Council archive · source document
Planning Report · MCU18/0094
Attached to the e-mail Multiple Housing Type 4 Conventional - 4 units (Covering letter, DA Form 1, Eng Plans, Eng Report, Owners Consent, Planning Report , Traffic Report) - MCU18/0094.
DEVELOPMENT ASSESSMENT REPORT
DEVELOPMENT APPLICATION FOR MATERIAL CHANGE OF USE
(MULTIPLE HOUSING - TYPE 4 CONVENTIONAL)
15 GARNET STREET, COOROY
LOT 901 ON C56011
File Number: 17655 June 2018
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Page 2
Project Urban – 17655 June 2018
DOCUMENT INFORMATION
Project number: 17655
Report prepared for: Whatham Boys Property Trust
DOCUMENT CONTROL
Revision # Date Prepared by Reviewed by Authorised by
Draft 9/05/2018 Tiani Boulton Mick Sheppard
Final 08/06/2018 Tiani Boulton Mick Sheppard Mick Sheppard
COMPANY DETAILS
Project Urban Pty Ltd
Suite 1 Corner Surf Road & Gardak Street
ALEXANDRA HEADLAND QLD 4572
Tel: 07 5443 2844
Email: [email protected]
Disclaimer Statement
Project Urban Pty Ltd retains ownership and copyright of the contents of this document including drawings, plans, figures and other work
produced by Project Urban Pty Ltd. This document is not to be reproduced in full or any part, unless separately approved by Project Urban Pty
Ltd. The client may use this document only for the purpose of which it was prepared. No third party is entitled to use or rely on this document.
This report is based on our opinion of the town planning issues that arise from the statutory provisions relating to this site. Comments and
conclusions in or construed from this report relating to matters of law are not to be relied upon. You should only rely upon the advice of your
professional legal advisors with respect to matters of law. This report is provided on the basis that our standard Terms and Conditions apply.
Development Assessment Report Page 2 of 27
Material Change of Use (Multiple Housing - Type 4 Conventional)
15 Garnet Street Cooroy QLD 4563
Lot 901 on C56011
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Project Urban – 17655 June 2018
TABLE OF CONTENTS
1.0 APPLICATION SUMMARY ...................................................................................................................... 4
2.0 INTRODUCTION ....................................................................................................................................... 5
3.0 SITE DESCRIPTION .................................................................................................................................. 6
3.1 SUBJECT SITE ....................................................................................................................................................................... 6
3.2 SURROUNDING LAND USES.......................................................................................................................................... 7
4.0 PROPOSED DEVELOPMENT ................................................................................................................... 8
5.0 SUPPORTING DOCUMENTATION ...................................................................................................... 10
5.1 ARCHITECTURAL .............................................................................................................................................................. 10
5.2 LANDSCAPE ........................................................................................................................................................................ 10
5.3 CIVIL ENGINEERING ........................................................................................................................................................ 10
5.4 TRAFFIC ENGINEERING .................................................................................................................................................. 10
6.0 STATE PLANNING INTERESTS ............................................................................................................ 11
6.1 PLANNING REGULATION .............................................................................................................................................. 11
6.2 STATE PLANNING POLICY ............................................................................................................................................ 11
6.3 REFERRAL ............................................................................................................................................................................ 13
6.4 STATE DEVELOPMENT ASSESSMENT PROVISIONS ........................................................................................... 13
7.0 PLANNING SCHEME ............................................................................................................................. 14
7.1 DEFINITION ........................................................................................................................................................................ 14
7.2 LEVEL OF ASSESSMENT ................................................................................................................................................. 15
7.3 DESIRED ENVIRONMENTAL OUTCOMES ............................................................................................................... 15
7.4 LOCALITY ............................................................................................................................................................................. 15
7.4.1 ALTERNATIVE SOLUTIONS ...................................................................................................................................... 16
7.5 ZONE CODE ........................................................................................................................................................................ 18
7.5.1 ALTERNATIVE SOLUTIONS ...................................................................................................................................... 19
7.6 RESIDENTIAL USES CODE ............................................................................................................................................. 21
7.7 OVERLAYS ........................................................................................................................................................................... 21
7.8 OTHER NOOSA PLAN CODES ..................................................................................................................................... 22
7.8.1 ALTERNATIVE SOLUTIONS ...................................................................................................................................... 23
7.9 PLANNING SCHEME CONFLICTS ............................................................................................................................... 24
8.0 CONCLUSION ........................................................................................................................................ 25
SUPPORTING DOCUMENTATION
Landscape Concept Plan prepared by Project Urban
Architectural Plans prepared by Morriarchi Architecture
Engineering Report and Plans prepared by Alta Projects
Traffic Engineering Report prepared by RoadPro Engineering
Development Assessment Report Page 3 of 27
Material Change of Use (Multiple Housing - Type 4 Conventional)
15 Garnet Street Cooroy QLD 4563
Lot 901 on C56011
Page 4
Project Urban – 17655 June 2018 1.0 APPLICATION SUMMARY SITE DETAILS Address 15 Garnet Street, Cooroy Real Property Description Lot 901 on C56011 Land Area 1,077m2 Local Authority Noosa Council Registered Landowner Hillhaven Investments Pty Ltd (A.C.N. 135 411 577) as Trustee Current Use Dwelling house and ancillary structures PLANNING SCHEME DESIGNATIONS Planning Scheme The Noosa Plan Locality Cooroy and Lake Macdonald Zone Attached Housing Overlays Not applicable APPLICATION DETAILS Applicant Whatham Boys Property Trust c/- Project Urban Application Type Development Permit for Material Change of Use Proposal Multiple Housing – Type 4 Conventional Level of Assessment Impact Referrals Not applicable PROJECT TEAM Town Planning & Project Urban Landscape Architecture Morriarchi Architecture Traffic Engineering RoadPro Engineering Civil Engineering Alta Projects Development Assessment Report Page 4 of 27 Material Change of Use (Multiple Housing - Type 4 Conventional) 15 Garnet Street Cooroy QLD 4563 Lot 901 on C56011
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Project Urban – 17655 June 2018 2.0 INTRODUCTION This Development Assessment Report has been prepared to support a Development Application for Material Change of Use for Multiple Housing (Type 4 Conventional) on behalf of Whatham Boys Property Trust. The subject site is situated at 15 Garnet Street, Cooroy, and is described as Lot 901 on C56011. Under The Noosa Plan the site is included within the Cooroy and Lake Macdonald Locality and forms part of the Attached Housing zone. The proposal is subject to impact assessment. The proposed development was discussed with Council at a pre-lodgement meeting on the 20 March 2018. At the meeting Council confirmed that the proposed use was consistent in the Attached Housing Zone but advised that the density would need to be amended to comply with the maximum permitted density of 10.77 for the site. The Council also provided feedback on the proposed setbacks to Wattle Street and Garnet Street, the proposed design and landscaping. Further information was requested in relation to stormwater management, car parking and access. Since the pre-lodgement meeting, the design has been amended to reduce the density, provide eaves and additional landscaping. Further information regarding the proposed access, parking and stormwater management regime have also been provided in the supporting documents. The purpose of this report is to describe the characteristics of the site and surrounding land uses, detail the proposed development and provide an assessment against the applicable planning provisions. This report should be read in conjunction with the accompanying covering letter, Development Application forms, Architectural Plans, Landscape Concept Plans, Traffic Engineering Report and Engineering Report and Plans. Development Assessment Report Page 5 of 27 Material Change of Use (Multiple Housing - Type 4 Conventional) 15 Garnet Street Cooroy QLD 4563 Lot 901 on C56011
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Project Urban – 17655 June 2018
3.0 SITE DESCRIPTION
3.1 SUBJECT SITE
The subject site is situated at 15 Garnet Street, Cooroy, and described as Lot 901 on C56011.
The site comprises an area of 1,077m2 and is currently occupied by a dwelling house and ancillary
structures. The site has a road frontage to Garnet Street of approximately 20m and to Wattle
Street of approximately 53m. The site is free of any significant vegetation with the exception of
landscaped areas associated with the existing residential use onsite.
The site is generally flat, grading slightly towards Garnet Street. Elevations range from
approximately 13m to 15m AHD.
The site’s location and context are illustrated in the figures below:
RECREATION COOROY
FACILITIES TOWN CENTRE
COOROY RAILWAY
STATION
SUBJECT SITE
Figure 1: Location of Subject Site (Nearmap, accessed May 2018)
As Figure 1 above illustrates, the southern and eastern boundaries of the lot are defined by
Garnet and Wattle Streets respectively. To the west of the site is a recently completed multiple
dwelling development. The lot to the north, which also forms part of the Attached Housing Zone,
is currently occupied by a single dwelling.
Figure 2 overleaf shows that directly in front of the site, there is significant road verge on either
side of Wattle Street. As a result, there is a 10m wide landscape strip between the site boundary
and the kerb of the road. On the opposite of Wattle Street, this verge has been utilised to provide
on street parking to serve the Business Centre.
Development Assessment Report Page 6 of 27
Material Change of Use (Multiple Housing - Type 4 Conventional)
15 Garnet Street Cooroy QLD 4563
Lot 901 on C56011
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Project Urban – 17655 June 2018
Figure 2: Aerial Photograph of Subject Site (Nearmap, accessed May 2018)
3.2 SURROUNDING LAND USES
Consistent with the site’s location within the Attached Housing Zone, the built form to the west of
the site is dominated by a mix of multiple dwellings. Directly opposite the site, on the eastern
side of Wattle Road, is a two storey commercial development that signifies the start of the
Cooroy Business Centre. As a result of it location next to the town centre, the site is within easy
walking distance of a wide range of retail, business and community related activities.
The site is also in close proximity to public transport (Cooroy railway station and local bus
services), local library, police station, school and recreation spaces and the local road network
connects the site to the Bruce Highway.
Development Assessment Report Page 7 of 27
Material Change of Use (Multiple Housing - Type 4 Conventional)
15 Garnet Street Cooroy QLD 4563
Lot 901 on C56011
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Project Urban – 17655 June 2018
4.0 PROPOSED DEVELOPMENT
This application seeks a Development Permit for Material Change of Use for Multiple Housing
(Type 4 Conventional) to be established in accordance with the accompanying Proposal Plans.
The site plan included in the Proposal Plans illustrates that the development has been designed
to respond to the local climate and environment that affect the site and has therefore been
designed to achieve the following key outcomes:
make a positive contribution to the streetscape of Wattle Street;
orientate the dwellings to take advantage of the cooling summer breezes;
maximise protection for the units from the western sun;
minimise potential overlooking from, and to, adjoining residential properties;
provide a direct visual and pedestrian connection to Cooroy Business Centre;
provide vehicular access to Wattle Street, which is the lower order road fronting the site;
minimise the number of crossovers to the site from Wattle Street; and
maximise the distance between the site access and the intersection with Garnet Street.
BUILT FORM
The proposed development will comprise of four (4) Multiple Housing units with 1 x 3 bedroom
unit and 3 x 2 bedroom units.
The proposal maintains a low rise built form with a maximum height of 8 metres above natural
and finished ground level. The total gross floor area of proposed new buildings is 340m2 with a
site cover of approximately 32% and a site density of 10.5 people.
The building will present a modern and attractive form and will incorporate a mix of materials,
colours and finishes. Parking is integrated into the building design and private open space areas
and habitable rooms will address the street. A separate pedestrian entrance is provided to each
unit from Wattle Street and will be clearly identifiable from the street frontage.
Car parking areas do not address the street frontage and are comprehensively screened. Buildings
have been orientated to address Wattle Street.
ACCESS AND PARKING
Vehicles will enter and exit the proposed development via a single driveway crossover from
Wattle Street. Car parking is located on the ground level and will be appropriately screened.
Eight (8) resident spaces and one (1) visitor bay are provided.
The Traffic Engineering Report confirms that the proposed site access location is acceptable for
the proposed development. Swept path diagrams have been provided to demonstrate that
appropriate access can be achieved. As can be seen on the plans, a vehicle holding point is
nominated on the site and a traffic mirror is proposed in the north-western corner to promote
safe access to and from the site.
Development Assessment Report Page 8 of 27
Material Change of Use (Multiple Housing - Type 4 Conventional)
15 Garnet Street Cooroy QLD 4563
Lot 901 on C56011
Page 9
Project Urban – 17655 June 2018 LANDSCAPING AND PRIVATE OPEN SPACE In total the proposal provides 434m2 of landscape area with 230m2 of this area provided as soft landscaping. Details of the proposed landscape areas are provided on the Landscape Concept Plans and these plans illustrate that the landscaping will enhance and soften the built form. The proposal also includes a total of 204m2 of private open space with equates to 51m2 for each unit. As the site plan illustrates, the private open space areas for each unit have a minimum dimension of 4m, are provided at ground level and are directly accessible from the main living and dining areas. SERVICING Each unit will be provided with wheelie bins which will be appropriately stored in a screened enclosure on site. Kerbside collection is proposed. INFRASTRUCTURE The subject site is currently connected to all essential urban infrastructure. Stormwater will be conveyed to a legal point of discharge in accordance with the attached Engineering Report and Plans prepared by Alta Projects. Internal water, sewer, telecommunication and electrical connections will be finalised during detail design. Development Assessment Report Page 9 of 27 Material Change of Use (Multiple Housing - Type 4 Conventional) 15 Garnet Street Cooroy QLD 4563 Lot 901 on C56011
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Project Urban – 17655 June 2018 5.0 SUPPORTING DOCUMENTATION 5.1 ARCHITECTURAL Proposal plans prepared by Morriarchi Architecture are attached. The plans include site plans, floor plans, sections, elevations, and perspective images. The plans demonstrate that the proposal results in an attractive built form that complements the character of the local area. 5.2 LANDSCAPE Landscape Concept Plans prepared by Project Urban are attached. These plans demonstrate that the proposal achieves an attractive and appropriate landscape design that will enhance the appearance of the site and make a positive contribution to the streetscape. 5.3 CIVIL ENGINEERING An Engineering Report and Engineering Plans prepared by Alta Projects are attached. This report demonstrates that minor earthworks are necessary to improve the existing runoff flow. It is proposed to direct all piped flows to Garnet Street. A retaining wall of less than 1m maximum height is proposed along the northern and western boundaries and minor filling of the Wattle Street verge is necessary to achieve appropriate drainage. Preliminary earthworks and erosion and sediment control plans are attached within this document. 5.4 TRAFFIC ENGINEERING A Traffic Engineering Report has been prepared by RoadPro Engineering is attached. This report concludes that the proposed access and parking arrangement is sufficient in accordance with swept path diagrams provided within the report. To achieve safe site ingress and egress, a parabolic traffic mirror and signage is recommended to be installed in an appropriate location. Development Assessment Report Page 10 of 27 Material Change of Use (Multiple Housing - Type 4 Conventional) 15 Garnet Street Cooroy QLD 4563 Lot 901 on C56011
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Project Urban – 17655 June 2018
6.0 STATE PLANNING INTERESTS
6.1 PLANNING REGULATION
The Planning Regulation 2017 (the Regulation) prescribes Assessment Benchmarks that the
application must be carried out against, which are additional or alternative to the Assessment
Benchmarks contained in the local planning instruments.
These Assessment Benchmarks are prescribed as being contained in:
the SEQ Regional Plan and Part E of the State Planning Policy, to the extent they are not
appropriately integrated into the Planning Scheme; and
Schedule 10 of the Regulation.
The SEQ Regional Plan and State Planning Policy are addressed in sections 6.2 and 6.3 below.
A review of Schedule 10 identifies that the development does not require referral to the State
Assessment Referral Agency (SARA.
6.2 STATE PLANNING POLICY
The State Planning Policy (SPP) defines the Queensland Government’s policies about matters of
state interest in land use planning and development. The SPP only applies to development
assessment if the planning scheme has not yet appropriately integrated the SPP. If there is a
discrepancy between a local planning scheme and a state planning policy, then what is outlined in
the state planning policy overrides the planning scheme.
The Noosa Plan does not reflect the SPP and assessment against the SPP is required. Part E of the
SPP details the interim development assessment requirements for the following state interests:
State Interest Comment
Planning for Liveable Communities and Housing
Housing supply and diversity Not Applicable
No assessment benchmarks apply.
Liveable communities Applicable
The proposal will comply with the relevant
requirements for hydrants, water supply and
access for fire emergency vehicles.
Planning for Economic Growth
Agriculture Not Applicable
No assessment benchmarks apply.
Development and construction Not Applicable
No assessment benchmarks apply.
Mining and extractive resources Not Applicable
Development Assessment Report Page 11 of 27
Material Change of Use (Multiple Housing - Type 4 Conventional)
15 Garnet Street Cooroy QLD 4563
Lot 901 on C56011
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Project Urban – 17655 June 2018
The site is not within a key resource area
(KRA), the separation area of a KRA or the
transport route separation area of a KRA.
Tourism Not Applicable
No assessment benchmarks apply.
Planning for the Environment and Heritage
Biodiversity Not Applicable
No assessment benchmarks apply.
Coastal environment Not Applicable
No assessment benchmarks apply.
Cultural heritage Not Applicable
No assessment benchmarks apply.
Water quality Applicable
Please refer to the Engineering Report for
further information on water quality. Where
applicable, the proposal will be designed to
comply with the relevant standards.
Planning for Safety and Resilience to Hazards
Emissions and hazardous activities Not Applicable
No assessment benchmarks apply.
Natural hazards, risk and resilience Applicable
At a State level the site is identified as being
within both the Flood Hazard Area Level 1
QLD floodplain and subject to local
government flooding. However, the Council’s
Flood Search confirms that there is no record
of flooding on the site and given the elevation
of the site relative to Cooroy Creek, Alta
Engineers have concluded that it is very
unlikely that the site would be subject to flood
inundation. Refer to the Engineering Report,
which includes details of minor earthworks on
site, for further information.
Planning for Infrastructure
Energy and water supply Not Applicable
No assessment benchmarks apply.
Infrastructure integration Not Applicable
No assessment benchmarks apply.
Transport infrastructure Not Applicable
No assessment benchmarks apply.
Strategic airports and aviation facilities Not Applicable
The site is not located within proximity of a
strategic airport or aviation facility.
Strategic ports Not Applicable
The local government area does not contain a
strategic port.
Development Assessment Report Page 12 of 27
Material Change of Use (Multiple Housing - Type 4 Conventional)
15 Garnet Street Cooroy QLD 4563
Lot 901 on C56011
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Project Urban – 17655 June 2018 6.3 REFERRAL No referral is triggered by the application. 6.4 STATE DEVELOPMENT ASSESSMENT PROVISIONS The State Development Assessment Provisions (SDAP) set out the matters of interest to the state for development assessment, where the state assessment and referral agency (SARA) is responsible for assessing or deciding development applications as assessment manager or as a referral agency. The SDAP is not applied by local government in the assessment of development applications. As no referral is triggered by the application the SDAP are not applicable. Development Assessment Report Page 13 of 27 Material Change of Use (Multiple Housing - Type 4 Conventional) 15 Garnet Street Cooroy QLD 4563 Lot 901 on C56011
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Project Urban – 17655 June 2018
7.0 PLANNING SCHEME
In the Noosa Plan the site is included within the Cooroy and Lake Macdonald Locality and forms
part of the Attached Housing Zone (refer Figure 3 below). An assessment of the applicable
provisions of the Noosa Plan has been undertaken below.
Figure 3: Zoning Extract (Noosa Council Interactive Mapping, accessed May 2018)
7.1 DEFINITION
The proposed development is defined under the Noosa Plan as:
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:
Type 4 Conventional means the use of premises for dwelling units that do not fall within
Multiple housing Types 2, 3, or 5. The use includes units, townhouses, flats, apartments,
villas and small dwelling units.
Comment: The proposed development will be established in accordance with the above
definition.
Development Assessment Report Page 14 of 27
Material Change of Use (Multiple Housing - Type 4 Conventional)
15 Garnet Street Cooroy QLD 4563
Lot 901 on C56011
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Project Urban – 17655 June 2018
7.2 LEVEL OF ASSESSMENT
In accordance with Part 6, Division 5, Table 6.3 Assessment Table for the Attached Housing Zone
the proposal will be subject to Impact Assessment. It is noted though that multiple housing is a
consistent use in the Attached Housing Zone.
7.3 DESIRED ENVIRONMENTAL OUTCOMES
The Desired Environmental Outcomes (“DEOs”) are statements of broad policy at a shire-wide
level, and form the foundation from which other provisions of the Noosa Plan are developed.
Part 3 of the Noosa Plan contains 12 DEOs, each relating to a specific policy.
The Residential Uses and Infrastructure and Services DEO’s are considered to be of most
relevance to the proposed development and the proposal is considered to be entirely consistent
with these DEO’s for the following reasons:
Multiple housing is a consistent use within the Attached Housing Zone;
the proposed mix of 2 and 3 bedroom units complies with the Council’s preferred
density requirements for the site;
the density of the proposed development is consistent with the scale of
development expected within the Attached Housing Zone and in such close
proximity to the town centre of Cooroy;
the Traffic Engineering Report confirms that the proposal will not have an adverse
impact on the capacity or function of the local road network;
living areas, private open space areas and bedrooms face the east to allow
favourable climatic conditions and energy efficiency;
the site is conveniently located next to Cooroy Town Centre;
the site is connected to all the necessary urban services; and
each unit will be provided with a general and recycling waste bin which will be
collected from the kerbside.
7.4 LOCALITY
Purpose and Overall Outcomes
As mentioned above, the site is located within the Cooroy and Lake Macdonald Locality. The
proposal has therefore been assessed against the relevant Overall Outcomes that apply
throughout the Locality and has been found to be compliant for the following reasons:
Development Assessment Report Page 15 of 27
Material Change of Use (Multiple Housing - Type 4 Conventional)
15 Garnet Street Cooroy QLD 4563
Lot 901 on C56011
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Project Urban – 17655 June 2018
the proposed multiple housing is compatible with other uses within the local area and
will not have any adverse impacts on adjoining premises or the local environment;
the proposed development will provide additional residential accommodation that will
contribute to the growth of the urban settlement of Cooroy;
the development is consistent with the Council’s Priority infrastructure Plan;
the proposal will increase the supply of attached housing close to the centre of Cooroy;
the proposal will create a high quality development that is consistent with the size and
scale of existing development within the local area;
the development will create a high level of amenity for future residents; and.
the application site is located directly opposite the Cooroy Town Centre and therefore
has excellent accessibility to all the services and facilities available within the Centre.
Specific Outcomes
The proposal has also been assessed against the applicable Specific Outcomes in the Locality
Code and the key conclusions are summarised below:
the density of the development is compatible with its location in the Attached Housing
Zone, complies with the maximum population density of 100 persons per hectare and will
not impact on any native vegetation or natural landforms;
the proposed buildings comply with the maximum building height of 8m;
the proposed site cover of the proposed buildings complies with the maximum 40%
permitted in the Attached Housing Zone;
the proposed development is consistent with the maximum plot ratio permitted on the
site; and
the main roof has a pitch that exceeds 12 degrees and provides eaves.
Overall, the scale and density of the proposal is considered to be compatible with that supported
in the Attached Housing Zone but the assessment has identified that the proposed buildings do
not comply with the Council’s preferred setback to the front boundary and an alternative solution
to this outcome is therefore discussed below.
7.4.1 ALTERNATIVE SOLUTIONS
Probable Solution S8.1 requires that the proposed setbacks comply with the minimum distances
set out in Schedule 1 of the Plan. A summary of the proposal’s performance against the setback
requirements is provided in the Table below. It should be noted that for the purposes of this
Development Assessment Report Page 16 of 27
Material Change of Use (Multiple Housing - Type 4 Conventional)
15 Garnet Street Cooroy QLD 4563
Lot 901 on C56011
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Project Urban – 17655 June 2018
exercise, Wattle Street has been identified as the front boundary of the site and the frontage to
Garnet Street has been treated as a side boundary. This approach is considered to be justified
given that the frontage to Wattle Street is 53.6m compared to 20.12m to Garnet Street, the
development is orientated towards Wattle Street and the development is required to take access
from Wattle Street.
Boundary Required Setback Proposed Setback Complies
Front 6m 4.1m to Wattle Street No
Side Half the building height in 4.6m to ground floor Yes
metres calculated at the and 7.59m to upper
same point provided that floor adjacent to
on any gable roof the Garnet Street.
calculation shall be 6.19m to northern
measured to half the boundary.
height of the gable
Rear 6m 6.5m Yes
The Table identifies that the proposal does not comply with the minimum setback requirement to
the front boundary and as such, an alternative solution based on the overarching Specific
Outcome O8, is discussed below. To provide some context for this discussion it is relevant to
note that although the buildings do have a minimum setback of 4.1m to the front boundary this
setback only applies to the middle portion of each pair of dwellings. This section of the building is
two storey and has a length of 19m. Either side of this central portion of the building, the external
wall of each townhouse steps back to 6.837m. At ground floor level the space created by this step
in the building design is used as a covered patio area. In summary, the minimum setback of 4.1m
only applies to just under 30% of the total length of this frontage. The balance of the building
exceeds the Council’s preferred minimum 6m setback distance.
Specific Outcome O8 reads as follows:
O8 Buildings and other structures are appropriately designed and sited to—
a) provide amenity for users of the premises as well as preserve the visual and
acoustic privacy of adjoining and nearby properties;
b) preserve any existing vegetation that will buffer the proposed building from
adjoining uses;
c) allow for landscaping to be provided between buildings; and
d) maintain the visual continuity and pattern of buildings and landscape elements
within the street.
Comment: The proposed setback to Wattle Street is assessed against each element of O8 below:
O8(a) requires that amenity is provided to residents as well as preserving the visual and
acoustic privacy of the site. The proposal has been designed to take advantage of the
prevailing breezes and to provide protection from the western sun and as such, the private
open space areas are located on the eastern side of each unit, adjacent to Wattle Street.
As a result the development has had to balance the privacy of future residents with the
need to create an attractive frontage to the street. The Landscape Concept Plans show
that this has been achieved by providing a planting palette that will provide privacy for the
private open space areas and enhance the appearance of the site from the street. In
addition, the orientation of the development towards Wattle Street will help to maintain
Development Assessment Report Page 17 of 27
Material Change of Use (Multiple Housing - Type 4 Conventional)
15 Garnet Street Cooroy QLD 4563
Lot 901 on C56011
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Project Urban – 17655 June 2018
the amenity of the adjoining properties. It is also important to note that the site does
benefit from an exceptionally wide road reserve which means that the private open space
areas, which exceed Council requirements, are setback more than 10m from the edge of
the road. Overall, it is considered that the proposal does achieve the outcomes sought by
O8(a) and will provide a level of amenity that is consistent with the location of the site
next to Cooroy town centre.
O8(b) requires any existing vegetation to be preserved that will buffer the proposed
building from adjoining uses. No significant vegetation is provided on site. The Landscape
Concept Plans show that the proposal will improve the amount of vegetation on the site
and will provide landscape buffers to the street and the adjoining properties.
O8(c) requires landscaping to be provided between buildings. The Landscape Concept
Plan shows substantial planting on the site which will soften the built form, provide privacy
for residents and enhance the appearance of the site from the street.
O8(d) requires visual continuity within the street. The corner block to the east of the site is
zoned for commercial uses and provides a built to boundary setback to Wattle Street. The
existing dwelling to the north of the site also has a reduced setback to Wattle Street of 2m
while the property to the south of the site, on the opposite side of Garnet Street, is
setback 4m from Wattle Street and this pattern of reduced setbacks continues along the
western side of this section of Wattle Street. Given the existing reduced setbacks that a
number of existing buildings have on either side of Wattle Street, it is considered that the
proposed setback is in keeping with the existing pattern of development within the local
area.
For the reasons set out above, it is considered that the proposed setback to Wattle Street
achieves the outcomes sought by Specific Outcome O8.
7.5 ZONE CODE
The Specific Outcomes and Probable Solutions for the Attached Housing Zone within the Cooroy
and Lake Macdonald Locality are set out in Table 6.15 of the Plan. The proposal is considered to
comply with the following key requirements for the Attached Housing Zone:
the proposed use is a consistent use within the Attached Housing zone;
the proposed elevations include a variety of design features that add articulation and
visual interest to the buildings and break up their scale and mass; and
garages have been are integrated into the design of the townhouses and are located to
the rear of the units to minimise their impact on the streetscape.
However, the assessment has identified that the design does not strictly comply with Probable
Solutions S42.1 and S45.1 in the Code and therefore alternative solutions to these are discussed
below.
Development Assessment Report Page 18 of 27
Material Change of Use (Multiple Housing - Type 4 Conventional)
15 Garnet Street Cooroy QLD 4563
Lot 901 on C56011
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Project Urban – 17655 June 2018 7.5.1 ALTERNATIVE SOLUTIONS Specific Outcome O42 and Probable Solution S42.1 Probable Solution S42.1 reads as follows. S42.1 Buildings and other structures are designed to— a) Have a maximum wall length of 15m and each external wall plane incorporates at least one design element to add visual interest and amenity (such as windows, pergolas, sun shading devices, balconies or a change of building material); b) vary and break up the roof forms through gables or different pitches to add visual interest and define the individual dwelling units (Refer Figure 6.2). c) provide individual segmented balconies for each dwelling unit to reduce dominant horizontal banding; d) visually break up building façades by incorporating different but complementary textures and building materials; and e) visually break up the bulk of the building by integrating tall plant species in front of and to the side of buildings. On the western elevation of the buildings, the ground floor has a length of 19m and therefore exceeds the Council’s preferred 15m distance. This element of the proposal therefore needs to be assessed against the overarching Specific Outcome O42 which reads as follows: O42 Buildings and structures– a) present a visual bulk and architectural scale that is consistent with structures on adjoining and nearby land; b) do not dominate the streetscape or surrounding spaces; c) address the streetscape; d) respect the public spaces about the site; e) vary in line and plane; f) reflect the original vernacular architecture surrounding them; g) integrate with the landform by minimising cut and fill; h) make use of balconies, verandahs, eaves, and roof overhangs for aesthetic, climatic and lifestyle reasons; and i) present well-articulated façades where garages or carports are not the dominant visual element when viewed from the street; Comment: As the extract in Figure 4 below illustrates the ground floor of the buildings does include vertical elements, doors and windows that break up the elevation into three distinct sections that are just over 6m long. It should also be noted that this elevation addresses the rear boundary and will not therefore have an impact on the streetscape. Furthermore, as this issue only applies to the ground floor and the building is setback more than 6m from the rear boundary, it is considered that it will not have an adverse impact on the adjoining property. Overall the proposal is considered to provide a high quality architectural outcome that complies with O42. Development Assessment Report Page 19 of 27 Material Change of Use (Multiple Housing - Type 4 Conventional) 15 Garnet Street Cooroy QLD 4563 Lot 901 on C56011
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Project Urban – 17655 June 2018
Figure 4: Western elevation of proposed building
Specific Outcome O45 and Probable Solutions S45.1
Probable Solutions S45.1 reads as follows:
S45.1 Front fences or walls are setback an average of 1 metre and are articulated to
provide visual interest by stepping the design at maximum 5m intervals.
The front fence is 1 metre high, is transparent and includes two recessed areas but these are more
than 5m apart. As the spacing of the recesses does not strictly comply with S45.1 the front fence
design needs to be assessed against the overarching Specific Outcome, O45, which reads as
follows:
O45 Front fences and walls are designed and sited to—
a) contribute to the attractiveness of the street;
b) be compatible with the existing streetscape character;
c) relate to the architectural period of the building;
d) avoid interference with the movement of surface stormwater;
e) allow for casual surveillance from the street or on main roads, mitigate traffic noise;
f) provide for planting in front of high solid fences and walls; and
g) ensure planting between the front fence and the footpath does not create an
impediment for pedestrians using the footpath.
Comment: Although the fence to Wattle Street is not recessed every 5m, given the highly
transparent design, it will still allow views of the landscaping to its rear.
Figure 5: Perspective from the corner of Garnet Street and Wattle Street of proposed building
Development Assessment Report Page 20 of 27
Material Change of Use (Multiple Housing - Type 4 Conventional)
15 Garnet Street Cooroy QLD 4563
Lot 901 on C56011
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Project Urban – 17655 June 2018
It is considered that the proposed front fence satisfies Specific Outcome O45 for the following
reasons:
the proposal will create an attractive, high quality landscape outcome that will enhance
the existing streetscape of Wattle Street and is compatible with the modern architectural
design;
the proposed fence will not impact on the flow of stormwater;
the proposed fencing will allow casual surveillance of Wattle Street; and
the proposed planting does not impede the existing pedestrian network.
Overall, it is concluded that the development complies with the relevant sections of the Cooroy
and Lake Macdonald locality code.
7.6 RESIDENTIAL USES CODE
The proposal has also been assessed again the relevant sections of this Code and the key
conclusions from this assessment are summarised below:
the pedestrian entrance to each of the townhouses is clearly identifiable, visible and
accessible from the street;
the proposed development can be accessed by emergency vehicles;
the layout has been designed to minimise potential noise impacts from adjoining
dwellings and communal areas;
the development design has been designed to avoid overlooking and provide privacy for
the private open space areas associated with each townhouse;
the proposed site facilities have been integrated into the design; and
appropriate storage space is provided for each townhouse within the garage.
Overall the proposal is considered to comply with the relevant requirements of Residential Uses
Code.
7.7 OVERLAYS
No overlays affect the site.
Development Assessment Report Page 21 of 27
Material Change of Use (Multiple Housing - Type 4 Conventional)
15 Garnet Street Cooroy QLD 4563
Lot 901 on C56011
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Project Urban – 17655 June 2018
7.8 OTHER NOOSA PLAN CODES
In accordance with the applicable Table of Assessment the following detailed design codes are
applicable to the proposed development:
Driveways and carparking code;
Earthworks code;
Erosion and sediment control code;
Existing services code;
Landscaping code;
Transport, roads and drainage code;
Waste management code;
Water sensitive design code.
Comment: The proposal has been assessed against the relevant sections of these codes and the
key findings are summarised below:
the Traffic Engineering Report includes an assessment against the Driveways and Car
Parking Code. This assessment confirms that the layout complies with the Council’s
parking requirements. The Report also concludes that the proposed site access
arrangements are acceptable given the size of the proposed development and the low
volume of traffic that it will generate:
the Engineering Report provides details of the proposed earthworks on site. These works
together with the necessary erosion and sediment control measures, will be undertaken in
accordance with the Council’s codes;
the Engineering Report confirms that the site is connected to all the necessary services
and appropriate applications for future connections will be made to the relevant providers
at the appropriate time;
the proposal complies the landscape and private open space requirements and the
Landscape Concept Plan has been prepared to comply with the Council’s design
requirements;
suitable waste collection areas are provided for each townhouse which will be designed in
accordance with Council standards; and
the Engineering Report provides details of the proposed stormwater management regime.
Development Assessment Report Page 22 of 27
Material Change of Use (Multiple Housing - Type 4 Conventional)
15 Garnet Street Cooroy QLD 4563
Lot 901 on C56011
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Project Urban – 17655 June 2018
7.8.1 ALTERNATIVE SOLUTIONS
Landscaping Code - Specific Outcome O1 and Probable Solution S1.1
Probable Solution S1.1 seeks compliance with the landscape areas in Table 14-57. Whilst the
proposal complies with the minimum area requirements and provides at least 3m of landscaping
along the frontage to Wattle Street, it does not provide a 2m landscape strip to the rear
boundary. As a result, this aspect of the proposal has been assessed against Specific Outcome O1,
which reads as follows:
O1 Sufficient landscaped areas are provided to:
a) enhance the visual amenity and natural landscape character of the area, streetscape and
local area;
b) retain natural landscape features, such as rock outcrops and existing large trees;
c) retain existing native vegetation and enhance buffer areas around property boundaries;
d) suit the relative size and nature of the development and its setting;
e) reduce the visual impact of large or bulky structures and fencing along watercourses;
and
f) conceal service, carparking and loading areas of developments;
g) screen incompatible land uses; and
h) provide privacy between any dwelling units and accommodation units on and adjoining
the site to a height and density appropriate to the scale of the development.
Comment: The proposal is considered to be consistent with Specific Outcome O1 for the
following reasons:
the landscaping has been concentrated on the Wattle Street frontage were is will make
the most effective contribution to the visual amenity and landscape character of the street;
there are no natural features or vegetation on site that warrant preservation;
the proposed landscaping is consistent with the scale and nature of the proposed
development;
there are no watercourses adjacent to the site;
the proposed parking and driveway will be screened from the adjoining streets by the
proposed buildings, landscaping and boundary fencing;
the proposed use is consistent with the form of development within the local area;
the proposed landscaping and 1.8m high boundary fencing will provide adequate privacy
to the adjoining property. In this respect, it is relevant to note that dwellings on the
adjoining property have minimum setbacks of 1.5m and as such, the approved layout has
minimal landscape buffers to the common boundary.
Overall, it is considered that the proposal complies with the relevant Engineering and Landscape
Codes or can be conditioned to do so.
Development Assessment Report Page 23 of 27
Material Change of Use (Multiple Housing - Type 4 Conventional)
15 Garnet Street Cooroy QLD 4563
Lot 901 on C56011
Page 24
Project Urban – 17655 June 2018 7.9 PLANNING SCHEME CONFLICTS The assessment of the proposed development against The Noosa Plan has determined that there are no planning scheme conflicts. Development Assessment Report Page 24 of 27 Material Change of Use (Multiple Housing - Type 4 Conventional) 15 Garnet Street Cooroy QLD 4563 Lot 901 on C56011
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Project Urban – 17655 June 2018
8.0 CONCLUSION
This Development Assessment Report has been prepared on behalf of Whatham Boys Property
Trust to support a Development Application for Material Change of Use for Multiple Housing
(Type 4 Conventional) in respect of land at 15 Garnet Street, Cooroy, described as Lot 901 on
C56011.
The site is included under The Noosa Plan within the Cooroy and Lake Macdonald Locality and
forms part of the Attached Housing zone.
This report demonstrates the proposals compliance with the applicable state and local planning
provisions, including the following grounds:
the proposed development complies with the relevant Desired Environment Outcomes in
the Noosa Plan;
the proposal complies with the relevant Purpose, Overall Outcomes and Specific
Outcomes for the Cooroy and Lake Macdonald Locality;
the proposed development is consistent with the intent for the Attached Housing Zone;
the proposed design satisfies the relevant requirements of the Residential Use Code;
the supporting documents demonstrate that the proposal has been designed to satisfy
the relevant Engineering and Landscape Codes;
the size and scale of the development is compatible with the surrounding area and does
not compromise the amenity of existing established uses;
the development has been designed to respond to the local climatic conditions, to
provide a high quality architectural design that will make a positive contribution to the
character and appearance of the local area;
the proposed landscape treatments will soften the built form and will make a positive
contribution to the local streetscape;
car parking is screened from public view and is integrated into the building design; and
the site is capable of accommodating a well-designed and attractive development.
Overall, for reasons outlined above, it is considered that the proposed development warrants
Council’s support, subject to reasonable and relevant conditions.
Development Assessment Report Page 25 of 27
Material Change of Use (Multiple Housing - Type 4 Conventional)
15 Garnet Street Cooroy QLD 4563
Lot 901 on C56011
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