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Planning Report - 23 Edward St Duplex · MCU22/0174
Town Planning Report Application for a Development Permit for a Material Change of Use - Dual Occupancy and Development Permit for Demolition 23 Edward Street, Noosaville 4566 QLD Lot 0, 1 and 2 on GTP492 Edward Street Development Pty Ltd
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Table of Contents
Important Note 1
1. Summary 2
2. Application Information 3
3. Development Intent 4
4. Characteristics of Site and Surrounds 5
4.1 Site Characteristics 5
4.2 Surrounding Land Uses 6
4.3 Current Registered Landowner 6
5. Proposed Development Details 7
5.1 Duplex 7
6. State Planning Interests 8
6.1 Planning Act 8
6.2 Referral Agencies and State Development Assessment Provisions 8
6.3 State Planning Policy 8
6.4 South East Queensland Regional Plan 2017 8
7. Noosa Council Planning Scheme Considerations 9
7.1 Land Use Definition 9
7.2 Zone 9
7.3 Level of Assessment 9
7.4 Local Plan 9
7.5 Applicable Development Codes 9
7.6 Applicable Overlay Codes 16
7.7 Planning Scheme Polices 16
8. Conclusions 17
List of Figures
Figure 1: Proposed Duplex – View from Edward Street Error! Bookmark not defined.
Figure 2: Site Location Map Error! Bookmark not defined.
Figure 3: Cadastral Map Error! Bookmark not defined.
Figure 4: Council Zone Map 6
Figure 5: Proposed Protrusion of Units 1 and 2 – Rear Setback Error! Bookmark not defined.
Figure 6: Proposed Duplex – View from Edward Street Error! Bookmark not defined.
Figure 7: Unexploded Ordnance Overlay Error! Bookmark not defined.
List of Tables
Table 1: Application Information 3
Table 2: Project Team and Appendices 3
Table 4: Surrounding Uses 6
Table 4: Development Parameters 7
RG Strategic Town Planning Report – Dual Occupancy a
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Important Note
Apart from fair dealing for the purposes of private study, research, criticism, or review as permitted
under the Copyright Act, no part of this report, its attachments or appendices may be reproduced
by any process without the written consent of RG Strategic. All enquiries should be directed to RG
Strategic.
We have prepared this report for the sole purposes of Edward Street Development Pty Ltd (“Client”)
for the specific purpose of demonstrating the proposed use as being permitted under the Noosa
Plan 2020 (“Purpose”). This report is strictly limited to the purpose and the facts and matters stated
in it and does not apply directly or indirectly and will not be used for any other application, purpose,
use or matter.
In preparing this report we have made certain assumptions. We have assumed that all information
and documents provided to us by the Client or as a result of a specific request or enquiry were
complete, accurate and up to date. Where we have obtained information from a government
register or database, we have assumed that the information is accurate. Where an assumption has
been made, we have not made any independent investigations with respect to the matters the
subject of that assumption. We are not aware of any reason why any of the assumptions are
incorrect.
This report is presented without the assumption of a duty of care to any other person (other than
the Client) (“Third Party”). The report may not contain sufficient information for the purposes of a
Third Party or for other uses. Without the prior written consent of RG Strategic;
• this report may not be relied on by a Third Party; and
• RG Strategic will not be liable to a Third Party for any loss, damage, liability or claim
arising out of or incidental to a Third Party; and
• publishing, using or relying on the facts, content, opinions or subject matter contained
in this report.
If a Third Party uses or relies on the facts, content, opinions or subject matter contained in this report
with or without the consent of RG Strategic, RG Strategic disclaims all risk and the Third Party
assumes all risk and releases and indemnifies and agrees to keep indemnified RG Strategic from any
loss, damage, claim or liability arising directly or indirectly from the use of or reliance on this report.
In this note, a reference to loss and damage includes past and prospective economic loss, loss of
profits, damage to property, injury to any person (including death) costs and expenses incurred in
taking measures to prevent, mitigate or rectify any harm, loss of opportunity, legal costs,
compensation, interest and any other direct, indirect, consequential or financial or other loss.
RG Strategic Town Planning Report – Dual Occupancy 1
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1. Summary
RG Strategic has prepared this development application on behalf of Edward Street Development
Pty Ltd. The subject site is located at 23 Edward Street, Noosaville 4566, and is formally described
as Lot 0, 1 and 2 on GTP492 as shown on Figure 3. Noting this will change subject to titling of the
new Dual Occupancy consisting of 2 x 3 bedroom dwellings.
The purpose of this report is to seek approval for a Development Permit for a Material Change of
Use for a Dual Occupancy use and a Development Permit for Demolition.
The site is included in the Medium Density Residential Zone within the Noosaville Local Plan area of
the Noosa Plan 2020. An application of this nature within the Medium Density Residential Zone and
for a Development Permit for demolition triggers Code Assessment.
The proposed development of this site constitutes ‘development’ as defined by Schedule 2 of the
Planning Act 2016. This report demonstrates that the proposed Material Change of Use of Premises
for a Dual Occupancy is permitted.
This planning report provides greater detail of the nature of the proposal, describes the site
characteristics and surrounding land uses, and provides a statutory assessment against the intents
and code requirements of the Noosa Plan 2020. These matters are set out in;
• Proposed development intent;
• Description of the characteristics of site and surrounds;
• Proposed development details;
• An assessment of the proposal against the State planning interests;
• An assessment of the proposal against the SEQ Regional Plan;
• An assessment of the proposal against the Noosa Plan 2020; and
• A conclusion that summarises the grounds which support the proposed development.
This report should be read in conjunction with the accompanying covering letter, DA Form 1 and
Appendix A Proposal Plans prepared by Tim Ditchfield Architects. This report comprehensively
addresses the merits of the development with regard to the provisions of the Noosa Plan 2020 and
other relevant matters as prescribed in the Planning Act 2016. The development is appropriate and
is not anticipated to impact upon the amenity of the locality. Council’s approval of the application
is therefore sought, subject to relevant and reasonable conditions.
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2. Application Information
Table 1: Application Information
Address 23 Edward Street, Noosaville QLD
Real Property Description Lot 0, 1 and 2 on GTP492
Land Area 613m2
Local Authority Noosa Council
Current Use Duplex
Proposed Use Dual occupancy
Planning Scheme Noosa Plan 2020 (25th September 2020)
Local Plan Area Noosaville
Zone Medium Density Residential
Precinct N/A
Noosaville Local Plan Code
Medium Density Residential Zone Code
Dual occupancy and Multiple Dwelling Code
Relevant Codes and Overlays Works Code
For Demolition
Waste Management Code
Water Quality and Drainage Code
Applicant Edward Street Development Pty Ltd
Level of Assessment Assessable Development requiring Code Assessment
Referrals Not applicable
Table 2: Project Team and Appendices
Town Planning RG Strategic
Proposed Architectural Plans Tim Ditchfield Architects Appendix A
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3. Development Intent
Edward Street Development Pty Ltd (the Applicant) is seeking to establish a Dual Occupancy on the
site at 23 Edwards Street, Noosaville 4566. The existing duplex will be demolished, and an
architecturally design Dual occupancy is proposed on the site.
Given the existing Dual occupancy is required to be demolished, this application is combined to
include a Development Permit for demolition of that building.
The configuration of the proposed duplex is listed below and as represented in Figure 1:
• One unit per floor
• Unit 1 ground floor – 124.53m²,
• Unit 2 upper floor – 120.47m2,
• Garage for 4 x vehicles,
• Swimming pool on the ground floor for unit 1 and upper level pool for unit 2.
Figure 1 - 3D perspective of the development - street facing
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4. Characteristics of Site and Surrounds 4.1 Site Characteristics The land which is the subject of this report (i.e., the subject site) is located at 23 Edward Street, Noosaville 4566 legally described as Lot 0,1 and 2 on GTP492. Refer to Figure 2 Site Location Map. Figure 2 - Site Location Map The site is a rectangular shaped parcel of 613m2. The site fronts Edward Street, is generally level and requires some fill to establish a minimum floor level to meet the flooding and climate change requirements. Existing Units A single storey dual occupancy exist on site which will be demolished to make way for the new Dual occupancy. RG Strategic Town Planning Report – Dual Occupancy 5
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4.2 Surrounding Land Uses As illustrated in Figure 3, the surrounding area of the subject site encompasses medium density residential allotments of varying sizes. The 3 storey High Density Residential area of Noosaville is located to the north east of site. Figure 3: Council Zone Map Source: Noosa Plan 2020 Table 4 details the surrounding land uses immediately adjacent to the subject sites. Table 3: Surrounding Uses North Detached dwelling South Dual occupancy East Detached dwellings , Dual occupancy and some older units West Dual occupancies 4.3 Current Registered Landowner Edward Street Development Pty Ltd are the current landowner of the subject site. The owners’ details are confirmed by the Certificate of Title and written consent from the registered owners is enclosed with this application. RG Strategic Town Planning Report – Dual Occupancy 6
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5. Proposed Development Details
5.1 Dual Occupancy
This application is seeking a Development Permit for a Material Change of Use to establish a Dual
Occupancy. The application constitutes a Material Change of Use (Code Assessable) which will
encompass the following elements:
• Removal of the existing dual occupancy and associated structures,
• Development of two x 3 bedroom units.
Table 4 lists the key development parameters of the proposed development and their compliance
with the Noosa Plan 2020.
Table 4: Development Parameters
Proposed Development
Design Parameter Noosa Plan 2020 Compliance
613m²
Site Cover 40%/245m² 39.98% / 244.85m²
< 8m and 2 storeys
Building Height 8 metres above NGL and 2 storeys
Plot Ratio 0.4:1 / 245.2m2 (GFA) 0.4:1 / 245m2 (GFA)
Setbacks - Front 6 metres 6m
5.2m - eave PO
Setbacks – Rear 6 metres
6.79m - building
1.5 metres setback up to 4.5 metres North
height; 0.8m – entry roof PO
2 metres setback between 4.5 2.3m – main building
Setbacks – Sides metres and 7.5 metres height; and
2 metres plus 500mm for every 3 South
metres or part thereof above 7.5 0.78m – entry roof PO
metres 2.3m – main building
2 x covered spaces and
Carparking 4 x covered spaces
1 x additional space
43.45%/266m²
40%/245.2m²
Landscaping Soft = 183m2 (74.5% of
60% soft = 147m²
total)
Setback an average of 1m along the Setback 1m for the full
Fence
frontage length of the frontage
As demonstrated by Table 4, the proposed development complies with the primary design
parameters prescribed within the Noosa Plan 2020. A minor relaxation is sought for the rear
boundary setback to an eave and a minor encroachment to the entry roof on the north and south
elevations. This is addressed in section 7.5 of this report.
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6. State Planning Interests The following is an assessment of how the proposed development addresses the relevant statutory planning documents. 6.1 Planning Act The Planning Act 2016 (‘the Act’) is the relevant statutory instrument under which development applications are assessed. The development application is made in accordance with s.51 of the Act. 6.2 Referral Agencies and State Development Assessment Provisions Referral matters for this proposal have been assessed against the provisions of Schedule 10 of the Planning Regulation 2017. A review of the State Assessment Referral Agency’s (SARA) DA online mapping system has confirmed the following Matters of State interest. 6.3 State Planning Policy The State Planning Policy (SPP) provides the legislative guidance with regard to the Queensland Government’s policies and matters of state interest for land use for the purposes of planning development. The SPP applies to development assessment should the local planning instrument (planning scheme) not appropriately integrate the SPP. Where there is any inconsistency with the planning scheme the SPP prevails. Part 2 of the Noosa Plan 2020 states that the SPP Natural hazards, risks and resilience is partly integrated. However, no further assessment against is required as the subject site is not located in a coastal management district. 6.4 South East Queensland Regional Plan 2017 The South East Queensland Regional Plan 2017 (SEQRP) guides land use and development in the region. The subject land is located inside the Urban Footprint of the SEQRP. As detailed within this report above, the proposed development is consistent with the intent of the urban footprint policies and desired outcomes for the SEQRP. RG Strategic Town Planning Report – Dual Occupancy 8
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7. Noosa Council Planning Scheme Considerations
The subject site is located within the Medium Density Residential Zone and the proposed Dual
Occupancy use is subject to assessment under the Noosa Plan 2020. The following is a review of the
proposed development under the Noosa Plan 2020.
7.1 Land Use Definition
The Noosa Plan 2020 defines Dual Occupancy as:
a) means a residential use of premises for 2 households involving—
i. 2 dwellings (whether attached or detached) on a single lot or 2 dwellings (whether
attached or detached) on separate lots that share a common property; and
ii. any domestic outbuilding associated with the dwellings; but
b) does not include a residential use of premises that involves a secondary dwelling.
7.2 Zone
The Noosa Plan 2020 identifies the site within the Medium Density Residential Zone.
7.3 Level of Assessment
Within Part 5 of the Noosa Plan 2020, Table 5.5.2 – Medium Density Residential prescribes that the
proposed Dual Occupancy is subject to Code assessment.
7.4 Local Plan
The subject site is located within the Noosaville Local Plan Area.
7.5 Applicable Development Codes
As identified in Section 7.3 of this report, the proposed Dual Occupancy use is subject to Code
Assessment within the Medium Density Residential Zone. The following Development Codes are
applicable to the proposed use:
• Noosaville Local Plan Area Code,
• Medium Density Residential Zone Code,
• Dual Occupancy and Multiple Dwelling Code,
• Works Codes including the Waste Management Code and the Water Quality and Drainage
Code specifically for demolition
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The abovementioned development codes are considered below.
Noosaville Local Plan Area Code
The purpose of the Noosaville Local Plan Code is to provide locally relevant planning provisions for
the assessment of development within the Noosaville area.
The following overall outcomes apply to the Noosaville Local Plan area and are relevant to the
proposed development:
The following overall outcomes and Performance outcomes of the Noosaville Local Plan Code are
relevant to the proposed development:
(s) Development in the Medium Density and High Density Housing zones accommodates a
greater diversity in housing types including dual occupancies, multiple dwellings, retirement
facilities and residential care facilities.
(t) Development ensures permanent residents of Noosaville enjoy high levels of residential
amenity and accessibility to urban services and recreational opportunities.
PO2
Development contributes to the lifestyle and amenity of permanent residents of Noosaville,
and services communities outside of the local plan area.
PO7
Buildings, structures and landscaping are integrated with the natural landscape and reflect
the riverside character and setting of the local plan area in terms of form, composition and
protection of neighbourhood amenity.
AO7.1
Development takes the form of small separate buildings rather than large single bulky
buildings and does not visually dominate the street, riverfront, adjacent properties,
surrounding spaces or the existing skyline.
AO7.2
Buildings and structures have a scale and building height consistent with development on
adjoining and surrounding land.
AO7.5
Buildings and structures:
(a) incorporate articulated roof forms which are visible from the street and have a pitch of
no less than 5 degrees;
(b) incorporate a mix of lightweight and textured external building materials or materials
that reflect the natural environment such as timber and rock face;
(c) provide variation through articulation, texture and detailing;
(d) incorporate verandahs, open balconies or shaded patios for outdoor living, with open,
transparent or semi-open balustrades;
RG Strategic Town Planning Report – Dual Occupancy 10
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(e) use understated colour schemes and low-reflective roofing and cladding materials. Applicant’s Response: The proposed Dual Occupancy use complies with the intent of the Noosaville Local Plan Code and the relevant Performance and Acceptable Outcomes. The built form proposed is harmonious with the Noosaville vernacular and represents a modern riverside design. A traditional roof design has been utilised as well as generous eaves and garden beds on the second level to suit the subtropical climate of Noosaville. The Architectural Plans (Appendix A) detail a variety of external materials proposed. A corrugated iron roof, weatherboard wall cladding and screening battens are used for vertical and horizontal elements that create visual interest and articulation. The development is designed to minimise overlooking of nearby properties with strategically located screens and balconies. Medium Density Residential Zone Code The proposal seeks some minor siting and streetscape variations. The covered entry walkways and eaves to the rear boundary encroach into the relevant setbacks set out by AO12.1 and the garages that face the street do not meet AO15.1 and AO15.2m. Assessment is provided below against the associated Performance outcomes for these aspects of development. Rear setback The proposal seeks a 5.2m setback to the rear boundary for eaves. This is considered an extremely minor encroachment as the elevation faces wests and the wide eave provides shading to the building as demonstrated in Figure 4 below. Noting that the building is setback 6.79m, which is greater than the minimum required of 6m. The setback complies with PO12 as the encroachment: • Does not cause any overlooking of private open space of neighbouring properties as the building is setback greater than the minimum distance required. • No additional noise will emanate from the subject proposal as a result of the eave as the building is setback greater than the minimum required. • Is setback sufficiently so as not to cause shading of the neighbouring property. • Allows sufficient space for landscaping. • Given the elevation faces west, it is a good built form outcome with no impacts on the surrounding properties. RG Strategic Town Planning Report – Dual Occupancy 11
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Side setback - Entries The north entry is setback 0.8m and the south entry is setback 0.78m in lieu of the 1.5m set out by AO12.1(b)(i) which requires a setback. Figure 5 provides visual clarity of the extent of the setback sought. Figure 5 - Setback sought As demonstrated in Figure 5 above, the variation is minor in nature and complies with PO12 for the following reasons: • Will not be imposing on the surrounding properties as it is not a bulky structure as it has open sides. • No additional noise will emanate from the site as a result of the roof as pedestrian traffic is directed to this area regardless of if being roofed or not. • The structure is only slightly higher than a site filled fence height and will not obstruct views. • Does not create overlooking of surrounding properties. • Landscaping is proposed in the adjoining garden, noting the structure includes a roof top garden which contributes to the overall green setting of the development. Garages The garages do not comply with AO15.1 and AO15.2 as the garages are a total of 11m in width which is 1m greater than 50% of the width of the site and there is not proposed to be 2m separation or staggered. The corresponding Performance outcome PO15 is provided for reference. RG Strategic Town Planning Report – Dual Occupancy 13
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Garages and Carports PO15 Garages, garage doors and carports do not dominate the street or the building design It is considered the proposal, while the double garages face the street, will not be the dominate feature and meet PO15 because the doors are vertical timber look battening and are more of an architectural feature than appear as garage doors. In addition, the centrally located driveway, the fence setback and significant landscaping within the frontage will screen most of the doors. The building with its roof gardens is proposed in a landscaped setting and will contribute positively to the streetscape. Noting Council has accepted this design element in Edward Street. Dual Occupancy and Multiple Dwelling Code The purpose of the Dual Occupancy and Multiple Dwelling Code is to ensure dual occupancies are of a high-quality design which appropriately respond to local character, environment and amenity considerations. Applicant’s Response: The proposed duplex has been assessed against the Dual Occupancy and Multiple Dwelling Code and are considered to the consistent with the Purpose and Overall Outcomes of the Code. The proposed duplex is located on land that is appropriate for medium density residential living. The subject site is suitably located and assists in creating a walkable residential neighbourhood that integrates with transport networks and is well connected to a range of local shops and centres. The development is within walking distance to Noosa River and Gympie Terrace eating establishments, Mary Thomas Street shopping and hotel. and the Noosa Junction. Safe vehicular access to and from the site is provided from Edward Street. Works Codes These codes largely relate to the provision of services and infrastructure associated with the proposed development of the subject land. The subject site currently has access to, or is capable of being connected to, an appropriate level of infrastructure for its intended urban residential use. As demonstrated within Table 4, the proposal complies with the requirements of the Driveways and Parking Code, and Landscaping Code. The proposed development includes the provision of 4 x covered spaces in a basement configuration. A concept landscape plan is enclosed within Appendix A and includes a variety of trees, shrubs and ground covers species. Demolition The approval can incorporate demolition conditions to ensure best practice erosion and sediment control and recycling activities occur during this phase of development. RG Strategic Town Planning Report – Dual Occupancy 14
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Sustainable Building Design Code
Performance Outcome Comment
The design includes large balconies extending from the open
(a) Orientates buildings and kitchen/living areas. All bedrooms include natural light while the
windows to make the most of orientation allows light in the living spaces, bedrooms of both
prevailing winds, natural
ventilation, and cross breezes; units. Importantly the design allows for cross breezes and
natural ventilation.
Eaves and wide balcony overhangs are included to shade walls
(b) Maximises shade to east and windows. Particularly to the west, generous balconies and
and west walls;
overhangs shade the walls.
(c) Contains an open and All dwellings have direct access to outdoor areas and large
permeable built form that balconies. The balconies are directly connected to the living
connects indoor and outdoor
spaces to provide BBQ and outdoor living opportunities in an
spaces in an integrated
design; integrated design.
(d) Retains No significant vegetation exists onsite except for golden cane
existing vegetation and palms to the frontage. The design will incorporate large
natural shading where plantings along the frontage and boundaries to allow for
possible; shading and a vegetated presentation to the street.
(e) Incorporates passive The design provides windows and large open areas to provide
building design to reduce the for passive cooling and natural breeze flow through the open
need for auxiliary heating and plan design. Noting that 1 unit per floor is proposed, each unit
cooling; has a northern aspect.
A mix of low toxic internal and external materials are
(f) Uses low toxic internal and
incorporated for the construction which will ensure long lasting
external building materials;
design that does not require regular maintenance.
(g) Uses natural light rather
Natural light is provided through window and doors to all levels
than artificial light, and may
include skylights, atriums and and the centrally located courtyards.
light wells;
(h) Contains a minimum of two All habitable rooms have 2 openings, and /or direct access to
openings per habitable room large balconies.
(i) Provides a minimum floor to 2.75 and 3.2m floor to ceiling heights are provided to both
ceiling height of 2.7 metres; dwellings which provides sufficient space for ventilation and air
and circulation.
The design allows for medium density living and privacy to each
(j) Enables efficient operation
of the units, while also allowing for users to easily flow between
and use of the building.
the main living and upper level bedrooms.
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7.6 Applicable Overlay Codes Noosa Council’s Enterprise Mapping System identifies that the site is affected by the Flood Hazard Overlay and the Acid Sulfate Soils Overlay Overlays. Flood Hazard Overlay requires the development to be constructed to a minimum floor level of 2.7 AHD and as such the proposal meets this outcome. In addition, the site is affected by the Acid Sulfate Soils Overlay Overlays and as the development is likely to exceed the threshold of greater than 100m³ of excavated material at or below 5m AHD an Acid Sulfate Management Plan will be provided for Operational works approval. 7.7 Planning Scheme Polices The proposed development has been designed with reference to the relevant planning scheme polices. RG Strategic Town Planning Report – Dual Occupancy 16
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8. Conclusions The proposed Development Permit for a Material Change of Use (Dual Occupancy) on land at 23 Edwards Street, Noosaville 4566, has been assessed against the requirements of the Local and State Statutory Planning Requirements. This report demonstrates that the proposed development is permitted pursuant to the provisions of the Planning Act 2016 and the Noosa Plan 2020, and the proposed development can be supported on a number of grounds, including: • The development application has been made in accordance with the requirements of both the Planning Act 2016 and the Development Assessment Rules 2017; • The proposal is consistent with the Strategic Intent of the Noosa Plan 2020 and does not compromise any higher order strategic planning for the area; • The proposed Duplex is appropriately sited in a Medium Density Residential Zone and is within walking distance to a variety of local shops and restaurants along Gympie Terrace and the shopping centre at Mary Street; • The proposed two 3-bedroom units are under the maximum building height and are of a scale that is compatible with surrounding development; • The proposed configuration of the units allows for a high level of amenity to the residents as well as to the adjoining premises; and • The proposed renders demonstrate the variety of materials including textured render, timber cladding and battens are which provide visual interest. On the basis of the above assessment, it is recommended that Noosa Council favourably consider the proposed Material Change of Use subject to reasonable and relevant conditions. We look forward to Council processing the application at its earliest convenience. RG Strategic Town Planning Report – Dual Occupancy 17
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