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ADAMS+SPARKES Town Planning Report (Gympie Terrace) 160401
Attached to the e-mail Development Application - MCU16/0138 & OPW16/0257.
DEVELOPMENT APPLICATION FOR MATERIAL CHANGE OF USE AND OPERATIONAL WORKS TO ESTABLISH MULTIPLE HOUSING (2 X TYPE 2 DUPLEX) AT 111 & 113 GYMPIE TERRACE, NOOSAVILLE LOT 6 ON RP79817 & LOT 18 ON RP66590 PREPARED FOR JASON & SUSAN PAYNE AND AMRITASH RAI TOWN PLANNING REPORT OCTOER 2016 REF: 160401 & 160514
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Page 2
DEVELOPMENT APPLICATION FOR
MATERIAL CHANGE OF USE AND OPERATIONAL WORKS
TO ESTABLISH MULTIPLE HOUSING (2 X TYPE 2 DUPLEX)
JASON & SUSAN PAYNE AND AMRITASH RAI
TOWN PLANNING ASSESSMENT REPORT
© ADAMS + SPARKES TOWN PLANNING +DEVELOPMENT
All information contained within this document is provided in strict commercial confidence and is the property of ADAMS + SPARKES. This document and
the information are solely for the use of the authorised recipient and this document may not be used, copied or reproduced in whole or part for any purpose
other than that for which it was supplied by ADAMS + SPARKES. ADAMS + SPARKES makes no representation, undertakes no duty and accepts no
responsibility to any third party who may use or rely upon this document or the information. This document is not to be disclosed or reproduced in part or in
full, without express written authority from ADAMS + SPARKES.
DOCUMENT CONTROL
PROJECT NO. 160401 & 160514 - AUTHORISED FOR ISSUE
Revision No. Date Revision Details Author Reviewer
A October 2016 Draft M. Lyell C. Adams
B October 2016 Final M. Lyell C. Adams
Author: Michael Lyell (Town Planner)
Signed:
Reviewer: Cameron Adams (Managing Director)
Signed:
Approved by: Cameron Adams (Managing Director)
Signed:
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Contents
1 INTRODUCTION ..................................................................................................................................................................................... 5
2 PROPOSED DEVELOPMENT ............................................................................................................................................................... 9
2.1 APPLICATION DETAILS & LEVEL OF ASSESSMENT ................................................................................ 9
2.2 PROPOSAL DETAILS ....................................................................................................................... 9
2.3 BUILT FORM................................................................................................................................. 9
2.4 PRE‐LODGEMENT MEETING .......................................................................................................... 12
3 SITE DETAILS AND CHARACTERISTICS.......................................................................................................................................... 13
3.1 LOCATION & REAL PROPERTY DESCRIPTION ..................................................................................... 13
3.2 LAND OWNERSHIP ...................................................................................................................... 13
3.3 EASEMENTS, ENCUMBRANCES AND INTERESTS ................................................................................. 13
3.4 SITE AREA, SHAPE AND TOPOGRAPHY............................................................................................. 13
3.5 SITE CONTAMINATION ................................................................................................................. 14
3.6 EXISTING AND SURROUNDING LAND USES ....................................................................................... 14
4 STATUTORY FRAMEWORK ............................................................................................................................................................... 15
4.1 SUSTAINABLE PLANNING ACT 2009 ............................................................................................... 15
4.4.1 State Interest – Water Quality ........................................................................................ 17
4.4.2 State Interest ‐ Natural Hazards, Risk and Resilience ..................................................... 17
4.5 STATE INTERESTS ........................................................................................................................ 18
5 LOCAL PLANNING INSTRUMENT – THE NOOSA PLAN ................................................................................................................. 19
5.1 USE DEFINITION.......................................................................................................................... 19
5.2 PLANNING ZONE AND LOCALITY ..................................................................................................... 19
5.3 LEVEL OF ASSESSMENT ................................................................................................................. 19
5.4 OVERLAY AREAS ......................................................................................................................... 19
5.4.1 Natural Hazard Overlay ‐ Landslide & Flooding .............................................................. 19
5.4.2 Natural Hazard Overlay ‐ Bushfire and Acid Sulfate Soils Overlay .................................. 20
5.5 RELEVANT CODES ........................................................................................................................ 20
5.6 NOOSAVILLE LOCALITY CODE ........................................................................................................ 21
5.6.1 Density ............................................................................................................................. 21
5.6.2 Building Height ................................................................................................................ 21
5.6.3 Setbacks........................................................................................................................... 22
5.6.4 Site Cover ......................................................................................................................... 22
5.6.5 Gross Floor Area .............................................................................................................. 23
5.6.6 Flooding and Drainage .................................................................................................... 23
5.7 LANDSCAPING CODE .................................................................................................................... 23
5.8 NATURAL HAZARDS OVERLAY CODE ............................................................................................... 24
6 CONCLUSION AND RECOMMENDATIONS ...................................................................................................................................... 25
APPENDIX I – PROPOSAL PLANS .............................................................................................................................................................. 26
APPENDIX II – PRE-LODGEMENT MEETING MINUTES ............................................................................................................................ 27
APPENDIX III – CERTIFICATE OF TITLE ..................................................................................................................................................... 28
JASON & SUSAN PAYNE AND AMRITASH RAI
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MATERIAL CHANGE OF USE TO ESTABLISH MULTIPLE HOUSING (2 X TYPE 2 DUPLEXS) 111 & 113 GYMPIE TERRACE, NOOSAVILLE 4 APPENDIX IV – CONTAMINATED LAND SEARCH / ENVIRONMENTAL LAND REGISTER SEARCH ................................................... 29 APPENDIX V – CONTOUR AND DETAIL SURVEY ..................................................................................................................................... 30 APPENDIX VII – FLOOD INFORMATION CERTIFICATE ............................................................................................................................ 31 APPENDIX VIII – NOOSAVILLE LOCALITY CODE ..................................................................................................................................... 32 TABLES TABLE 1 APPLICATION SUMMARY .......................................................................................................................................................................... 6 TABLE 2 SITE SUMMARY TABLE........................................................................................................................................................................... 13 JASON & SUSAN PAYNE AND AMRITASH RAI OCTOBER 2016
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1 INTRODUCTION
1. This Town Planning Report has been prepared in support of a Code Assessable development
application for two (2) Dual Occupancies. This documentation has been prepared by ADAMS +
SPARKES Town Planning + Development (hereafter; ‘ADAMS + SPARKES’) for and on behalf of the
applicant’s, Jason & Susan Payne and Amritash Rai, over two lots at 111 & 113 Gympie Terrace,
Noosaville, legally described as Lot 6 on RP79817 & Lot 18 on RP66590.
2. The subject site is located within the Attached Housing Zone of the Noosaville Locality of the Noosa
Plan (hereafter the ‘Planning Scheme’).
3. The purpose of this report is to describe the site, the proposed development, and to address the relevant
town planning and design issues with respect to the proposal. To assist in the assessment of the
development application, this report addresses the relevant town planning issues relating to the proposed
development, including:
State Planning Regulatory Provisions;
State Planning Policy;
South East Queensland Regional Plan 2009 - 2031;
Planning Scheme Planning Area Overall Outcomes;
Planning Scheme Overlays; and,
Planning Scheme Codes.
4. This report should be read in conjunction with the following supporting documentation:
Appendix I Proposal Plans prepared by Icon Building Design
Appendix II Pre-lodgement Meeting Minutes
Appendix III Certificate of Title
Appendix IV Contaminated Land Search/Environmental Land Register Search
Appendix V Contour and Detail Survey prepared by Skyline Surveyors
Appendix VI Flood Information Certificate
Appendix VII Noosville Locality Code
5. Table 1 provides an overview of the subject site and the development application particulars.
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Table 1 Application Summary
PROPOSAL DETAILS
PROPOSED DEVELOPMENT Development Permit for a Material Change of Use and Operational
Works to Establish Multiple Housing (2 x Type 2 Duplexs)
APPLICANTS Jason & Susan Payne
Amritash Rai
CONTACT ADAMS + SPARKES TOWN PLANNING + DEVELOPMENT
Attn: Michael Lyell
PO Box 1000
Buddina QLD 4575
P: 07 5313 7705
E: [email protected]
PROJECT TEAM Town Planners ADAMS + SPARKES
Design Icon Building Design
Surveyors Skyline Surveyors
LOCAL GOVERNMENT Noosa Shire Council
PLANNING SCHEME The Noosa Plan
LEVEL OF ASSESSMENT Code Assessable
REFERRAL AGENCIES Nil
SITE DETAILS
ADDRESS 111 Gympie Terrace, Noosaville
113 Gympie Terrace, Noosaville
PROPERTY DESCRIPTIONS Lot 6 on RP79817
Lot 18 on RP66590
REGISTERED LAND OWNERS Lot 6 - Jason Rodney Payne and Susan Patricia Payne
Lot 18 - Amritash Rai
EASEMENTS Nil (Refer to Appendix II)
CURRENT SITE AREA Lot 6 – 728m²
Lot 18 – 615m²
CURRENT USE OF LAND Detached Dwellings
SITE REGISTRATIONS
ENVIRONMENTAL MANAGEMENT Not listed on Register as searched on 11 August 2016 (Refer to
REGISTER Appendix III)
CONTAMINATED LAND Not Listed on Register as searched on 11 August 2016 (Refer to
REGISTER Appendix III)
UNEXPLODED ORDNANCE Other (as searched on 11 August 2016)
AUSTRALIAN HERITAGE PLACES Not Listed on Register (as searched on 11 August 2016)
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INVENTORY
STATE INTERESTS
STATE PLANNING POLICY Water Quality
o Climatic Regions – Stormwater Management Design
Objectives
Natural Hazards Risk & Resilience
o Flood Hazard Area
Level 1 – Queensland Floodplain Assessment
Overlay
Flood Hazard Area – Local Government Flood
Mapping Area
o Coastal Hazard Area
Erosion Prone Area
Medium Storm Tide Inundation Area
High Storm Tide Inundation Area
STATE PLANNING REGULATORY Adopted Charges
PROVISIONS South East Queensland Regional Plan 2009-2031
SOUTH EAST QUEENSLAND Urban Footprint
REGIONAL PLAN
STATE ASSESSMENT REFERRAL Water Resources
AGENCY o Water Resource Planning Area Boundary
Coastal Protection
o Coastal Zone
o Coastal Hazard Area
Erosion Prone Area
Medium Storm Tide Inundation Area
High Storm Tide Inundation Area
SARA REFERRALS Nil
THE NOOSA PLAN
ZONE Attached Housing Zone
LOCALITY Noosaville Locality
OVERLAYS Landslide & Flooding Overlay – Flood Hazard Area and Area
Subject to Minimum Floor Height
Bushfire & Acid Sulfate Soils Overlay - High Potential Acid
Sulfate Area 0-5m AHD
APPLICABLE CODES Noosaville Locality Code
Residential Uses Code
Landscaping Code
Driveways and Carparking Code
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Transport, Roads and Drainage Code
Erosion and Sediment Control Code
Existing Services Code
Earthworks Code
Waste Management Code
Water Sensitive Design Code;
Water Supply and Sewerage Reticulation Code
Natural Hazards Overlay Code
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2 PROPOSED DEVELOPMENT
2.1 Application Details & Level of Assessment
6. This development application seeks a Development Permit for:
Material Change of Use and Operational Works to Establish Multiple Housing (2 x Type 2 Duplex).
7. According to Division 5 – Assessment Tables for the Attached Housing Zone, Table 11.3, the proposed
development is subject to Code Assessment and is therefore required to be assessed against the
applicable provisions of The Noosa Plan.
2.2 Proposal Details
8. The proposed application is for a Material Change of Use, to establish a Duplex on each site at 111
Gympie Terrace and 113 Gympie Terrace, Noosavile.
9. As specified in Table 1, the proposed development is located over two (2) lots, with both lots sharing a
common driveway between the two (2) lots, as depicted in the proposed design plans prepared by Icon
Building Design (please refer to Appendix I and Figures 1 – 2 below).
2.3 Built Form
10. As demonstrated in Figure 1 below, the proposed Duplex development contains two (2) separate
buildings, on separate sites. Both proposed buildings contain similar design principles, without containing
a mirrored design; with both Duplex developments representing modern architecturally designed buildings
that are constructed over two (2) stories with a desirable north-south orientation. Access to all units is
obtained through the common centrally located driveway, which directly connects to Gympie Terrace.
11. The proposed Duplex development contains a variety of building materials including, Colorbond, timber,
cladding, rendered blockwork and glass, which have been used in order to enhance the overall
appearance of the development and provide an aesthetically pleasing outcome for the surrounding area.
Various articulations are included in the design to minimise the perceived bulk of the development.
12. Although the development has ben designed in a coordinated manner, the proposed Duplex’s contain
minor variations, which will be detailed below.
13. The proposed Duplex at 113 Gympie Terrace contains one (1) x two (2) bedroom unit and one x (1) three
(3) bedroom unit. With the Unit A comprising a single garage, laundry, kitchen, dining, living and outdoor
entertainment area on the ground floor and two (2) bedrooms (master with ensuite), sitting area and
bathroom on the first floor. Unit B comprises a double garage, laundry, kitchen, dining, living and outdoor
entertainment including pool on the ground floor and three (3) bedrooms (master with ensuite), sitting area
and bathroom on the first floor (Figure 3-4).
14. The proposed Duplex at 111 Gympie Terrace containing two (2) x three (3) bedroom units. With both units
comprising a mirrored design on both the ground and first floor. The ground floor for both units comprises
a double garage, laundry, kitchen, dining, living and outdoor entertainment including separate pools on the
ground floor and three (3) bedrooms (master with ensuite) and bathroom on the first floor (Figure 5-6).
15. It is noted that the development contains a total building height of 6.95 m above finished ground level,
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contains a total site cove or approximately 39% and provides eight (8) car parking spaces.
Figure 1 Site Plan (source: refer to plans prepared by Icon Building Design in Appendix I)
Figure 2 Perspective (source: refer to plans prepared by Icon Building Design in Appendix I)
Figure 3 Ground Floor Plan - 113 Gympie Terrace (source: refer to plans prepared by Icon Building Design in Appendix I)
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Figure 4 First Floor Plan - 113 Gympie Terrace (source: refer to plans prepared by Icon Building Design in Appendix I)
Figure 5 Ground Floor Plan – 111 Gympie Terrace (source: refer to plans prepared by Icon Building Design in Appendix I)
Figure 6 First Floor Plan – 111 Gympie Terrace (source: refer to plans prepared by Icon Building Design in Appendix I)
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2.4 Pre-Lodgement Meeting
16. A pre-lodgement meeting (PLM16/0023) was held between Council’s Coordinator of Planning – Dennis
Wallace, and the project team on 12 July 2016.
17. Council indicated in that the meeting that the proposed Duplex is a consistent use within the Attached
Housing Zone and is generally compliant with the design and character requirements sought for units in
Noosaville.
18. Council officers indicated a number of elements that require further consideration, specifically:
site cover includes decks and pools >1m above ground;
plans should be submitted detailing total site cover; building site cover; and pool/deck/etc;
The front fence/deck/pool layout should be amended to reduce structural bulk and trafficable areas;
Requirement for landscaping in accordance with the requirements of the Landscaping Code;
Support for a shared driveway for both Duplex developments; and;
Support for lodgment of both Duplex’s’ under one application.
19. These elements identified in the pre-lodgement meeting were considered through design process of the
developed and resolved, prior to the lodgement of the application with Council.
20. Appendix VI details the pre-lodgement meeting minutes and further correspondence.
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3 SITE DETAILS AND CHARACTERISTICS
21. Table 2 below, provides a summary of the details applying to the subject site.
Table 2 Site Summary Table
Address 111 Gympie Terrace, Noosaville 113 Gympie Terrace, Noosaville
Property Description Lot 6 on RP79817 Lot 18 on RP66590
Tenure Freehold Freehold
Current Site Area 728m2 615m²
Zone Attached Housing Zone Attached Housing Zone
Locality Noosaville Locality Noosaville Locality
3.1 Location & Real Property Description
22. As discussed, the subject site is located at 111 & 113 Gympie Terrace, approximately 850 metres west of
Noosa Village Shopping Centre and is legally described as Lot 6 on RP79817 and Lot 18 on RP66590
(see Figure 7 below).
Subject Sites
Figure 7 Location Map (source: DILGP 2016)
3.2 Land Ownership
23. The registered owner of Lot 6 on RP79817 is Jason Rodney Payne and Susan Patricia Payne, and the
registered owner of Lot 18 on RP66590 is Amritash Rai (refer to Appendix III – Certificate of Title).
Consent of all land owner’s has been obtained to enable the lodgement of this application.
3.3 Easements, Encumbrances and Interests
24. The subject lots are owned in freehold tenure and are not affected by any easements or encumbrances.
3.4 Site Area, Shape and Topography
25. Figure 8 below illustrates that the subject sites are relatively flat and rectangular in shape and have a
combined total area of 1,343m2. The subject site’s northern boundaries have a total street frontage to
Gympie Terrace of 34metres.
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Figure 8 Contour and Detail Survey Excerpt (source: Skyline Surveyors refer (Appendix I)
3.5 Site Contamination
26. A search of the Environmental Management Register (EMR) and the Contaminated Land Register (CLR)
was undertaken on 11 August 2016, which confirms that the subject sites are not listed on either of these
registrars (refer to Appendix IV).
3.6 Existing and Surrounding Land Uses
27. The subject sites are both currently improved by a detached dwelling on each lot and clear of any
significant vegetation as mapped by Council’s Overlays. Land to the north, east and west has been
designated for, or have been developed for Attached Housing residential purposes. Land south of 111
Gympie Terrace has been designated for open space and recreation.
28. Attached Housing land uses are prevalent in the surrounding area as depicted in Figure 9.
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Subject Sites
Figure 9 Satellite Imagery of Surrounds (source: Google Earth 2016)
4 STATUTORY FRAMEWORK
29. This section of the Town Planning Report describes the statutory planning framework applicable to the
proposed development and the development application.
4.1 Sustainable Planning Act 2009
30. The Sustainable Planning Act 2009 (SPA) provides the overall statutory planning framework for
Queensland. The Planning Scheme provides the current planning and development assessment
framework for the proposed development of the subject site.
4.2 State Planning Regulatory Provisions
31. This development application must have regard to all relevant and applicable State Planning Regulatory
Provisions (SPRPs). The following SPRPs are currently operational within Queensland under the
provisions of the SPA:
South East Queensland Regional Plan 2009 – 2031 SPRPs;
Guragunbah SPRPs;
Adopted Charges SPRPs;
Yeerongpilly Transit Oriented Development SPRPs;
Off-road motorcycling facility on State-owned land at Wyaralong;
Adult stores SPRPs; and,
South East Queensland Koala Conservation SPRPs.
32. The SPRPs, which are of relevance to this proposal include the South East Queensland Regional Plan
209 - 2013 and Adopted Charges SPRPs. The Adopted Charges are applied to development once it has
been approved, as such; assessment against the SPRPs is not required. Compliance with the South East
Queensland Regional Plan 209 – 2013 SPRP is detailed below.
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4.3 South East Queensland Regional Plan 2009 - 2031
33. The South East Queensland Regional Plan 2009-2013 (hereafter; SEQRP 2009-2031) is the principal
planning document for managing growth and development within the South East Queensland region. The
subject site is located within the Urban Footprint designation of the SEQRP 2009-2031 (refer to Figure 10
below).
Subject Sites
Figure 10 South East Queensland Regional Plan 2009-2031 Regional Planning Map (source: DILGP 2016)
34. According to the SEQRP, the Urban Footprint comprises sufficient land to accommodate a full range of
acceptable urban land uses, such as housing, industry, business, infrastructure, community facilities and
urban open spaces that can meet the region’s urban development needs to 2031. The Urban Footprint is
described as follows:
“The Urban Footprint focuses urban growth in locations that:
- provide reliable and cohesive transportation choices or otherwise reduce car use,
particularly for infill and redevelopment in and around existing urban centres, and along
high frequency public transport corridors
- physically connect to existing communities wherever possible, or otherwise provide new
development with direct transport linkages to established urban areas early in the
development
- promote cohesive communities that support a wide range of services and facilities
- include or have access to existing or planned employment centres.”
35. The proposed development satisfies this intent, by facilitating the provision of housing within the urban
footprint within an established urban area. The proposed development delivers a type of development that
is consistent with the desired land use pattern for the local area, which takes advantage of the site’s
proximity to a major road. The site’s proximity to a range of existing and future services, facilities and
transport options ensures the proposed development provides a sustainable land use outcome for the
site.
36. The proposed development does not compromise this policy or its intent, and does not trigger
concurrence agency referral to the Department of Infrastructure, Local Government & Planning in
accordance with the relevant provisions of the South East Queensland Regional Plan 2009-2031 State
Planning Regulatory Provisions. In addition, the proposed development delivers a type of development
that is consistent with the local area.
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37. Given the above, the proposed development is in accordance with SEQRP 2009-2031 and provides for an
appropriate land use outcome over the subject site.
4.4 State Planning Policy
38. On 2 December 2013, The Department of State Development, Infrastructure and Planning adopted
Queensland’s first consolidated State Planning Policy (SPP). The SPP identifies State interests, which are
to be represented in Local Government planning schemes and regional plans, and will need to be
considered for land designations regarding community infrastructure. In addition, development
applications must have regard to all relevant SPP requirements if the Local Government Planning Scheme
has not appropriately reflected the State Planning Policy.
39. The Noosa Plan has not appropriately reflected any elements of the State Planning Policy. In accordance
with section 117(1) of SPA, Part E – ‘Interim development assessment requirements’ of the SPP is
required to be addressed, and states the following:
‘1.) When the development assessment requirements apply to development; and
2.) What the development application must be assessed against.’
40. The following SPP mapping areas are located within the site:
Water Quality
o Climatic Regions – Stormwater Management Design Objectives
Natural Hazards Risk & Resilience
o Flood Hazard Area
Level 1 – Queensland Floodplain Assessment Overlay
Flood Hazard Area – Local Government Flood Mapping Area
o Coastal Hazard Area
Erosion Prone Area
Medium Storm Tide Inundation Area
High Storm Tide Inundation Area
41. In accordance with Part E – Interim development assessment requirements of the SPP, the provisions of
the SPP applicable to the development are addressed in the below section.
4.4.1 State Interest – Water Quality
42. The proposed development does not compromise the Water Quality Objectives outlined within the SPP,
as the development is not located on a site of more than 2500m2 and does not contain more than 6 or
more dwellings. Accordingly, further assessment of the Water Quality section of the SPP is not required.
4.4.2 State Interest - Natural Hazards, Risk and Resilience
43. The proposed development is required to be assessed against the following interim development
assessment requirements:
44. Development:
(1) Avoids natural hazard areas or mitigates the risks of the natural hazard to an acceptable or
tolerable level, and
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(2) Supports, and does not unduly burden, disaster management response or recovery capacity
and capabilities, and
(3) Directly, indirectly and cumulatively avoids an increase in the severity of the natural hazard and
the potential for damage on the site or to other properties, and
(4) Avoids risks to public safety and the environment from the location of hazardous materials and
the release of these materials as a result of a natural hazard, and
(5) Maintains or enhances natural processes and the protective function of landforms and
vegetation that can mitigate risks associated with the natural hazard.
45. In response to the above, the proposed development meets all relevant requirements of the Planning
Scheme’s Natural Hazards Overlay Code. It is noted that the required minimum floor level as outlined by
the Flood Information Certificate is 2.82 metres AHD, with this requirement having been adequately
reflected is all design plans.
46. Based upon the above information, and proposed land use being low-intensity residential, the proposed
development can be reasonably expected to meet criteria 1-5 above.
4.5 State Interests
47. Following amendments to the SPA on 1 July 2013, the State Assessment and Referral Agency (SARA)
came into effect and replaced the various State referral agencies which previously applied. As a result,
the purpose of SARA is to provide a single agency lodgement and assessment point for development
applications, where the State has an interest under Schedule 7 of the Sustainable Planning Regulations
(SPR) 2009.
48. A review of the Department of Infrastructure, Local Government and Planning mapping has indicated that
the subject sites are impacted by the following layers:
Water Resources
o Water Resource Planning Area Boundary
Coastal Protection
o Coastal Zone
o Coastal Hazard Area
Erosion Prone Area
Medium Storm Tide Inundation Area
High Storm Tide Inundation Area
49. In relation to the above-identified layers, a review of the development has been undertaken against
Schedule 7 of the Sustainable Planning Regulation 2009, which has confirmed that the application is not
required to be referred to SARA.
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5 LOCAL PLANNING INSTRUMENT – THE NOOSA PLAN
5.1 Use Definition
50. In accordance with Part 2 of the Planning Scheme, the proposed development is best defined as a
‘Multiple Housing (Type 2 Duplex)’ as is defined as follows:
‘Multiple Housing’ means the use of premises for two or more dwelling units or accommodation
units as the case may be, occupied by permanent or semi-permanent residents, where the occupants
may share common facilities on the site. The term includes the following:
‘Type 2 Duplex’ means the use of premises for two (2) dwelling units either attached or detached, on
one lot where the use does not fall under Multiple Housing (Type 1 Relative or Employee).
5.2 Planning Zone and Locality
51. The subject site is located within the Attached Housing Zone of the Noosaville Locality of The Noosa
Plan (refer to Figure 11 below).
Subject Sites
Figure 11 Zone Map (source: The Noosa Plan (as amended 16 September 2013))
5.3 Level of Assessment
52. According to Division 5 – Assessment Tables for the Attached Housing Zone, Table 11.3, the proposed
development is subject to Code Assessment and is therefore required to be assessed against the
applicable provisions of The Noosa Plan.
5.4 Overlay Areas
53. The Noosa Plan also includes a number of Overlays, which recognise features and constraints within
Noosa Shire and are addressed in the following sections.
5.4.1 Natural Hazard Overlay - Landslide & Flooding
54. Figure 12 depicts that the subject site is identified within the Flood Hazard Overlay Area and Area
Subject to Minimum Floor Height. As such, an assessment against the relevant provisions of the Natural
Hazards Overlay Code is required.
JASON & SUSAN PAYNE AND AMRITASH RAI
OCTOBER 2016
Page 20
MATERIAL CHANGE OF USE TO ESTABLISH MULTIPLE HOUSING (2 X TYPE 2 DUPLEXS)
111 & 113 GYMPIE TERRACE, NOOSAVILLE 20
Subject Sites
Figure 12 Landslide and Flooding Hazard Overlay (source: The Noosa Plan (as amended 16 September 2013))
5.4.2 Natural Hazard Overlay - Bushfire and Acid Sulfate Soils Overlay
55. Figure 13 depicts that the subject site is identified within the High Potential Acid Sulfate Soil Area (0-5m
AHD). As such, an assessment against the relevant provisions of the Natural Hazards Overlay Code is
required.
Subject Sites
Figure 13 Bushfire and Acid Sulfate Soils Overlay (source: The Noosa Plan (as amended 16 September 2013))
5.5 Relevant Codes
56. The Planning Scheme includes assessment codes, which apply to the locality and zone, land use,
overlays, and general development parameters. As part of this development application, the following
codes have been addressed below:
Noosaville Locality Code;
Residential Uses Code;
Landscaping Code;
Driveways and Carparking Code;
Transport, Roads and Drainage Code;
Erosion and Sediment Control Code;
Existing Services Code;
Earthworks Code;
Waste Management Code;
Water Sensitive Design Code; and,
Natural Hazards Overlay Code.
JASON & SUSAN PAYNE AND AMRITASH RAI
OCTOBER 2016
Page 21
MATERIAL CHANGE OF USE TO ESTABLISH MULTIPLE HOUSING (2 X TYPE 2 DUPLEXS)
111 & 113 GYMPIE TERRACE, NOOSAVILLE 21
57. An assessment against the above codes has identified that the proposal is compliant with, or can be
conditioned to comply with each. The following section identifies the pertinent issues identified throughout
the assessment of the application.
5.6 Noosaville Locality Code
58. The proposal complies with Specific Outcome O2 of the code, with the proposal providing an
architecturally designed development that positively presents to the Gympie Terrace frontage through
exceeding the front boundary setbacks and internalizing the garages.
5.6.1 Density
59. Both proposed Duplex developments comply with the maximum density provisions of 100 persons per
hectare, specified within Specific Outcome O7, with the Duplex associated with 113 Gympie Terrace
providing a density of 84 persons per hectare and the Duplex associated with 111 Gympie Terrace
providing a density of 98 persons per hectare.
60. It is also noted that the site is located on a public transport corridor, with Gympie Terrace being a major
bus route. It is noted that Probable Solution S3.1 of the Transport, Roads and Drainage Code, specifies
that higher density development concentrated along public transport routes IS SUPPORTED.
5.6.2 Building Height
61. The proposed development does not comply with Probable Solution S8.1 of the code, as the development
exceeds the maximum prescribed building height of 8 metres within the Attached Housing Zone.
62. It is noted the only reason that the development exceeds the height limit of 8 metres is due to the site
being identified as a Flood Hazard Area, which requires the site to be filled in order for the development to
mitigate flood impacts. The provided Flood Information Certificate (Appendix VI) obtained from Council
identifies a required Finished Floor Level of 2.82 metres AHD. It is noted that the proposed development
provides a minimum Finished Floor Level of 2.82 metres AHD.
63. Despite the non-complies with Probable Solution S8.1 of the code, the proposed development complies
with Specific Outcome O8, as the development does not exceed two (2) storeys, contains an articulated
low rise built form that does not dominate the streetscape through the use of a variety of building
materials and articulations. It is also noted that the development is consistent with development to the
east on both sides of Gympie Terrace, which consists of accommodation buildings containing two (2)
storey development.
64. It is also noted that Council officers at the pre-lodgement meeting indicated that ‘The relaxation required
for building height was discussed and is likely to be supported, given the minimum floor height
requirements for the site and floor to ceiling heights proposed are not excessive’.
65. Accordingly, the proposed development complies with Probable Solution O8 of the code and is consistent
with Council’s expectations for development within the area, with Council officers providing support for the
proposal exceeding the maximum building height requirements.
JASON & SUSAN PAYNE AND AMRITASH RAI
OCTOBER 2016
Page 22
MATERIAL CHANGE OF USE TO ESTABLISH MULTIPLE HOUSING (2 X TYPE 2 DUPLEXS)
111 & 113 GYMPIE TERRACE, NOOSAVILLE 22
5.6.3 Setbacks
66. Due to the potential flood impacts associated with the site, the setbacks have been calculated from the
Finished Floor Level, rather than the Natural Ground Level, which does not present an accurate
representation of the setback encroachments.
67. It is noted that the proposed development at 111 Gympie Terrace complies with the front and side
boundary setbacks, with the development providing a front boundary setback of 7.5 metres, and a side
boundary setback of 1.5 metres for the ground level and 3.42 metres for the first floor.
68. The proposed development at 113 Gympie Terrace complies with the front boundary setbacks and
exceeds the side setbacks for the ground floor, with the development providing a front boundary setback
of 6.69 metres, and a side boundary setback of 2.06 metres for both the ground and first floors. It is noted
that 2.06 metres for the ground floor is compliant, however, it is not compliant for the first floor.
69. In addition, it is noted that both developments do not comply with the required rear boundary setback of 6
metres specified in the schedule, with 111 Gympie Terrace providing a rear setback of 5.04 metres and
113 Gympie Terrace providing a rear setback of 4.8 metres.
70. A review of the site at 111 Gympie Terrace, has identified that the site backs onto land located within the
Open Space Recreational Zone, which does not support further development potential. Accordingly, the
reduced rear setback for 111 Gympie Terrace, does not impose upon the privacy of any adjoining
landholders south of the site.
71. Further, a review of the site at 113 Gympie Terrace, has identified that the site adjoins land south of the
site which contains a 6 metre wide easement for sewerage purposes. Further, the eastern boundary
adjoins a driveway for the full length of the lot, which contains a width of approximately 10 metres.
Accordingly, the reduced side and rear setback for 113 Gympie Terrace, does not impose upon the
privacy of adjoining landholders south and east of the site.
72. Based on the above, the proposal does not compromise Specific Outcome O9, as the development:
Preserves the visual and acoustic amenity of adjoining and nearby properties;
Provides adequate distance from adjoining land uses;
Allow sufficient space for vehicle parking;
Allows sufficient space for landscaping;
Maintains continuity between buildings and landscaping; and,
Provides an appropriately designed development, which reflects the character of the area and does
not result in large continuous blank walls.
5.6.4 Site Cover
73. Both proposed Duplex developments comply with the maximum site cover of 40%, specified within
Specific Outcome O11, with the Duplex associated with 113 Gympie Terrace containing a site cover of
37.2% and the Duplex associated with 111 Gympie Terrace site cover of 38.5%.
JASON & SUSAN PAYNE AND AMRITASH RAI
OCTOBER 2016
Page 23
MATERIAL CHANGE OF USE TO ESTABLISH MULTIPLE HOUSING (2 X TYPE 2 DUPLEXS)
111 & 113 GYMPIE TERRACE, NOOSAVILLE 23
5.6.5 Gross Floor Area
74. Both proposed Duplex developments do not comply with Specific Outcome O15, with 113 Gympie
Terrace having a maximum allowable GFA of 246m2 and 111 Gympie Terrace having a maximum
allowable GFA of 291m2. Both Duplex developments exceed allowable respective GFA, with 113 Gympie
Terrace having a GFA of 276m2 and 111 Gympie Terrace having a GFA of 321.4m2.
75. Although the proposed development does not comply with Specific Outcome O15 of the code, the
proposed development complies with the overall outcomes of the Noosaville Locality Code; as the
development:
Contains a subtropical building and landscaping design that promotes the casual outdoor lifestyle,
through providing an architecturally designed building that positively integrates with Gympie
Terrace and provides multiple outdoor living areas. Thus providing a high level of residential
amenity and design quality;
Respects the scale and character of the area through complying with density, and site cover
requirements; and,
Provides appropriate landscaping between buildings, which screens and buffers the built form.
76. It is also noted that Council officers where generally supportive of a combined dual occupancy in this
location, as detailed in the pre-lodgement meeting minutes (Appendix II).
77. Accordingly, the proposal is inline with the communities and Council’s expectations for development in
this area and complies with the intent of the Noosaville Locality Code.
5.6.6 Flooding and Drainage
78. Both proposed Duplex developments do not comply with Probable Solution S17.3 of the code, with the
development filling the entire site.
79. Despite the non-compliance with the code, it is noted that Probable Solution S18.1 of the Natural Hazards
Overlay Code specifies that the minimum area above the flood level for each lot, is in accordance with
Table 13.13 (Minimum size of flood free house site areas or development areas for lots). It is noted that
Table 13.13 requires that 100% of the allotment is to be located above the modelled flood level.
80. As detailed in Section 2.4 of the planning scheme, an overlay code prevails to the extent of the
inconsistency. Accordingly, in line with Probable Solution S18.1 of the Natural Hazards Overlay Code,
100% of the site is required to be flood immune, which exceeds Probable Solution S17.3 of the Noosaville
Local Plan Code, with which limits filling to a maximum of 1 metre around the building footprint.
5.7 Landscaping Code
81. Both proposed Duplex developments do not comply with Probable Solution S1.1 of the code, as the
proposed Site Plan, prepared by Icon Building Design does not demonstrate an active landscaping area,
which is compliant with Table 14-57.
82. Despite this, the proposed development complies with Specific Outcome O1 of the code, as the
development contains an area of approximately 391m2, which is capable of being landscaped that will
enhance the visual amenity and natural landscape character of the area, reduce bulk and scale of the
development through vegetated screening and sufficient to screen adjoining land uses.
JASON & SUSAN PAYNE AND AMRITASH RAI
OCTOBER 2016
Page 24
MATERIAL CHANGE OF USE TO ESTABLISH MULTIPLE HOUSING (2 X TYPE 2 DUPLEXS)
111 & 113 GYMPIE TERRACE, NOOSAVILLE 24
83. It is also noted that the proposed development exceeds the private open space requirements of 25m2
specified within Probable Solution S10.1 of the code, with the development providing between 85m2 and
120m2 private open space, which will have landscaping elements.
84. Overall, the proposed landscaping, the required vegetation removal, and retention of the landscaping will
provide for a sustainable, effective, safe and functional landscape design that is responsive to the subject
site and adjoining development.
5.8 Natural Hazards Overlay Code
85. As discussed in section 5.4, this development application is required to address the Natural Hazards
Overlay Code, as the proposed development is located within the Flood Hazard Overlay Area, Area
Subject to Minimum Floor Height, and High Potential Acid Sulfate Soil Area (0-5mAHD).
86. The proposed development meets the requirements of the Natural Hazards Overlay Code on the following
basis:
Flood
An area of sufficient size and dimensions to accommodate users is provided above the
1% AEP flood level that allows for safe congregation and evacuation;
All works will be in accordance with regulatory requirements regarding non-worsening
from external discharge, information regarding this will be provided under separate
cover; and,
All finished floor levels meet Council’s required flood immunity as described in section
5.6.2;
Acid Sulfate Soils
Should excavation or filling be of sufficient quantities that require Acid Sulfate Soils
Management, then actions will be undertaken in neutralise existing acidity and prevent
the release of groundwater flows, as required by Acceptable Outcome S22.2 of the
Natural Hazards Overlay Code. The applicant acknowledges this requirement, and it is
requested that Council condition any future material change of use development
accordingly.
JASON & SUSAN PAYNE AND AMRITASH RAI
OCTOBER 2016
Page 25
MATERIAL CHANGE OF USE TO ESTABLISH MULTIPLE HOUSING (2 X TYPE 2 DUPLEXS)
111 & 113 GYMPIE TERRACE, NOOSAVILLE 25
6 CONCLUSION AND RECOMMENDATIONS
87. This planning report demonstrates that approval of the proposed Development Permit for Material Change of
Use and Operational Works to establish Multiple Housing (Type 2 Duplexs) at 111 & 113 Gympie Terrace,
Noosaville is warranted, subject to reasonable and relevant conditions on the following basis:
The proposed development is consistent with the intent of the South East Queensland
Regional Plan 2009 – 2031;
The proposal complies with the State Planning Regulatory Provisions and Policies,
where applicable;
The proposed development does not compromise the Strategic Framework of the
Planning Scheme;
The proposed development is a consistent land use with the planning intent for the
Attached Housing Zone of the Noosaville Locality;
The proposal is compatible with the surrounding Multiple Housing residential land uses
and will not compromise the natural environment, transport network or surrounding
amenity;
The proposed relaxation of the rear and side boundary setback is in keeping with
surrounding development, and will not prejudice any adjoining land uses or future
occupants of the proposed development;
The proposed development is designed with a high quality modern appearance through
the use of various building materials and finishes;
The proposal is provided with sufficient on-site car parking spaces to service the
proposed Duplex;
The subject site is sufficiently distanced from any watercourses, natural and
environmental features and incompatible land uses; and,
All necessary infrastructure will be provided to the proposed development, in accordance
with Council’s requirements.
88. On the basis of the assessment contained within this report, it is requested that Council favorably consider
the development proposal subject to reasonable and relevant conditions.
ADAMS + SPARKES
TOWN PLANNING + DEVELOPMENT
OCTOBER 2016
Cameron Adams Michael Lyell
MANAGING DIRECTOR TOWN PLANNER
JASON & SUSAN PAYNE AND AMRITASH RAI
OCTOBER 2016
Page 26
MATERIAL CHANGE OF USE TO ESTABLISH MULTIPLE HOUSING (2 X TYPE 2 DUPLEXS)
111 & 113 GYMPIE TERRACE, NOOSAVILLE 26
APPENDIX I – PROPOSAL PLANS
Prepared by Icon Building Design
JASON & SUSAN PAYNE AND AMRITASH RAI
OCTOBER 2016
Page 27
PROPOSED DUPLEX DEVELOPMENT APPLICATION NO. 111 & 113 GYMPIE TERRACE, NOOSAVILLE
PROPOSED STREET FRONT PERSPECTIVE
GENERAL INFORMATION
Minimum Design Standards Wall Construction Glazing Construction
Construction of this building to be in Wall framing to be constructed in Powdercoated Aluminum Frame
accordance with the following Australian accordance with engineering specification Windows in accordance with AS 4055
governing bodies. and must not differ from certification "wind loads for residential" & AS 1288
covered by the Form 15. Cladding systems "Glass in Buildings selection and
♦ National Construction Code (NCC) to be fixed in accordance with installation"
♦ Queensland Development Code manufactures specification.
♦ Standard Building Regulation 2006 Site Plan Notes Waterproofing & water Resistant
♦ Local government planning policies Surface water drainage must be prevented Materials PROPOSED NO. 111 PERSPECTIVE
from entering the building with FGL sloping All wet area waterproofing is to
away from the building & finished slab levels. comply with AS3740, waterproofing
Wet Areas
The builder is responsible to check all existing wet areas in residential buildings.
Floors in "Wet Areas" to be impervious in
services prior to beginning construction. NCC Vol2 P3.8.1.0
accordance with Australian Standards.
Finish and fall gradients to floor wastes.
Position of proposed building to
Roof Construction
be verified by builder on site.
Colorbond sheet metal to be fixed in
Location of existing services to be
accordance with manufactures
verified by builder prior to construction.
specification.
All ridge capping, steps, hips valleys and
Soffit Construction
vent flashings to provide waterproofing
4.5mm F.C Sheeting and Painted
system.
PROPOSED NO. 113 PERSPECTIVE
C COPYRIGHT The Drawing and the design depicted on this sheet remains the property of Icon Building design. Reproduction in part or whole is prohibited unless written permission is obtained from Icon Building Design. Plans are design for use on the job address specified in the titleblock only.
Revision Schedule Client Name: The Property Clinic
Revision Number Revision Description Revision Date Issued by Project Address: No. 113 Gympie Terrace, Noosaville Sheet Number:01 Project Number:16-024
A DA Set 1.0 20/09/2016 B.Hunt
Climate Zone: 2
Wind Category: To engineers spec.
Development Perspectives
Phone: 0488209840
email: [email protected] Project Issue Date: 20/09/2016 Project Status: DA Set 1.0 Scale: 1 : 100
website: www.iconbuildingdesign.com.au Checked/Signed By Director: Bradley Hunt Drawn By: BJH QBCC LIC# 126221
Page 28
ath
1.18 1.24 Fo otp
1.20 ds * 1.35
1.2 1.21 Rec or
rom
1.06 in e F
tra L
*Tels ds*
WM
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From
r Lin e 1.26
1.24 *Wa te
1.19 1.24 1.44
1.25 '
75 °0
wer*
1.58
1.19 1.08 TELE PIT 29
1.22 15.3
ead Po
SCREW 1.31
Block
1.27
ath
1.18 Fo otp
*Overh
1.19
Wa ll
D/Way
1.23
1.27
1.04 1.26
1.26 1.24
1.26
1.2 1.27
1.23
1.18 1.27
1.25 1.23
1.02 1.13 PP1.22 ' 1.26
75 °0 1.30 1.27
D/Way 1.17 1.25 05 s
1.16 18.1 Step
1.13 1.28
1.16 1.27 1.34
D/Way 1.21
1.33 FLOOR LEVEL
1.19 1.18 1.25 1.26 1.33 1.29
WM *O 1.22
ve
1.22 rh
1.20 ea
dP 1.32 1.25
1.34 3.63
18
1.15 ow
1.22 er Top of Awning
*
1.17 1.28
TELE PIT 1.29
1.19
1.26
1.24 1.35
Deck
Existing Building
1.26
1.29 1.22
Step
1.26 1.27
1.2
s
CARPORT 1.34
1.16
Blo ck
1.28 1.22
Re ta
Paving 1.26
1.34
1.2
1.34
ining
3.68
FLOOR LEVEL
1.2
Wall
1.2 1.22
1.24 1.27
3.63
1.16 s
Step
Ove rg
Top of Awning
Existing Building
rown
1.41
1.10
Gard
IO
165°
40.2
1.23
en
1.28
0'
34
1.18 Deck
1.19
Septic Tank
2.46
1.14 1.28 Top of Wall
1.14 1.08
CP
1.2
1.08 3.68 1.15
1.28 Deck Level BUP104209
1.38
40.2
344°5
1.24
1.27 1.26
34
1.05
40.2
4'
344°5
1.28 1.26
34
1.30 1.06
4'
1.38 1.04 1.09
1.02 Paving
Deck 1.30
1.02 1.18
1.17
1.30 1.24 1.32
Step
3.01 1.29
s
Deck Level 1.30 1.05
1.36
1.08
1.25 1.39
1.26
1.05 1.24 Palm Clump
1.15 1.12
1.21
1.60 1.08 Palm Clump
1.05 2.47
1.11 Top of Wall
1.33
1.07 1.16 1.14 1.09
1.04 1.15 1.05
1.14 1.15 1.17
1.2 1.05
5 1.11
1.11
1.25
RP79817 1.32
1.22
1.23
6 1.20
1.21
1.20
1.05
1.2 1.12 Clothes Line
1.20 1.20 1.23
1.20
1.18 1.18
1.11
1.17
1.23
1.2 2.47
1.4 Top of Wall
1.21 ank
1.26 of B
om
1.14 Bott 1.6
Clothes Line 1.8
1.13 1.33 1.39
2 2.45
1.34
1.41 1.26 2.2 59
1.19 1.30 15.2
1.13 2.41 2.4 '
1.45 1.39 5 5° 0 2
Bank
1.50 Top of
ce
1.92 2.30 2.40 r Fen
1.19
1.41 Timbe s*
cord
Fro m Re
1.39
er Line
1.17
1.35 *Sew
1.2 1.33
1.25
1.35
CP
1.21
05 BUP103813
1.30 18.1
EXISTING SURVEY SITE PLAN 25 5°
0' Emt C
RP817453
Supplied by Skyline Surveys. 1.31 Timbe
r Fen
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e From
Recor
ds*
er Lin *
*Sew Re cords
m
e Fro
er Lin Emt D
*Sew
RP817422
C COPYRIGHT The Drawing and the design depicted on this sheet remains the property of Icon Building design. Reproduction in part or whole is prohibited unless written permission is obtained from Icon Building Design. Plans are design for use on the job address specified in the titleblock only.
Revision Schedule Client Name: The Property Clinic
Revision Number Revision Description Revision Date Issued by Project Address: No. 113 Gympie Terrace, Noosaville Sheet Number: 02 Project Number:16-024
Climate Zone: 2
Wind Category: To engineers spec.
Existing Survey Plan
Phone: 0488209840
email: [email protected] Project Issue Date: 20/09/2016 Project Status: DA Set 1.0 Scale: 1 : 200
website: www.iconbuildingdesign.com.au Checked/Signed By Director: Bradley Hunt Drawn By: BJH QBCC LIC# 126221
Page 29
ath
1.18 1.24 Fo otp
1.20
ace
ds * 1.35
1.2 Rec or
e Terr
1.21
rom
Real Property Description Existing Pathway i
1.06
*Tels
tra L
in e F
Gymp
WM
From
Rec or
ds* Real Property Description
Lot 6 on R.P. 79817 Design in accordance and rectify r Lin e 1.26
1.24 *Wa te Lot 18 on R.P. 66590
Parish of Tewantin existing pathway to regulations 1.24 1.44
1.19 1.25 75 °0
'
Proposed bin storage Parish of Tewantin
wer*
1.58
County of March stated in SEQ R056 1.19 1.08 TELE PIT
15.3
29
1.22
County of March
ead Po
SCREW 1.31
(Screened from view with Front Fence
Block
1.27
Area : 728 m² ath
Area : 615 m²
6690
1.18 Fo otp
*Overh
1.19 and screening)
Wa ll
OMP
Site Cover : 38.5% 1.23
D/Way
Site Cover : 37.2%
Total Landscaping : 10.6%
1.27
1.26 Proposed Pool Total Landscaping: 13%
1.26 1.24
Planting Beds Shown: 78m² 1.26 Location and size to be verified. Planting Beds Shown: 80m²
Total GFA: 321.4m² Proposed Front Wall 1.2
1.25 1.27
1.27
1.23
Total GFA : 276.3m²
To be rendered and painted.
PP1.22
1.25
75 °0
'
Screened
1.27 Existing Driveway
Positioned 1m from front boundary. Removed existing driveway crossover
Bin Storage 2750
To be softened by street front landscaping. and re-construct kerb as required.
0
2751.33 SEQ R050
Max. height 1.8m WM
1.25
1.22
1.20
e Proposed Unit P.O.S
al slop
3.63
Minim ay
Top of Awning
Approximately 85m2 private open space
7501
1.28
1.29
ew
in driv t this
OMP
Proposed Unit P.O.S
10°
a to be verified onsite.
1.24
design for
Approximately 101m2 private open space
lo c a ti o n
l swin
g 10°
to be verified onsite. r n a
1.26
1.29
inte
gates
Proposed Pool 10°
Location and size to be verified. Proposed Duplex
Blo ck
1.28 1.22
FFL 2.82m
Re ta
15°
Location and size to be verified.
ining
2067
Wall
1.2 1.22
3.63
L.Wall
3°
Top of Awning
3°
2782
165°
40.2
0'
34
2.46
Top of Wall
Proposed Clothes line
1.14
CP
Proposed Landscaping
1.15
Location and size to be verified
10° BUP104209
on site.
15°
344°5
In accordance with operational works and landscaping
10°
4'
designer plans.
1517 1.09 Proposed Landscaping
Proposed Clothes line 1.02 In accordance with operational works and
landscaping designer plans.
Location and size to be verified 5°
on site.
3421 5° Proposed Clothes line
Location and size to be verified
10°
on site.
Proposed Duplex 10° Screened
1.05 2.47
Top of Wall
Existing Retaining Wall
1.07 1.16 1.09
Bin Storage 1.04 1.15 Top of wall RL 2.47m
FFL 2.82m
1.14
10° 2169
1.05
Location and size to be verified.
OMP
5
RP79817 Existing Fencing
10°
1.22 Timber fence to remain as required
1.20
1.05 between existing multi residential
Clothes Line complex.
1.18
Proposed Clothes line 1.11
Proposed Unit P.O.S
3°
1.17
4802
2.47
Approximately 85m2 private open space
OMP
Location and size to be verified
3818 1.21 1.4 Top of Wall
on site. 1.6 to be verified onsite.
1.8
1.13 1.33 1.39
2 2.45
1.34
2.2 59
15.2
Proposed Rear & Side 1.19 1.30
1.45 1.39
2.41 2.4 0'
25 5°
PROPOSED SITE PLAN Scale 1:200
15°
Bank
Fencing 1.92 2.30 2.40
Top of
r Fen
ce
Timber fence 1.8m - consultation between neighboring lots to Timbe
cord s* All stormwater drainage shall be in
Fro m Re
clarify the extent of fencing required. 1.17
1.39
1.35 *Sew
er Line accordance with A.S. 3500.3.
1.2 1.33
1.25
Existing Vegetation All stormwater drainage shall be in
5045
1.35
accordance with N.S.C.
OMP
To be removed as required.
CP
1.21
Proposed P.O.S 1.30
BUP103813 All stormwater drainage design is
25 5°
0' Emt C preliminary and shall be confirmed
Approximately 120m2 private open space RP817453
by a licensed plumber as this only
r Fen
ce ds*
Recor
to be verified onsite. 1.31 Timbe e From
forms a guide.
*Sew
er Lin
er Lin
e Fro
m Re cords
*
Proposed Pool
Emt D
*Sew Location and size to be verified.
RP817422
C COPYRIGHT The Drawing and the design depicted on this sheet remains the property of Icon Building design. Reproduction in part or whole is prohibited unless written permission is obtained from Icon Building Design. Plans are design for use on the job address specified in the titleblock only.
Revision Schedule Client Name: The Property Clinic
Revision Number Revision Description Revision Date Issued by Project Address: No. 113 Gympie Terrace, Noosaville Sheet Number: 03 Project Number:16-024
A DA Set 1.0 20/09/2016 B.Hunt
Climate Zone: 2
Wind Category: To engineers spec.
Proposed Site Plan
Phone: 0488209840
email: [email protected] Project Issue Date: 20/09/2016 Project Status: DA Set 1.0 Scale: As indicated
website: www.iconbuildingdesign.com.au Checked/Signed By Director: Bradley Hunt Drawn By: BJH QBCC LIC# 126221
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