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planning report park cres · MCU20/0073
Development Application
Planning Report
Material Change of Use for Multiple Dwellings (4 units)
situated at 13 & 15 Park Cres, Sunshine Beach
(Lot 447 RP48112 & BUP4161)
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Contents
1.0 Summary ........................................................................................................................... 3
1.1 Development application details ................................................................................................3
1.2 Planning instrument details .......................................................................................................3
1.3 Referral agencies........................................................................................................................3
2.0 Site details ......................................................................................................................... 4
2.1 Site description ..........................................................................................................................4
2.2 Surrounding land uses ................................................................................................................5
3.0 Proposed development details .......................................................................................... 6
4.0 Planning assessment .......................................................................................................... 7
4.1 Technical Compliance .................................................................................................................7
4.2 Building Design ..........................................................................................................................7
4.3 Basements and Access ...............................................................................................................8
4.4 Setbacks .....................................................................................................................................8
4.5 Works Codes ..............................................................................................................................9
5.0 State assessment and other matters .................................................................................. 9
5.1 State interests ............................................................................................................................9
5.1.1 Matters established in the Planning Regulation .............................................................................. 9
5.1.2 State Planning Policy ........................................................................................................................ 9
6.0 Conclusion ....................................................................................................................... 10
Client Name: Sunshine Beach Construction Pty Ltd
Prepared by: Jack Lewis B.Sc Hons UNSW, M.Plan OTAGO
Version: 1
Date: 4 August 2020
This report is based on the QLD Government’s planning report template (Department of Infrastructure, Local Government
and Planning), which adopts a ‘report-by-exception’ approach. The planning report only discusses the key issues and
matters where a proposed development does not exactly meet the requirements of, or conflicts with, a planning scheme
or other planning instrument.
Disclaimer: While every care has been taken in preparing this report, Pivotal Perspective Pty Ltd accepts no responsibility
for decisions or actions taken as a result of any data, information, statement or advice, expressed or implied, contained
within. To the best of our knowledge, the content was correct at the time of publishing.
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1.0 Summary
1.1 Development application details
Proposed development: Multiple Dwellings (4 units)
Type of approval sought: Development Permit for Material Change of Use
Site address: 13 & 15 Park Crescent, Sunshine Beach
Real property description: Lot 447 RP48112 & BUP4161
Site area: 1,121m2
Assessment manager: Noosa Council
Owner details: Sunshine Beach Constructions Pty Ltd, Michelle Butt and
Sally Bain
Applicant details: Sunshine Beach Constructions Pty Ltd c/- Pivotal
Perspective Pty Ltd
1.2 Planning instrument details
State planning policy: State Planning Policy 2017
Regional plan: SEQ Regional Plan 2009–2031 (version commenced 2 May
Designation: 2014), urban footprint designation.
Planning scheme: The Noosa Plan 2020
Zone: High Density Residential zone
Level of assessment: Code
Applicable overlays: Nil
Applicable codes: Coastal Communities Local Plan Code
High Density Residential Zone Code
Dual Occupancy and Multiple Dwelling Code
Works codes
1.3 Referral agencies
Nil
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2.0 Site details
2.1 Site description
Table 1: Site description
Site Description
characteristic
Existing land use House and three units
Frontage and 81m of frontage to Park Cres along the south, east and northern boundaries
access
Topography and The site slopes from west to east at less than 15% slope
views
Existing vegetation Existing banksia and pandanus along the road frontage to be retained.
All other trees on the site are proposed to be removed.
Figure 1: Aerial view and site identification
Source: DA Mapping System
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2.2 Surrounding land uses
Table 2: Surrounding land uses
Surrounding land uses Photos
North Existing 3-unit
development
(Surf Scene units)
17 Park Cres
South Existing 3 units across
road (16 Park Cres)
Beach Access located
across road
East Detached Houses
adjoining the coastal
reserve
West Existing Duplex at 11
Park Cres
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3.0 Proposed development details
Table 3: Summary of development aspects
Material change of use
Building height 11.9m
Gross floor area (GFA) 691m2
Site coverage 40% (450m2)
Car parking 10 spaces
Site access Park Cres (dual access)
The application proposes four multiple dwelling units, with the following features:
- Basement parking for 10 spaces (double garages and 2 visitor bays)
- Two units on the ground floor with courtyards
- One unit on each of the first and second floors
- Common stair and lift along the western core of the building
- Decks orientated to the east looking towards the ocean
A copy of the proposed render plans is included below.
Figure 2: Proposal render plan
Source: DA Mapping System
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4.0 Planning assessment
4.1 Technical Compliance
The proposed cabins meet the relevant key technical provisions of the High Density Residential and
Multiple Dwellings Codes, as described below, with further discussion provided against the relevant
Performance Solution thereafter.
Criteria The Noosa Plan 2020 Proposal Compliance
Site Details 13 & 15 Park Cres, Sunshine Beach – 1,125m2
Height 12m and 3 storeys 11.7m and 3 storeys Y
Basement Basements are limited to one access a Two access openings 4m wide PO
maximum of 6m wide and do not
encroach into building setbacks
Site Cover 40% (450m2) 39% (439m2) Y
GFA 0.65:1 (731m ) 2 0.63:1 (717m2) Y
Private Open Ground Level (25m2) >25m2 Y
Space Above Ground (9m2) >9m2 Y
Setbacks Frontage
- 1st and 2nd storey (6m) 5.7m PO
- 3rd storey (10m) 8.7m PO
Side
- west (1.5m – 3m) 1.5m – 3m Y
Landscaping Front 6m landscaping with pools and Pools setback 2m Y
visitor carparking setback 2m
40% landscaping with 60% of this to be
soft landscaping 40% (450m2) Y
Carparking 9 spaces 10 spaces Y
Earthworks Cut or fill less than 1.5m Max 1.5m cut for basement Y
Waste Storage Screened waste areas and located for Bin storage along the southern Park Y
transport to kerb with grade of <1:15 Cres frontage and within an enclosed
area.
Roof Form No rooftop terraces and parapets do No rooftop terraces or parapets Y
not exceed 50% of the front facade
Fencing Setback an avg of 1m and articulated No fencing proposed. Rather fencing Can be
by stepping the design. details to be provided as part of the conditioned
subsequent OpWorks Landscaping to comply.
design.
4.2 Building Design
The building design on the corner site addresses both street frontages by maintaining a large
landscaped setback and separate vehicle access points along Park Cres, with concealed parking.
The architecturally designed building provides visual interest to the street and surrounding area using
a mix of lightweight and textured external finishes, with transparent balustrades.
The form and scale does not dominate the streetscape or the surrounding properties, and does not
detract from the visual amenity of adjoining properties through the impact on views, access to
sunlight or overlooking. The proposed design contributes positively to the surrounding area which
addresses and enhances the streetscape, consistent with the relevant Acceptable and Performance
Outcomes of the Coastal Communities Locality Plan.
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4.3 Basements and Access
The design includes two separate 4m wide openings to a basement, with a carparking layout and
traffic flow allowing for a one way in and out to Park Cres. The basements are setback more than
6m from the frontage and has been designed to minimise steep driveway gradients for car access
with stormwater falls to the northern access. The 81m frontage currently includes two existing
accesses and the proposal improves the traffic layout.
Although the Acceptable Outcomes seek for only one access and a basement limited to no more
than 6m wide opening, the basement is setback and visually integrated with the building. The large
landscaping along the 81m Park Cres frontage ensures the design does not dominate the street
and/or present as a separate storey to the street, consistent with the relevant Performance
Outcomes.
4.4 Setbacks
The design includes a partial encroachment into the 81m wide front setback to Park Cres along the
northern deck areas, as highlighted below.
Figure 3: Proposal setback encroachments highlighted
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The small encroachments do not unreasonably obstruct views of adjoining or nearby properties,
while the decks and overhangs orientated to the north are designed to provide a high level of
amenity to users of the subject site. Adequate space is provided within the building setback to help
buffer the development at ground level for landscaping with trees, shrubs, outdoor living and
utilities. This enhances the landscaping within the area and enhances landscaping character of the
surrounding area, consistent with the Performance Outcomes of the High-Density Residential zone
code.
4.5 Works Codes
SCG Engineers include preliminary earthworks, stormwater and traffic turning plans in accordance
with the relevant works codes. Stormwater treatment methods seek the removal of water
contaminants of the building and driveways, as well as allowing provision for rainwater tanks to be
incorporated into the design.
Existing trees are to be retained within the road reserve and new coastal tree species planted every
8m to complement the built form. The vegetation will be appropriately chosen not to interfere with
overhead powerlines and underground services in accordance with the Landscaping code.
5.0 State assessment and other matters
5.1 State interests
5.1.1 Matters established in the Planning Regulation
Nil
5.1.2 State Planning Policy
The SPP includes assessment benchmarks that may be applicable where a local government
planning scheme does not adequately reflect the SPP. The Noosa Plan 2020 appropriately
integrates all SPP provisions, except for Natural Hazards, risk and resilience – coastal hazards – in
part.
Development in the erosion prone area, as shown on the SPP interactive mapping system, will be
subject to assessment against the assessment benchmarks – natural hazards, risk and resilience
within the State Planning Policy. An assessment is provided below.
State interest Assessment against assessment benchmark
Natural Hazards The site is located within the Erosion Prone Area of the SPP, however
(Coastal) not located within a coastal management district. The development is
located away from the coast so as to not cause a risk to people and
property.
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6.0 Conclusion
This application seeks a Development Permit for Material Change of Use Multiple Dwellings (4 units)
situated at 13 & 15 Park Cres, Sunshine Beach. The proposed multiple dwelling use is a consistent
code assessable development within the High Density Residential Housing Zone. The assessment
finds the design generally meets the relevant Acceptable and Performance Outcomes.
The Planning Act 2016 prescribes that a code assessment must be carried out only—
(a) against the assessment benchmarks in a categorising instrument for the development
(The Noosa Plan 2020); and
(b) having regard to any matters prescribed by regulation.
Council, after carrying out the assessment—
(a) must decide to approve the application to the extent the development complies with all of
the assessment benchmarks for the development; and
(b) may decide to approve the application even if the development does not comply with
some of the assessment benchmarks; and
Examples—
1 An assessment manager may approve an application for development that does not comply with some of
the benchmarks if the decision resolves a conflict between the benchmarks.
2 An assessment manager may approve an application for development that does not comply with some of
the benchmarks if the decision resolves a conflict between the benchmarks and a referral agency’s
response.
(c) may impose development conditions on an approval; and
(d) may, to the extent the development does not comply with some or all the assessment
benchmarks, decide to refuse the application only if compliance cannot be achieved by
imposing development conditions.
Example of a development condition—
a development condition that affects the way the development is carried out, or the management of uses
or works that are the natural and ordinary consequence of the development, but does not have the effect
of changing the type of development applied for
The assessment finds the development generally complies with all Acceptable Outcomes of the
applicable codes. The Assessment Manager’s favourable consideration of the above development
application is therefore recommended.
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