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planning report rev1
Development Application Planning Report
Material Change of Use for Dual Occupancy, associated Operational Works
and Reconfiguring a Lot (1 lot into 3 community title)
situated at 14 Wyandra Street, Noosa Heads
(Lot 44 on RP139776).
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Contents
Development Application Planning Report ....................................................................................... 1
1.0 Summary ............................................................................................................................... 3
1.1 Development application details .................................................................................................... 3
1.2 Planning instrument details ............................................................................................................ 3
1.3 Referral agencies ............................................................................................................................ 3
2.0 Site details ............................................................................................................................. 4
2.1 Site description .............................................................................................................................. 4
2.2 Surrounding land uses .................................................................................................................... 6
3.0 Proposed development details............................................................................................... 7
4.0 Planning assessment............................................................................................................ 10
4.1 Technical Compliance ................................................................................................................... 10
4.2 Building Design............................................................................................................................. 11
4.3 Setback ........................................................................................................................................ 11
4.4 Sustainable Building Design Code ................................................................................................. 13
4.5 Reconfiguring a lot (1 lot into 3 lots) ............................................................................................. 14
4.6 Works and Overlay Codes ............................................................................................................. 14
5.0 State assessment and other matters .................................................................................... 14
5.1 State interests .............................................................................................................................. 14
Matters established in the Planning Regulation ............................................................................ 14
State Planning Policy .................................................................................................................... 14
6.0 Conclusion ........................................................................................................................... 15
Client Name: Integra Projects
Prepared by: Jack Lewis B.Sc Hons UNSW, M.Plan OTAGO MPIA MQELA
Version: 1
Date: 25 August 2022
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.
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1.0 Summary
1.1 Development application details
Proposed development: Dual Occupancy, associated Operational Works and Community
title subdivision
Type of approval Development Permit for Material Change of Use
sought: Development Permit for Operational Works (Engineering,
Landscaping, Stormwater, Driveway and access)
Development Permit for Reconfiguring a Lot (1 lot into 3 lots)
community title
Site address: 14 Wyandra Street, Noosa Heads
Real property Lot 44 RP139776
description:
Site area: 819m2
Assessment manager: Noosa Council
Cultural Heritage and Kabi Kabi First Nation Traditional Owners Native Title Claim Group
Native Title: - There are no Aboriginal or Torres Strait Islander cultural heritage
sites identified on the DATSIP database pertaining to this location.
Owner details: Integra Projects
Applicant details: Integra Projects 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 2014),
Designation: urban footprint designation.
Planning scheme: The Noosa Plan 2020
Zone: Medium Density Residential zone
Level of assessment: Code
Applicable overlays: Nil
Applicable codes: Noosa Heads Local Plan Code
Medium Density Residential Zone Code
Dual Occupancy and Multiple Dwelling Code
Works codes
1.3 Referral agencies
Nil
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2.0 Site details
2.1 Site description
Table 1: Site description
Site Description
characteristic
Existing land use Dwelling house
Frontage and 27m to Wyandra Street
access
Topography and A slight slope to the rear of the lot
views
Existing vegetation Scattered urban garden vegetation which will be removed as part of the
development works.
Figure 1 - Aerial view and site identification
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Figure 2 – Site Photo looking north from existing deck
Figure 3 – Site Photo looking south from existing deck
Figure 4– Site Photo looking towards site from Wyandra St
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2.2 Surrounding land uses
Table 2: Surrounding land uses
Surrounding land uses
North Units and Noosa Junction
South Dwelling
West Dwelling
North Dwelling
Figure 5 - Zone map
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3.0 Proposed development details
Table 3: Summary of development aspects
Material change of use
Building height 7.95m
Gross floor area (GFA) 0.4:1
Site coverage 40%
Car parking 4 spaces
Site access Wyandra St
The application proposes a dual occupancy, with the following features:
• Asymmetrical building design;
• Living spaces, garaging and studio on the ground floor and bedrooms on the upper level;
• 3 bedrooms plus studio per dwelling;
• Appearance of 2 separate dwellings when viewed from the street;
• Coastal architectural design feel including vertical and horizontal finishes, weatherboard
products and masonry finishes,
• Articulated elevations
• The majority of the roof is 5° and 15°;
• Privacy between dwellings and neighbouring properties;
• Separate double garages;
• Central courtyard with covered BBQ and open space;
• Generous private open space and substantial landscaping.
• Good presentation to the frontage with regard to landscaped setbacks, front boundary fence
setbacks and articulated coastal design.
• Proposed inlet pits to capture surface run-off and discharge.
• Approval also sought for Operational Works (Landscaping, Access, Car parking, Earthworks,
Stormwater)
• Reconfiguring a lot (1 lot into 3 lots ) for community title.
A copy of the proposed site plan is included below.
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Figure 6 - Proposed Site Plan
Figure 7 - Front elevation
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Figure 7 - Front elevation
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Figure 8 - Wyandra Street frontage 3D perspective
Figure 9 - North elevation 3D perspective.
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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 14 Wyandra St – 819m2
Height 8m and 2 storeys 7.95m and 2 storeys Y
Site Cover 40% overall 38.41% Y
GFA 0.4:1 (327m2) 0.4:1 (327m2) Y
Private Open Ground Level (25m2) >25m2 Y
Space
Setbacks Frontage 6.175m Y
- south (6m)
Side
- East (1.5m – 2m) 1.2m, 2.75m PO – Y
- West (1.5m – 2m) 1.2m, 2.75m PO – Y
Rear (6m) 6m Y
2m to architectural beams PO
Wall length <15m 11.65m party wall partition Y
Dwelling elevation max 6.4m Y
Garages Garage doors facing the street Separated by 3.25m with a party Y
are separated by 2m or staggered wall and landscaping in between
Roof Form Rooftop Terrace N/A Y
Landscaping 40% of site (327m²) 357m² Y
270m² (36%) – more than 60%
With 60% of this to be soft soft Y
landscaping (196m²)
Carparking 2 covered and 1 additional 4 covered spaces Y
and Enter and exit the site in a
access forward gear.
Earthworks Cut or fill less than 1.5m <1.5m Y
Waste Storage Screened waste areas and Bin storage near driveway of Y
located for transport to kerb with each unit + screened
grade of <1:15
Fencing Setback an avg of 1m and Can be conditioned to comply Y
articulated by stepping the design.
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4.2 Building Design
The proposed dual occupancy design is finished with an attractive built form which addresses the street
and contributes positively to the surrounding development on Wyandra Street. The design incorporates a
mix of materials to add visual interest and take the form of separate buildings in accordance with the
requirements of the Medium Density Residential Zone code. This is achieved through variations in front
façade and roof form.
More than 3m of separation is provided between the garages which is greater distance than the code
requires. While the code does not require vehicles to leave the site in a forward gear, the proposed
driveway allows vehicles to turn around onsite and exit in a forward gear.
The design will be finished with high quality landscapes and useable communal and open space area. The
design contributes positively to the locality, enhances the streetscape, does not dominate the streetscape
and does not present as a large singly bulky development.
4.3 Setback
Side and rear setbacks
The studio projects into the side setbacks by 0.3m. Figure 10 below shows the extent of encroachment
which is considered to be minor and an assessment is provided below.
Figure 10 - Roof Plan and Front elevation showing the minor setback encroachment.
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The relevant Performance Outcome is PO12 which is provided below for reference.
Building Setback
PO12
Buildings and structures are designed and sited to:
(a) provide a high level of amenity to users of the subject site and adjoining premises,
including provision of visual and acoustic privacy;
(b) not unreasonably obstruct views or cause overlooking of private open space or habitable
areas of adjoining premises;
(c) provide adequate distance from adjoining land uses;
(d) preserve existing vegetation that will help buffer development;
(e) allow for space and landscaping to be provided between buildings including adequate area
at ground level for landscaping with trees, shrubs, outdoor living and utilities;
(f) be consistent with the predominant character of the surrounding area; and
(g) protect the natural character and avoid adverse impacts on ecologically important
areas such as national parks, waterways and wetlands.
The minor setback encroachment of 0.3m to the single storey portion of the development complies with
PO12 for the following reasons:
• the walls are a maximum of 3.5m above NGL and will be used as a studio. No noise will
emanate from room and while approximately 1.5m will protrude above the fence height,
landscaping will screen the wall.
• The wall will be setback 1.2m with dense landscaping provided;
• The 0.3m is minor and will not be discernible from the street or neighbouring properties;
• No views will be impacted;
• No overlooking will occur as it is a single storey part of the dwellings;
• No shading to the neighbouring properties will occur, as a 3.5m high wall 1.2m from the
boundary will not shade beyond the 2m high boundary fence;
• 1.2m is adequate distance between the boundary and adjoining land uses given that dense
landscaping is proposed;
• The proposed 1.2m setback is consistent with the surrounding area as the superseded
planning schemes permitted building to be setback 0.9m to the OMP providing a built form
which is closer to the boundary than that proposed.
• The area of Wyandra St and Delorme St was upzoned from Low Density Residential to
Medium Density Residential in July 2020. The Dual occupancy, while 2 units are an
increase in density for this side of the street the design is asymmetrical and more than 3m
of separation between each dwelling.
• The encroachment is minor in nature being only 0.3m to a wall no longer than 6.4m with a
setback of 1.2m which is more than adequate to provide a landscaped buffer between the
boundary and the wall.
• The rear setback encroachment is for beams which are architectural elements not bulky or
dominate in nature. The beams will not cause any impacts on the neighbouring property
including overlooking, noise or shading.
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4.4 Sustainable Building Design Code
An assessment against the Performance Outcomes (PO8) of the Sustainable Building Design Code is
provided below
Performance Outcome Comment
orientates buildings and The design includes on the ground floor a large centrally
windows to make the most of located courtyard which opens to the living spaces and to
prevailing winds, natural the rear landscaped open space which allows good flow
ventilation, and cross breezes; through ventilation.
maximises shade to east and Eaves and the upper floor act to shade walls and the design
west walls; of the courtyard considers the privacy walls acts to shade
that area.
contains an open and The central courtyard open to the living spaces and then
permeable built form that through to the rear LOS which creates an inside outside feel
connects indoor and outdoor to the living areas. The large upper level decks face north
spaces in an integrated design; and have external stair access directly from the central court
yard.
retains existing vegetation and Although not proposing to retain trees, the design proposes
natural shading where possible; large plantings along the frontage of the site to allow for
shading and a vegetated presentation to the street.
incorporates The architecturally designed Dual occupancy has
passive building design to strategically placed openings, masonry walls and LOS to
reduce the need for auxiliary help with thermal comfort. The orientation (north/south)
heating and cooling; design of the living spaces is so it can easily be kept warm
in winter and cool in summer
uses low toxic internal and A mix of low toxic internal and external materials are
external building materials; incorporated for the construction which will ensure long
lasting design that does not require regular maintenance.
uses natural light rather than Natural light is provided through the central courtyard and
artificial light, and may include windows to the ground level.
skylights, atriums and light
wells;
provides a minimum floor to The design proposes a 3.3m floor to floor distance which
ceiling height of 2.7 metres; and will allow ceiling heights to meet this provision.
enables efficient operation and The design allows for medium density living and privacy to
use of the building. each of the dwellings, while also allowing for users to easily
flow between the main living and bedroom levels.
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4.5 Reconfiguring a lot (1 lot into 3 lots)
The proposal seeks a community title subdivision for 1 lot per dwelling and a small Lot 0 of common
property. The proposal complies with the Performance outcomes PO27 – PO29 for the following
reasons:
• The subdivision will occur once construction of the approved buildings is complete;
• The driveway and entry access are clear statements of design and
• The design provides amenity and convenience for the users;
• The dwellings are less than 100m to the Noosa Fair shopping centre where all services and
facilities are located in Noosa Junction including to public transport;
• Is within a Medium Density Residential Zone;
• Appears as 2 dwelling to the street, not one large bulky Dual occupancy;
• The proposal is only seeking a different tenure as in reality the building presents no different to a
building unit format plan with exclusive use areas;
• The dwelling and carparking can be accommodated onsite. In fact, 1 additional car space is
provided to that required by the code;
• Urban infrastructure will be provided;
• The proposal is in an urban environment and is not negatively impacting on any assessable
vegetation;
• The lots are generally rectangular in shape; and
• The proposal complies with LOS and POS requirements of the code and therefore by default
provides more than reasonable amenity for the residents.
4.6 Works and Overlay Codes
Approval is sought for Operational Works. RECOR provides engineering plans and a stormwater
design. A landscaping plan is also provided as part of the proposal plans which includes landscaped
area and some planting detail for screening vegetation along the side boundaries, front and rear
setbacks.
5.0 State assessment and other matters
5.1 State interests
Matters established in the Planning Regulation
Nil
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 application does
not trigger assessment against for coastal hazards.
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6.0 Conclusion
This application seeks a Development Permit for Material Change of Use Dual Occupancy,
associated Operational Works (Landscaping, Access, Car parking, Earthworks, Stormwater) and
Reconfiguring a lot (1 lot into 3 lots) for community title, situated at 14 Wyandra Street, Noosa Heads.
The 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.
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