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Further Advice Response
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Our Ref: 20210417
Council Ref: MCU21/0170
24 January 2022
Noosa Council
PO Box 141
Tewantin QLD 4565
Via email: [email protected]
Attention: Maxwell Potter
Dear Maxwell,
FURTHER ADVICE RESPONSE - DEVELOPMENT PERMIT FOR A MATERIAL
CHANGE OF USE (DUAL OCCUPANCY) AT 183 WEYBA ROAD, NOOSAVILLE
(LOT 8 ON RP113358)
Further to Council’s Further Advice letter issued 1 December 2021, we now respond in full to each of the
items raised.
In support of this application please find enclosed:
● Revised Architectural Plans prepared by Hive Architecture;
● Revised Engineering Plans prepared by Westera Partners; and
● Revised Landscape Plans prepared by Seed Landscape Design.
Please find below the response to each of the items raised by Council:
Item 1
Issue – Stormwater Management (IR Item 9) The response received for IR Item 9 regarding
the management of overland stormwater through the site, proposes to offset the retaining
wall 150mm inside the boundary to allow overland runoff to pass along the base of the wall
within the development site.
Council has concerns regarding the continual functionality of this drainage path and how this
150mm strip will be maintained to ensure the flow path is kept clean from debris build up
and encroachment of neighbouring landscaping, particularly if a fence is erected along the
top of the retaining wall. In addition this system introduces potential future issues if access
via adjoining properties is required to maintain this drainage path.
Advice Required
1. Please demonstrate how the proposed overland drainage path at the base of the wall will
be maintained to ensure perpetuity of its functionality. Alternatively, please amend the plans
to include a different system of conveying overland flow through the development site.
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Please note, Council would be supportive of a sag point at the rear of the property at the
base of the wall with an inlet installed at the base of the wall with piping conveying flows
through the site to the lawful point of discharge at the front.
Response: Please refer to the revised Engineering Plans prepared by Westera Partners which addresses
Council’s requirements.
Item 2
The response received for IR Item 2 regarding plot ratio suggests that the proposal complies
with the overall outcome of the Medium density residential zone code. The most relevant
overall outcome sought for the Medium density residential zone is as follows:
….. (c) Development make a positive contribution to the look and feel of residential
neighbourhoods by maintaining a low scale character with well designed buildings and
landscaping that enhance the streetscape. …..
Whilst the plot ratio analysis provided to support the plot ratio of 0.43:1 is acknowledged,
Council does not consider the proposal to comply with overall outcome (c).
The plot ratio analysis includes dwelling houses which are located in the Low Density
Residential Zone. As such, a comparison between a proposed dual occupancy and dwelling
house is not considered to be applicable.
Moreover, whilst South Pacific Resort comprises a plot ratio of 0.5:1 it is setback from
Weyba Road and contains significant landscaping fronting the street.
With regards to 2 Swan Street, an analysis of the site which contains single storey buildings
revealed a plot ratio of 0.31:1.
The intent of Medium density residential zone in Noosa Plan 2020 is to reduce the bulk of
dual occupancies and encourage smaller scale development.
The proposed development in its current form does not maintain the low scale character of
Weyba Road and is not supported by Council.
Response: We note that PO11 of the Medium Density Residential zone code allows a plot ratio of either
0.4:1, or 0.5:1 for small dwellings. For the development site in particular, with a site area of 606m2, we
note that to allow small dwellings, the total allowable gross floor area (GFA) is 303m2, which is 41m2
more than the current proposed GFA, and 61m2 more than the allowable plot ratio.
Moreover, it is impractical to impose a 0.4 plot ratio for a 3 bedroom family home. In the context of the
development site, this results in dwelling unit sizes of 121m2, where the average house size is over 275m2
as confirmed in the Noosa Housing Needs Assessment 2021. In addition, we note that the proposal is
compliant with site cover and setbacks. The request to reduce plot ratio has not been undertaken in this
instance and additional landscaping has been provided to soften the built form.
Noosa Council’s Housing Needs Assessment 2021 highlights Noosa Council’s housing crisis and the lack of
available permanent accommodation available within the shire, and also the need for greater housing
choice. We note that the neighbourhood and immediate surrounds contain predominantly dwelling
houses or multiple dwellings. The proposed development offers a diverse living option within the locality
ideally suited to a family home.
We note that where the proposal does not comply with the Acceptable Outcomes or Performance
Outcomes within the relevant codes, the proposal is assessed against the Overall Outcomes. Council have
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highlighted the most relevant outcome, however, equal regard should be given to the other relevant
outcomes within the code. As such, we confirm the following as per the overall outcomes sought for the
Medium Density Residential zone code:
Overall Outcome Response
(a) Medium density residential Complies
neighbourhoods are predominantly home to The proposal is for a Dual Occupancy, which will
permanent residents. be for permanent residents, which is in very high
demand in the locality and Noosa generally as
outlined in Noosa Housing Needs Assessment
2021.
(b) The character of medium density Complies
residential neighbourhoods varies due to factors The existing medium density residential
such as proximity to beaches, the Noosa River, neighbourhoods within close proximity to the
recreation spaces, centres, topography, availability development site appear to comprise
of views, the established vegetated character, the predominantly a mix of low rise multiple dwellings
presence of visitor accommodation and the age of and single dwelling houses, with scattered dual
development. occupancies.
Section 2.3 of the Noosa Housing Needs
Assessment 2021 confirms that detached housing
is still the dominant form of housing in the Shire,
and the “missing middle concept” was introduced
to increase and deliver housing diversity options in
line with Shaping SEQ. Further, Table 14 of the
assessment confirms Semi-detached housing (i.e.
townhouses and duplexes) currently comprises
11.4% of the Shire’s housing diversity for occupied
private dwellings. We proposed to remove an old
dilapidated single house and replace it with two
modern architecturally designed family homes.
The proposal for a Dual Occupancy within this
zone is a consistent land use, and seeks to provide
a diverse housing option in this zone, which is
evident that the zone currently lacks in this
locality. There is very high demand for family
homes to be provided in Noosa and this project
seeks to provide two of them on a single block of
land, effectively doubling the existing yield in
accordance with the planning scheme.
(c) Development makes a positive contribution to Complies
the look and feel of residential neighbourhoods by Please refer to the revised Architectural and
maintaining a low scale character with well Landscape Plans. Renders are proposed of the
designed buildings and landscaping that enhance street presentation of the proposed development,
the streetscape. which results in a lush landscape outcome to
Weyba Road. The proposed front facade results in
a high quality design outcome and the proposed
landscaping is now considered to enhance and
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complement the existing streetscape as can be
demonstrated in the updated Landscape Plans.
Refer to Figures 1 and 2 further below.
(d) New uses are located, designed and managed Complies
to be compatible with surrounding uses. The proposal is sensitive to the existing adjacent
and surrounding land uses. Refer to Architectural
Plans, Landscape Plans and the revised
Engineering Plans.
(e) The intrusion of incompatible uses, or uses Not applicable
which are more appropriately accommodated in The proposed land use is consistent with the
other zones is avoided to protect land for dual Medium Density Residential zone.
occupancies, community residences, rooming
accommodation, multiple dwellings, retirement
and relocatable home park facilities.
(f) Development caters for both the current and Complies
projected demographic and socio-economic profile As outlined above, the surrounding land uses
of the area, including one and two-person comprise predominantly multiple dwelling units or
households, households on low to moderate dwelling houses, with few Dual Occupancies
incomes and residents with reduced mobility. available. The proposal seeks to fill this gap by
providing a diverse housing option and much
needed permanent residential accommodation.
(g) Small dwellings and co-housing models are Not applicable
integrated within the medium density residential Small dwellings / co-housing models are not
built form to increase housing choice. proposed. However, modest family homes are
proposed which are in very high demand in Noosa
as per the Noosa Housing Needs Assessment
2021.
(h) Short-term visitor accommodation is Not applicable
predominately provided through well-established Short-term visitor accommodation is not proposed.
resorts and holiday units.
(i) Home-based businesses provide for domestic Not applicable
workplaces and home-hosted guest A home-based business is not proposed.
accommodation of a scale and intensity
compatible with attached and semi-attached living
and the residential character and amenity of the
surrounding area and locality.
(j) Development maintains a high level of Complies
residential amenity having regard to traffic, noise, The Engineering Plans previously submitted
dust, odour, lighting and other locally specific demonstrate swept paths can be achieved without
impacts. impacting on the existing traffic network along
Weyba Road. The proposal is for permanent
resident accommodation, and noise, dust, odour
or lighting impacts are expected to be
non-existent or otherwise reasonably managed.
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(k) Development provides for an efficient pattern Complies
of land use and infrastructure that creates Existing infrastructure and services will be utilised
walkable and legible residential neighbourhoods to service the proposed development.
that integrate with active transport networks and
are well connected to activity centres,
employment nodes, open space and recreational
areas, community facilities and educational
opportunities.
(l) Development is supported by appropriate Complies
infrastructure and essential services and does not Existing infrastructure and services will be utilised
adversely impact on the continued operation, to service the proposed development.
viability and maintenance of existing infrastructure
or compromise future provision of planned
infrastructure.
(m) Development responds to land constraints Complies
including topography, bushfire and flood. The site is mapped by flood hazard. The proposal
considers the impacts of flooding, and has
proposed a minimum finished floor level of 2.55m
AHD.
(n) Natural features such as creeks, gullies, Not applicable
waterways, wetlands, vegetation and bushland are The site is not constrained by natural features.
retained and protected from the impacts of
development. Any unavoidable impacts are
minimised through location, design, operation and
management requirements.
(o) Native vegetation between buildings and in the Not applicable
public realm enhances the amenity and supports The site is not constrained by native vegetation.
local wildlife.
Figures 1 and 2 below show the original and proposed streetscape presentation overleaf.
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Figure 1: Originally Proposed Streetscape Presentation
Figure 2: Updated Streetscape Presentation
As can be seen above, the proposal complies with the Overall Outcomes of the Medium Density
Residential zone code. Specifically, the proposal is considered to:
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● Positively contribute to the existing streetscape by proposing a two storey built form with a
height of less than 8 metres, and high quality landscaping (further enhanced through an
amended design), in accordance with the attached Architectural and Landscape Plans;
● The surrounding locality includes a mix of multiple dwellings, dwelling houses and commercial
land uses. The proposal is for permanent accommodation, which is consistent with the
surrounding locality.
A further analysis of plot ratio has been undertaken for existing dual occupancies in medium density
residential zoned areas to the west of the development site, which confirms the minimum building
footprint is 41.6%, with an average building footprint of 47.3%. In this regard, the plot ratio of 0.43:1 is
not out of character for the proposed land use within the medium density residential zone.
32 Nannygai Street, Noosaville 31 Nannygai Street, Noosaville
Site area: 808.3m2 Site area: 608.8m2
Building footprint: 41.6% (336.51m2) Building footprint: 47.8% (290.93m2)
7 Lake Weyba Drive, Noosaville 9 Lake Weyba Drive, Noosaville
Site area: 641.64m2 Site area: 642.59m2
Building footprint: 50.1% (321.51m2) Building footprint: 44.6% (286.34m2)
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11 Lake Weyba Drive, Noosaville 17 Nannygai Street, Noosaville
Site area: 641.19m2 Site area: 613.22m2
Building footprint: 50% (320.83m2) Building footprint: 50% (306.74m2)
19 Nannygai Street, Noosaville 20 Nannygai Street, Noosaville
Site area: 608.91m2 Site area: 803.66m2
Building footprint: 48.7% (296.7m2) Building footprint: 48.9% (393.01m2)
1 Anchor Street, Noosaville
Site area: 806.69m2
Building footprint: 43.9% (354.32m2)
We thank Council on behalf of the applicant for assessing the attached additional application material. We
welcome the opportunity to discuss the above and attached information further with Council as required.
Based on the additional information provided, we respectfully request that Council proceed to issue an
approval.
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Should you have any questions with respect to the above, please do not hesitate to contact me directly.
Yours faithfully,
Adapt Town Planning + Development Management
Tiani Boulton
Associate
E: [email protected]
M: 0404 924 160
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