.1 SERVICES The site has access to all urban utilities. It is anticipated that the internal water, sewer, telecommunications and electrical connections will be updated to accommodate the development proposal. 2.4.2 LOCAL GOVERNMENT INFRASTRUCTURE PLAN The site is located within the Priority Infrastructure Area (PIA) The subject site fronts Eumundi Noosa Rd, which is nominated as an existing Trunk Road. The existing footpath/ pathways are also mapped as existing trunk infrastructure. PLANNING REPORT – Revision A AUG -21 P a g e | 11
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3. SITE HISTORY
The development site includes two lots (101 and 105 Eumundi Noosa Rd) that have previously
been utilised and improved by single dwellings and associated outbuildings (i.e. sheds). Lot 101 is
vacant following demolition of a dwelling which occurred pursuant to Council approval -
PC18/1132. These two sites have also been subject to the development approvals.
In 2016, a development application for material change of use of premises for a retail business -
Type 6 & 7, Industrial Use - Type 2 and a Reconfiguring a Lot (Boundary realignment) application
was submitted over the subject site. Prior to approval, the applicant lodged a change application
seeking approval for an Industrial - Type 2 (Production alteration repackaging), Retail Business –
Type 6 (Hardware Store) and Retail Business – Type 7 (Garden Centre).
On 17 May 2018, Council issued an in-part approval for Development Permit for Material Change
of Use of Premises - Retail business - Types 6 (Hardware) and Retail Business - Type 7 (Garden
Centre). This approval was not acted upon.
Council recently approved a development permit for a material change of use - 34 Multiple
Dwelling Units (Council ref: MCU20/0150) over 101 & 105 Eumundi Noosa Rd (refer to Figure 7)
below). The subject application seeks to change this approval to include an adjoining allotment to
the rear (or east) being 99 Eumundi Noosa Rd, Noosaville.
Figure 7 – Site plan of approved development layout, Prepared by Blackburne Jackson Architects
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The third and adjoining allotment, 99 Eumundi Noosa Rd is understood to have previously been used for light industrial purposes, being for scaffold storage and hire. It is improved with two existing sheds. PLANNING REPORT – Revision A AUG -21 P a g e | 13
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4. THE DEVELOPMENT PROPOSAL
4.1 PROPOSAL DEFINITION
In accordance with Schedule 1 of the Noosa Plan, the subject use Multiple Dwelling is defined as
follows:
Multiple dwelling means a residential use of premises involving 3 or more dwellings, whether
attached or detached, for separate households.
4.2 OTHER CHANGE
The proposed change to the existing development approval (Council ref: MCU20/0150) has occurred
as a result of the applicant acquiring the adjoining premise (99 Eumundi Noosa Rd) to the east of
the existing premises (being 101 – 105 Eumundi Noosa Rd). This additional land results in a further
3,181.4m2 of site area and an additional 10m of frontage to Eumundi Noosa Rd.
The applicant now seeks to consolidate the three land parcels for the purpose of multiple dwelling
units consistent with the existing development approval.
The introduction of the additional parcel of land to the development approval means that the
changed proposal is ‘substantially different development’ in accordance with schedule 1 of the DA
Rules, and therefore is not a ‘minor change’ in accordance with the PAct. As a consequence, a
Change (Other change) to a development approval application is required.
The inclusion of the additional land has resulted in the following proposed changes to the approved
development layout (refer to Figure 8 below):
An additional 19 residential units
Introduces greater building separation by increasing the number of buildings from 4 to 8
buildings, including 4 buildings presenting to the street as opposed 3 under the existing
approval
The swimming pool is relocated to a more central position to the northern side of Building
5 (Formerly Building 2).
The main driveway introduces a bend to facilitate improved landscaping opportunities and
avoiding sight lines to the rear of the development when viewed from the street.
Provision of 14 visitor carparks.
A new refuse vehicle manoeuvring area is proposed towards the rear of the site.
Additional landscape treatments are proposed along the access driveway, shade trees to
visitor parking and around the perimeter of the site, following discussions with Council.
Additional variation in the built form and external facades, as required by the existing
approval conditions.
The pad mount transformer (PMT) has been removed and proposed to be replaced with
suitable alternative as recommended by an electrical engineer.
The proposed development maintains the theme and character of the original development
approval but incorporates greater building separation, staggering of buildings (eg Building 4) and
enhanced landscape opportunities.
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4.3 PROPOSED DEVELOPMENT DETAILS
As mentioned, the proposed change to the development approval involves an additional 19 dwelling
units, which results in a total of 53 multiple dwellings proposed over the subject site, as illustrated
in Figure 8 below. The development is proposed to be staged into 4 stages, in accordance with the
staging plan included in the architectural plans package in Appendix B (Dwg No. 7186-DA37).
The revised proposal seeks to maintain the approved low rise two storey development, comprising
a number separate buildings which includes a mix of townhouse and apartment style dwelling units.
The table below outlines the revised unit types for the proposed development:
Unit Type Bedrooms Type Size Number of units
Type 01 2bdr Townhouse @85m2 9
Type 02 3bdr Townhouse @105m2 2
Type 03 2bdr Apartment @75m2 20
Type 04 2bdr Apartment @78m2 13
Type 05 3bdr Apartment @92m2 7
Type 06 3bdr Apartment @97m2 1
Type 07 3bdr Apartment @106m2 1
Total 4,336m2 53
Table 1 – Unit configuration
As illustrated in the table above the development provides a diverse mix of unit types and sizes, with
‘small dwellings’ (i.e. less than 100m2) being the predominant unit type.
The development retains a single access point to Eumundi Noosa Rd, although it has shifted slightly
to the north as a result of the addition of the new allotment. The proposal will include a total of 86
carparks including 14 unenclosed visitor spaces. Hardstand pedestrian pathways are provided
through the development for shared pedestrian movements and vehicle manoeuvring. A second
pedestrian access is available from Eumundi Noosa Rd via an arbour entry toward the southern
frontage of the site.
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Figure 8 – Revised development layout Prepared by Blackburne Jackson Architects
4.4 KEY DEVELOPMENT PARAMETERS
Key Development Proposal details Planning scheme provisions
Parameters
Site area 8,672m2
Site Cover 41% or 3,556m2 45% (Small dwelling provisions)
Plot Ratio 0.5:1 0.5:1 (Small dwelling provisions)
Maximum Height 8.27m 8.0m
Limit
Carparking Residential:68 Residential: 64
Visitor: 14 Visitor: 14
Occasional access for MRV and
Refuse vehicle
Building Setbacks Front – 6m Front – 6m
Side – 2m Side – 1.5m (up to 4.5m), 2m
Rear – 6m (4.5m to 7.5m)
Rear – 6m
Landscaping 3,447m2 3,035m2
40% 35% (small dwelling provisions)
Table 2 – Key design and performance criteria
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4.5 BUILT FORM The proposed development will comprise 53 low rise multiple dwelling units, consisting of a mix of residential apartments and townhouses. The proposed built form will consist of 8 separate, 2 storey buildings. The proposal seeks to maintain the existing architectural theme, comprising a mix of low- rise buildings that are well articulated and incorporates a variety external finishes and materials to create additional visual interest when viewed from the road and adjoining premises. The revised proposal is considered to compliment the adjoining and surrounding low rise character of the area. The revised proposal also seeks to enhance the overall bulk and scale of the development through increased building separation and stepping down the built form in response to the site’s topography. This additional separation between buildings will allow for greater landscaping opportunities and facilitate the development presenting as a number of small separate buildings as opposed to singular, large scaled development when viewed from the street and adjoining premises. This is demonstrated in Figure 9 below, which illustrates the built form when viewed Eumundi Noosa Rd. Figure 9 – Perspective view from the street – Prepared by Blackburne Jackson Architects The built form generally complies with the 8m height limit, with the exception of a few minor encroachments (i.e. 277mm) as a result of roof popups and variations in the roof line (very similar to the existing approval). These minor encroachments are illustrated in greater detail in the Height Plan Perspective drawing (Dwg No. 7186 DA34) as part of the architectural plan packages attached as Appendix B. Moreover, the development is considered to be in keeping with the low-rise character envisaged for the area and will present to the street and adjoining premises in a similar, if not improved manner to the existing approval over the site. The built form also generally adheres to the planning scheme’s acceptable outcomes for the front, side and rear setbacks. The scheme requires a 6m front and rear boundary setback and 1.5m - 2m side setbacks. These compliant setbacks are illustrated via the red dashed line on the site plan shown in Figure 8 above. The units’ sizes generally vary in size from 73m2 -109m2 and with terraces and balconies varying in size from 11-19m2. Each unit also includes private open space areas generally varying from 24m2 - 110m2. Only some of the unit configurations will involve balconies on the first floor (i.e Building 2, 3, 4, 5, 7 & 8). Any potential overlooking opportunities or privacy concerns from these balconies have been addressed through vertical screening blades or, for bedroom windows, horizontal battens are attached for the full height of the window. The buildings are also finished in a range of materials and finishes to provide greater visual interest when viewed from the street and adjoining properties. The building will be constructed with a range of materials and textures including: fibre cement panel cladding, weather board cladding, rendered block work, face block work complemented with a colour bond edge capping, horizontal and vertical battens and hardwood balustrades. The full suite of material and finishes are provided in the material and finishes palette as provided in Figure 10 below (and Appendix B - Dwg No.7186 DA30). PLANNING REPORT – Revision A AUG -21 P a g e | 17
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Figure 10 – Material and finishes palette – Prepared by Blackburne Jackson Architects The revised proposal also seeks to relocate the approved communal swimming pool to a more central location on the northern side of Building 5. This provides improved solar access throughout the day. This revised location will ensure any external amenity impacts on adjoining premises are minimised. The revised development layout will also facilitate improved onsite landscaping opportunities throughout the site, which will soften the built form and complement the existing leafy character of the locality. The proposed changes to the development approval are fully compliant with the key development criteria relating to site, including site cover (being 41%) and plot ratio (being 0.5:1). 4.6 ACCESS AND PARKING Access is proposed via a single consolidated access driveway to Eumundi Noosa Rd. The proposed access driveway is to be located slightly to the north of the existing approved driveway location. The proposed driveway access remains 6m wide and provides two-way (ingress and egress) access to the premises. The internal driveways also includes a 6m wide pavement to facilitate on-site circulation and manoeuvring. Pedestrian access is also provided to each unit via internal pedestrian pathways throughout the development. A total of 86 carparks are provided including 68 residential spaces and 14 visitor spaces. Resident parking is proposed to be provided in a mix of covered and unenclosed (single or double garage) structures. Five tandem car spaces are proposed adjoining Building 4. It is anticipated that these spaces will be allocated as exclusive use resident spaces. Visitor parking will be provided throughout the site, with a shade tree to be provided to the visitor spaces provided along the driveway entry. Provision for MRV and refuse vehicles to enter and exit the development in a forward direction has been provided. This also includes an additional turn around area towards the rear of the site to service the new portion of the development. A traffic report has been prepared to demonstrate how the proposal complies with the relevant requirements for onsite vehicle parking and circulation within the site. The report also includes commentary on traffic issues, including onsite manoeuvring, sight distances and potential impacts to the surrounding street network. 4.7 LANDSCAPING The proposed multiple dwellings will be embellished with generous onsite landscaping, which will assist in softening the built form and complement the existing leafy character of the locality. Landscape treatment for the subject development will be provided in accordance with the Landscape Concept Plan, provided in Appendix C. The proposed landscaping treatments generally seek to utilise native species local to the area. The site’s landscaping will incorporate dense deep PLANNING REPORT – Revision A AUG -21 P a g e | 18
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planting across the site’s frontage, to deliver an attractive streetscape, integrate with the proposed built form and improve the privacy and amenity of adjoining residents. The landscape treatments will include a dense 2m landscape buffer to be provided to all side boundaries to mitigate any reverse amenity and privacy impacts on adjoining premises. The proposed landscape outcome is illustrated in Figure 11 below: Figure 11 – Landscape concept plan – Prepared by Blackburne Jackson Architects 4.8 SERVICING The proposed development will maintain the two approved centrally located bin storage areas with a further collection and manoeuvring area proposed towards the rear of the development. A refuse collection contractor will collect bins from these designated areas via the internal driveway, which has been designed to facilitate on-site manoeuvring and to ensure service vehicles can enter and exit the site in a forward direction. PLANNING REPORT – Revision A AUG -21 P a g e | 19
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4.9 INFRASTRUCTURE The subject site is located within a well-established urban area with access to essential urban infrastructure. An engineering services report has been prepared in support of the application and is included as Appendix E. The site has existing connections to reticulated water and sewer. The site is serviced by overhead electricity located within the Eumundi Noosa Rd verge. The site will also include additional hydrants to service the rear of the development for fire- fighting purposes. A hydraulic service plan has been prepared in support of the application (refer to Appendix I). 4.10 STORMWATER MANAGEMENT The development proposes two on-site detention basins to capture stormwater flows to “pre- development” levels. Stormwater will be treated by a tertiary treatment system, prior to being released into the legal points of discharge adjoining the site. The south east detention area will remain as originally proposed and the new detention area is proposed in the north eastern area of the site. A stormwater management plan has been prepared by Morgan Consulting Engineers to demonstrate how the site’s stormwater will be managed as a result of the proposed development (refer to Appendix F). 4.11 EARTHWORKS Bulk earthworks for the development are proposed to manage the site’s undulating topography and varying grades. These earthworks will involve filling areas of the site to ensure adequate servicing and to deliver suitable building pads for each of the proposed buildings. Accordingly, low-rise retaining walls will be required to accommodate and stabilise the fill. No retaining walls are proposed to exceed 1 metre in height. Details of these earthworks are detailed in the Engineering Services Assessment, included as Appendix E and the architectural plans provided as Attachment B. PLANNING REPORT – Revision A AUG -21 P a g e | 20
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5. STATUTORY PROVISIONS AND COMPLIANCE
5.1 STATE INTEREST
5.1.1 SEQRP
The subject site is located within the Urban Footprint of the SEQ Regional Plan. The proposed
residential development is consistent with the intent of the Urban Footprint.
5.1.2 ADOPTED INFRASTRUCTURE CHARGES
The development will be subject to Noosa Shire Council Charges Resolution (No.51) 2020. An
Infrastructure Charges Notice (ICN) will be issued with any development permit approved as a
consequence of this development application.
5.1.3 REFERRAL AGENCIES AND STATE DEVELOPMENT ASSESSMENT PROVISIONS
The subject application does not trigger referral to any state referral agencies.
5.1.4 STATE PLANNING POLICY
State Interest Comment
Liveable Communities The development will include additional fire hydrants to be installed
and located to assist firefighting personal access water safety and
efficiently. The revised hydrant locations are illustrated in the
Hydraulic Services Plan included as Appendix I. The development
has also been designed to facilitate onsite movement for fire
fighting vehicles.
Water Quality The development is subject to the water quality performance
outcomes of the State Planning Policy. This State interest requires
the development to provide stormwater quality treatment. How
this will be undertaken is described in the supporting Site Based
Stormwater Management Plan included as Appendix F.
Natural Hazards, Risk & Not applicable
Resilience
Strategic Airports & Not applicable
Aviation Facilities
Biodiversity Not applicable
5.1.5 PLANNING REGULATIONS 2017
5.1.5.1 SOUTH EAST QUEENSLAND KOALA CONSERVATION STRATEGY
The subject site is not within or adjoining any State or Local Government mapping relating to Koala
Priority Areas, Koala Habitat Areas or Koala board-hectare area. Accordingly, the regulation is not
applicable.
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5.2 COUNCIL INTERESTS & PLANNING SCHEME
5.2.1 ZONING
The subject site is zoned as medium density residential. The purpose of the zone is to provide for
medium density multiple dwellings, community uses and a limited number services required to
support local needs.
The proposed development is consistent with the overall outcomes sought by the code as the
development is:
For medium density residential purposes intended for permanent residents
Makes a positive contribution to the neighbourhood by maintaining the low-rise character
and consisting of high-quality contemporary buildings with building articulation and
variation in building materials
Incorporates native landscape treatments that enhance the streetscape along Eumundi
Noosa Rd
Provides a mix of housing types by including 2 and 3 bedroom dwellings (including small
dwellings) and accessibility provisions for those with reduced mobility
Maintains and retains a high level of residential amenity having regard to traffic, noise and
lighting
Responds to the site’s constraints and topography
Enhanced by landscaping between buildings and through-out the development site and
along the site’s frontage.
An assessment against the codes has been undertaken and is attached to this report as Appendix D.
The code assessment has determined that the proposed development generally complies with all
the relevant performance outcomes of the code.
5.2.2 LOCAL PLAN
The subject site is located in the Noosaville Local Plan area. The local plan seeks to provide locally
relevant provisions for the assessment of development within the local plan area. The proposed
development achieves the overall outcomes of the Noosaville Local Plan Code by:
Providing a contemporary architecturally designed development to complement
Noosaville’s vibrant urban setting
Protecting and reinforcing Noosaville’s character and identity through its sub-tropical
design and landscape outcomes
Incorporating generous landscaping throughout the site consisting of native and endemic
species, which enhances the site’s visual appearance particularly when viewed from
Eumundi Noosa Rd
Providing a diversity of housing choices by including multiple dwelling units and small
dwellings.
A full assessment against the relevant benchmarks is provided within Appendix D. The assessment
has determined that the development complies with all the relevant performance outcomes sought
by the code.
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5.2.3 USE CODE - DUAL OCCUPANCY AND MULTIPLE DWELLING CODE
The subject development is required to be assessed against the provisions of the Dual Occupancy
and Multiple Dwelling code.
The proposed development complies with the overall outcomes of the Dual Occupancy and Multiple
Dwelling Code because it:
Is appropriately sited on a premises that is suited to be developed for residential purposes.
Provides an attractive high-quality built form, which addresses the street and integrates
well with the adjoining premises
Is consistent with the developed and intended character for the particular neighbourhood
and local plan area
Responds well to Noosa Shire’s subtropical climate by being orientated and designed to
take advantage of solar access and prevailing breezes
Provides a high level of privacy and amenity for future residents
Is designed to cater for people with different needs and mobility
Provides high quality landscape outcomes and functional communal areas.
A full assessment against the relevant benchmarks is provided in Appendix D. The assessment
against the Dual Occupancy and Multiple Dwelling Code determines that the development is
generally compliant with the relevant performance outcomes of the code.
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6. CONCLUSION
6.1 SUMMARY
This town planning report has been prepared for a change to a development approval ‘change other’
application for 53 Multiple dwellings on behalf of Altum Properties No.9 Pty Ltd. The proposed change is a
result of a new allotment being added to the existing development site which is subject to a development
permit for 34 multiple dwellings (Council ref: MCU20/0150). The change to the approval seeks to add a
further 19 dwelling units across the subject site.
The subject site is situated at 99, 101 & 105 Eumundi Noosa Rd Noosaville, and described as Lot 61
RP69404, Lot 1 RP 230931 and Lot 1 RP849431. The Noosa Plan 2020 includes the site within the Noosaville
Local Plan and the site is zoned Medium Density Residential.
This report demonstrates that the proposed development can be supported based on the assessment
against the relevant assessment benchmarks.
Grounds for approval of the proposed multiple dwellings include:-
The table of development assessment identifies that the proposal is a consistent use in the zone
and subject to code assessment;
The proposal is consistent with the overall outcomes of both Noosaville Local Plan Code and the
Medium Density Residential Zone Code;
The development generally complies with all relevant assessment benchmarks. Any non-
compliance with an acceptable outcome has resulted in an alternative solution being proposed that
demonstrates compliance with the relevant performance outcome;
The proposed development suitably addresses all site constraints and overlays;
The proposal maintains the existing low-rise character of the locality and avoids any adverse
impacts on adjoining premises through compliant setbacks and landscape buffers;
The proposal represents a high quality, contemporary residential development that provides a
positive contribution to the streetscape through generous landscaping treatments;
The architectural design achieves a reduction in perceived bulk and massing through the use of
articulation, building separation and use of a variety of external finishes and materials;
The development provides a diverse mix of housing types by providing a mix of 2 and 3 bedroom
dwellings, including dwellings that cater for residents with reduced mobility; and
All essential infrastructure including reticulated sewer and water, stormwater, telecommunications
and electricity is already available or able to be adequately supplied.
In light of the above, we present this compliant application for approval and trust that Council acknowledges
the high level of compliance and issues a development approval subject to reasonable and relevant conditions.
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7. APPENDICES PLANNING REPORT – Revision A AUG -21 P a g e | 25 [OCR of page images] JFP URBAN CONSULTANTS coe URBANCONSULTANTS 7. APPENDICES PLANNING REPORT — Revision A AUG -21 Page |25
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7.1 APPENDIX A – TITLE SEARCH PLANNING REPORT – Revision A AUG -21 P a g e | 26 [OCR of page images] JFP URBAN CONSULTANTS : moe] ee) URBANCONSULTANTS 7.1. APPENDIX A-TITLE SEARCH PLANNING REPORT — Revision A AUG -21 Page |26
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7.2 APPENDIX B – ARCHITECTURAL PLANS PLANNING REPORT – Revision A AUG -21 P a g e | 27 [OCR of page images] JFP URBAN CONSULTANTS : moe] ee) URBANCONSULTANTS 7.2 APPENDIX B— ARCHITECTURAL PLANS PLANNING REPORT — Revision A AUG -21 Page |27
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7.3 APPENDIX C – LANDSCAPE PLANS PLANNING REPORT – Revision A AUG -21 P a g e | 28 [OCR of page images] JFP URBAN CONSULTANTS : moe] ee) URBANCONSULTANTS 7.3. APPENDIX C— LANDSCAPE PLANS PLANNING REPORT — Revision A AUG -21 Page |28
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7.4 APPENDIX D – CODE COMPLIANCE TABLES PLANNING REPORT – Revision A AUG -21 P a g e | 29 [OCR of page images] JFP URBAN CONSULTANTS : moe] ee) URBANCONSULTANTS 7.4 APPENDIX D— CODE COMPLIANCE TABLES PLANNING REPORT — Revision A AUG -21 Page |29
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7.5 APPENDIX E – ENGINEERING SERVICES ASSESSMENT PLANNING REPORT – Revision A AUG -21 P a g e | 30 [OCR of page images] JFP URBAN CONSULTANTS mama | Seb) oo URBANCONSULTANTS 7.5 APPENDIX E— ENGINEERING SERVICES ASSESSMENT PLANNING REPORT — Revision A AUG -21 Page |30
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7.6 APPENDIX F – SITE BASED STORMWATER MANAGEMENT PLAN PLANNING REPORT – Revision A AUG -21 P a g e | 31
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7.7 APPENDIX G – TRAFFIC ENGINEERING REPORT PLANNING REPORT – Revision A AUG -21 P a g e | 32 [OCR of page images] JFP URBAN CONSULTANTS : moe] ee) URBANCONSULTANTS 7.7 APPENDIX G— TRAFFIC ENGINEERING REPORT PLANNING REPORT — Revision A AUG -21 Page |32
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7.8 APPENDIX H – ACOUSTIC REPORT PLANNING REPORT – Revision A AUG -21 P a g e | 33 [OCR of page images] JFP URBAN CONSULTANTS : moe] ee) URBANCONSULTANTS 7.8 APPENDIX H— ACOUSTIC REPORT PLANNING REPORT — Revision A AUG -21 Page |33
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7.9 APPENDIX I – HYDRAULIC SERVICES PLAN PLANNING REPORT – Revision A AUG -21 P a g e | 34 [OCR of page images] JFP URBAN CONSULTANTS : moe] ee) URBANCONSULTANTS 7.9 APPENDIX |— HYDRAULIC SERVICES PLAN PLANNING REPORT — Revision A AUG -21 Page |34