MCU15/0069 - Delegated Report

DELEGATED REPORT
PLANNING

APPLICATION FOR DEVELOPMENT APPROVAL

Application no:	MCU15/0069
	
Author:	Jack Lewis – Development Planner

APPLICATION DETAILS
Applicant:	Sunshine Beach Constructions ATF The Tahiti Discretionary Trust
Proposal:	Development Permit for Material Change of Use - Multiple Housing Type 2 - Duplex
Properly Made Date:	22/07/2015
Information Request Date:	04/08/2015
Info Response Received Date:	11/09/2015
Date of Site Visit:	03/08/2015
Decision Due Date:	08/10/2015
Number of Submissions:	Nil

PROPERTY DETAILS
Property Address:	39 Duke St SUNSHINE BEACH  QLD  4567
RP Description:	Lot 387 RP 48112
Land Area:	707m2
Existing Use of Land:	Detached House

STATUTORY DETAILS
SEQRP Designation:	Urban Footprint
Planning Scheme:	The Noosa Plan (16 September 2013)
Planning Locality:	Eastern Beaches
Planning Zone:	Attached Housing
Assessment Type:	Code

PROPOSAL:

The application seeks approval for a 2 x 3 bedroom duplex at 39 Duke Street, Sunshine Beach. The units are proposed within a three storey complex, with a common driveway accessed via Duke Street. The locality and proposal plans are included below:

SITE DETAILS:
Background / Site History
There was an existing approval given for the site in 2003 for a duplex dwelling (23247DA). The application was changed and extended three times and lapsed in 2013.

There are no current planning approvals over the site.
Site Description
Site & Locality Description
Road Frontage	The site has 15 metres road frontage to Duke Street.
Existing Significant Vegetation	The site includes some existing mature native vegetation at the front of the site worthy of retention, including 3-5m high pandanus along the northern boundary and tuckeroos along the southern boundary.
Topography:	The site slopes steeply up from the road frontage at approximately 25-30% to a level house pad located about 10m from the front property boundary.
Surrounding Land Uses:	Adjoining the site to the side and rear boundaries are existing multiple dwelling units, with the 3 unit ‘Mykonos’ apartments to the north and the 17 unit ‘Sunshine Vista’ apartments to the south. Behind the development are the 7 unit ‘Seabreeze on Sunshine’ apartments.

STATUTORY ASSESSMENT:

The application has been assessed against the relevant State provisions and planning scheme requirements and generally complies with all applicable statutory instruments. The Noosa Plan technical parameters are outlined below, with the areas of non-compliance discussed thereafter.

Criteria	Planning Scheme	Proposal	Complies
Population density	11.3	6.6	
Gross Floor Area	424m2 (0.6:1)	424m2 (0.6:1)	
Site cover	247.45m2 (35% max)	280.56m2 (39.7%)	X
Landscaping Area Frontage Sides	198m2 (60% soft landscaping) 6m 0.5m	387m2 (60% soft landscaping) 6m 0.5m	
Boundary setbacks Frontage (Duke) Rear Side - northwest - southeast	6m & 10m 6m 3.0m 3.0m	12m & 9m 8m 3m 1.08m (1st storey) 1.88 (2nd & 3rd storey)	X X
Building height in storeys in metres	3 storeys max 12 metres max	3 storeys 11.8m	
Roof form Roof Pitch Eave overhangs	5 degrees 600mm to 75%	Minimum 10 degrees 600mm to 75%	
Carparking Length of wall	3 min 15m	6 20m	X
			

Site Cover

The provisions of The Noosa Plan require that site cover for the Attached Housing zone in Sunrise Beach does not exceed 35%. The proposal is not compliant with this provision due to having a site cover of 39.7%.

The applicant argues that because 3.8% of the excess site cover is due to the garage projection, and the upper storeys (the habitable portions of the development) provide for a site cover of 35.9%, the non-compliance is minor in nature and it is evident that overdevelopment is not intended. Furthermore, the site cover is less than the 40% maximum allowable in the Attached Housing Zone of other areas of the Eastern Beaches Locality.

The proposal is able to acceptably meet the outcomes of the locality plan for the following reasons:
The proposed development allows ample opportunities for landscaping to be provided between buildings and will not adversely impact on the surrounding residential amenity.
The proposal is consistent with the scale and character of the streetscape and surrounding residential development along Duke Street.
The proposed site cover is consistent with the provisions of the Semi Attached Housing Zone (40%) and other duplex developments in the street.

Front Setback

The provisions of The Noosa Plan require that a three storey duplex have a front setback of 6m for the first two storeys and 10m for any storey thereafter. The proposal is compliant with this provision for the first storey (12m setback) and the second storey (9m setback). However, the proposal does not meet the Probable Solution for the third storey (9m setback).

The front setback provisions in relation to the third storey are intended to ensure that the visual continuity and pattern of buildings and landscape elements within the street is maintained.

The proposal provides for nearly double the landscaping that is required by the Noosa Plan and the design ensures that existing vegetation at the street frontage is able to be maintained and provides for adequate landscaping between the building and the street frontage. Furthermore, the proposal provides for a greater front setback than that of adjoining land uses ensuring that there is no adverse effect on the visual continuity and pattern of the streetscape (the northern and southern adjoining land uses have front setbacks of approximately 4m and 6m respectively). The proposal is therefore considered to meets the corresponding Specific Outcomes of the code.

Side (South-Eastern) Setback

The Probable Solutions of The Noosa Plan seek that the development provides side boundary setbacks of 1.5m for buildings up to 4.5m in height, 2m for buildings 4.5m to 7.5m in height and 2.5m up to 10.5m in height. The proposal is compliant with this provision for the north-western boundary (3m setback), but non-compliant for the south-eastern boundary (1.08m for the first floor basement area, which has a height of 2.4m relative to Finished Floor Levels (FFL), and 1.88m setback to the 4.4m wide stair and lift wells, which has a height of 10.77m relative to FFLs).

The side boundary setback Outcomes of The Noosa Plan seek to ensure that the visual and acoustic privacy of adjoining and nearby properties is preserved, there is sufficient space in which to provide landscaping between buildings, and that the visual amenity of users of the premises and nearby properties is preserved.

There is sufficient space between the south-eastern building façade and the boundary for landscaping to be provided. Appropriate conditions are recommended for a minimum 1m landscaping width between garage 2 (and associated storage area) and the south-eastern side boundary for the length of the garage. Landscaping shall also be required with a minimum width of 0.5m between the remainder of the building and the south-eastern side boundary (it is noted that this is a fire escape exit and that a clear pathway is required between the building and the property boundary). This landscaping will assist in screening the lower level bulk of the garage areas consistent with the Outcomes of the Code.
The lift and stair well is setback only 1.88m from the property boundary and currently has a somewhat blank presentation to the southern elevation. In order to provide further visual interest, the 4.4m x 10.7m stairwell/lift external wall should be conditioned for further articulation and finishings including the use of design elements such as timber battens and building materials to this façade.

The reduced setbacks are able to be sufficiently conditioned to allow for landscaping between buildings and will not impact on the neighbouring privacy or amenity, consistent with the Specific Outcomes of The Noosa Plan.

Length of Wall

The provisions of The Noosa Plan require the proposal has a maximum wall length of 15m. The proposal does not meet the Probable Solution, with the length of the north-western wall  currently 20m long.

The proposal is considered to meet the relevant Specific Outcomes of The Noosa Plan with the wall setback more than 3m from this boundary and includes articulation (window awnings, mix of materials, variation in window sizes) in order to add visual interest and break up the visual bulk of the building.

Engineering
External Frontage Works
A pedestrian concrete footpath is required along the frontage of the site and it is recommended that the path be constructed to a minimum width of 2.0m where possible.  It is likely that the pathway needs to abut the existing kerb line similar to existing pathway on this side of the road and need to be extended for a short distance to match adjoining pathway.
Stormwater Drainage
The property steep slopping to the front and it can be drained into the street drainage system and/or kerb & channel.
Conditions are included to require OPW that address the stormwater drainage issues associated with the development.
Existing Service
The applicant has provided satisfactory confirmation of service providers who have services on or adjacent to the site.
Earthworks
Conditions are included in this regard.

CONSULTATION:

IDAS Referral Agencies

Nil
Other Referrals
The application was forwarded to Engineering Assessment. Their assessment forms part of this report.

Public Notification

Not Applicable.

CONCLUSION:

The proposed development generally complies with the requirements of the planning scheme and does not raise any significant issues that cannot be addressed by reasonable and relevant conditions.  The application is therefore recommended for approval.

RECOMMENDATION

APPROVE WITH CONDITIONS Application No. MCU15/0069 for Multiple Dwelling Units Type 2 – Duplex situated at 39 Duke St SUNSHINE BEACH QLD 4567 as identified in the attached details recommended for the Decision Notice.

Development Application Number MCU15/0069

1.	APPLICATION DETAILS

Application No:	MCU15/0069
Street Address:	39 Duke St SUNSHINE BEACH  QLD  4567
Real Property Description:	Lot 387 RP 48112
Planning Scheme:	The Noosa Plan (16 September 2013)

2.	DECISION DETAILS
The following type of approval has been issued:
Development Permit for Material Change of Use of Premises - Multiple Housing Type 2 - Duplex
3.	RELEVANT PERIOD OF APPROVAL
The relevant period for the Material Change of Use approval is 4 years starting the day that this development approval takes effect.
4.	ASSESSMENT MANAGER CONDITIONS
PLANNING
When Conditions must be Complied With
Unless otherwise stated, all conditions of this Decision Notice must be complied with prior to the use commencing, and then compliance maintained at all times while the use continues.
Approved Plans
Development undertaken in accordance with this approval must generally comply with the approved plans of development. The approved plans are listed in the following table unless otherwise amended by these conditions.
Plan No.	Rev.	Plan/Document Name	Date
SD.101	S5	Site / Cover Sheet drawn by Kidd + Co Designers	31/08/15
SD.201	S5	Ground Floor Plan drawn by Kidd + Co Designers	31/08/15
SD.202	S5	First Floor Plan drawn by Kidd + Co Designers	31/08/15
SD.203	S5	Second Floor Plan drawn by Kidd + Co Designers	31/08/15
SD.204	S5	Roof Plan drawn by Kidd + Co Designers	31/08/15
SD.501	S5	Elevations drawn by Kidd + Co Designers	31/08/15
SD.502	S5	Elevations drawn by Kidd + Co Designers	31/08/15
SD.503	S5	Elevations drawn by Kidd + Co Designers	31/08/15

Development authorised by this approval must be undertaken generally in accordance with the Approved Plans listed within this Decision Notice.
Building Height
The maximum height of the development must not exceed 12 metres above the finished ground level and the natural ground surface.
Certification must be submitted to Council from a Licensed Surveyor which certifies that the building does not exceed the maximum height requirement of this Decision Notice.
Performance Bond
Security in the form of a cash bond or trading bank guarantee to the sum of $10,000 must be submitted to Council, to secure performance of all conditions of this approval, prior to the pre-start meeting. 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.  Council reserves the right to call upon the bond or guaranteed sum to effect compliance with condition.
Building Appearance
All air conditioning units or other mechanical equipment must be fully enclosed or screened such that they are not visible from the street frontages or adjoining properties.
All deck and balcony areas above ground floor must not be enclosed by permanent fixtures such as shutters, louvers, glass paneling or the like, except where required to satisfy any privacy condition of this Decision Notice.
The stair/lift southern façade shall be articulated to provide further interest to this elevation. This could include the use of vertical and horizontal timber battening, vegetation crawlers and/or mix of materials. An amended southern elevation plan with these changes shall be submitted and approved by Council prior to the issuing of Development Permit for Operational Works.
Fencing and Walls
Any street fencing must be set back an average of 1 metre from the front property boundary.  Any fencing on the front boundary must either:
not exceed a maximum height of 1.2m
be of open construction
The area of land between the fence and the front property boundary must be densely landscaped to screen any fencing from the street.
Clothes Drying Areas
Each dwelling unit must be provided with access to an outdoor clothes line which is screened from public view.
Community Management Statement
Any proposed Community Management Statement required for the development pursuant to the Body Corporate and Community Management Act 1997 must be submitted to Council for endorsement at the same time as submission of the Building Format Plan (or similar) to Council for compliance assessment.
Landscaping Works
The development site must be landscaped.  The works must be undertaken in accordance with an Operational Works approval and The Noosa Plan for that specific area and must include in particular:
The retention of the existing pandanus along the northern property boundary and the existing mature native trees along the southern boundary within the frontage of the site.
Suitable landscaping within the frontage of the site and the road reserve, exclusive of the access driveway, generally uncompromised by infrastructure items, including a minimum of 8 x 45L coastal street tree varieties.
Suitable native screening vegetation to be provided around the property boundaries, including
Minimum 800mm wide landscaping beds between garage 2 (and associated storage area) and the south-eastern side boundary for the length of the garage.
Minimum 500mm wide landscaping beds between garage 1 the visitor parking area and the south-eastern side boundary (providing for fire escape access).
Minimum 1m wide landscaping beds along all other property boundaries.
All landscape works must be established and maintained in accordance with the approved design for the life of the development, and in a manner that ensures healthy, sustained and vigorous plant growth.  All plant material must be allowed to grow to full form and be refurbished when its life expectancy is reached.
All landscape works must be maintained generally in accordance with the approved design for the life of the development.
Waste
Where the development involves the removal, relocation or demolition of a building, a Waste Management Plan (construction and demolition) shall be submitted and approved by Council prior to issue of a development permit for operational works. Waste Management Plans (construction and demolition) are required to be submitted in accordance with Planning Scheme Policy 11, Waste Management Plans see table below.  Waste storage areas are to provide for adequate separation of all reusable, recyclable and waste materials. These shall be located so that they are convenient and safe to use. (Refer to Noosa Council Waste Management Code). The Plan shall contain the following information:
The site area for the storage and separation of waste is to be shown on the plan drawings accompanying the application.
A waste management table as indicated below is to be completed showing how waste material is to be segregated - recycled – reused or disposed.

MATERIALS ON-SITE	DESTINATION
	Re-use and Recycling	Disposal
Expected waste materials	Estimated volume(m³)	On-site            *specify proposed re-use or on-site recycling methods	Off-site              *specify contractor and recycling outlet	*specify contractor and landfill site or other disposal site
Excavation material				
Green waste				
Bricks				
Concrete				
Timber-please specify				
Plasterboard				
Metals - please specify				
Asbestos				
Other - please specify				
Note * If a demolition contractor is undertaking works, then the Waste Management table is to be completed by the demolition contractor.
The developer must provide waste storage and disposal facilities in accordance with Planning Scheme Policy “Waste Management Multi-Dwellings and Commercial and Industrial Premises”, including an external imperviously paved area correctly sized for all refuse and recycling containers and suitably screened from public places and neighbouring properties.
Noise Nuisance
Noise emission from mechanical equipment shall comply with the following requirements:
Air-conditioning and Refrigeration
7am to 10pm: Maximum background + 5dB(A)
10pm to 7am: Maximum background + 3dB(A)
Pumps
7am to 7pm: Maximum background + 5dB(A)
7pm to 10pm: Maximum background + 3dB(A)
10pm to 7am: No audible noise.
Submission of written certification from a suitably qualified person confirming that the noise levels from all mechanical equipment comply when measured at either the residential boundary or outside the most exposed part of an affected building, whichever is the closest to the equipment. The assessment and certification is required immediately after installation of the equipment and prior to any occupation of the building, and in a format approved by Council.  All equipment should be operating at the same time to test the overall noise level created.
Advice: It is highly recommended that the person you engage to certify the installation is involved at the plan development stage so they can recommend where this equipment is best located. They can also advise about noise enclosures and can make other suggestions to avoid noise problems.  It is a lot more costly to try and deal with noise problems after everything is built.
Noise from residential building works shall comply with the following –
Limited to between 7:00am to 6:30pm Monday to Saturday.
All reasonable measures are taken to minimise noise emissions.
Not permitted on Sunday or public holidays.
ENGINEERING
External Works - Pedestrian Facilities
A 2.0m wide concrete footpath must be provided within the road verge for the entire length of the frontage of the site.  The path must generally match with existing grassed verge without causing a trip hazard and join smoothly with any existing adjoining path.  The works must be undertaken in accordance with an Operational Works approval and must be in compliance with IPWEAQ standard drawing SEQ R-065 Concrete Pathway Construction Details. Where necessary the concrete footpath should to be extended beyond the frontage of the site to the reasonable satisfaction of Council.
This condition is imposed pursuant to s665 of the Sustainable Planning Act 2009 being non-trunk infrastructure.
Site Access and Driveway
A sealed access driveway must be provided from the front street to all parking and manoeuvring areas of the development. The works must be undertaken in accordance with an Operational Works approval and must include in particular:
A driveway width 3.0m minimum
A driveway crossover in accordance with IPWEAQ standard drawing SEQ R- 050 and to grades prevent vehicles from scraping and/or bottoming whilst also allowing for compliant grades for footpath and pedestrians movements along the footpath and grassed verge without any step or trip hazard.
The driveway cross and longitudinal gradients in compliance with relevant sections and requirements of AS 2890.1:2004.
For pedestrian safety between vehicles exiting the site and pedestrians on the footpath, 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.
Car Parking
Car parking must be provided within the site generally as shown on the approved plans.  The works must be undertaken in accordance with an Operational Works approval and must include in particular:
The car parking must be in compliance with the provisions of AS/NZS 2890.1-2004 for user class 1A with allowance for vehicles to enter and leave the site in a forward gear and with a minimum head clearance (headroom) at any point of 2.2m.
All car parking areas and access driveways must be maintained exclusively for vehicle parking and manoeuvring and kept in a tidy and safe condition at all times.
Reinstatement Works
Where required, any redundant driveway must be removed, and the kerb, channel and verge area reinstated and landscaped to match the existing kerb and/or verge treatments.  Grassed verge areas to be reinstated must be provided with 100 mm topsoil and turf, and must be maintained by the developer until established. The driveway layback must be saw-cut and removed to allow for a smooth and neat finish with the adjoining kerb.
Any badly damaged kerb and channel along the frontage of the site or adjacent sections of kerb line must be repaired or replaced to the reasonable satisfaction of Council.
Stormwater Drainage
The site must be provided with a stormwater drainage system connecting to a lawful point of discharge.  The works must be undertaken in accordance with an Operational Works approval in compliance with the relevant sections of Queensland Urban Drainage Manual and supported by a detailed stormwater drainage design prepared and certified by a suitably qualified and experienced Registered Professional Civil Engineer. The works must include in particular:
Extension of the development site stormwater system to accommodate surface stormwater runoff from any adjoining property that naturally drains through the site or may potentially be affected by the development, including the registration of drainage easements; and
The use of gravity stormwater drainage.
The development of the site must not worsen existing drainage conditions on other properties by diverting stormwater runoffs or causing additional stormwater ponding on any other property.  Stormwater overland runoffs from the site must be kept to its predevelopment flow rates for all storms up and including 1 in 100 years storm event.
Easements
Easement of appropriate width must be created over all stormwater pipelines on the site that convey stormwater flows from adjacent properties.
Unless otherwise agreed in writing by the relevant service provider, any public or third party infrastructure located on the subject site must be placed within an easement registered against the title of the property.
All easements must be created in accordance with the requirements of planning scheme and granted at no cost to the Grantee.
All works must be kept clear of any existing or proposed easements on the subject land, unless agreed otherwise in writing by the Grantee.
Earthworks and Retaining Walls
All earthworks must be carried out in compliance with an Operational Works Development permit approval.
All earthworks and associated batters/retaining walls must be contained entirely within the subject site unless written permission from the respective landowner(s) is provided to Council.
All earthworks must be undertaken in accordance with the provisions of Australian Standard AS3798: Guidelines on Earthworks for Commercial and Residential Developments, Council’s codes and relevant government regulations and guidelines. Certification must be provided by an RPEQ and submitted to Council prior to the issue of the Certificate of Classification for the building.
The development works must not adversely impact on the stability of the subject site or other properties and shall not affect the structural integrity of any of the existing fences or structures that border the site.  Fences that are affected shall be replaced prior to the Building Certifier issuing the Certificate of Classification.
Electricity and Telecommunication Services
Unless otherwise stipulated by telecommunications legislation at the time of construction, the development must be provided with all necessary conduits, pits and pipes to accommodate the future connection of optic fibre technology telecommunications.
5.	REFERRAL AGENCIES
Not Applicable.
8.	ADVISORY NOTES
The following notes are included for guidance and information purposes only and do not form part of the assessment manager conditions:
Aboriginal Cultural Heritage Act 2003
There may be a requirement to establish a Cultural Heritage Management Plan and/or obtain approvals pursuant to the Aboriginal Cultural Heritage Act 2003 (ACH Act).
The ACH Act establishes a cultural heritage duty of care which provides that: “A person who carries out an activity must take all reasonable and practicable measures to ensure the activity does not harm Aboriginal cultural heritage”. It is an offence to fail to comply with the duty of care. Substantial monetary penalties may apply to individuals or corporations breaching this duty of care. Injunctions may also be issued by the Land and Resources Tribunal, and the Minister administering the ACH Act can also issue stop orders for an activity that is harming or is likely to harm Aboriginal cultural heritage or the cultural heritage value of Aboriginal cultural heritage.
You should contact the Cultural Heritage Unit on 07 3247 6212 to discuss any obligations under the ACH Act.
Development Compliance Inspection
Prior to the commencement of the use, please contact Council's Development Audit & Response Unit to arrange a Development Compliance Inspection.
Infrastructure Charges
This Development Permit will trigger an “Infrastructure Charge Notice” to be issued in accordance with Council’s “Charges Resolution” made pursuant to the Sustainable Planning Act 2009 and in conjunction with the State Planning Regulatory Provision (adopted charges)..
Building and Construction Industry (Portable Long Service Leave) Levy
The QLeave levy must be paid prior to the issue of a development permit where it is applicable. Council will not be able to issue a Decision Notice without receipt of details that the Levy has been paid. QLeave contact: 1800 803 481 (free call) or (07) 3212 6855.
Co-ordination of Operational Works Assessment
Additional application fees apply to Operational Work applications where the different aspects of the works are lodged separately. Significant savings in application fees will result if all works are lodged in a single application.
Qualified Person
For the purpose of preparing a Geotechnical Report, and for certifying geotechnical stability for the development, a qualified person is considered to be a person who:
is a Registered Professional Engineer of Queensland (RPEQ); and
has a degree in civil engineering or engineering geology; and
has a minimum of 5 years experience in the field of geotechnical engineering or engineering geology.
Preparation of a Preliminary Construction Management Plan
A preliminary Construction Management Plan must be submitted with the Operational Works application and must address the following:
Traffic Management during all aspects of the construct phase including:
A Traffic Management Control Plan in accordance with Manual of Uniform Traffic Control Devices (MUTCD) detailing all temporary signage and traffic control measures prior to construction.
Maintenance of safe pedestrian access across the frontage of the site both during daily construction and after daily construction has ceased
Proposed fencing to the site during the construction phase of the development.
Adequate parking arrangements for construction workers.
Maintenance and protection of water quality and existing drainage lines through the construction site through the implementation of appropriate erosion and sediment control measures.
Works programme identifying key components of the works and their respective durations.
Establishment of a communication protocol with the general public, adjoining owners, emergency services and local businesses as required to advise of construction times, impacts on traffic and services and other relevant issues.
9.	PROPERTY NOTES
Not Applicable.
10.	PRELIMINARY APPROVAL OVERRIDING PLANNING SCHEME
Not Applicable.
11.	FURTHER DEVELOPMENT PERMITS REQUIRED
Development Permit for Building Work
Development Permit for Operational Works
12.	SELF ASSESSABLE CODES
Not Applicable.
13.	SUBMISSIONS
Not Applicable.
14.	REASONS / GROUNDS FOR APPROVAL DESPITE CONFLICT WITH SCHEME
Not Applicable.
15.	RIGHTS OF APPEAL
You are entitled to appeal against this decision.  A copy of the relevant appeal provisions from the Sustainable Planning Act 2009 is attached.
During the appeal period, you as the applicant may suspend your appeal period and make written representations to Council about the conditions contained within the development approval.  If Council agrees or agrees in part with the representations, a “negotiated decision notice” will be issued.  Only one “negotiated decision notice” may be given.  Taking this step will defer your appeal period, which will commence again from the start the day after you receive a “negotiated decision notice”.
16.	OTHER DETAILS
If you wish to obtain more information about Council’s decision, electronic copies are available on line at www.noosa.qld.gov.au,  or at Council Offices.

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DELEGATED AUTHORITY REPORT

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