Martoo Planning Statement · MCU18/0013

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                                                                                  Subject site




Figure 1 – Site location

Vehicular access to the site is from Arakoon Crescent which is of a split level configuration. The site is
serviced by all essential urban infrastructure including reticulated water supply, sewerage, underground
telecommunications and overhead electricity cables, stormwater drainage and a bitumen roadway.

The general character of the area is that of residential dwellings of differing building styles with several
dwellings having garages located within the Arakoon front boundary setback. The site enjoys direct views
to Sunshine Beach.




Figure 2 – Site and existing slope
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2. THE DEVELOPMENT APPLICATION
This application seeks a Development Permit for a Material Change of Use for a Detached House.
The following details are considered relevant to the application:

                The subject site is currently vacant;
                The applicant proposes to establish a Detached House that steps down the site;
                The proposed Detached House is to be partially excavated into the site and utilises
                the existing fall;
                The Detached House comprises three levels which are stepped down the site;
                Level 1 - garage, family room and kitchenette and bathroom;
                Level 2 – bathroom, bedrooms and ensuites and master bedroom;
                Level 3 – rumpus, kitchen and scullery, living, and dining areas with access to
                swimming pool;
                The Detached House has been architecturally designed to maximise privacy for
                residents.
                Site cover of 42%;
                Garage located within front 6.0 metre setback;
                3.0 metre cantilevered deck into the15.0 metre coastal setback.

Appendix C provides plans of the proposal prepared by Shaun Lockyer Architects.

The proposed dwelling has been designed to step down the site and minimize impacts on the
surrounding area and is consistent with the type of buildings that have been constructed in the
surrounding area.

Attachment includes a Geotechnical Investigation and sheet piling plan relative to a previous
dwelling approved over the site.



3. COMPLIANCE WITH STATE PLANNING POLICIES
The site is mapped as being located in a Coastal Management District. In accordance with the
Planning Regulation 2017 a Material Change of Use requires referral of the application to the State
where a building work is carried out completely or partly in coastal management district that has a
gross floor area of 1000m2 and extracts or fills more than 1000m3. .

The proposal has an overall gross floor area of less than 1000m2 and is proposing excavation of
less than 1000m3 and therefore does not trigger referral.

The site is mapped as having a Coastal building line located 15 metres from the seaward boundary.




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4. ASSESSMENT
The Noosa Plan includes the site in the Eastern Beaches Locality and provides the site with an Attached
Housing zoning.




Figure 3 - Noosa Plan

The assessment table for the Detached Housing zone indicates a Detached House is a consistent
use and is code assessable development if the proposal does not comply with Column 2 of Table
14.28 – 14.30 of the Detached House Code except if an alternative provision to the QDC.

The proposed dwelling has been assessed against the provisions of the Detached House code and
does not comply with the Acceptable solutions with regard to setbacks, building height in storeys
and metres and site cover.

The site is also mapped as being in the Coastal Protection Area under the Natural Hazards and
Natural Resources Overlay which details that the development is to follow a code assessable
process.

4.1 Detached House Code

Setbacks

The Detached House code indicates that dwellings are to have the following setbacks:

          Frontage:                6m
          Other boundaries:        1.5m up to 4.5m height
                                   2m between 4.5m -7.5m height
                                   2m plus 0.5 m for every 3m or part therefore above 7.5m height.

The proposal does not comply with the above setbacks and proposes a garage within the front 6 metre
setback due to the steep slope of the site and to minimise impacts on the surrounding area. The proposed
carport location is consistent with other garages that have been approved within the street and has been
assessed to comply with the Specific Outcome O1 of the Code as detailed below:

        O1 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
          privacy of adjoining and nearby land uses;

            The proposed garage has been located at the front of the site within the front setback in a
            direct response to the steep slope of the site. The garage and pedestrian entrance are
            located at street level and present a single storey to this area with the rest of the building
            stepping down the site. (refer figure 4). This stepping down the site preserves the existing
            amenity of the area and is consistent with the character of the street which already several
            dwellings with garages in the front setback.




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Figure 4 – Rendering of single storey presentation to street

b) preserve any existing vegetation that will buffer the proposed building from adjoining
uses;

There is no substantial vegetation located within the 6.0 meter setback area.

c) allow for landscaping to be provided between buildings;

The building has been designed to provide areas of landscaping along the side
boundaries. The architect also proposes the use of a landscaped roof garden over the
garage to soften the roof line.

d) maintain the visual continuity and pattern of buildings and landscape elements within
the street;

The proposed carport is consistent with the existing pattern of garages located to the
street front.

e) for class 10a structures, do not visually dominate the street;

The proposed carport is low key and of a minimalist, clean design that is consistent with
the other garages approved in the street as demonstrated by the photographs below.




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         Figure 5 - Arakoon Crescent looking north




         Figure 5 - Arakoon Crescent looking south

         f) avoid any significant adverse impacts on the natural values of waterways and their
         foreshores, including those of the Noosa River and its lakes; and

         Proposal consistent with dwellings located in the area.

         g)do not interrupt the natural cycles of erosion and accretion of waterways and foreshore
         areas

         Dwelling design consistent with other dwellings in the area. Structures are located clear of rear
         setback areas.


Building Height

The assessment table for the Detached Housing zone of the Eastern Beaches Locality details that
the dwelling is required to be assessed against the provisions of the Detached House Code. The
Detached House Code details a maximum building height of 8 metres and two storeys for a
detached house.



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The proposal does not comply with building height in metres or storeys due to the steep slope of the
site. The proposal is considered to comply with the Specific Outcomes of Detached House Code in
relation to height as detailed below:

      Height
      O8 Buildings and other structures—
      a) are low rise and present a building height consistent with structures on adjoining and
      surrounding land;

      The proposed dwelling is consistent with the scale and architectural styles of buildings in the
      surrounding areas which include buildings that step down the slope of the area. The height of
      the building is below the 8 metre height limit from existing natural ground however exceeds
      the requirements in relation to finished levels.

      It is noted that the building is of a similar level to the surrounding areas and that the third level
      is in the middle of the site and will not be visible to the surrounding area due to fencing and
      landscaping.


      b) do not exceed a maximum height of—
                iii. For any other zone— 2 storeys;

      The proposed dwelling has portions that are 3 storeys in height due to the existing fall of the
      site. This third level will not be visible to the surrounding areas due to its location in the middle
      of the site and building combined with fencing and stepping of the building. It is noted that the
      ground level area of the building will be shielded and not visible to surrounding properties and
      the beach by fencing that will be located along the boundaries of the site at the existing
      natural ground surface level.


      c) do not visually dominate the street, adjacent properties, surrounding spaces or the existing
      skyline;

      The proposed dwelling presents as a single storey building to the Arakoon Crescent frontage
      and is consistent with the form of development occurring within the area. The architecturally
      designed façade is well articulated and includes a range of materials that complement the
      surrounding area. Further the design of the building located the bulk of the structure down the
      slope resulting in a form that does not dominate the surrounding area.


      d) preserve the amenity of surrounding land, including existing sunlight to neighbouring
      properties; and

      The proposed dwelling steps down the site and has been designed to maximise views on site
      whilst maintaining privacy for the occupants. Living areas are generally below the proposed
      boundary fences with side windows architecturally screened. Focus of the building is
      eastward to the ocean.


      e) respect the scale of the dune and coastal vegetation.

      The proposed dwelling is consistent with the character of the area and provides an articulated
      building form that follows the slope of the site.


Site Cover

The Noosa Plan details site cover for a class 1 building shall not exceed: -

      b) for a building of 2 or more storeys –50% on the ground floor and 30% for the upper
      storey(s), or 40% for all storeys;



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The applicant proposes a building of 42% site cover and submits that the proposal complies with the
Specific Outcomes of the Detached House Code as detailed below:

      O9 The site cover of buildings and other roofed structures—
        a) is of a scale that is compatible with surrounding development;

         The minor encroachment of 2% which equates to an additional 13m2 of site cover which is
         consistent with the scale of the surrounding development in Arakoon Crescent. It is noted
         that when considered individually each level is 40% of less in site cover.

         b) does not present an appearance of bulk to adjacent properties, roads or other areas in
         the vicinity of the site;

         The building steps down the site and presents as a one storey building from the Arakoon
         Crescent frontage. The building is excavated into the site with the majority of the structure
         well below the 8 metre height limit.

         c) maximises the retention of existing vegetation and allows for soft landscaping between
         buildings;

         The site does not contain any significant vegetation. Landscaped roof areas are proposed
         along with compliance side boundary setbacks.

         d) allows for adequate area at ground level for outdoor recreation, entertainment, clothes
         drying and other site facilities; and

         Substantial outdoor recreation areas are provided on site.

         e) facilitates on-site stormwater management and vehicular access.

         The additional site cover does not impact on vehicular access or stormwater management.
         Off street carparking for three vehicles is provided on site in combination with an area of
         landscaping.


Steep Slopes and Landslide hazard areas

The existing sheet piling layout and geotechnical report for a previous dwelling on the site is
included in Appendix B and Appendix D. A new report has not yet been prepared as the applicant
is awaiting Councils advice as to whether the design concept will be supported.


Materials and Finishes – Eastern Beaches

The Detached House Code indicates materials and finishes where the building does not comply with
aspects of the Code.

      O12 Where development does not comply with the built form acceptable solutions S1.1, S1.2,
      S1.3, S6.1 S8.1, S8.2 or S8.3 —
       a) buildings and other structures use materials and finishes that complement the beachside
       character and integrate with the surrounding natural landscape and skyline vegetation; and
       b)views of building or structures from the beach are framed or filtered through vegetation

The proposal plans include 3D renderings that demonstrate the proposed colour scheme of greys and
blacks that is consistent with the character of the area.




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4.2 Overlay Codes

The site is mapped as being located in a Coastal Protection Area. A review of the proposal against the
Natural Resources Overlay Code is detailed below:

 Specific Outcome                  Probable Solution              Proposal                                           Complies
 13.48         Coastal
 Protection Area
 O16 The siting and design         S16.1 A mix of native          The proposal provides a landscaped setback of
 of      development     and       landscaping,    such    as     12.05 metres to the seaward boundary that is
 materials used within the         ground covers, shrubs and      able to be densely landscaped. This area in
 Coastal Protection Area, as       trees, is provided for a       combination with the adjoining unconstructed
 identified on the Natural         width of 5m from the           public walkway provides adequate buffering to
 Resources Overlay Maps,           seaward or rear boundary       the dune system.
 do not cause any significant      of the site to provide
 adverse impacts on the            adequate         landscape
 coastal resources of the          buffering to protect the
 location nor interrupt the        coastal dune system.
 natural cycles of erosion
 and accretion of foreshore
 areas and beaches.

 And

 O17 Buildings, structures         S17.1A mix of native           Complies - a condition may be included in this
 and works within the              landscaping,     such    as    regard. The building sits into the site and uses
 Coastal Protection Area that      ground covers, shrubs and      the steep topography to minimise the visual
 are visible from the beach—       trees, is provided for a       impact on the surrounding area.
 a)are designed to protect         width of 5m from the
 the     character    of    the    seaward or rear boundary
 beachfront when viewed            of the site to provide
 from the water and integrate      adequate          landscape
 with the surrounding natural      buffering to protect the
 landscape      and     skyline    character of the beachfront.
 vegetation and
 b)are finished predominately
 in colours and hues of the
 surrounding            natural
 landscape.

 AND

 O18 Buildings and other           S18.1No solution provided      Complies – a 3.0 metre deck is cantilevered
 structures          including                                    over the coastal building line.
 swimming       pools       and
 retaining walls do not
 extend seaward of the
 coastal     building       line
 except—
 a)uncovered                and
 unenclosed       cantilevered
 balconies that do not extend
 greater than 3m seaward of
 the coastal building line; and
 b)are setback a minimum of
 6m from the seaward
 boundary AND

 O19 Where a coastal               S19.1No solution provided      Not applicable
 building line does not exist
 on properties fronting the
 beachfront or a reserve
 adjoining the beachfront–
 buildings, other structures
 and retaining walls are
 setback a minimum of 6m
 from the seaward boundary
 of the site AND

 O20 Rear fences adjacent          S20.1Rear fences adjacent      Complies – proposal able to comply with
 to the beachfront within the      to the beachfront within the   requirements

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 Coastal Protection Area are    Coastal Protection Area
 designed and sited to be       incorporate the following—
 sympathetic with the visual    a)no more than 1.2m in
 amenity of the beachfront      height; and
 and do not degrade the         b)open construction(ie at
 natural beachfront character   least 50% transparent);
                                 c)lightweight materials (ie
                                timber); and
                                d)dark colours to blend with
                                the natural landscape. AND

                                S20.2Gates       are    not
                                installed in fences to gain
                                direct access to the
                                beachfront


5. CONCLUSION
The development proposal is considered to be consistent with the character of the area with the dwelling
stepping down the site and incorporating design elements that respect the character of the area and the
difficult topography of the site. The building will sits into the site and will not detrimentally impact on the
locality.

This application can be supported on a number of grounds as previously detailed. These grounds include:
                  The proposed dwelling respects the topography of the site by stepping down the
                   steep slope;
                  The dwelling presents as a one storey building to Arakoon Crescent;
                  The proposed dwelling is consistent with the character of the area which includes
                   substantial dwellings built to the boundary and cantilevering over the coastal
                   building line;
                  The contemporary design utilises the slope of the land as well as large cantilevered
                   decks to minimise impacts of the building on the surrounding area.
                  The building will be shielded from adjoining properties by existing and proposed
                   fences that follow the natural slope of the site.
                  The proposed garage location is consistent with the character of the street and
                   provides an well-articulated façade to Arakoon Crescent; and
                  The proposed form of the design is consistent the scale of development that has
                   occurred in the surrounding area.

The Assessment Manager’s favourable consideration of the above development application is
therefore recommended. Please contact our Sunshine Coast office if you require any further
information and/or clarification with respect to the above application.



Yours sincerely




Nadine Gorton
Senior Town Planner
Martoo Consulting Pty. Ltd.




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Appendices (attached separately)
___________________________________________________________________________________

Appendix A – Contours
Appendix B – Sheet piling plan
Appendix C – Proposal Plans
Appendix D – Geotechnical Report




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