Council archive · source document
Planning Report · MCU19/0119
proposal report
development application
Development Permit for a Material Change of Use and Operational Works
for a Multiple Housing Type 2 Duplex
over Lot 1 on RP142848 and located at 2 Nola Street, Noosaville
Prepared For: Hunter Hopkins Project 5 Pty Ltd ATF Hunter Hopkins Project 5 Trust
Prepared: September 2019
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proposal report
Prepared by:
Martoo Consulting Pty Ltd
13/6 Bottlebrush Ave, Noosa Heads Q 4567 PO Box 1684, Noosa Heads Q 4567
T +61 7 5447 2550
38 Nash Street, Gympie Q 4570 PO Box 391, Gympie Q 4570
T +61 7 5482 7440
© Martoo Consulting Pty Ltd 2019
The information contained in this document produced by Martoo Consulting Pty Ltd is solely for the use of the Client identified on the
cover sheet for the purpose for which it has been prepared and Martoo Consulting Pty Ltd undertakes no duty to, or accepts any
responsibility to, any third party who may rely upon this document.
All rights reserved. No section or element of this document may be removed from this document, reproduced, electronically stored or
transmitted in any form without the written permission of Martoo Consulting Pty Ltd.
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Contents
1.0 Summary ......................................................................................................................... 4
1.1 Development application details ............................................................................................. 4
1.2 Planning instrument details ..................................................................................................... 4
1.3 Referral agencies ..................................................................................................................... 4
2.0 Site details ....................................................................................................................... 5
2.1 Site description ....................................................................................................................... 5
2.2 Surrounding land uses ............................................................................................................. 7
3.0 Proposed development details ......................................................................................... 8
4.0 Planning assessment ........................................................................................................ 9
4.1 Noosa Plan .............................................................................................................................. 9
4.2 Draft Noosa Plan ................................................................................................................... 10
5.0 State assessment and other matters .............................................................................. 11
5.1 State interests ....................................................................................................................... 11
7.0 Conclusion .................................................................................................................... 12
8.0 Appendices ................................................................................................................... 13
Appendix A Proposal Plans
Appendix B Operational Works - Civil
Appendix C Soils Report
Appendix D Noosaville Locality Code
Appendix E Residential Uses Code
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1.0 Summary
1.1 Development application details
Proposed development: Multiple Housing Type 2 - Duplex
Type of approval sought: Development Permit for Material Change of Use and
Operational Works
Site address: 2 Nola Street,
Noosaville Qld 4566
Real property description: Lot 1 on RP142848
Site area: 687.67 m2
Assessment manager: Noosa Council
Owner details: Kajiki Pty Ltd
Applicant details: Hunter Hopkins Project 5 Pty Ltd ATF Hunter Hopkins
Project 5 Trust c/ Martoo Consulting
1.2 Planning instrument details
Regional plan: SEQ Regional Plan 2009–2031 (version commenced 2 May
2014)
Designation: Urban Footprint
Planning scheme: Noosa Plan 2006
Zone: Attached Housing
Local plan: Noosaville
Level of assessment: Code
Applicable overlays: Natural Hazards: Landslide & Flooding
Natural Hazards: Bushfire & Acid Sulfate Soils
Applicable codes: Noosaville Locality Code
Residential Uses Code
Landscaping Code
Engineering Works Code
1.3 Referral agencies
There are no applicable referral agencies for the proposal.
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2.0 Site details
2.1 Site description
The subject site comprises a rectangular parcel of land located at 2 Nola Street, Noosaville and
described as Lot 1 on RP142848 (to be known as the site). The site is relatively level with a small
fall from the rear to the front and contains a small low set dwelling. Vegetation on site is limited to a
number of exotic species and fruit trees as well as a mature Mango tree in the north eastern
corner.
The subject site is serviced by standard community infrastructure including reticulated water supply
and sewerage, underground telecommunications and overhead electricity supply, bitumen
roadways and kerb and channel.
The site does not have any registered easements however a sewer line extends along the eastern
side boundary and part of the northern rear boundary.
The site is to the best of our knowledge is not known to be contaminated.
Table 1: Site description
Site Description
characteristic
Existing land use Residential
Existing structures Low set residential dwelling
Frontage and 20.117 m frontage to Nola Street.
access
Topography and Site relatively level.
views
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Figure 1: Aerial view and site identification
Source: Noosa Council Interactive Mapping
Figure 2: Satellite view and site identification
Source: Noosa Council Interactive Mapping
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2.2 Surrounding land uses
The site is located in a residential area that is characterised by a mixture of unit developments.
Table 2: Surrounding land uses
Surrounding land uses
North Residential unit complex known as Sandy Beach
South Opposite the site - duplex dwelling
East Vacant
West Residential Unit complex known as Coral Beach.
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3.0 Proposed development details
This application proposes the construction of a Multiple Housing Type 2 Duplex. The material
change of use is consistent code assessable development under the Noosa Plan 2006. Proposal
plans have been prepared by Chris Clout Design and are included in Appendix A.
Following removal of the existing dwelling on site, the applicant proposes to construct a two storey
duplex dwelling on the site. The units are located to the centre of the site and are of a townhouse
configuration with each unit including a ground floor and upper floor level.
The ground floor unit comprises two double garages at the front of the site which lead past the
entry area and stairwell to an open plan kitchen, dining and living area overlooking a northern pool
and terrace. The upper level includes a master bedroom and two smaller bedrooms, bathroom and
study.
The building adopts a contemporary design and proposes to utilise a range of high quality
materials and finishes which include:
Rendered blockwork and linea weatherboard walls;
F.C. sheeting with cover battens;
Aluminium framed windows;
Timber screens;
Pitched Roof form; and
Custom orb roofing.
The site will be filled to achieve minimum floor heights required under the planning scheme.
The applicant has reviewed the existing mango tree on site and due to its size and impact on the
developable area of the 687m2, proposes removal of the tree.
Operational Works Plans for access, carparking, stormwater and erosion control and a soils report
is included as Appendix B and C.
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4.0 Planning assessment
4.1 Noosa Plan
The Noosa Plan includes the site in the Noosaville locality and provide the site with an Attached
housing zone. The assessment table for the zone indicated that a Type 2 Duplex is code
assessable.
The Noosa Plan specifies the following Codes as applicable for assessment of Type 2 Duplex
Noosaville Locality Code
Residential Uses Code
Landscaping Code
Engineering Works Code
An assessment of the proposal against the Noosaville Locality Code and Residential Uses Code is
detailed in Appendix B and C. A summary of the development proposal is detailed in the table
below:
Table 3: Summary of development aspects
Noosa Plan Provisions Proposal Response
Population Density 6.87 6.6 persons
Building height 8 metres 7.6 metres
2 storeys Complies - 2 storeys
Gross floor area (GFA) 274.8m2 273.78m2
(0.45:1 = 309.15m2 duplex
provision)
Site coverage 40% 34.1%
Landscape 264m2 274m2
Roof Form 5 degree minimum pitch Complies - 5 degrees
600mm eaves Complies
Variation in roof form Complies
Boundary setbacks
Frontage 6.0m 6.0m to façade
Side 1.5 to 2.5m 2.5m
Rear 6.0m 6.0m
Length of wall 15 m with one design element Complies
Segmented balconies Complies - segmented balconies
Car parking 2 covered and 1 uncovered Complies – 4 covered spaces
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The site is mapped within an area of potential Acid Sulfate Soils. Appropriate conditions may be
imposed to ensure the proposal complies with relevant requirements.
4.2 Draft Noosa Plan
The Draft Noosa Plan includes the site in the Medium Density Residential zone and details that a
Dual Occupancy is Code Assessable development. The plan details site cover provisons of 40%
which is consistent with the current plan and a plot ratio of 0.4:1 which is a reduction in the gross
floor area.
The current application and proposal provides a development form consistent with the provisions of
the Draft Noosa Plan.
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5.0 State assessment and other matters
5.1 State interests
The proposal is for an urban activity within the Urban Footprint, and is located outside the Koala
Assessable Development Area. The proposal is compliant with the relevant State Regulatory
Planning Provisions.
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7.0 Conclusion
The above development application has been submitted to the Noosa Council as the Assessment
Manager of the application under the Sustainable Planning Act 2009. This application seeks a
Development Permit for a Material Change of Use of Premises for a Type 2 duplex which is code
assessable development under the 2006 Noosa Plan.
This application can be supported on a number of grounds as provided in detail in the above
report. These grounds include:
The Noosa Plan supports the development of duplexes on the site;
The development is consistent with the intent of the zone;
The surrounding land uses and roadways to the site and the characteristics of the
locality support the use of the site for a unit developments; and
The duplex development provides a building form that is desirable for the area and
consistent with Councils design intent.
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8.0 Appendices
Appendix A - Proposal plans
Appendix B – Operational Works Plans - Civil
Appendix C – Soils Report
Appendix D - Noosaville Locality Code
Appendix E – Residential Uses Code
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