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Proposal Report
proposal report
development application
Development Permit for Material Change of Use of Premises for a
Multiple Dwelling of 4 units and Operational Works located
over Lots 3 and 4 on RP72986
located at 30 & 32 James Street, Noosaville
Prepared For: HRS Developments
Date: February 2021
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proposal report
Prepared by:
Martoo Consulting Pty Ltd
13/6 Bottlebrush Ave, Noosa Heads Q 4567 PO Box 1684, Noosa Heads Q 4567
T +61 7 5447 2550
38 Nash Street, Gympie Q 4570 PO Box 391, Gympie Q 4570
T +61 7 5482 7440
© Martoo Consulting Pty Ltd 2020
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
2.0 Site details ........................................................................................................................... 5
2.1 Site description ................................................................................................................................... 5
2.2 Surrounding development ................................................................................................................. 7
3.0 Proposed development details .............................................................................................. 8
4.0 Local Government assessment .............................................................................................. 9
4.1 Noosa Plan………………………………………………………………………………………………………..9
5.0 State assessment and other matters .................................................................................. 11
5.1 State interests ............................................................................................................................... 11
6.0 Conclusion ...................................................................................................................... 12
7.0 Appendices ..................................................................................................................... 13
Appendix A Proposal Plans
Appendix B Operational Works
Appendix C Noosaville Local Plan Code
Appendix D Medium Density Residential Zone Code
Appendix E Dual Occupancy and Mutliple Dwelling Code
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1.0 Summary
1.1 Development application details
Proposed development: Multiple dwelling – 4 units
Type of approval sought: Development Permit for Material Change of Use of Premises
Operational Works – Carparking, access, earthworks and
stormwater drainage.
Site address: 30 and 32 James Street Noosaville
Real property description: Lot 3 and 4 on RP72986
Site area: 1968 m2
Assessment manager: Noosa Council
Owner details: HRS Developments Pty Ltd as trustee for Smith Family Trust
Applicant details: HRS Developments Pty Ltd
1.2 Planning instrument details
State planning policy: State Planning Policy 2017
Applicable layers: Water Resource Catchment
Flood Hazard Area
Medium storm tide inundation area
Applicable assessment Nil
benchmarks:
State DA mapping layers: Water Resources Planning Area
Coastal Area - medium storm tide inundation
Applicable State codes: Nil
Regional plan: South East Queensland Regional Plan 2017
Designation: Urban
Current Planning scheme: Noosa Plan 2020
Zone: Medium Density Residential
Level of assessment: Code assessable
Applicable overlays: Land Subject to Acid sulfate soils
Flood Hazard
Applicable codes: Noosaville Local Plan
Medium Density Residential Zone Code
Dual Occupancy and Multiple Dwelling Code
Works Code
Referral agencies: Nil
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2.0 Site details
2.1 Site description
The subject site comprises two rectangular lots located at 30 and 32 James Street, Noosaville and described
as Lots 4 and 5 on RP72986 Parish of Weyba (to be known as the site). The site is relatively flat and is currently
occupied by a unit complex known as Sandy Court. The existing units are single storied and accessed by a
central driveway that extends the full length of the site. The units are landscaped with amenity landscaping
which generally comprises palm species and located around the periphery of the site.
Table 1: Site description
Site characteristic Description
Existing land use Unit complex known as Sandy Cove
Existing structures Single storey units and pool
Frontage and access Access from James Street.
Topography Site is relatively level.
Existing vegetation Vegetation on the site consists of a mixture of native and exotic species.
Existing The site is serviced standard infrastructure including water, sewerage electricity and
infrastructure stormwater.
Existing easements Nil.
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Figure 1: Location map location of site (source: Noosa Council Online Mapping in February 2021)
Figure 2: Aerial photo of site (source: Noosa Council Online Mapping in February 2021)
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2.2 Surrounding development
The site is located in the Noosaville locality, which has been developed for a mixture of duplex and unit
developments and residential dwellings as illustrated in the figures above. The existing uses that immediately
surround the subject site comprise the following:
Table 2: Surrounding development
Surrounding development
North Single storey dwelling and two storey unit complex
South Two storey unit complex
East Two storey unit complex – Mango Terrace and Bora Blue
West (opposite the site) Residential dwelling units and units
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3.0 Proposed development details
The applicant seeks approval to demolish the existing dwelling units on site and construct a unit development
comprising four dwelling units. The units are located in two buildings with two units per building and one unit
per floor. Each dwelling unit comprises three bedrooms and open plan living, dining and kitchen areas with
access to outdoor terraces and pool areas. Each unit is provided with a double garage with two additional
spaces provided at the rear of the site. Vehicular access is provided along the southern boundary of the site
and the boundaries of the site are to be extensively landscaped.
The proposed building is of a modern design and features:
Varied roof form including 5 degree skillion and sloping roof forms;
External building materials including rendered masonry walls;
Upper level unit pools located to the centre of the site;
Roof top decks provided with pergolas and landscape planter boxes;
Powder coated aluminium privacy screens to decks and windows;
Visitor parking to rear of the site;
Proposal plans prepared by Skale Building Design are included in Appendix A.
The applicant also seeks approval for operational works for carparking access, erosion control and stormwater
drainage with Appendix B providing the relevant plans prepared by SCG Consulting Engineers.
Table 3: Summary of development aspects
Material change of use
Number of Units 4 dwelling units
Building height 8 metres
2 storeys
Gross floor area (GFA) 785m2
Site Cover 36.8%
Car parking 8 covered spaces
2 uncovered
Site access Access from James street.
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4.0 Local Government assessment
4.1 Planning Scheme
The applicant seeks approval to develop the site for four dwelling units. In accordance with the planning
scheme a multiple dwelling is defined as:
Multiple dwelling means a residential use of premises involving 3 or more dwellings, whether attached
or detached, for separate households.
The Noosa Plan 2020 includes the site in the Medium Density Residential zone and in the Noosaville Local
Plan Area. The assessment table details that a Multiple Dwelling is a code assessable use in the Medium
Density Residential zone and is required to be assessed against the following codes:
Noosaville Local Plan
Medium Density Residential Zone Code
Dual Occupancy and Multiple Dwelling Code
Works Code.
4.1.1 Noosaville Local Plan
The proposal has been reviewed against the Noosaville Local Plan in Appendix C. The proposal generally
complies with the provisions of the code.
4.1.2 Medium Residential Zone Code
The proposal has been reviewed against the Medium Density Residential Zone Code in Appendix D. The
proposal complies with the above outcomes and provides a well designed building that generally complies with
the outcomes of the code except in relation to a minor setback encroachment for eaves. The encroachment
does not impact on the amenity of the area or surrounds and is requested to be supported.
4.2.3 Dual Occupancy and Multiple Dwelling Code
The proposal has been reviewed against the Dual Occupancy and Multiple Dwelling Code in Appendix E and
is considered to comply with the relevant outcomes.
4.2.4 Works Code
The proposal has been reviewed against the following works codes:
Driveway and Parking Code: Complies - Carparking provided at the following rate:
Code Requirement Proposal 4 x 3 bedrooms
one covered space up to two bedrooms and two covered spaces 8 covered spaces
for three or more bedrooms
one visitor space per four dwellings 2 spaces
Earthworks Code: Proposal able to comply. Refer Appendix B.
Existing Services Code: Proposal able to comply. Refer Appendix B.
Fire Services for Common Private Title Code: Proposal able to comply.
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Landscaping Code: Proposal able to comply. Application for operational works to be submitted.
Sustainable Building Design Code: Proposal complies. Design includes cross flow ventilation
and covered decks to make use of prevailing conditions.
Transport Code: Proposal complies. Existing networks appropriate for development.
Water Quality and Drainage Code: Proposal able to comply. Refer Appendix B.
Waterways Works Code: Not applicable
Waste Management Code: Proposal complies. Screened bin area provided at rear of site.
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5.0 State assessment and other matters
5.1 State interests
The proposal is for an urban activity within the Urban Footprint, and is located outside the Koala
Assessable Development Area. The proposal is compliant with the relevant State Regulatory
Planning Provisions.
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6.0 Conclusion
The above development application has been submitted to the Noosa Council as the Assessment
Manager of the application under the Planning Act 2016. This application seeks a Development
Permit for a Material Change of Use of Premises for a Multiple Dwelling for four dwelling units and
Operational Works which are code assessable development under the Noosa Plan 2020.
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 Medium Density Residential 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 for the area.
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7.0 Appendices
Appendix A Proposal Plans
Appendix B Operational Work
Appendix C Nosaville Local Plan Code
Appendix D Medium Density Residential Zone Code
Appendix E Dual Occupancy and Mutliple Dwelling Code
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