Council archive · source document
Planning Report · MCU19/0119
Attached to the e-mail Development Application for MCU & OPW Multiple Dwelling MCU19/0119 & OPW19/0216 - 4 Nola Street, Noosaville.
proposal report
development application
Development Permit for a Material Change of Use for a Multiple Housing
Type 4 Conventional (4 units), Visitor Accommodation Type 4
Conventional and Operational Works
over Lot 1 on RP164422 and located at 4 Nola Street, Noosaville
Prepared For: Hunter Hopkins Project 5 Pty Ltd Hunter Hopkins Project 5 Trust
Prepared: September 2019
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proposal report
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Martoo Consulting Pty Ltd
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T +61 7 5447 2550
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T +61 7 5482 7440
© Martoo Consulting Pty Ltd 2017
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 Prelodgment ............................................................................................................................. 9
4.2 Noosa Plan……………………………………………………………………………………………………………………………….…9
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 Plans - SCG Engineering
Appendix C Soils Report
Appendix D Noosa Council Pre lodgment Meeting Notes
Appendix E Noosaville Locality Code
Appendix F Residential Uses Code
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1.0 Summary
1.1 Development application details
Proposed development: Multiple Housing Type 4 Conventional and Visitor
Accommodation Type 4 Conventional and Operational Works
Type of approval sought: Development Permit for Material Change of Use and
Operational Works
Site address: 4 Nola Street
Noosaville Qld 4566
Real property description: Lot 1 on RP164422
Site area: 1366.21 m2
Assessment manager: Noosa Council
Owner details: Chizuko Jones and Noel Raymond Jones
Applicant details: Hunter Hopkins Project 5 Pty Ltd ATF Hunter Hopkins
Project 5 Trust
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: Impact
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 square shaped lot located at 4 Nola Street, Noosaville and described
as Lot 1 on RP16442 (to be known as the site). The site is vacant, relatively level with vegetation
comprising grass.
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 is to the best of our knowledge is not known to be contaminated.
Table 1: Site description
Site Description
characteristic
Existing land use Vacant
Frontage and 28.19m to The Cockleshell and 34.23m to Nola Street.
access
Topography and Site relatively level.
views
Existing Site mainly grassed with trees along northern boundary.
vegetation
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Figure 1: Aerial view and site identification
Source: Noosa Council
Figure 2: Satellite view and site identification
Source: Noosa Council mapping
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2.2 Surrounding land uses
The site is located in a residential area located to the south of Gympie Terrace and Noosa River.
The area us characterised by a mixture of duplex developments and larger resort complexes.
Table 2: Surrounding land uses
Surrounding land uses
North Three storey unit complex known as Cockleshell Sands
South Low set duplex dwelling and two storey holiday units
(opposite
the site)
West Single storey dwelling. Application for two storey duplex development lodged over
the site.
East 2 storey unit complex known as The Islander
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3.0 Proposed development details
This application proposes the construction of a Multiple Housing Type 4 Conventional
development of four units on the site. As Multiple dwellings are defined under the Planning
Scheme as catering for permanent or semi-permanent residents, the applicant also seeks approval
for Visitor Accommodation Type 4 Conventional to enable the units to also be used for short
term accommodation. Both uses are consistent impact assessable development under the Noosa
Plan 2006 in the zone. Proposal plans have been prepared by Chris Clout Design and are included
in Appendix A.
The units have been designed around a central driveway which takes access off Nola Street and
provides four double garages for the complex. Two units area located on either side of the
driveway with each unit having a separate pedestrian access off this area. The units on the
western side of the driveway (T1) provide kitchen and living areas on the ground floor, which have
direct access to a terrace, pool deck and lawn area with the upper level comprising three
bedrooms.
The units on the eastern side of the driveway (T2) include kitchen and living areas and a master
bedroom on the ground floor that have access onto a terrace and pool deck area. The upper floor
level of each unit includes two bedrooms and library/study area overlooking a large void area to the
floor below.
The building adopts a contemporary design and proposes to utilise a range of high quality
materials and finishes which include:
Rendered blockwork;
Linea Weatherboard;
Timber batten screens
Pitched Roof form; and
Custom orb roofing.
The proposal plans include a list of finishes as well as conceptual colour scheme.
The site will be filled to achieve minimum floor heights required under the planning scheme.
The applicant also seeks approval for Operational works (carparking, access, earthworks,
stormwater, erosion control and landscaping) and includes the following technical reports:
Appendix B – Operational Works Plans - stormwater management plans and Civil
engineering plans prepared by SCG Consulting Engineers
Appendix C – Soil Test Site Investigation prepared by QST Group
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4.0 Planning assessment
4.1 Pre-lodgement
A pre-lodgement meeting was undertaken with Noosa Council officers on 20th August 2019 with
Council officers Billy Glover and Mark Lewis to discuss planning requirements and key issues
applicable to this development application.
A copy of the pre-lodgement meeting minutes is contained in Appendix D. A summary of the key
issues is discussed below:
Table 3: Summary of key issues
Issue Council response Applicant response
Reconfiguration of a lot Council not supportive of lot No subdivision proposed
area that does not comply
with 1500m2 minimum
Gross Floor Area Proposal to comply with GFA Plans have been modified to
requirements of current comply with GFA requirements
scheme
Site Cover Proposal to comply with Plans have been modified to
requirements of current comply with GFA requirements
scheme.
Setbacks Consider 4.5m to the Plans indicate articulation.
Cockleshell where well-
articulated design.
Privacy Concerns raised with regard Roof terrace removed
to overlooking from roof
terrace.
Access Consideration may be given to Western duplex provides limited
western duplex not providing manoeuvring on site
on site manoeuvring
4.2 Noosa Plan
The Noosa Plan includes the site in the Noosaville locality and provides the site with a Attached
Housing zone. The assessment table for the zone indicates that Multiple Housing Type 4
Conventional and Visitor Accommodation Type 4 Conventional uses are impact assessable.
Impact assessable applications are required to be assessed against the entire scheme however
the most relevant Codes for assessment include:
Noosaville Locality Code
Residential Uses Code
Visitor Accommodation Code
Landscaping Code
Engineering Works Code
An assessment of the proposal against the Noosaville Locality Code and Residential Uses Code is
detailed in Appendix E and F. The proposal has been reviewed against the provisions of the
Visitor Accommodation Code and is considered to comply with the relevant requirements of the
code.
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A summary of the development proposal is detailed in the table below:
Table 3: Summary of development aspects
Noosa Plan Provisions Proposal Response
Site Area 1366.21m2
Population Density 13.66 persons 13.2 persons
Building height 8 metres 7.5 metres
2 storeys 2 storeys
Gross floor area (GFA) 546.4m2 539.9m2
Site coverage 40% 39.2%
Landscape 396m2 441.5m2
237.6m2 soft landscape Complies
Roof Form 5 degree minimum pitch 5 degrees
600mm eaves Complies
Variation in roof form Complies
Boundary setbacks:
Frontage - The Cockleshell 6.0m 4.5m
Frontage – Nola Street 6.0m 5.4m to architectural eave
and 6.0m to terrace area
Northern Side 2.5m 5.4m
Western Side 2.0m 2.0m
Length of wall 15 m with one design Complies
element Complies - segmented
Segmented balconies balconies
Car parking 4 covered and 1 designated Complies – 8 covered
visitor space spaces. Visitor space will be
able to accessed via
intercom.
The proposal does not comply with provisions relating to setbacks.
Setbacks
The proposal also does not fully met the stipulated setbacks for the locality with encroachments
into front setbacks areas. It is noted that Council officers confirmed in the pre lodgement meeting
that a reduced front boundary setback to The Cockleshell would be appropriate due to site having
two street frontages.
The proposal plans also indicate a small
encroachment into the Nola Street frontage of 0.6m
of the eastern building. This area of intrusion relates
to a small portion of the upper level balcony and
eave line of the roof as well as a privacy wall. The
Planning Scheme permits eaves to extend into the
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setback area however the proposed privacy wall along the western portion of the balcony does not
comply with the stipulated setback of 6metres. The encroachments are considered to comply with
the specific outcomes as detailed below:
a) provide amenity for users of the premises as well as preserve the visual and acoustic
amenity of adjoining and nearby properties; - The proposed wall provides a consistent
streetscape presentation to the area and aids in minimizing overlooking to adjoining units
b) provide adequate distance from adjoining land uses; The proposed wall is well separated
from adjoining developments by existing roadways, driveways and landscaping.
c)allow space for required vehicle parking; - All carparking provided on site and not affected
by the minor intrusion.
d) preserve any existing vegetation that will buffer the proposed building; - no vegetation
affected by intrusion.
e) allow for landscaping to be provided between buildings; - Reduced setback does not does
not impact on ground level landscaping. Appropriate landscaping available on site.
f) maintain the visual continuity and pattern of buildings and landscape elements within the
street; - The reduced setback is minor and does not impact on the amenity of the
streetscape.
g) avoid large areas of continuous wall planes by varying the building setbacks and using
appropriate techniques to provide visual relief; - the reduced setback provides articulation
and interest to the southern façade.
h) help protect the natural character and visual amenity of the Noosa River system and other
watercourses. – The reduced setback is not visible from the Noosa River and does not
impact on the amenity of this area.
Overlays
The site is mapped as being affected by the Natural Hazards Overlay and is within a Flood Hazard
area and an area of High potential Acid Sulfate Soils.
With regard to Flood Hazard the applicant has designed the building to provides a minimum
habitable floor level of 2.7 metres consistent with Councils requirements.
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 Multiple Dwelling Type 4
Conventional and Visitor Accommodation Type 4 Conventional for four dwelling units which is
impact assessable development under the 2006 Noosa Plan. An application for a Development
Permit for Operational works is also sought.
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 units 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 unit developments;
The areas of non-compliance are relatively minor and do not impact on the character of
the area and can be covered by conditions of approval; and
The development provides a building form that is desirable for the area and consistent
with Councils design intent which includes three storey buildings.
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8.0 Appendices
Appendix A - Proposal plans
Appendix B – Operational Works plans - SCG Engineering
Appendix C – Soils Report
Appendix D – Noosa Council Pre lodgement Meeting Notes
Appendix E – Noosaville Locality Code
Appendix F - Residential Uses Code
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