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Development Assessment Report
DEVELOPMENT ASSESSMENT REPORT
DEVELOPMENT APPLICATION FOR MATERIAL CHANGE OF USE (MULTIPLE
DWELLING, OFFICE, HEALTH CARE SERVICES, FOOD & DRINK & INDOOR
SPORT & RECREATION) & ASSOCIATED OPERATIONAL WORKS.
30-32 DOONELLA STREET, TEWANTIN
LOT 32 ON RP893427 & LOT 903 ON T1631
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Page 2
PROJECT URBAN – 16216 February 2021
DOCUMENT INFORMATION
Project number: 16216
Report prepared for: Doonella Street Pty Ltd
DOCUMENT CONTROL
Revision # Date Prepared by Reviewed by Authorised by
Final 03/02/2021 Mick Sheppard Mick Sheppard Mick Sheppard
COMPANY DETAILS
Project Urban Pty Ltd
Suite 1 Corner Surf Road & Gardak Street
ALEXANDRA HEADLAND QLD 4572
Tel: 07 5443 2844
Fax:
Email: [email protected]
Disclaimer Statement
Project Urban Pty Ltd retains ownership and copyright of the contents of this document including drawings, plans, figures and other work
produced by Project Urban Pty Ltd. This document is not to be reproduced in full or any part, unless separately approved by Project Urban Pty
Ltd. The client may use this document only for the purpose of which it was prepared. No third party is entitled to use or rely on this document.
This report is based on our opinion of the town planning issues that arise from the statutory provisions relating to this site. Comments and
conclusions in or construed from this report relating to matters of law are not to be relied upon. You should only rely upon the advice of your
professional legal advisors with respect to matters of law. This report is provided on the basis that our standard Terms and Conditions apply.
Development Assessment Report Page 2 of 28
Material Change of Use & Operational Works
30 & 32 Doonella Street, Tewantin, Qld 4565
Lot 32 On RP893427 and Lot 903 On T1631
Page 3
PROJECT URBAN – 16216 February 2021
TABLE OF CONTENTS
1.0 APPLICATION SUMMARY................................................................................................... 4
2.0 INTRODUCTION................................................................................................................... 5
3.0 BACKGROUND ..................................................................................................................... 7
3.1 PRIOR DEVELOPMENT APPROVALS ........................................................................................................ 7
4.0 SITE DESCRIPTION .............................................................................................................. 9
4.1 SUBJECT SITE .................................................................................................................................................... 9
4.2 SURROUNDING LAND USES .................................................................................................................... 10
5.0 PROPOSAL.......................................................................................................................... 11
6.0 SUPPORTING DOCUMENTATION .................................................................................... 15
6.1 SURVEY ............................................................................................................................................................. 15
6.2 ARCHITECTURAL ........................................................................................................................................... 15
6.3 LANDSCAPE .................................................................................................................................................... 15
6.4 ENGINEERING & STORMWATER MANAGEMENT ............................................................................ 15
6.5 ARBORIST REPORT ....................................................................................................................................... 15
7.0 STATE PLANNING INTERESTS .......................................................................................... 16
7.1 SOUTH EAST QUEENSLAND REGIONAL PLAN .................................................................................. 16
7.2 STATE PLANNING POLICY ......................................................................................................................... 16
7.3 STATE DEVELOPMENT ASSESSMENT PROVISIONS ......................................................................... 16
8.0 PLANNING SCHEME .......................................................................................................... 17
8.1 DEFINITION ..................................................................................................................................................... 17
8.2 LEVEL OF ASSESSMENT .............................................................................................................................. 17
8.3 TEWAINTIN LOCAL PLAN AREA CODE ................................................................................................. 18
8.3.1 ALTERNATIVE SOLUTION – ACCEPTABLE OUTCOME – AO4................................................................... 20
8.4 DISTRICT CENTRE ZONE CODE ............................................................................................................... 21
8.4.1 ALTERNATIVE SOLUTION – ACCEPTABLE OUTCOME – AO17.1............................................................. 23
8.5 DEVELOPMENT CODES............................................................................................................................... 24
8.6 OVERLAYS ........................................................................................................................................................ 25
8.7 WORKS CODES .............................................................................................................................................. 26
8.8 PLANNING SCHEME CONFLICTS ............................................................................................................ 26
9.0 CONCLUSION ..................................................................................................................... 27
SUPPORTING DOCUMENTATION
Architectural Plans prepared by Archicology Architects
Landscape Concept Plans prepared by Project Urban
Engineering Report & Stormwater Management Plan prepared by Alta Engineers
Engineering Plans prepared by Alta Engineers
Arboriculture Report prepared by Tree Solutions
Contour & Detail Survey prepared by Sight Surveys
Noosa Plan Key Code Assessment prepared by Project Urban
Development Assessment Report Page 3 of 28
Material Change of Use & Operational Works
30 & 32 Doonella Street, Tewantin, Qld 4565
Lot 32 On RP893427 and Lot 903 On T1631
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PROJECT URBAN – 16216 February 2021
1.0 APPLICATION SUMMARY
SITE DETAILS
Address 30-32 Doonella Street, Tewantin
Real Property Description Lot 32 on RP893427 & Lot 903 on T1631
Land Area 2,539m2
Local Authority Noosa Council
Registered Landowner Doonella Street Pty Ltd
Current Use Vacant – previously a single dwelling and multiple dwelling
units.
PLANNING SCHEME DESIGNATIONS
Planning Scheme Noosa Plan 2020
Local Plan Tewantin
Zone District centre
Overlays Acid Sulfate Soils
APPLICATION DETAILS
Applicant Doonella Street Pty Ltd C/- Project Urban
Application Type Development Permits for Material Change of Use &
Operational Works
Proposal Mixed Use Development comprising 19 multiple dwelling units
and four commercial tenancies which will be used for any of the
following uses - office, health care services, food and drink
outlet and indoor sport and recreation.
Level of Assessment Code
Referrals Not applicable
PRINCIPLE CONSULTANTS
Town Planning Project Urban
Architecture Archicology Architects
Civil Engineering Alta Engineers
Landscape Project Urban
Development Assessment Report Page 4 of 28
Material Change of Use & Operational Works
30 & 32 Doonella Street, Tewantin, Qld 4565
Lot 32 On RP893427 and Lot 903 On T1631
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PROJECT URBAN – 16216 February 2021
2.0 INTRODUCTION
This Town Planning Report has been prepared by Project Urban on behalf of the applicant, Doonella
Street Pty Ltd. The report is submitted to Noosa Council as part of the common material for a
combined material change of use and operation works application that seeks approval to redevelop
30 - 32 Doonella Street, Tewantin to provide 19 multiple dwellings units and four commercial
tenancies. The application also seeks approval to allow the commercial tenancies to be used for a
variety of commercial uses including offices, health care services, food and drink and indoor sport
and recreation.
The subject site is located within the Tewantin Local Plan area and forms part of the District Centre
Zone in the Noosa Plan 2020. The site previously accommodated seven (7) residential properties
but is now vacant. The proposed land uses are all consistent uses within the District Centre Zone
and the application is code assessable.
Council records will show that a material change of use for Multiple Housing Type 4 (10 units) and
Commercial Business Type 1 Office and Type 2 Medical was originally approved on the site on 21
August 2017. Prior to this decision Council approved a purely residential development comprising
16 units in October 2015. It is important to note that the current proposal has adopted the key
elements of the 2017 approval including the general layout, built form, design and appearance, site
access, proposed access easement for a public thoroughfare and landscape approach. However,
there are some differences between the 2017 approval and the current proposal which are
summarized below:
• the addition of a level of residential units above the commercial development which now
sleeve the front of the car park at ground level;
• the total number of residential units within the development has been increased to 19. All
these units comply with the Council definition of a small dwelling:
• the amount of commercial floor space has been reduced from 762m2 to 188m2;
• the amount of car parking has been reduced from 52 spaces to 33. The motorbike and cycle
parking have also been amended accordingly; and
• a natural stormwater treatment has replaced the SPEL system included in the original
approval.
It is also relevant to note that the zoning and building height limit for the site have changed since
the previous approvals and as a result, this current development proposal is a consistent, code
assessable, proposal under the new Noosa Plan 2020. The applications previously approved on the
site were both impact assessable and inconsistent with the Superseded Noosa Plan 2006.
The purpose of this town planning report is to explain the proposed development, describe the
application site and its locality, and provide an assessment of the proposal against the relevant
planning documents which include the:
Development Assessment Report Page 5 of 28
Material Change of Use & Operational Works
30 & 32 Doonella Street, Tewantin, Qld 4565
Lot 32 On RP893427 and Lot 903 On T1631
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PROJECT URBAN – 16216 February 2021
• State Planning Regulatory Provisions;
• State Planning Policies; and
• Noosa Plan 2020.
This Town Planning Report concludes that the proposed mixed use development which will add
to the supply of smaller, affordable, residential units within the Tewantin Town Centre is consistent
with the Council’s intent for the site and should be approved subject to reasonable and relevant
conditions.
Development Assessment Report Page 6 of 28
Material Change of Use & Operational Works
30 & 32 Doonella Street, Tewantin, Qld 4565
Lot 32 On RP893427 and Lot 903 On T1631
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PROJECT URBAN – 16216 February 2021
3.0 BACKGROUND
3.1 PRIOR DEVELOPMENT APPROVALS
As outlined above, a material change of use for Multiple Housing Type 4 (16 units) was approved
on the site on 23 October 2015 under Council reference MCU15/0053. Although the residential
use was inconsistent with the Community Services Zone that applied to the site in the Superseded
Noosa Plan 2006, Council accepted that there was not an identifiable need for additional
community services in Tewantin and that the small units proposed in the application had good
access to urban services and were consistent with the developed character of the area. This
approval was not implemented and has now lapsed.
In August 2017, Council approved a material change of use of the site for Multiple Housing Type 4
(10 units) and Commercial Business Type 1 office and Type 2 Medical under application reference
MCU17/0014. A Negotiated Decision Notice was subsequently issued on 27 September 2017. In
summary, this decision approved the redevelopment of the site for 10 small residential units and
762m2 of commercial floor space. A summary of the some of the key elements of the approved
development which are relevant to the current application are summarised in the table below.
These key elements were designed to respond to the relevant sections of the Superseded Noosa
Plan 2006.
Criteria Approved Development
Gross Floor Area 1,579m2
Site Cover 1,582m2
Landscape Open Space 720m2
Roof form 5O pitch
Boundary Setbacks
Front 4.5m covered stair, 6m main buildings
Side (East) 2.6m residential stair, 3.4m main building
Side (West) 2.2m
Rear 5.5m
Building height 2 storey
The proposal had a maximum height of 8m to
natural ground
Parking 52 car spaces
8 motorbike spaces
18 bicycle spaces
Access A separate entrance and exit were provided. Both
driveways were a minimum 4m wide and allowed
for left in and left out turns only.
Waste The approved plans reflected Council agreement
to allow the waste bins to be accessed through
the Sidoni Street car park and lane.
Public Thoroughfare The approved plans included a 3m wide public
Easement thoroughfare easement at the rear of the site for
a new public right of way between Sidoni Lane
and Doonella Street.
Development Assessment Report Page 7 of 28
Material Change of Use & Operational Works
30 & 32 Doonella Street, Tewantin, Qld 4565
Lot 32 On RP893427 and Lot 903 On T1631
Page 8
PROJECT URBAN – 16216 February 2021
When approving the application, Council accepted that it would result in a change to the
streetscape and surrounding properties but considered that it was acceptable given that it
presented as three (3) separate buildings from the street. A number of conditions were included in
the Decision Notice that required the materials and form of these buildings to satisfactorily
integrate with the surrounding area.
The main conclusions in the Council’s assessment report for the application were as follows:
• mixed commercial and residential uses were considered appropriate and in context with the
surrounding business centre;
• the proposed development had desirable planning elements including the introduction of
small dwelling units into the area with excellent access to Tewantin’s facilities and services.
• a new 3 metre wide public thoroughfare was to be created along the rear boundary, which
will create a new access route between Council’s adjacent carparks and laneway.
• the development’s design was generally consistent with the intent for the area;
• the proposal did not raise any significant planning concerns and grounds to support the
development, were considered to comprise:
o the multiple dwelling use is existing on the site;
o the development will provide centrally located small dwelling units with access to
Tewantin’s facilities and services; and
o the development’s small dwelling units will increase residential housing options in
the locality and are likely to be relatively affordable.
Given Council’s approval of MCU17/0014 and its acceptance of the key elements set out above,
the current proposal has adopted many of these key elements for continuity.
Development Assessment Report Page 8 of 28
Material Change of Use & Operational Works
30 & 32 Doonella Street, Tewantin, Qld 4565
Lot 32 On RP893427 and Lot 903 On T1631
Page 9
PROJECT URBAN – 16216 February 2021
4.0 SITE DESCRIPTION
4.1 SUBJECT SITE
The subject site is situated at 30-32 Doonella Street, Tewantin, and is described as Lot 32 on
RP893427 and Lot 903 on T1631.
The application site has a total area of 2,539m2. Lot 32 on RP893427 has an area of 2,023m2 and is
regular in shape. The site is currently vacant but there were two separate buildings on the site which
contained a total of six (6) residential units. There is still a single access driveway to Doonella Street
which is located to the east of the pedestrian crossing in front of the site.
Lot 903 on T1631, which has an area of 516m2, is also regular in shape. The site is also vacant but
there was previously a two storey detached dwelling on this lot. The site has two dropped kerbs
which provide vehicle access to the site. These dropped kerbs are located either side of the
Poinciana trees located in front of the site.
The site’s location and context are illustrated in Figures 1 below:
Figure 1: Location of Subject Site (NearMap, accessed January 2021)
Development Assessment Report Page 9 of 28
Material Change of Use & Operational Works
30 & 32 Doonella Street, Tewantin, Qld 4565
Lot 32 On RP893427 and Lot 903 On T1631
Page 10
PROJECT URBAN – 16216 February 2021 A survey of the application site is included in the supporting documents. The survey shows that the site slopes from its north western to its south eastern corner. The ground level falls approximately 3.5m across the site. There are overhead powerlines that run along the frontage of the lots and a single yellow line in front of the site which prevents on-street parking. 4.2 SURROUNDING LAND USES The site is located directly to the south of the Ponciana Avenue, the main commercial street in Tewantin. Given the proximity of the site to the centre of Tewantin, it is highly accessible by public transport and is within easy walking distance of the centre. Figure 1 above also shows that public parking abuts the eastern and north-western boundaries of Lot 32. Directly to the north of the subject site is the service area for the commercial units fronting Poinciana Avenue. A public car park also abuts the northern boundary of Lot 903 and directly to the west was an old residential property which was last used by the Salvation Army to provide temporary residential accommodation. This building has now been demolished. The remaining lots on Doonella Street are in commercial use with a service station on the corner of Doonella and Memorial Avenue and a doctors surgery on the corner of Doonella and Sidoni Street. Directly opposite the site on Doonella Road are residential properties. Development Assessment Report Page 10 of 28 Material Change of Use & Operational Works 30 & 32 Doonella Street, Tewantin, Qld 4565 Lot 32 On RP893427 and Lot 903 On T1631
Page 11
PROJECT URBAN – 16216 February 2021
5.0 PROPOSAL
This application seeks approval for a Development Permit for a Material Change of Use for Multiple
Dwellings, Offices, Health care services, Food and drink premises and Indoor sport and recreation
and the associated operational works. The proposed residential dwellings all comply with the
Council’s definition of small dwellings as they have a floor area of less than 100m2. These units have
been specifically designed to address an identified need to smaller, affordable, residential dwellings
within the Noosa area.
BUILT FORM
The applicant intends to redevelop the site to provide nineteen (19) multiple dwellings and four
commercial tenancies that could be used for any of the uses listed above. Full details of the
proposal are shown on the Proposal Plans included in the supporting documents. The drawings,
which were prepared by Archicology Architects, are listed in the table below:
Plan Title Plan No. Issue Date
Site Plan 20531 – SD01 8 01/02/2021
Ground/Car Park Plan 20531– SD02 8 01/02/2021
Level 1 Plan 20531– SD03 7 01/02/2021
Level 2 Plan 20531– SD04 5 01/02/2021
Roof Plan 20531– SD06 5 01/02/2021
Areas – Ground/Car Park 20531– SD07 8 01/02/2021
Areas – Level 1 20531– SD08 6 01/02/2021
Areas – Level 2 20531 – SD09 5 01/02/2021
Elevations 20531– SD010 6 01/02/2021
Elevations 20531– SD011 6 01/02/2021
Sections A & B 20531– SD12 6 01/02/2021
Section C & D 20531 – SD13 5 01/02/2021
A series of 3D impressions (20531 SD014 – 20531 SD17) are also included in the proposal plans to
illustrate how certain aspects of the development will look.
The Proposal Plans show that the proposed layout consists of four (4) buildings, one located at the
rear of the site and three fronting Doonella Street.
The residential units will be located on both of the two levels of the building at the rear of the site
and on level one of the three buildings at the front of the site. The buildings sit above a
undercroft/partial basement level which will be used for parking. The car park is sleeved by the four
(4) commercial tenancies which are located at ground level at the front of the site to address
Doonella Street. Although the buildings at the front of the site will be connected by pedestrian
walkways they have been designed to present as separate buildings to Doonella Street.
The plans also show that all the proposed buildings sit well below the maximum height limit for
the site of 10m above ground level and have been designed as two storeys buildings to be
consistent with the scale of built form Council is seeking within this part of the District Centre Zone.
This scale of built form is also consistent with that approved by Council as part of MCU17/0014.
The proposed minimum building setbacks on each boundary are set out in the table below:
Development Assessment Report Page 11 of 28
Material Change of Use & Operational Works
30 & 32 Doonella Street, Tewantin, Qld 4565
Lot 32 On RP893427 and Lot 903 On T1631
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PROJECT URBAN – 16216 February 2021
Boundary Setback (m)
Front (Doonella Street) 2.5m
Rear (southern) 5.51m
Side (western) 2.49m
Side (eastern) 1.5m
Although the minimum setback to the staircase to the residential units on the upper floor of the
front buildings is 2.5m, the balance of the buildings along this frontage comply with the Council’s
preferred minimum setback of 6m to the front boundary. In this respect, it is important to note
that the staircase and landing area has a combined length of 5.5m which comprises approximately
10% of the total length of the buildings that front Doonella Street.
The total gross floor area of the proposed development is 1,722m2 which complies with the
maximum floor area permitted for the District Centre Zone, which allows for up to 1,761.70m2 of
gross floor area.
The proposed layout shows a separate entrance and exit from the site for motor vehicles. To
minimise potential conflicts with the pedestrian crossing located in front of the site on Doonella
Street, the site entrance is located to the west of the crossing and the exit to the east. Consistent
with the current material change of use approval, vehicle movements will be restricted to left in
and left out only.
The main pedestrian access to the building is located at the front of the commercial buildings and
has been located to connect directly with the pedestrian crossing on Doonella Street. A staircase
provides access to the residential units from the street. A second pedestrian access is provided at
the rear of the site.
The floor plans show that nine residential units are proposed above the commercial tenancies at
the front of the site. The remaining ten (10) residential units are provided in the two (2) buildings
at the rear of the site.
Overall, the development provides 18 x 2 bedrooms and 1 x 3 bedroom residential units. All these
units have been designed with open plan living, dining and kitchen areas. Further details of the
proposed layouts are provided in the Proposal Plans.
The proposed floor plans also show that each unit is provided with private open space. At ground
floor level in the rear building, the units have a rear balcony and garden as well as a courtyard next
to the front entrance to the unit. On the upper level of this building, each unit has a rear balcony
and front courtyard area. In the front building each unit has at least one (1) balcony. Some units
also have a second balcony or courtyard.
The proposal plans show that overall a total of 567m2 of private open space is provided within the
development which equates to over 22% of the total site area.
In addition to the private open space, the layout also provides over 800m of landscaping which
equates to more than 31% of the total site area.
Development Assessment Report Page 12 of 28
Material Change of Use & Operational Works
30 & 32 Doonella Street, Tewantin, Qld 4565
Lot 32 On RP893427 and Lot 903 On T1631
Page 13
PROJECT URBAN – 16216 February 2021 LANDSCAPE The landscape concept plans in the supporting documents show that the proposed landscaping provides a minimum 2m wide buffer, where practical, along the Doonella Street frontage. Along the rear property boundary, the majority of the area adjacent to the boundary will be provided as an access easement as required by Council as part of the previous approval. Given the purpose of the proposed easement, no details of landscaping have been prepared at this time but landscaping will be provided to help screen the bin enclosure in this location. Along the northern eastern side boundary a minimum 1m landscape is provided along the side boundary with the adjoining car park. A bio retention basin is proposed along the balance of this side boundary. A 2m wide soft landscape buffer is proposed along the southern portion of the western boundary which adjoins the former Salvation Army site. Along the rear boundary at the back of the residential building in this corner of the site, a 1m wide landscape strip is provided to help screen the adjoining car park. Consistent with the current approval, a pedestrian footpath is provided along the balance of the western boundary which immediately abuts the established landscaping in the adjoining car park. The landscape plan illustrates that the landscape buffers will be planted with a variety of native species that are consistent with the Council’s list of preferred plants. ACCESS AND PARKING Consistent with the 2017 approval, both the proposed vehicle entrance and exit have minimum widths of 4m. In accordance with the current development approval, the proposed access and egress from the site will be restricted to left in left out only. The entrance and exit points were located to provide suitable separation distances to the pedestrian crossing in front of the site. The site plan and landscape concept plan in the supporting documents illustrate, that one street tree will need to be removed for the proposed entrance and this will be replaced elsewhere within the street verge in front of the site. The proposed development includes a total of 33 car parking spaces. 20 of these parking spaces will be provided for the residential units and the remaining 15 spaces will be provided for the commercial tenancies. In addition to the car parking, a total of 12 motorbike parking spaces and 7 bike parking spaces are provided. In addition to the dedicated bike parking, residents will be able to store bikes in the storage areas provided within the basement. Overall, the number of car, motorbike and bike parking spaces is considered to comply with the requirements of the Driveways & Parking Code in the Noosa Plan. Development Assessment Report Page 13 of 28 Material Change of Use & Operational Works 30 & 32 Doonella Street, Tewantin, Qld 4565 Lot 32 On RP893427 and Lot 903 On T1631
Page 14
PROJECT URBAN – 16216 February 2021 SERVICING Bin enclosures are provided on the northern boundary of the site. As agreed as part of the previous development approval, the refuse bins will be collected and emptied from the Council land to the rear of the site. INFRASTRUCTURE A Site based stormwater management plan has been prepared by Alta Engineers and this is included in the supporting documents. The Plan provides details of the proposed strategy for collecting, treating and discharging stormwater from the site. The report has been prepared in accordance with Council policy and current best practice. The reports recommends a bio-retention basin which will be located in the south western corner of the site. It should be noted that the proposed Site Plan confirms that the finished floor level of the basement will be RL 5.70, which will allow the basement to gravity drain to a pit located to the south east of the site in Doonella Street (RL 3.0). The site is already connected all the necessary urban services including water, sewer, electricity and telecommunications. Development Assessment Report Page 14 of 28 Material Change of Use & Operational Works 30 & 32 Doonella Street, Tewantin, Qld 4565 Lot 32 On RP893427 and Lot 903 On T1631
Page 15
PROJECT URBAN – 16216 February 2021 6.0 SUPPORTING DOCUMENTATION 6.1 SURVEY A Contour and Detail Survey prepared by Sight Survey is included in the supporting documents. The survey shows that the site slopes from its north western towards its south eastern corner. 6.2 ARCHITECTURAL Proposal plans prepared by Archicology are included in the supporting documents. The plans include site plan, floors plans, elevations and sections. The plans demonstrate that the proposal results in an attractive built form and facade to Doonella Street that will complement the character of the locality and surrounding buildings. The development incorporates various building material and landscape elements that provide visual interest. 6.3 LANDSCAPE Landscape Concept Plans prepared by Project Urban are included in the supporting documents. These plans demonstrate that the proposal achieves an attractive and appropriate landscape design that will complement the character of the locality, provides visual interest and separation between the proposed uses in the development. 6.4 ENGINEERING & STORMWATER MANAGEMENT An Engineering Report, Engineering Plans and Stormwater Management Plan prepared by Alta Engineers are included in the supporting documents. The reports demonstrate that the proposed stormwater management regime will comply with the relevant sections of the Noosa Plan and current best practice. The Report and plans also provide details of the proposed earthworks and confirm that the site can be connected to all necessary services. 6.5 ARBORIST REPORT An Arboriculture Assessment Report has been prepared by Tree Solutions and is included in the application documents. This report assessed the viability of retaining existing street trees at the front of the site. The report was prepared in November 2019 for a previous operational works application (OPW19/0182) that sought approval for the detailed engineering works associated with the previous approval, MCU17/0014. However, as the proposed works along the street frontage in this current application will remain the same as those proposed in OPW19/0182) the report remains valid. Development Assessment Report Page 15 of 28 Material Change of Use & Operational Works 30 & 32 Doonella Street, Tewantin, Qld 4565 Lot 32 On RP893427 and Lot 903 On T1631
Page 16
PROJECT URBAN – 16216 February 2021
7.0 STATE PLANNING INTERESTS
The Planning Regulation 2017 prescribes assessment benchmarks that an application must be
assessed against, which are additional or alternative to the benchmarks contained within local
planning instruments. The assessment benchmarks are contained within:
• The Regional Plan and Part E of the State Planning Policy, to the extent that they are not
appropriately integrated into the Planning Scheme; and
• Schedule 10 of the Planning Regulation 2017.
Part E of State Planning Policy, the SEQ Regional Plan and Schedule 10 of the Planning Regulation
are addressed below.
7.1 SOUTH EAST QUEENSLAND REGIONAL PLAN
The site is subject to the South East Queensland Regional Plan 2017 (regional plan). Under the
regional plan, the subject site is included within the Urban Footprint and the proposed
development which comprises a range or urban related uses is entirely consistent with this
designation. On this basis, no further assessment against the SEQ Regional Plan is necessary.
7.2 STATE PLANNING POLICY
The State Planning Policy (SPP) defines the Queensland Government’s policies about matters of
state interest in land use planning and development. The SPP only applies to development
assessment if the Planning Scheme has not yet appropriately integrated the SPP. If there is a
discrepancy between a local planning scheme and the SPP, then what is outlined in the SPP
overrides the Planning Scheme.
Section 2.1 of the Noosa Plan 2020 confirms that the SPP has been appropriately integrated into
the plan except for the part of the Natural hazards, risk and resilience policy relating to erosion
prone areas in coastal areas. As the application site is not located in an erosion prone area identified
on the SPP interactive mapping, no further assessment against the SPP is required.
7.3 STATE DEVELOPMENT ASSESSMENT PROVISIONS
The State Development Assessment Provisions (SDAP) set out the matters of interest to the state
for development assessment, where the state assessment and referral agency (SARA) is responsible
for assessing or deciding development applications as assessment manager or as a referral agency.
The SDAP is not applied by local government in the assessment of development applications.
A review of Schedule 10 of the Planning Regulation 2017, has confirmed that the proposed
development does not trigger referral to any State agencies and as such, the SDAP is not applicable
to the application.
Development Assessment Report Page 16 of 28
Material Change of Use & Operational Works
30 & 32 Doonella Street, Tewantin, Qld 4565
Lot 32 On RP893427 and Lot 903 On T1631
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PROJECT URBAN – 16216 February 2021
8.0 PLANNING SCHEME
Under the Noosa Plan 2020 the site is included within the Tewantin Local Plan Area and the District
Centre Zone. An assessment of the applicable provisions in the Noosa Plan 2020 has been
undertaken below.
8.1 DEFINITION
The proposed development is defined under the Noosa Plan 2020 as:
“Multiple dwelling” means a residential use of premises involving 3 or more dwellings,
whether attached or detached, for separate households.
“Office”—
(a) means the use of premises for—
(i) providing an administrative, financial, management or secretarial service or
function; or
(ii) the practice of a profession; or
(iii) providing business or professional advice or services; but
(b) does not include premises used for making, selling or hiring goods.
“Food and drink outlet” means the use of premises for—
(a) preparing and selling food and drink for consumption on or off the premises; or
(b) providing liquor for consumption on the premises, if the use is ancillary to the use
in paragraph (a).
Indoor sport and recreation means the use of premises for a leisure, sport or recreation
activity conducted wholly or mainly indoors.
Health care service means the use of premises for medical purposes, paramedical
purposes, alternative health therapies or general health care, if overnight accommodation
is not provided on the premises.
Comment: The proposed development will be established in accordance with the above
definitions.
8.2 LEVEL OF ASSESSMENT
In accordance with table 5.5.6, Table of Assessment for the District Centre Zone (Where not in a
Precinct), the proposed development is subject to Code Assessment.
The Table of Assessment identifies that the relevant assessment benchmarks for the application are
set out in the following Codes:
• Applicable Local Plan Code
• District Centre Zone Code
• Dual Occupancy and Multiple Dwelling Code
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• Business Activities Code
• Community Activities Code
• Recreation Activities Code
• Works Code
• Acid Sulfate Soils Code.
The proposal compliance with the applicable sections of these Codes is discussed below.
8.3 TEWANTIN LOCAL PLAN AREA CODE
The site is included within the Tewantin Local Plan Area. The relevant Overall Outcomes of the
Tewantin Local Plan Area are set out in the Table below
Overall Outcomes Comment
(a) Tewantin is a vibrant yet traditional town Complies: The range of uses proposed in the
strongly influenced by its heritage and its application will add to the vibrancy of the town
riverside setting. Framed by national centre.
park and waterways, its character and
identity reflect its location and heritage as
a gateway to the Noosa River, the
hinterland, Noosa North Shore and the
Great Sandy Region.
(b) Development within the Tewantin local Complies: The proposed development is
plan area is limited to land within the urban located within the identified urban area.
boundary, so as to provide a defined edge
to the town to protect and reinforce the
character and identity of Tewantin, provide
efficient provision of infrastructure and
services, avoid constrained land and
protect the surrounding ecologically
important areas.
(c) Development in the local plan area is sited Complies: There are no ecological values on
and designed to protect ecologically the site and the development will have no
important areas, retain the landscape and adverse impact on any valued elements that
built form elements and significant views contribute to the setting of Tewantin.
and vistas to external elements, that
contributes to the setting, character and
identity of Tewantin as a town with a strong
sense of place and association with the
past. Valued elements include:
(i) the Noosa River, its banks and riparian
qualities;
(ii) Wooroi Creek and the adjoining
bushland reserve;
(iii) Lake Doonella and the adjoining
Doonella Wetlands Nature Refuge;
(iv) Heritage Park Bushland Reserve;
(v) open space and landscape values of
the golf club and sports complex;
(vi) landscape and heritage values
associated with RSL Memorial Park;
and
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Overall Outcomes Comment
(vii) views to Mt Tinbeerwah, Mt Cooroy,
Tewantin National Park and Noosa
North Shore.
(d) The form and scale of development is Complies: The scale and form of development
generally low key with buildings that are in consistent with the relevant requirements of
low rise and cover a comparatively small the Noosa Plan and developments previously
area of the site leaving significant areas for approved on the site.
landscaping and private open space.
(e) Tewantin town centre functions as a district Complies: The proposed uses are all consistent
activity centre providing a wide range of uses within the District Centre Zone and will
commercial, retail and community activities add to the range and variety of uses, services
to service and provide for the needs of and facilities available within the centre.
residents and visitors to the area and local
employment.
(f) Tewantin town centre includes mixed-use Complies: The proposal comprises a mix of
developments incorporating residential uses with residential accommodation provided
uses within the District Centre zone on sites above commercial tenancies at ground level on
fronting Blakesly Street, Doonella Street, Doonella Street.
Sidoni Street, Pelican street and Diyan
Street.
(g) The town centre remains compact and Complies: The application site is located within
walkable with expansion of retail and the District Centre Zone.
commercial functions limited to land
included within the District Centre zone.
(h) The District Centre zone has a core business Complies: The application does not include
centre with retail activities focused along retail facilities.
Poinciana Avenue.
(i) Development in the District Centre zone Not applicable
provides continuous fine
grained shopfronts that address and
activate Poinciana Avenue extended along
the western sides of Memorial Avenue and
Diyan Street.
(j) Retail uses are avoided in Blakesly Street Complies: The proposal does not include any
and Doonella Street as a transition to retail uses.
nearby residential areas.
(k) The traditional built form, heritage and Not applicable
streetscape character of Tewantin town
centre is retained and reinforced, with
Poinciana Avenue enhanced as a wide,
attractive and pedestrian friendly main
street, predominantly free of through
traffic.
(l) The shared zone at the intersection of Not applicable
Poinciana Street and Memorial
Avenue/Diyan Street is retained as a key
character feature of Tewantin town centre.
(m) Despite its function as a gateway and Not applicable
service centre for visitors to the Noosa
North Shore, upper reaches of the Noosa
River, Noosa Hinterland and popular
coastal destinations, Tewantin is home to a
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Overall Outcomes Comment
permanent resident population without
substantial short-term accommodation.
(n) Residential development maintains Complies: The residential units have excellent
good access to activity centres, community accessibility to the services and facilities within
facilities, sport and recreation facilities and the District Centre as well as community and
open space. recreational uses within the local area.
(u) Development is supported by a network of Not applicable
open space and pathway connections to
meet the needs of the local community and
facilitates safe and convenient pedestrian
and cycle connections between and around
key destinations within the local plan area.
(v) Development improves local connectivity Not applicable
by providing pedestrian and cycle
connections to and between key local
destinations such as the activity centres,
community and sports facilities, Tewantin
State School, along the Noosa River and
Lake Doonella water frontages and towards
Noosaville State School,
Noosa Hospital and Wallace Estate located
outside the local plan area.
Comment
The above assessment demonstrates that the proposed development satisfies the relevant Overall
Outcomes of the Tewantin Local Plan Code.
A detailed assessment of the proposal against the balance of the Code is included in the supporting
documents. In summary, this assessment confirms that the proposal also generally complies with
the relevant Performance and Acceptable Outcomes in the Code. It should be noted though that
an alternative solution is proposed in relation to one Acceptable Outcome, AO4, which is discussed
further below:
8.3.1 ALTERNATIVE SOLUTION – ACCEPTABLE OUTCOME – AO4
Acceptable Outcome AO4 reads as follows:
“Development adjacent to McKinnon Drive, Butler Street, Cooroy– Noosa Road, Beckmans
Road, Moorindil Street, Poinciana Avenue, Doonella Street, Memorial Avenue, Sidoni Street
and Hilton Terrace incorporates landscaping that complements the natural species
occurring in the local area, protects existing vegetation within the road reserve and
incorporates design elements that add visual interest to the streetscape”.
Although the proposed landscape design includes species that are in keeping with the local area
and there are design elements within the building that will create an attractive street frontage,
based on previous discussions with Unitywater, it will not be practical to retain the four (4) existing
street trees in front of the site as a result of the need to reconstruct the existing water main which
is 1.5m – 1.8m from the road verge. The Arboriculture Report prepared by Tree Solutions which is
included in the supporting documents, confirms that this work will be well within the tree protection
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zone (TPZ) of the trees and will significantly compromise their condition. The report advises that a
TPZ of 5-6 metres would normally be applied to these trees which should not be disturbed by the
proposed works. However, given the location of the water main it will not be possible to avoid
impacts within the TPZ and the report therefore concludes that it will not be viable to retain the
trees and a strategy to replace them should be pursued. On this basis, the landscape plan submitted
as part of the application documentation shows the replacement of these street trees within the
frontage of the site once the civil works required to satisfy Council and Unitywater have been
completed. Given the proposed landscape outcome it is considered that the proposal satisfies the
overarching Performance Outcome, PO4, which state that:
“The visual amenity surrounding the major road network and entry roads is protected and
enhanced”.
Given the proposed alternative solution complies with PO4, the proposed development is
considered to comply with all the relevant assessment benchmarks in the Tewantin Local Plan Area
Code.
8.4 DISTRICT CENTRE ZONE CODE
The site is included within the District Centre Zone and the relevant Overall Outcomes in the District
Centre Zone code are discussed below:
Overall Outcomes Comment
(a) Development supports the Noosa Shire Complies: The proposed uses are consistent
Centres Hierarchy by providing a mix and with the role of Tewantin as a District Centre.
range of goods and services and
employment appropriate to the centre role
and function and district catchment.
(b) Development complements and does not Complies: The proposed application will not
undermine, the role and function of the comprise the role and function of the major
major centres of Noosa Junction and the retail centres in Noosa Junction or Noosa Civic.
Noosa Business Centre.
(c) Development services the needs of the Complies: The proposal includes commercial
community and visitors and includes tenancies suitable for a range of business uses
shopping centres and full-line including offices, health care services, food
supermarkets (where there is a and drink and indoor sport and recreation.
demonstrated need), specialty retail, These uses together with the size of the
commercial, residential, office, personal proposed tenancies are entirely compatible
services, health, community and small- with the role and function of Tewantin.
scale entertainment and recreation uses
compatible with the centre’s role and
function.
(d) Development contributes to the economic Complies: The proposed commercial uses are
activity and vibrancy of the business centre.
supported in the District Centre Zone and will
contribute to the vibrancy and vitality of
Tewantin town centre.
(e) Residential uses occur in conjunction with Complies: The mixed use development
a non-residential use in a mixed-use format includes residential units that will help to
and support the predominant business support the business role of Tewantin.
function of the zone.
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Overall Outcomes Comment
(f) Development integrates with the low rise Complies: The proposed development is low
landscaped character, built form and layout rise and complies with the maximum height
of the centre and creates a pleasant limit for the site.
community feel.
(g) Development has a high level of Complies: The proposed development adopts
architectural merit and contributes the same design approach as MCU17/0014
positively to the activation of the street and which has previously been approved by
the character of the centre. Council.
(h) Development reinforces the traditional Not applicable. The site is not located in the
‘main street’ character and scale of Poinciana Street.
development in the centre.
(i) Development facilitates the creation of Complies: The development will make a
vibrant and safe business centres, with positive contribution to the town centre.
attractive and functional buildings and
streets with integrated high amenity public
spaces.
(j) Residential uses provide housing choice, Complies: The proposed residential uses are
reduced commuting pressures, creates a all small dwellings and are intended to address
mixed-use environment and provides an identified need for smaller, more
casual surveillance. affordable, units within the Shire. The units will
also increase the number of residents who
could potentially work within the centre and
support businesses within the local area.
(k) Entertainment activities contribute to the Complies: The commercial tenancies have the
economic activity and vibrancy of the potential to add to the activity and vibrancy of
business centre both day and night. the centre.
(l) Development gives priority to improved Complies: Residents will be able to walk or
accessibility for walking and cycling. cycle to facilities within the local centre.
(m) Buildings are designed and operated to Complies: There are no residential properties
avoid adverse impacts on the amenity of adjoining the site. The closest residential
surrounding residential development properties are located opposite the site on
associated with noise, lighting, waste, Doonella Street. Given the distance and road
fumes, odours, overlooking public health that separates the site from these properties,
and safety. it is not anticipated that the proposal will have
any adverse impacts on their amenity.
(n) Buildings are designed and sited to Not applicable
sensitively respond to the physical
characteristics and constraints of land,
including coastal inundation, flooding,
landslide hazard and bushfire hazard,
where applicable.
(o) Development is supported by appropriate Complies: The site is connected to all the
infrastructure and essential services, is necessary infrastructure.
consolidated, and maximises the efficient
use of existing infrastructure.
(p) Development does not compromise the Complies: The proposal has no impact on any
future provision of planned infrastructure. planned future infrastructure provision.
(q) Development provides high levels of sub- To comply
tropical and sustainable design including
excellence in energy efficiency and water
conservation and is resilient to the impacts
of climate change.
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Comment
The above assessment demonstrates that the proposed development satisfies the relevant Overall
Outcomes of the District Centre Zone Code.
A detailed assessment of the proposal against the balance of the Code is also included in the
supporting documents. In summary, this assessment confirms that the proposal generally complies
with the relevant Performance and Acceptable Outcomes in the Code but an alternative solution is
proposed in relation to the standard front building setback set out in Acceptable Outcome, AO17.1
and this is discussed further below.
8.4.1 ALTERNATIVE SOLUTION – ACCEPTABLE OUTCOME – AO17.1
The proposed layout complies with the side and rear setbacks required by AO17.1. The whole
frontage of the building also complies with the 6m setback to the front property boundary but the
staircase which provides access to the residential units on the first floor encroaches approximately
4m into the preferred front setback. This element of the proposal therefore needs to be assessed
against the relevant Performance Outcome PO17 which reads as follows:
“Buildings and other structures are appropriately designed and sited to:
a) provide amenity for users of the premises as well as preserve the visual and
acoustic amenity of adjoining and nearby properties;
b) allow space for required vehicle parking;
c) preserve any existing vegetation to buffer the building;
d) allow for landscaping between buildings;
e) maintain the visual continuity and pattern of buildings and landscape
elements within the street;
f) avoid large areas of continuous wall planes by varying the building setbacks
and using appropriate techniques to provide visual relief; and
g) help protect the natural character and visual amenity of the Noosa River
system and other watercourses where relevant.
When assessing the potential impacts of the proposed staircase it is important to consider the
following:
• The total length of the three buildings at the front of the site is approximately 54m. In
comparison, the landing area of the staircase is 3m wide while the stairs from ground level
which return to the east, extend for approximately 3.5m. Together the landing and stairs
therefore comprise 6.5m which represents just 12% of the total frontage of the buildings.
• A similar staircase was approved at the front of the building approved in MCU17/0014
which had a minimum setback of 3.3m to the front boundary of the site. The staircase has
been pushed towards the road to provide a footpath along the front of the building that
provides level access to the commercial tenancies that are now located at ground level.
With specific regard to PO17 the following should be noted:
• given the context of the site, it is considered it will not have any adverse impact on the
amenity of future residents/tenants either on the site or within the surrounding area;
• the staircase has no impact on parking on the site;
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• there is no existing vegetation that will be affected by the staircase;
• the landscape plans illustrate that an attractive landscape outcome can still be provided at
the front of the site;
• given the variety of land uses along this section of Doonella Street there is no consistent
building line along the northern side of the street;
• the front elevation of the development has been designed to break down its size and scale
and to provide an interesting and varied design that will be visually attractive and make a
positive contribution to the streetscape of Doonella Street; and
• the development will have no impact on the character or amenity of the Noosa River.
For the reasons set out above, it is considered the proposed design is consistent with the outcomes
sought in PO17.
Overall, it is considered that the alternative solution proposed in the application complies with
PO17 and as such, the development is considered to comply with all the relevant assessment
benchmarks in the District Centre Zone Code.
8.5 DEVELOPMENT CODES
In accordance with Table 5.5.6, Table of Assessment for the District Centre Zone, the following
Codes are applicable to the proposed development:
• Dual Occupancy and Multiple Dwelling Code;
• Business Activities Code;
• Community Activities Code; and
• Recreation Activities Code.
Comment: The proposal has been assessed against the relevant sections of these Codes. Given the
location of the site within the District Centre Zone, where all of the proposed uses are code
assessable, consistent uses, the Dual Occupancy and Multiple Dwelling and Business Activities
Codes are considered to be the most relevant codes and a detailed assessment of the proposal
against both of these codes has therefore been included in the supporting documents.
The assessment of the proposal against these codes confirms that it complies with all the applicable
Overall, Performance and Acceptable Outcomes in the Dual Occupancy and Multiple Dwelling
Code.
The proposal is also considered to comply with the Overall and Performance Outcomes in the
Business and Activities Code. However, an alternative solution is proposed to AO6 which seeks to
ensure that ground floor tenancies have a minimum ceiling height of 3.5m to allow flexibility of
use. As the tenancies do not comply with this minimum ceiling height, the proposal has been
assessed against the overarching Performance Outcome, PO6, which reads as follows:
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“Ground floor spaces and ceiling heights are flexible to cater for a range of business
activities”.
The proposed tenancies have a maximum height of 2.7m and when considering this it is important
to note that the current design seeks to balance a number of different factors which include:
• a need to limit the building height to 2 storeys;
• a need to minimise the amount of earthworks required on site;
• maintaining a satisfactory relationship with the levels on the adjoining sites and
within Doonella Street; and
• providing level and equitable access throughout the residential development.
It is considered that the current proposal successfully balances all of these factors whilst providing
tenancies that are suitable for a variety of the commercial uses, consistent with PO6.
In conclusion, it is considered that the proposal complies with all the relevant assessment
benchmarks in the Dual Occupancy and Multiple Dwelling and Business Activities Codes.
8.6 OVERLAYS
The following overlay affects the site:
Overlay Comment
Acid Sulfate Soils
The site is subject to both Area 1 and Area 2
acid sulfate soils. The Engineering Report
prepared by Alta Engineers confirms that
there are no earthworks proposed below
5mAHD so an Acid Sulfate Soils Assessment
is not required.
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8.7 WORKS CODES
In accordance with Table 5.5.6, Table of Assessment for the District Centre Zone, the application
has also been assessed against the relevant Works Code. Overall the proposal is considered to
comply with the applicable sections within these Codes and the approach established in the current
approval. Key things to note are as follows:
• The proposal site access arrangements are consistent with the current approval;
• The proposed car, motorbike and cycle parking satisfies the requirements of the Driveway
and Parking Code;
• The engineering drawings include details of the proposed earthworks which will be
undertaken in accordance with Earthworks Code;
• The proposed development will be connected to all necessary services in accordance with
the Existing Services Code;
• The landscaping plans have been prepared to comply with the relevant sections of the
Landscaping Code;
• The development has been designed to comply with the relevant requirements of the
Sustainable Building Design Code;
• The stormwater management plan has been prepared to comply with current best practice
and the relevant requirements set out in the Water Quality and Drainage Code; and
• The proposed waste management strategy has been designed to be consistent with the
current approval.
8.8 PLANNING SCHEME CONFLICTS
The assessment of the proposed development against the Noosa Plan has determined that there
are no planning scheme conflicts.
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PROJECT URBAN – 16216 February 2021 9.0 CONCLUSION This Development Assessment Report has been prepared to support combined applications for a Material Change of Use to redevelop the site for a mixed use development comprising Multiple Dwelling Units and for commercial tenancies suitable for a range of commercial use and the associated Operational Works. The application is lodged on behalf of Doonella Street Pty Ltd. The Multiple Dwelling units all comply with the Council’s definitions of small dwellings and have been designed to address the current shortage of smaller, affordable, residential units within Noosa. The development also provides four (4) commercial tenancies that will add to the vibrancy and vitality of the Tewantin District Centre. The proposed development adopts many of the key design element of a previous approval for a mixed use development on the site in 2017. The application has been assessed against the South East Queensland Regional Plan, State Planning Policy and State Development Assessment Provisions and has been found to be consistent the relevant sections within these documents. In the Noosa Plan, the site forms part of the Tewantin Local Plan Area and is located within the District Centre Zone. The proposal has also been assessed against the Tewantin Local Plan, District Centre Zone and well as the relevant Development and Works Codes and has been found to be compliant with the relevant Overall and Performance Outcomes. The proposal is also considered to be consistent with the Acid Sulfate Soils Overlay Code which applies to the site Overall the proposal is considered to be complaint with the Noosa Plan and relevant State policies and as such, it is considered that the application warrants Council’s support and should be approved subject to reasonable and relevant conditions. Development Assessment Report Page 27 of 28 Material Change of Use & Operational Works 30 & 32 Doonella Street, Tewantin, Qld 4565 Lot 32 On RP893427 and Lot 903 On T1631
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