Original source · versioned page text
Planning Report - Eumundi Noosa Rd - 17.09.pdf
Development Application
Planning Report
Material Change of Use for Multiple Dwellings (22 units)
situated at 89-93 Eumundi Noosa Road, Noosaville (Lot 1
RP130594 & Lots 80-81 on RP71151)
Page 1 of 13
[OCR of page images]
ww
PIVOTAL
ERSPECTIVE
Development Application
Planning Report
Material Change of Use for Multiple Dwellings (22 units)
situated at 89-93 Eumundi Noosa Road, Noosaville (Lot 1
RP130594 & Lots 80-81 on RP71151)
—
St ~
BLACK
New Townhouses
89 - 93 Eumundi Noosa Road. Noosaville. QLD, 4566 WwW © Oo D
For Damien Davidson
CONCEPT DESIGN : ,
architecture & design
ISSUE C 16/09/2021
Page 1 of 13
Preview the original
The page text is free to read. Previews and downloads of original files need an account.
Log in to previewLog in to download the original (Planning Report - Eumundi Noosa Rd - 17.09.pdf)
Searchable page text hides email addresses. Original files are unchanged and may show email addresses.
Full text of the other 12 pages
Page 2
Contents
1.0 Summary ........................................................................................................................... 3
1.1 Development application details ................................................................................................3
1.2 Planning instrument details .......................................................................................................3
2.0 Site details ......................................................................................................................... 4
2.1 Site description ..........................................................................................................................4
2.2 Surrounding land uses ................................................................................................................5
3.0 Proposed development details .......................................................................................... 7
4.0 Planning assessment ........................................................................................................ 10
4.1 Technical Compliance ............................................................................................................... 10
4.2 Building Design ........................................................................................................................ 10
4.3 Built Form ................................................................................................................................ 11
4.4 Works Codes ............................................................................................................................ 11
4.5 Sustainable Building Design Code ............................................................................................. 12
5.0 State assessment and other matters ................................................................................ 13
5.1. Matters established in the Planning Regulation .............................................................................. 13
5.2 State Planning Policy ......................................................................................................................... 13
6.0 Conclusion ....................................................................................................................... 13
Client Name: Damien Davidson
Prepared by: Jack Lewis B.Sc Hons UNSW, M.Plan OTAGO MPIA MQELA
Version: 1
Date: 17 September 2021
This report is based on the QLD Government’s planning report template (Department of Infrastructure, Local Government
and Planning), which adopts a ‘report-by-exception’ approach. The planning report only discusses the key issues and
matters where a proposed development does not exactly meet the requirements of, or conflicts with, a planning scheme
or other planning instrument.
Disclaimer: While every care has been taken in preparing this report, Pivotal Perspective Pty Ltd accepts no responsibility
for decisions or actions taken as a result of any data, information, statement or advice, expressed or implied, contained
within. To the best of our knowledge, the content was correct at the time of publishing.
Page 2 of 13
[OCR of page images]
ww
PIVOTAL
Contents
1.0 Summary
1.1 Development application details
1.2 Planning instrument Cetails .............cssccccssssscccsssssccesssssceeesssceeesessseceeesesaeeeesessseeeeescaeeeseessaeeeeeeees
2.0 — Site details 0... ecesseceessscesesssecsssssceeessseesesseeessssceesscescesssssecesssecesessseeeseseaecessssaeeesseaeeeees 4
2.1 Site CESCrIPtION ..........ccsseccsssssscccessseceessssncceesessaceeessssaeeeeessaceeessesaeeesessaeeeessesaceeeeseaasesessaaeeeensaaes 4
2.2 Surrounding land USCS..........scssccccssssscesssssceccssscceesssaeeecesssceesesesaeseeessaeceessssaeeeeseseaeeeesseaaeseeesenees 5
3.0 Proposed development details .............cccssscccsssecesssssecssssccssssseceessscesessseessssaecesssseeeeesseesens 7
4.0 Planning assessment....
4.1 Technical Compliance..
4.2 Building Design ...
4.3 Built Form...
4.4 Works Codes. .
4.5 Sustainable Building Design Code............sscccssssscccesssscceessssecessssceesessseceessseaeesesssaeeeeesseaeeeeseags 12
5.0 State assessment and other Matters ..........cccssscccsssssccessssecesssseceessseessssecesssseeeessseeeessees
5.1. Matters established in the Planning Regulation ..
5.2 State Planning Policy ...
6.0 — CONCIUSION ...........ssesscesseesseeessseeseeeecseseseessseeesesessesseuesseseseseseasseseassessseessseesseseesesesseseaeees 13
Client Name: Damien Davidson
Prepared by: Jack Lewis B.Sc Hons UNSW, M.Plan OTAGO MPIA MQELA
Version: 1
Date: 17 September 2021
This report is based on the QLD Government's planning report template (Department of Infrastructure, Local Government
and Planning), which adopts a ‘report-by-exception’ approach. The planning report only discusses the key issues and
matters where a proposed development does not exactly meet the requirements of, or conflicts with, a planning scheme
or other planning instrument.
Disclaimer: While every care has been taken in preparing this report, Pivotal Perspective Pty Ltd accepts no responsibility
for decisions or actions taken as a result of any data, information, statement or advice, expressed or implied, contained
within. To the best of our knowledge, the content was correct at the time of publishing.
Page 2 of 13
Page 3
1.0 Summary
1.1 Development application details
Proposed development: Multiple Dwellings (22 units)
Type of approval sought: Development Permit for Material Change of Use
Site address: 89-93 Eumundi Noosa Road, Noosaville
Real property description: Lot 1 RP130594 & Lots 80-81 on RP71151
Site area: 4,151m2
Assessment manager: Noosa Council
Owner details: Davrus Pty ltd
John & Janet Fergusson
Applicant details: Davrus Pty Ltd c/- Pivotal Perspective Pty Ltd
1.2 Planning instrument details
State planning policy: State Planning Policy 2017
Regional plan: SEQ Regional Plan 2009–2031 (version commenced 2 May
Designation: 2014), urban footprint designation.
Planning scheme: The Noosa Plan 2020
Zone: Medium Density Residential zone
Level of assessment: Code
Applicable overlays: Nil
Applicable codes: Noosaville Local Plan Code
Medium Density Residential Zone Code
Dual Occupancy and Multiple Dwelling Code
Works codes
Referral agencies: Nil
Page 3 of 13
[OCR of page images]
ww
ENE
1.0 Summary
1.1 Development application details
Multiple Dwellings (22 units)
Development Permit for Material Change of Use
89-93 Eumundi Noosa Road, Noosaville
Lot 1 RP130594 & Lots 80-81 on RP71151
4.15%?
Noosa Council
Owner deta Davrus Pty Itd
John & Janet Fergusson
eee eS Davrus Pty Ltd c/- Pivotal Perspective Pty Ltd
1.2 Planning instrument details
State planning policy: State Planning Policy 2017
Te Cela Ue Ue SEQ Regional Plan 2009-2031 (version commenced 2 May
Designation: 2014), urban footprint designation.
Planning scheme: The Noosa Plan 2020
Medium Density Residential zone
Level of assessment: Code
Applicable overlays: Nil
Applicable codes: Noosaville Local Plan Code
Medium Density Residential Zone Code
Dual Occupancy and Multiple Dwelling Code
Works codes
Referral agencies: Nil
Page 3 of 13
Page 4
2.0 Site details
2.1 Site description
Table 1: Site description
Site Description
characteristic
Existing land use Dwelling house and sheds.
Frontage and The subject site has 55m of frontage to Eumundi Noosa Road.
access
Topography and The site slopes from the south-western corner to the north-eastern corner at a
views rate of 5.7%.
Existing vegetation Scattered trees are located throughout the site. The vegetation is not
considered to have ecological value and is not mapped under any relevant
overlay. The vegetation does not contribute to the Eumundi Noosa Road
streetscape and are not character trees.
Figure 1: Aerial view and site identification
Source: DA Mapping System
Page 4 of 13
[OCR of page images]
PIVOTAL
2.0 Site details
2.1 Site description
Table 1: Site description
Site Description
characteristic
Existing land use Dwelling house and sheds.
Frontage and The subject site has 55m of frontage to Eumundi Noosa Road.
access
Topography and The site slopes from the south-western corner to the north-eastern corner at a
views rate of 5.7%.
Existing vegetation Scattered trees are located throughout the site. The vegetation is not
considered to have ecological value and is not mapped under any relevant
overlay. The vegetation does not contribute to the Eumundi Noosa Road
streetscape and are not character trees.
im Bi iM M =
Figure 1: Aerial view and site identification
Source: DA Mapping System
Page 4 of 13
Page 5
Figure 2: Zoning Map
Source: DA Mapping System
2.2 Surrounding land uses
Table 2: Surrounding land uses
Surrounding land uses Photos
West Eumundi Noosa Road and
adjacent Nature Reserve
South 95 Eumundi Noosa Road –
EcommNoosa (commercial
hub with associated
approvals)
Page 5 of 13
[OCR of page images]
Figure 2: Zoning Map
Source: DA Mapping System
2.2 Surrounding land uses
Table 2: Surrounding land uses
West Eumundi Noosa Road and
adjacent Nature Reserve
South 95 Eumundi Noosa Road —
EcommNoosa_ (commercial
hub with associated
approvals)
Page 5 of 13
Page 6
East 4 & 6 Admiral Place –
Detached Dwellings
North 87 Eumundi Noosa Road -
Busy Bees Childcare Centre
and Kindergarten
(Community Services Zone)
Page 6 of 13
[OCR of page images]
PIVOTA L.,
East 4 & 6 Admiral Place —
Detached Dwellings
North 87 Eumundi Noosa Road -
Busy Bees Childcare Centre
and Kindergarten
(Community Services Zone)
Page 6 of 13
Page 7
3.0 Proposed development details
Table 3: Summary of development aspects
Material change of use
Building height 7.8m
Gross floor area (GFA) Multiple Dwellings (22 dwellings) = 2,075m2 total
Site coverage 41.6%
Car parking 34 spaces including 26 covered resident spaces and 8
visitor spaces.
Site access Single Access off Eumundi Noosa Road
The application proposes twenty two (22) multiple dwelling units, with the following features:
- 14 x Two (2) Bedroom Townhouses
- 4 x Two (2) Bedroom Apartments
- 4 x Three (3) Bedroom Townhouses
The key built form parameters are discussed later in this report. A copy of the proposal plans are
provided below.
Figure 3: Proposed Site Plan
Page 7 of 13
[OCR of page images]
PIVOTAL
3.0 Proposed development details
Table 3: Summary of development aspects
Material change of use
Building height 7.8m
Gross floor area (GFA) Multiple Dwellings (22 dwellings) = 2,075m? total
Site coverage 41.6%
Car parking 34 spaces including 26 covered resident spaces and 8
visitor spaces.
Site access Single Access off Eumundi Noosa Road
The application proposes twenty two (22) multiple dwelling units, with the following features:
- 14x Two (2) Bedroom Townhouses
- 4x Two (2) Bedroom Apartments
- 4x Three (3) Bedroom Townhouses
The key built form parameters are discussed later in this report. A copy of the proposal plans are
provided below.
Eumundi Noosa Road Townhouses - SITE PLAN
Daawing Tae Frayed No Drawn By Drawing Ne.
SITE PLAN, 202144 PT DAS
Nocanitec.D Seale ste ProjectSeage Revision
13500 14/09/2021 For Approval
»
Figure 3: Proposed Site Plan
Page 7 of 13
Page 8
4 PIVOTAL Eumundi Noosa Road Townhouses - GROUND FLOOR SITE PLAN 79 RP7151, 100 SP106085 82 spizaze8 Lp Eumund: Noosa Road sotonosrerren TD) 202148 PT DAS Town Figure 4: Lower Floor Plan Eumundi Noosa Road Townhouses - LEVEL ONE SITE PLAN BLACK woop Figure 5: Upper Floor Plan Page 8 of 13
Page 9
Eumundi Noosa Road Townhouses - SITE ELEVATIONS it i apy iy ATP all Both Jian _ p= ww PIVOTAL Porta Entry FINISHES LEGEND @) Date Project Stage Revision Figure 6: North/East Elevation Eumundi Noosa Road Townhouses - SITE ELEVATIONS a +t ENTRY S DA SOUTH ELEVATION _1:250 BOUNDARY FINISHES LEGEND -W___DA WEST ELEVATION 1:250, = ome - Tjed Na Drs By Drawing Ns eens FoR REE BLACK ia 202144 PT DAS efewae wooo 7 5 pes to Comenc Not Road Noun 1D te ProjecSage Revision architecture & design 1692021 Forapprowsl Figure 7: West/South Elevation Page 9 of 13
Page 10
4.0 Planning assessment
4.1 Technical Compliance
The proposed multiple dwellings meet the relevant key technical provisions of the Medium Density
Residential and Multiple Dwellings Codes, as described below, with further discussion provided
against the relevant Performance Solution thereafter.
Criteria The Noosa Plan 2020 Proposal Compliance
Site Details 89-93 Eumundi Noosa Road – 4,151m2
Height 8m and 2 storeys 7.8 and 2 storeys Y
Site Cover 45% (1,660.5m2) 41.6% Y
GFA 0.5:1 (2,075.5m2) 0.5:1 (2,075m2) Y
Ratio of 1:4 small dwelling units
Private Open Ground Level (25m2) >25m2 Y
Space Above Ground (9m2) >9m2 Y
Setbacks Frontage (6m) 6m Y
(new house) Side
- north (1.5m – 2m) 2.3m & 2.1m Y
- south (1.5m – 2m) 2.0m & 2.0m Y
Rear (6m) 6m Y
Wall length <15m <15m Y
Garages Garage doors facing the street are No garage doors facing street Y
separated by 2m or staggered
Roof Form 5 degree pitch and eaves to 75% of >5 degrees and eaves to 100% of Y
building building
Landscaping Front 6m landscaping with pools and Pools setback 2m Y
visitor carparking setback 2m
35% landscaping with 60% of this to be
soft landscaping 35% (1,452m2) Y
Carparking 26 covered spaces 26 covered spaces Y
6 visitor spaces 8 visitor spaces
Earthworks Cut or fill less than 1.5m <1.5m Y
Waste Storage Screened waste areas located for 3 x communal screened waste areas + Y
transport to kerb with grade of <1:15 screened refuse area for waste vehicle
collection
Fencing Setback an avg of 1m and articulated Front fencing setback avg of 1.4m and Y
by stepping the design. well-articulated to allow for landscape
screening.
4.2 Building Design
The proposal development provides a building design that is in keeping with the developed character
of the Noosaville Local Plan area. Buildings on the site achieve minimum boundary setbacks and
provide good internal separation allowing for a high standard of privacy and amenity for residents.
The provision of landscaping is generous and the layout provides well designed and useable
communal and private open space areas allowing for visual relief to the built form. The development
would not present an appearance of bulk to adjacent properties, roads or other areas in the vicinity
of the site.
The articulated design, mix of materials and provision of eaves/roof pitch reflects adds visual interest
to the streetscape consistent with the relevant Acceptable and Performance Outcomes of the
Noosaville Local Area Plan.
Page 10 of 13
[OCR of page images]
we
PIVOTAL
4.0 Planning assessment
4.1 Technical Compliance
The proposed multiple dwellings meet the relevant key technical provisions of the Medium Density
Residential and Multiple Dwellings Codes, as described below, with further discussion provided
against the relevant Performance Solution thereafter.
Site Details 89-93 Eumundi Noosa Road — 4,151m?
Height 8m and 2 storeys 7.8 and 2 storeys Y
Site Cover 45% (1,660.5m?) 41.6% Y
GFA 0.5:1 (2,075.5m?) 0.5:1 (2,075m?) Y
Ratio of 1:4 small dwelling units
Private Open | Ground Level (25m?) >25m? Y
Space Above Ground (9m?) >9m* Y
Setbacks Frontage (6m) 6m Y
(new house) Side
- north (1.5m — 2m) 2.3m & 2.1m Y
- south (1.5m — 2m) 2.0m & 2.0m Y
Rear (6m) 6m Y
Wall length <15m <15m Y
Garages Garage doors facing the street are No garage doors facing street Y
separated by 2m or staggered
Roof Form 5 degree pitch and eaves to 75% of | >5 degrees and eaves to 100% of | Y
building building
Landscaping Front 6m landscaping with pools and Pools setback 2m Y
visitor carparking setback 2m
35% landscaping with 60% of this to be
soft landscaping 35% (1,452m?) Y
Carparking 26 covered spaces 26 covered spaces Y
6 visitor spaces 8 visitor spaces
Earthworks Cut or fill less than 1.5m <1.5m Y
Waste Storage Screened waste areas located for | 3x communal screened waste areas + | Y
transport to kerb with grade of <1:15 screened refuse area for waste vehicle
collection
Fencing Setback an avg of 1m and articulated Front fencing setback avg of 1.4m and | Y
by stepping the design. well-articulated to allow for landscape
screening.
4.2 Building Design
The proposal development provides a building design that is in keeping with the developed character
of the Noosaville Local Plan area. Buildings on the site achieve minimum boundary setbacks and
provide good internal separation allowing for a high standard of privacy and amenity for residents.
The provision of landscaping is generous and the layout provides well designed and useable
communal and private open space areas allowing for visual relief to the built form. The development
would not present an appearance of bulk to adjacent properties, roads or other areas in the vicinity
of the site.
The articulated design, mix of materials and provision of eaves/roof pitch reflects adds visual interest
to the streetscape consistent with the relevant Acceptable and Performance Outcomes of the
Noosaville Local Area Plan.
Page 10 of 13
Page 11
4.3 Built Form
The Medium Density Residential and Multiple Dwellings Codes provides key built form outcomes to
ensure multiple dwellings are of a high quality design which appropriately respond to local character,
environment and amenity considerations. The proposed development strictly adheres to the built
form parameters including setbacks, height, site cover, plot ratio, private open space and
landscaping.
The proposed development meets the intent of the Medium Density Residential and Multiple
Dwellings Codes and the community’s expectation for high quality residential development within
the Shire. The development is well articulated, is not an overdevelopment of the site consistent with
the developed character of the Noosaville Local Plan area.
4.4 Works Codes
The site would be connected to essential urban services including reticulated sewer, water, electricity
and NBN.
The land slopes from the south-western corner to the north-eastern corner at a rate of 5.7%. Three
months of protracted negotiations with the downstream owners (87 Eumundi Noosa Rd – Busy Bees)
have been going on to undertake stormwater works and cater for the expected flows. The adjoining
owner has not been forthcoming with an agreement (despite the applicant’s willingness to build the
playground and undertake all outstanding stormwater measures recently approved over the site) and
the design has been amended to cater for all stormwater flows. SCG engineers are providing
appropriate calculations to demonstrate the appropriate detention in the site and ensure a non-
worsening outcome in accordance with the relevant Water Quality and Drainage Code.
A bioretention basin has also been appropriately sized in the north east corner of the site to provide
appropriate detention and retention in accordance with the State Planning Policy for water quality.
Page 11 of 13
[OCR of page images]
4
PIVOTAL
4.3 Built Form
The Medium Density Residential and Multiple Dwellings Codes provides key built form outcomes to
ensure multiple dwellings are of a high quality design which appropriately respond to local character,
environment and amenity considerations. The proposed development strictly adheres to the built
form parameters including setbacks, height, site cover, plot ratio, private open space and
landscaping.
The proposed development meets the intent of the Medium Density Residential and Multiple
Dwellings Codes and the community’s expectation for high quality residential development within
the Shire. The development is well articulated, is not an overdevelopment of the site consistent with
the developed character of the Noosaville Local Plan area.
4.4 Works Codes
The site would be connected to essential urban services including reticulated sewer, water, electricity
and NBN.
The land slopes from the south-western corner to the north-eastern corner at a rate of 5.7%. Three
months of protracted negotiations with the downstream owners (87 Eumundi Noosa Rd — Busy Bees)
have been going on to undertake stormwater works and cater for the expected flows. The adjoining
owner has not been forthcoming with an agreement (despite the applicant’s willingness to build the
playground and undertake all outstanding stormwater measures recently approved over the site) and
the design has been amended to cater for all stormwater flows. SCG engineers are providing
appropriate calculations to demonstrate the appropriate detention in the site and ensure a non-
worsening outcome in accordance with the relevant Water Quality and Drainage Code.
A bioretention basin has also been appropriately sized in the north east corner of the site to provide
appropriate detention and retention in accordance with the State Planning Policy for water quality.
ww dalbetoroyoudig.com ae
DIAL1100
BEFORE YOU DIG
“SCHEMATIC DRAINAGE PROPOSAL ONLY DETAILED DESIGN
ISSUED AT OPERATIONAL WORKS APPLICATION
SSE PLAN — SostMeTIC STORWAATER DRAMA ELAN
Page 11 of 13
Page 12
The sewer design includes a small pump station to cater for units 5-8 and is to connect into the a
relocated Unitywater infrastructure. The design has been preliminary approved by Unitywater with
certification to be provided as part of this authority’s approvals.
There is no vegetation within the Eumundi Noosa Road reserve and a detailed landscaping plan will
be provided as part of the Operational Works approvals in accordance with planting
recommendations of PSP2. New tree species would be planted along the boundaries and between
buildings to complement the built form. The vegetation will be appropriately chosen not to interfere
with overhead powerlines and underground services in accordance with the Landscaping code.
Access to the site will be consolidated to a single crossover reducing the number of driveways
currently addressing Eumundi Noosa Road. Vehicle manoeuvring for the site is compliant and allows
light vehicle and MRVs to enter, manoeuvre and exit the site in a forward gear. This includes refuse
vehicles.
Earthworks on the site would be less than 1.5m and a cut/fill balance will be achieved across the
site.
4.5 Sustainable Building Design Code
The design allows for natural light and ventilation to make the most of the prevailing to all townhouses
and apartments. Each roof is to include solar power and is to be connected into a common body
corporate grid prior to establishing the body corporate and CMS. This will provide efficient and cheap
electricity ensuring ongoing energy requirements are predominantly produced on the site. The water
management plan also includes large stormwater detention tanks under the driveway that will be
used for landscaping irrigation and grey water requirements in the complex consistent with the
requirements of the code.
Building products are to be ethically and efficiently sourced and waste kept to a minimum to ensure
cost efficient and less waste in the building process.
Page 12 of 13
[OCR of page images]
4
PIVOTAL
The sewer design includes a small pump station to cater for units 5-8 and is to connect into the a
relocated Unitywater infrastructure. The design has been preliminary approved by Unitywater with
certification to be provided as part of this authority's approvals.
1
NI a// 4
‘SCHEMATIC PROPOSAL ONLY DETAILED DESIGN ISSUED AT
OPERATIONAL WORKS APPLICATION
‘IE ELAN — PROPOSED SEVER oars, FOR APPROVAL
ee 3D NOT SLE FROM THE OR
“ | Poor Ue 81687 |
There is no vegetation within the Eumundi Noosa Road reserve and a detailed landscaping plan will
be provided as part of the Operational Works approvals in accordance with planting
recommendations of PSP2. New tree species would be planted along the boundaries and between
buildings to complement the built form. The vegetation will be appropriately chosen not to interfere
with overhead powerlines and underground services in accordance with the Landscaping code.
Access to the site will be consolidated to a single crossover reducing the number of driveways
currently addressing Eumundi Noosa Road. Vehicle manoeuvring for the site is compliant and allows
light vehicle and MRVs to enter, manoeuvre and exit the site in a forward gear. This includes refuse
vehicles.
Earthworks on the site would be less than 1.5m and a cut/fill balance will be achieved across the
site.
4.5 Sustainable Building Design Code
The design allows for natural light and ventilation to make the most of the prevailing to all townhouses
and apartments. Each roof is to include solar power and is to be connected into a common body
corporate grid prior to establishing the body corporate and CMS. This will provide efficient and cheap
electricity ensuring ongoing energy requirements are predominantly produced on the site. The water
management plan also includes large stormwater detention tanks under the driveway that will be
used for landscaping irrigation and grey water requirements in the complex consistent with the
requirements of the code.
Building products are to be ethically and efficiently sourced and waste kept to a minimum to ensure
cost efficient and less waste in the building process.
Page 12 of 13
Page 13
5.0 State assessment and other matters
5.1. Matters established in the Planning Regulation
Nil
5.2 State Planning Policy
The SPP includes assessment benchmarks that may be applicable where a local government
planning scheme does not adequately reflect the SPP. The Noosa Plan 2020 appropriately
integrates all SPP provisions, except for Natural Hazards, risk and resilience – coastal hazards – in
part. The site is not located within an erosion prone area and therefore does not require assessment
against the SPP.
6.0 Conclusion
This application seeks a Development Permit for Material Change of Use Multiple Dwellings (22
units) situated at 89-93 Eumundi Noosa Rad, Noosaville. The proposed multiple dwelling use is a
consistent code assessable development within the Medium Density Residential Housing Zone. The
assessment finds the design meets the relevant Acceptable and Performance Outcomes.
The Planning Act 2016 prescribes that a code assessment must be carried out only—
(a) against the assessment benchmarks in a categorising instrument for the development (The Noosa Plan 2020); and
(b) having regard to any matters prescribed by regulation.
Council, after carrying out the assessment—
(a) must decide to approve the application to the extent the development complies with all of the assessment benchmarks for
the development; and
(b) may decide to approve the application even if the development does not comply with some of the assessment benchmarks;
and
Examples—
1 An assessment manager may approve an application for development that does not comply with some of
the benchmarks if the decision resolves a conflict between the benchmarks.
2 An assessment manager may approve an application for development that does not comply with some of
the benchmarks if the decision resolves a conflict between the benchmarks and a referral agency’s
response.
(c) may impose development conditions on an approval; and
(d) may, to the extent the development does not comply with some or all the assessment benchmarks, decide to refuse the
application only if compliance cannot be achieved by imposing development conditions.
Example of a development condition—
a development condition that affects the way the development is carried out, or the management of uses
or works that are the natural and ordinary consequence of the development, but does not have the effect
of changing the type of development applied for
The assessment finds the development generally complies with all Acceptable Outcomes of the
applicable codes. The Assessment Manager’s favourable consideration of the above development
application is therefore recommended.
Page 13 of 13
[OCR of page images]
4
PIVOTAL
5.0 State assessment and other matters
5.1. Matters established in the Planning Regulation
Nil
5.2 State Planning Policy
The SPP includes assessment benchmarks that may be applicable where a local government
planning scheme does not adequately reflect the SPP. The Noosa Plan 2020 appropriately
integrates all SPP provisions, except for Natural Hazards, risk and resilience — coastal hazards — in
part. The site is not located within an erosion prone area and therefore does not require assessment
against the SPP.
6.0 Conclusion
This application seeks a Development Permit for Material Change of Use Multiple Dwellings (22
units) situated at 89-93 Eumundi Noosa Rad, Noosaville. The proposed multiple dwelling use is a
consistent code assessable development within the Medium Density Residential Housing Zone. The
assessment finds the design meets the relevant Acceptable and Performance Outcomes.
The Planning Act 2016 prescribes that a code assessment must be carried out only—
(a) against the assessment benchmarks in a categorising instrument for the development (The Noosa Plan 2020); and
(b) having regard to any matters prescribed by regulation.
Council, after carrying out the assessment—
(a) must decide to approve the application to the extent the development complies with all of the assessment benchmarks for
the development; and
(b) may decide to approve the application even if the development does not comply with some of the assessment benchmarks;
and
Examples—
1 An assessment manager may approve an application for development that does not comply with some of
the benchmarks if the decision resolves a conflict between the benchmarks.
2 An assessment manager may approve an application for development that does not comply with some of
the benchmarks if the decision resolves a conflict between the benchmarks and a referral agency’s
response.
(c) may impose development conditions on an approval; and
(d) may, to the extent the development does not comply with some or all the assessment benchmarks, decide to refuse the
application only if compliance cannot be achieved by imposing development conditions.
Example of a development condition—
a development condition that affects the way the development is carried out, or the management of uses
or works that are the natural and ordinary consequence of the development, but does not have the effect
of changing the type of development applied for
The assessment finds the development generally complies with all Acceptable Outcomes of the
applicable codes. The Assessment Manager’s favourable consideration of the above development
application is therefore recommended.
Page 13 of 13