Planning Statement to NSC

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                                                          Subject site




Figure 1 – Site location

Vehicular access to the site is from Park Crescent. 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 and unit
developments. The site enjoys direct views to Sunshine Beach.


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 excavated into the site;
                      The Detached House comprises three levels which are excavated and stepped
                      down the site;
                      Level 1 - master bedroom and ensuite;
                      Level 2 – carport, entry court, powder room, kitchen, living/dining and covered deck;
                      Level 3 – laundry, rumpus, three bedrooms each with ensuites and office;
                      Level 4 – excavated into site – undercroft area leading to pool deck and pool.

Attachment A provides plans of the proposal prepared by Sparks Architects.

The proposed dwelling has been designed to step down the site and minimize impacts on the
surrounding area.
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Attachment B includes:

    •   Geotechnical Investigation;
    •   Landscape report and concepts; and
    •   Site Stormwater Management Plan.



3. COMPLIANCE WITH STATE PLANNING POLICIES
The site is mapped as being located in a Coastal Management District. In accordance with the
Sustainable Planning Regulations 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.

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


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




The assessment table for the Attached 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 meters and site cover. The assessment table therefore indicates that the development is code
assessable and to be assessed against the Detached House Code.

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 carport within the front 6metre
setback and side boundary setback due to the steep slope of the site. The proposed carport location is
consistent with other garages that have been approved within the street.

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A review of the proposal against Specific Outcome O1 of the Code is 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 carport 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 carport has been located off the side
          boundary to minimize impacts on the adjoining residence to the north and proposed
          landscaping an open structure. The carport is consistent with the character of the street
          which already contains six dwellings with garages in the front setback.

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

          The existing dwelling has been removed and minimal vegetation is located on site.

          c) allow for landscaping to be provided between buildings;

          The building has been designed to provide areas of landscaping along the side
          boundaries. A landscape concept plan is provided illustrating the landscape intent for the
          site.

          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. The proposed carport and its location will provide a better outcome for the
          street by the ability to landscape between the proposed fence and street.

          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.




          28 Park Crescent                          30 Park Crescent




          32 Park Crescent                          36 Park Crescent

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         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 Attached Housing zone of the Eastern Beaches Locality details that
the dwelling is required to be assessed against the provisions of the Detached Hose Code. The
Detached House Code details a maximum building height of 8 metres and two storeys for a
detached house however also details a maximum building height of 12 metres and three storeys
for duplex or unit developments.

The applicant has chosen not to develop the site for a duplex and wishes to construct a single
dwelling on the site. Noting that the site could be used for a greater development in the form of a
duplex and that the sites to the north and opposite the site contain unit developments the applicant
seeks to construct a detached house that is 3 storeys and 12 metres in height.

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 3 storey unit developments to the north and west as well as
      substantial dwellings to south.


      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 which are consistent with unit
      development parameters which would be utilized if a duplex was to be constructed on the
      site. The building only presents as two storeys to Park Crescent.


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

      The proposed dwelling presents as a two storey building to the Park Crescent frontage and is
      consistent with the form of development occurring within the area. The dwelling complies with
      the development parameters that are applicable to unit developments of the attached housing
      zone.

      The building steps down the site and will not dominate the surrounding area.


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



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      The proposed dwelling steps down the site and has been designed to maximise views on site
      whilst maintaining privacy for the occupants. Recessed side windows and blade walls around
      decks have been utilized to minimize overlooking to and from adjoining properties with the
      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;

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 10m2 of site cover does
         which is consistent with the scale of the surrounding development in Park Crescent.

         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 and two storey building from the
         Park Crescent frontage. The design includes open voids and a range of materials that
         reflect the slope of the site

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

         The site has been cleared as part of demolition of the existing dwelling on site. A
         landscape concept plan is provided which details dense planting around the site.

         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 two vehicles is provided on site in combination with an area of
         landscaping. A Stormwater Management Plan prepared by SCG Consulting Engineers is
         provided and demonstrates that stormwater can be adequately managed on site.


Steep Slopes and Landslide hazard areas

The applicant has provided a Geotechnical report (refer attachment B) for the proposed dwelling.




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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 applicant has provided plans that detail a colour palette and materials for the building.


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 4.5 metres
 of      development     and       landscaping, such as           to the seaward boundary that is to be densely landscaped.
 materials used within the         ground covers, shrubs and      This area in combination with the adjoining unconstructed
 Coastal Protection Area, as       trees, is provided for a       public walkway provides adequate buffering to the dune
 identified on the Natural         width of 5m from the           system. It is noted that there is an existing dwelling and
 Resources Overlay Maps,           seaward or rear boundary       tennis court directly in front of the premises that increases
 do not cause any significant      of the site to provide         the buffering separation.
 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 - landscape concept provided detailing buffering
 and works within the              landscaping, such as           along rear boundary.
 Coastal Protection Area that      ground covers, shrubs and
 are visible from the beach—       trees, is provided for a
 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      Not applicable - No Coastal Building Line
 structures          including
 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




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 O19 Where a coastal            S19.1No solution provided      No Coastal Building Line on site. Swimming pool located
 building line does not exist                                  within the 6 metres setback however is consistent with
 on properties fronting the                                    surrounding development. It is noted that there is an
 beachfront or a reserve                                       existing building and swimming directly to the north and
 adjoining the beachfront–                                     east which provide further buffering to coastal areas.
 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      Proposal able to comply with requirements.
 to the beachfront within the   to the beachfront within the
 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             Complies – proposal able to comply with requirements
                                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 modern design elements.

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 only presents as a one and two storey building to Park Crescent;
                  The proposed dwelling is consistent with the character of the area which includes
                   large dwellings to the south and unit developments to the north and west;
                  The contemporary design utilizes recessed windows and blades to minimize
                   overlooking to adjoining properties;
                  The dwelling has been located to provide good landscape setbacks along the side
                   boundary;
                  The proposed carport location is consistent with the character of the street and
                   provides an area for landscaping to the Park Crescent frontage; and
                  The proposed form of the design is consistent the scale of development that has
                   occurred in the surrounding area.




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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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                                                                        Attachments
___________________________________________________________________________________

Attachment A– Proposal Plans




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                                                                        Attachments
___________________________________________________________________________________

Attachment B – Geotechnical Report, Landscape Report and Site Stormwater Management Plan




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