Council archive · source document
08/1927 - Report for Detached House at 20 Grosvenor Terrace, Noosa Heads [As Published] · 132008.1927
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<. GROSVENOR TERRACE (20). NOOSA HEADS – MATERIAL CHANGE OF USE –
DETACHED HOUSE– 2008/1927 (GC)
REPORT BY: Glen Conforti – Technical Officer
FILE: 2008/1927
APPLICANT: Suncoast Building Approvals
OWNER: Kenneth Yendell, Sylvana Scannapiego
SITE: 20 Grosvenor Terrace, Noosa Heads described as Lot 23 on SP
188268
EXISTING USE: Vacant Land
AREA: 1122m²
LOCALITY: Noosa Heads
ZONE: Detached Housing
APPLICABLE SELF Detached House Driveways Code
ASSESSABLE CODES:
OVERLAYS:
Biodiversity: Environmental Enhancement
Heritage: N/A
Natural Hazards: Medium Bushfire Hazard
Natural Resources: N/A
PROPOSED Detached House
DEVELOPMENT:
DEVELOPMENT Development Preliminary
APPROVAL SOUGHT: Permit Approval
Material Change of Use x
Building Works
Reconfigure a Lot
Operational Works
Plumbing & Drainage Works
REFERRAL AGENCIES: Nil
RECEIVED: 12 November 2008
INFO REQUEST Sent: 11 December 2008 Received: 29 January 2009
FEES PAID: $685.00
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1 INTRODUCTION
1.1 PROPOSAL
This proposal is for a Detached House to be constructed at 20 Grosvenor Terrace, Noosa Heads
described as Lot 23 on SP 188263. The lot is located at the head of the cul-d-sac of Grosvenor
Terrace and has a 10 consistent slope from the N.E. corner to the S.W boundary. The majority of
the site is cleared, however a small portion of vegetation will be removed for the proposed
dwelling.
The Iconic Panel’s reference decision was to call up this application because the initial plans
indicated a proposed building height of 8.5m, which does not comply with The Noosa Plan’s height
requirement of 8m above the natural and finished ground level. In response to an information
request the building height has been reduced and now complies in this regard with The Noosa
Plan. However, the application is required, as the proposal does not comply with Acceptable
Solutions S15.1 of the Detached House Code in respect to the proposed triple garage.
An aerial photo of the subject site is attached – Attachment 1.
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2 ASSESSMENT
2.1 DETACHED HOUSE CODE
The proposal complies with the acceptable solutions of the Detached House Code, apart from
provisions for streetscape and character, which is assessed as follows:
2.1.1 Streetscape & character – Garages, carports and other class 10a buildings
Garages carports and other class 10a buildings
O15 Within the Detached Housing, Semi-Attached S15.1 Within the Detached Housing, Semi-Attached
Housing, Attached Housing and Visitor Mixed Use Zones, Housing, Attached Housing and Visitor Mixed Use Zones,
garages and carports are designed and sited to visually garages, carports, and other class 10a buildings-
integrate with the dwelling unit and avoid dominating the a) have a front boundary setback of at least 6m; and
street by- b) garage doors that face the street and are visible from the
road frontage have a maximum width of 6m within any one
a) minimising the width of the garage or carport; and plane, with additional garage doors setback an additional
b) minimising projection of the garage or carport forward of 1m from the frontage to break up the width of the garage
the main face of dwelling unit. façade.
The proposed garage and trailer storage does not comply with Acceptable Solution S15.1 of the
Detached House Code. The Code requires a 1m setback for the trailer storage area (3rd garage)
whereas the proposed additional trailer storage area is setback only 600mm from the 6m plane of
the main double garage door.
The garage and trailer storage has no common wall with the dwelling, however it is joined by an
enclosed walkway articulated at approximately 40 to the main dwelling, which complements the
triangular shape of the lot. The FFL of the garage building is 1.08m lower than the main dwelling,
which adds to the buildings visual interest. The additional 600mm setback to the wall of the trailer
storage is maintained in the roofline, which provides some further articulation.
The proposed dwelling, because of the cul-d-sac configuration, is not sited parallel to the street.
Therefore, the triple garage does not dominate the view from the street nor does the garage
protrude forward from the main dwelling towards the street.
Considering the garage building separation from the main dwelling, the lots triangular shape, the
garage roofline, different floor height and the 600mm setback from the main double garage door,
the garage building does not dominate the development or the visual amenity from the street and
therefore satisfies Specific Outcome O15 of the Detached House Code. The siting of the trailer
storage area is recommended to be supported.
2.2 NATURAL HAZARDS OVERLAY CODE – MEDIUM BUSHFIRE HAZARD
A Medium Bushfire Hazard area affects the site, however detached houses are exempt from
assessment against this code and reticulated water is available to the subject site.
2.3 BIODIVERSITY OVERLAY
The Environmental Enhancement Overlay affects the site, which triggers assessment against the
Biodiversity Overlay Code. However, the vegetation has been assessed with the Lot
Reconfiguration and Material Change of Use with the lots being considered building envelopes and
therefore negating the necessity for further assessment.
3 LAND DEVELOPMENT COMMENTS
The property is located at the end of a cul-d-sac at Grosvenor Terrace and was established via a
conditional Reconfiguration of a Lot (RoL) approval (23116DA).
Page 4
4 The property is serviced by sewerage infrastructure located within the easement in the rear of the property and by town water services located within Grosvenor Terrace at the property frontage. The frontage of the site has flush kerb and channel and there are no existing accesses to the site. Stormwater infrastructure is located within the Grosvenor Terrace road reserve on the opposite side of the road to the property, however, existing overland stormwater flows from the property are currently directed to a Rapid Infiltration Pit (RIP) that is located at the southern corner of the site. The RIP was installed within the property as part of the RoL approval to capture and manage flows from each individual property. The application seeks approval to reduce the building setbacks to facilitate inclusion of an 11.497m long garage. Relocation of the RIP is required within the subject property to make room for construction of the garage. RPEQ advice was included with the application, which detailed relocation requirements for the RIP to ensure its function is maintained. It is also relevant to note that Condition 110 of the RoL approval states: The absolute maximum grade for all access driveways is 1 in 5 (20%) and all driveways shall be designed to transition from the frontage road to the finished level of the allotment within the 6 metre building setback - to avoid long driveways that need to be either cut or filled in order to reach the finished level of the allotment. The application has demonstrated that the required driveway grades will be achieved. 3.1 CODES ASSESSED AGAINST Land Development has assessed the application against the following codes from the Noosa Plan: Use Codes Detached House Code; 3.2 DISCUSSION Officers have assessed the application and are satisfied that the proposal meets most of the Specific Outcomes contained in the relevant Codes; however, some of these matters are discussed in more detail in the following sections of this report. 3.2.1 Detached House Code Officers were concerned that the applicant had not demonstrated satisfactory compliance with Specific Outcomes O2 of the Detached House Code. These Specific Outcomes are discussed here. 3.2.1.1 Specific Outcome O2 Buildings and other works are designed and sited to— a) provide flood free access to premises and flood free habitable areas; b) allow only minor, short term and infrequent flooding of non-habitable areas; c) ensure the protection of persons and property in the event of a flood and power failure; d) ensure drainage does not adversely impact upon other premises; and e) ensure filling or excavation does not adversely impact upon other premises by— i. causing ponding of water on the site or nearby land; and ii. increasing flooding, which adversely affects the safety or use of any land upstream and downstream; and iii. adversely affecting the flow of water in any overland flow path.
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Land development officers are concerned that incorrect relocation of the RIP will affect the
drainage scheme for the site. The following condition is therefore recommended to ensure the pit is
relocated in accordance with the RPEQ specifications supplied with the application.
Prior to issue of Building Approval, the sites Rapid Infiltration Pit (RIP) must be demolished and a
new RIP constructed in strict accordance with the specifications detailed on the information request
response letter to Suncoast Building Approval from Steve Harrison of TATE Professional
Engineers Pty Ltd dated 19th January 2009.
An RPEQ must provide a signed letter to Council prior to issue of Building Works Approval to
certify that the RIP has been constructed in accordance with the response letter to Suncoast
Building Approval from Steve Harrison of TATE Professional Engineers Pty Ltd dated 19th January
2009.
4 BUILDING SERVICES COMMENTS
Building Services have no objects to the proposal.
5 CONCLUSION
It is concluded that the proposed development satisfies Specific Outcome O15 of the Detached
House Code and the provisions of The Noosa Plan and does not raise any significant engineering,
building or planning issues.
RECOMMENDATION
With regard to 2008/1927 (Suncoast Building Approvals) for a Material Change of Use for a
Detached House at 20 Grosvenor Terrace, Noosa Heads described as Lot 23, SP 188268, Council
recommend that the Iconic Panel approve the application and grant a Development Permit, subject
to the following conditions:-
1. Development undertaken in accordance with this approval must generally comply with the
approved plans of development. The approved plans prepared by Ausmar Homes are
numbered, titled and dated:
Plan / Rev. Plan / Document Name Date
Document No.
Sheet 1 of 14 4 Site Plan – Ausmar Homes 15 January 2009
Sheet 2 of 14 4 Ground Floor Plan – Ausmar 15 January 2009
Homes
Sheet 3 of 14 4 Upper Floor Plan – Ausmar Homes 15 January 2009
Sheet 4 of 14 4 Elevations – Ausmar Homes 15 January 2009
Sheet 5 of 14 4 Elevations – Ausmar Homes 15 January 2009
Sheet 13 of 14 4 Sections – Ausmar Homes 15 January 2009
and as may be amended by these conditions.
2. The development must be undertaken and operated in a manner that causes no detrimental
effect upon the amenity of the neighbourhood by reason of the creation of excessive noise,
lighting nuisance or other emissions.
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3. Earthworks required on site shall be carried out in accordance with Council’s Planning
Scheme Policy PSP5 – Engineering Design Standards, so as not to cause the additional
ponding of water on any adjoining lands or concentrate or direct overland flow on to an
adjoining property.
4. The building height shall not exceed 8.0 metres above the natural and finished ground levels.
5. A verification survey of the building is to be carried out by a Licensed Surveyor and a
certificate lodged with Council at completion of work confirming compliance with the
maximum allowable building height as required by either the conditions of approval or the
Planning Scheme.
6. A minimum of 20% of the site shall be retained as soft landscaping.
7. Existing trees on the site and within road reserves are to be retained, except where required
to be removed due to building operations or the conduct of the approved use.
8. All other vegetation shall be protected from interference resulting from clearing or
construction activities by:
Clearly marking vegetation to be retained with flagging tape;
Installing protective fencing around the drip line of the vegetation;
Stockpiling, storage and vehicle parking occurs in already cleared areas and does not
cause interference with vegetation; and
Low impact construction techniques are used around vegetation to minimise
interference with the vegetation.
9. Cleared vegetation is to be suitably processed by one of the following methods and removed
from the site:-
Processing through a woodchipper or shredder. The resulting mulch is to be
stockpiled loose in heaps of less than 1000 cubic metres, less than 2.5 metres high
with a minimum of 10 metres between edges of heaps.
Disposal for firewood.
Disposal for landscaping purposes.
Transport to alternative site for breaking down materials provided that all necessary
permits have been obtained to allow the alternate site to be used for this purpose.
The Applicant is advised that other methods may be considered provided full details of
the method are submitted.
The applicant is advised that burning off is an unacceptable method of disposal.
10. Security in the form of a cash bond or trading bank guarantee to the sum of $7,000 must be
submitted, to secure performance of all conditions of this approval, prior to the issue of a
Development Permit for building works. The cash bond or trading bank guarantee will be
returned on performance of the conditions of approval less any costs incurred by Council in
respect of enforcing performance of this permit.
11. Buildings and structures (including swimming pools, sheds, tennis courts or outbuildings) are
not constructed under overhead electricity transmission lines, or within any easements.
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12. All manholes, inspection pits and grates are to be raised to finished surface levels and kept
free of cover and be visible at all times to ensure prompt access in case of emergency.
Relevant Period
The Development Permit for a material change of use lapses if the use has not happened by 5
March 2013, unless an application to extend the currency is approved by the Iconic Panel.
Land Development
13. A vehicular access driveway to serve the site shall be constructed from the Grosvenor
Terrace frontage of the site generally in accordance with Site Plan KSY Sheet 1 and 13 by
Ausmar Homes dated 15 January 2009 except as modified herein.
14. The driveway shall be designed and constructed to Council’s design standards and to grades
that prevent vehicles from scraping and/or bottoming whilst also allowing pedestrians
movements along the footpath without any step or level difference. Should any driveways be
constructed to grades that do not comply with AS/NZS 2890.1-2004 Council will require that
the driveway be removed and reconstructed to levels that do comply.
Please note, a step between the driveway and the surrounding area shall be avoided, as it is
preferred to have the footpath continue at a constant grade to minimise the potential for
pedestrians to trip or fall.
15. To ensure pedestrian safety between vehicles exiting the site and pedestrians on the
property frontage, the driveway and any associated fencing or vegetation near the driveway
shall comply with the minimum sight line requirements as defined in AS 2890.1, section
3.2.4. The applicant shall demonstrate compliance by illustrating these sight lines on the
plans submitted for Building Works approval.
16. A Road/Footpath Permit shall be completed and submitted for the construction of the access
driveway in accordance with Council’s Local Law No.8. If approval is given the driveway shall
be constructed in accordance with Council’s standard drawings, which will be provided at
time of approval.
Roof Water & Stormwater Drainage
17. Prior to issue of Building Approval, the sites Rapid Infiltration Pit (RIP) must be demolished
and a new RIP constructed in strict accordance with the specifications detailed on the
information request response letter to Suncoast Building Approval from Steve Harrison of
TATE Professional Engineers Pty Ltd dated 19th January 2009.
An RPEQ must provide a signed letter to Council prior to issue of Building Works Approval to
certify that the RIP has been constructed in accordance with the response letter to Suncoast
Building Approval from Steve Harrison of TATE Professional Engineers Pty Ltd dated 19th
January 2009.
18. Roof runoff from any new dwelling shall be directed to a rainwater storage system or tank
that is installed to ensure water from the rainwater storage system or tank is used for
external uses (such as watering gardens, irrigation, ornamental ponds, water features,
topping-up swimming pools, outdoor cleaning, etc) and for internal (ground floor) use in
washing machine cold taps and toilet cisterns. All rainwater tanks are to be designed and
installed in accordance with the Queensland Development Code (QDC) current at the time of
building approval, and shall be part of the plumbing application for approval. The location
and capacity of the tanks shall be clearly shown on the plans submitted for Building Works
approval and any overflow shall be directed to Rapid Infiltration Pit located within the site.
Page 8
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All stormwater drainage (including roof water overflow from the rainwater storage system)
shall be collected and discharged so there is no net increase in stormwater runoff from the
site. Stormwater drainage permitted to drain from the site shall be discharged to the Rapid
Infiltration Pit within the site.
19. All site stormwater drainage shall be by means of a gravity system.
Town Water Supply
20. The site shall be connected to Council’s existing town water supply and be constructed in
accordance with Council’s standards and requirements at no cost to Council.
21. All water meters must be located outside the property boundary and in an easily assessable
location to facilitate unhindered reading by Council and/or Council’s contracted water meter
readers, and not behind fences or locked gates. In this regard approval of the water meter
configuration and location must be obtained from Council’s Water & Sewerage Capital Works
Manager prior to lodgement and approval of hydraulic drawings.
Service Easements (Sewer)
22. No building or other structure shall be constructed or encroach over an easement.
Earthworks
23. Earthworks carried out on site shall not affect the structural integrity of any of the existing
structures that border the development site. Any affected structures shall be replaced prior
to the Building Certifier issuing the Certificate of Classification. In this regard any structures
to be replaced shall be clearly shown on the plans submitted for Building Works approval.
Erosion and Sediment Control
24. Any person acting on this permit shall prevent erosion and sediment export from leaving the
site. Site control measures such as silt fencing, controlled gravel access to the site and
controlled disposal of waste, will be necessary.
In this regard, plans detailing the methods of controlling erosion and sediment in accordance
with the Healthy Waterways document and fact sheet series titled “Controlling Stormwater
Pollution on your Building Site dated 2006” are required to be submitted with the application
for a Building Works Permit.
General
25. Any damage caused to any public utility during the course of construction shall be repaired to
Council’s standards and at no cost to Council.
26. Any alteration of any public utility or other facilities necessitated by the development of the
land or associated construction works external to the site shall be at no cost to Council.
27. The transportation of all materials to and from the site shall be undertaken in a manner such
that no particle matter escapes onto a public road. All vehicles carrying materials either to or
from the site shall be covered to prevent materials including dust being windblown from the
vehicle.
FURTHER PERMITS REQUIRED
28. Prior to the commencement of development, a Development Permit for Building Works must
be obtained.
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ADVICE FOR INFORMATION PURPOSES ONLY AND ARE NOT CONDITIONS OF
APPROVAL.
1. The applicant is advised that this approval does not relate to sewer main setbacks within the
site or adjacent to the site, as a Building Certifier will assess this during the Building
Application process and after consultation with Council’s Water & Sewerage section. Should
any Council sewer mains be affected as a result of non-compliance with this condition, the
Building Certifier will be held personally liable. To this end, all Building Applications will need
a site plan prepared & certified by a licensed surveyor clearly illustrating the exact location of
any sewer mains and the ‘zone of influence’ of these mains.
2. The site is identified as a Koala Living Area under the Nature Conservation (Koala)
Conservation Plan 2006 and Management Program 2006-2016 and may contain koalas.
The use of a Koala Spotter is encouraged in areas where koalas are likely to occur, prior to
the removal of Angophora, Corymbia, Eucalyptus, Lophostemon and Melaleuca species.
Further information can be obtained from the Environmental Protection Agency at
<http://www.epa.qld.gov.au> or Ph. (07) 32278185.
3. The applicant is advised that a Compliance Permit for all plumbing and drainage works within
the boundaries of the development site shall be obtained from Council’s Plumbing Services
Section prior to obtaining a Development Permit for Building Works.
4. The requirements of the Environmental Protection Amendment Regulation (No. 2) 1999 and
Local Law No. 12, prevents a builder or building contractor carrying out building work on a
building site in a way that makes or causes audible noise to be made from the building work:-
4.1. On a Sunday or public holiday, at any time; or
4.2. On a Saturday or a business day, before 7.00am or after 6.30pm.
A maximum penalty of $1,500 applies to an offence under this legislation.
5. Prior to the commencement of the development, a plumbing assessment must be obtained
from Noosa Council’s Plumbing Services Section in accordance with the Plumbing &
Drainage Act 2002 (as applicable).
(Index Customer: Suncoast Building Approvals – Application: 2008/1927 (GC))
Directorates/Sections Consulted:
Business Corporate Services Community Services X Environ & Planning
Aquatic Centre Financial Services Art Gallery x Building Services
Building Certific.Group Information Services Community Dev. Environmental Services
Child Care Centre Legal Services Events x Land Development
Council Laboratory Organisation Environmental Health Land Use
x
Development
Leisure Centre Revenue Services Library Plumbing Services
Water & Sewerage Public Order & Safety Strategic Planning
Recreational Services
Respite Centre
Youth
Works Human Resources Exec. & Secretariat
Design Arts & Heritage Board
Works Administration Economic Board
Works Operations Environment Board
Works Planning Social Board
Tourism Board
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Page 15
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Page 16
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