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16216_Final Planning Report_150217
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DEVELOPMENT ASSESSMENT REPORT
DEVELOPMENT APPLICATION FOR MATERIAL CHANGE OF USE
(MULTIPLE HOUSING TYPE 4 CONVENTIONAL, TYPE 1 OFFICE &/OR TYPE 2
MEDICAL
30-32 Doonella Street, Tewantin
Lot 32 on RP893427 & Lot 903 on T1631
File Number: 16216 February 2017
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Page 2
PROJECT URBAN – 16216 February 2017
DOCUMENT INFORMATION
Project number: 16216
Report prepared for: Doonella Street Pty Ltd
DOCUMENT CONTROL
Revision # Date Prepared by Reviewed by Authorised by
Draft 13/05/16 Tiani Boulton Mick Sheppard
Final 15/02/17 Mick Sheppard 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
Fax:
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 - Material Change of Use Page 2 of 25
(Multiple Housing Type 4, Commercial Type 1 Office/Type 2 Medical)
30-32 Doonella Street, Tewantin QLD 4565
Lot 32 on RP893427 & Lot 903 on T1631
Page 3
PROJECT URBAN – 16216 February 2017
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 ...................................................................................... 12
5.1 SURVEY........................................................................................................................................................ 12
5.2 ARCHITECTURAL ........................................................................................................................................ 12
5.3 LANDSCAPE ................................................................................................................................................ 12
5.4 STORMWATER & SERVICES ...................................................................................................................... 12
5.5 TRAFFIC ....................................................................................................................................................... 12
6.0 STATE PLANNING INTERESTS ........................................................................................... 13
6.1 SUSTAINABLE PLANNING ACT 2009 ....................................................................................................... 13
6.2 STATE PLANNING REGULATORY PROVISIONS ...................................................................................... 13
6.3 STATE PLANNING POLICY ........................................................................................................................ 13
6.4 REFERRAL .................................................................................................................................................... 13
6.5 STATE DEVELOPMENT ASSESSMENT PROVISIONS .............................................................................. 14
7.0 PLANNING SCHEME.......................................................................................................... 15
7.1 DEFINITION................................................................................................................................................. 15
7.2 LEVEL OF ASSESSMENT............................................................................................................................. 15
7.3 OVERLAYS ................................................................................................................................................... 16
7.4 LOCALITY CODE ......................................................................................................................................... 16
7.4.1 OVERALL OUTCOMES ........................................................................................................................... 17
7.4.2 SPECIFIC OUTCOMES AND PROBABLE SOLUTIONS ......................................................................... 18
8.4.3 ALTERNATIVE SOLUTIONS ....................................................................................................................... 19
7.5 DEVELOPMENT CODES ............................................................................................................................. 19
7.5.1 RESIDENTIAL USES CODE ..................................................................................................................... 20
7.5.2 BUSINESS USES CODE .......................................................................................................................... 21
7.5.3 ENGINEERING WORKS CODES ............................................................................................................ 21
7.5.4 LANDSCAPE CODE ................................................................................................................................ 22
7.6 PLANNING SCHEME CONFLICTS ............................................................................................................. 22
8.0 CONCLUSIONS ................................................................................................................. 24
Development Assessment Report - Material Change of Use Page 3 of 25
(Multiple Housing Type 4, Commercial Type 1 Office/Type 2 Medical)
30-32 Doonella Street, Tewantin QLD 4565
Lot 32 on RP893427 & Lot 903 on T1631
Page 4
PROJECT URBAN – 16216 February 2017
1.0 APPLICATION SUMMARY
SITE DETAILS
Address 30-32 Doonella Street, Tewantin
Real Properly Description Lot 32 on RP893427 & Lot 903 on T1631
Land Area 2,539m2
Local Authority Noosa Council
Registered Landowner Doonella Street Pty Ltd
Current Use Single dwelling and multiple housing type 4 conventional
PLANNING SCHEME DESIGNATIONS
Planning Scheme Noosa Plan 2006
Locality Tewantin and Doonan
Zone Community Services
Overlays Natural Hazard: acid sulfate soils
APPLICATION DETAILS
Applicant Doonella Street Pty Ltd C/- Project Urban
Application Type Development Permit for Material Change of Use
Proposal Multiple Housing Type 4 Conventional and Type 1 Office &/or
Type 2 Medical
Level of Assessment Impact
Referrals Not required
PROJECT TEAM
Town Planning Project Urban
Architecture Archicology Architects
Traffic Engineering Greys Australia Pty Ltd
Civil Engineering Bornhorst + Ward Consulting Engineers
Landscape Architecture Project Urban
Development Assessment Report - Material Change of Use Page 4 of 25
(Multiple Housing Type 4, Commercial Type 1 Office/Type 2 Medical)
30-32 Doonella Street, Tewantin QLD 4565
Lot 32 on RP893427 & Lot 903 on T1631
Page 5
PROJECT URBAN – 16216 February 2017
2.0 INTRODUCTION
This Town Planning Report has been prepared by Project Urban on behalf of the applicant,
Doonella Street Pty Ltd. The report is submitted to Noosa Council as part of the common material
for a development application that seeks approval to redevelop 30 - 32 Doonella Street, Tewantin
to provide ten (10) Multiple Housing Type 4 Conventional and two commercial buildings that the
application seeks consent to use either as Type 1 Offices or Type 2 Medical.
The subject site is located within the Tewantin & Doonan Locality and forms part of the
Community Services Zone in the Noosa Plan 2006. Although the site already accommodates a
total of seven (7) residential properties, the proposed conventional Multiple Housing Type 4, is an
inconsistent use in the Community Services Zone and as such, the application is impact
assessable. Both the proposed commercial uses are identified in the Assessment table for the
zone as code assessable uses on the application site.
Council records will show that a material change of use for Multiple Housing Type 4 (16 units)
was approved on the site on 23 October 2015.
The applicant has had a number of pre-lodgement meetings with Council Officers to discuss the
proposed development. The current development proposal has been refined to respond to the
feedback provided by Council Officer’s at these pre-lodgement meetings.
The purpose of this town planning report is to explain the proposed development, describe the
application site and its locality, and provide an assessment of the proposal against the relevant
planning documents which include the:
• State Planning Regulatory Provisions;
• State Planning Policies; and
• Noosa Plan 2006.
This Town Planning Report concludes that whilst the proposed Multiple Housing is not
consistent with the Council’s intent for the site, given that there is an existing approval for 16
residential units on the site, there are sufficient planning grounds to overcome this apparent
conflict with the Noosa Plan. On this basis, it is concluded that the application should be
approved subject to reasonable and relevant conditions.
Development Assessment Report - Material Change of Use Page 5 of 25
(Multiple Housing Type 4, Commercial Type 1 Office/Type 2 Medical)
30-32 Doonella Street, Tewantin QLD 4565
Lot 32 on RP893427 & Lot 903 on T1631
Page 6
PROJECT URBAN – 16216 February 2017
3.0 SITE DESCRIPTION
3.1 SUBJECT SITE
The subject site is situated at 30-32 Doonella Street, Tewantin, and described as Lot 32 on
RP893427 and Lot 903 on T1631.
The application site has a total area of 2,539m2. Lot 32 on RP893427 has an area of 2,023m2 and
is regular in shape. The aerial photo in Figure 1 below illustrates that there are currently two
separate buildings on the site which contain a total of six (6) residential units. There is a single
access driveway to Doonella Street which located to the east of the pedestrian crossing in front of
the site.
Lot 903 on T1631, which has an area of 516m2, is also regular in shape. At present there is a two
storey detached dwelling on this lot. There are also two dropped kerbs which provide vehicle
access to the site. These dropped kerbs are located either side of the Poinciana trees located in
front of the site.
The site’s location and context are illustrated in the figures below:
Subject Sites
Figure 1: Location of Subject Site (Google Maps)
A survey of the application site is included in the supporting documents. The survey shows that
site slopes from the north western to the south eastern corner of the site. The ground level falls
approximately 3.5m across the site.
Development Assessment Report - Material Change of Use Page 6 of 25
(Multiple Housing Type 4, Commercial Type 1 Office/Type 2 Medical)
30-32 Doonella Street, Tewantin QLD 4565
Lot 32 on RP893427 & Lot 903 on T1631
Page 7
PROJECT URBAN – 16216 February 2017 There are overhead powerlines that run along the frontage of the lots and a single yellow line in front of the site which prevents on-street parking. 3.2 SURROUNDING LAND USES The site is located directly to the south of the Ponciana Avenue, the main commercial street in Tewantin. Given the proximity of the site to the centre of Tewantin, it is highly accessible by public transport and is within easy walking distance of the centre of Tewantin. Figure 1 above also shows that public parking abuts the eastern and north-western boundaries of Lot 32. Directly to the north of the subject site is the service area for the commercial units fronting Poinciana Avenue. A public car park also abuts the northern boundary of Lot 903 and directly to the west is an old residential property which is now used by the Salvation Army to provide temporary residential accommodation. The remaining lots on Doonella Street are in commercial use with a service station on the corner of Doonella and Memorial Avenue and the Bank of Queensland on the corner of Doonella and Sidoni Street. Directly opposite the site on Doonella Road are residential properties. Development Assessment Report - Material Change of Use Page 7 of 25 (Multiple Housing Type 4, Commercial Type 1 Office/Type 2 Medical) 30-32 Doonella Street, Tewantin QLD 4565 Lot 32 on RP893427 & Lot 903 on T1631
Page 8
PROJECT URBAN – 16216 February 2017
4.0 PROPOSED DEVELOPMENT
This application seeks approval for a Development Permit for a Material Change of Use for
Multiple Housing Type 4 – Conventional and Commercial business Type 1 Office and/or Type 2
Medical.
BUILT FORM
The applicant intends to redevelop the site to provide ten (10) multiple dwellings and three
commercial buildings that will be used either for Type 1 Offices and/or Type 2 Medical. Full
details of the proposal are shown on the Proposal Plans included in the supporting documents.
The drawings, which were prepared by Archicology Architects, are listed in the table below:
Plan Title Plan No. Date
Site Plan 16416 – SD01 02/02/17
Ground/Car Park Plan 16416 – SD02 02/02/17
Level 1 Plan 16416 – SD03 02/02/17
Level 2 Plan 16416 – SD04 02/02/17
Roof Plan 16416 – SD05 02/02/17
Elevations 16416 – SD07 02/02/17
Elevations 16416 – SD08 02/02/17
Sections A & B 16416 – SD09 02/02/17
Section C & D 16416 – SD010 02/02/17
The Proposal Plans show that the proposed layout consists of four (4) buildings. The residential
units will be located on the northern part of the site in a two storey building with basement
parking below. The three commercial buildings which address Doonella Street, have a single floor
with undercroft parking. Although these buildings will be connected by pedestrian walkways they
have been designed to present as separate buildings to Doonella Street. The plans also show
that all the proposed buildings do sit well below the maximum height limit of 8m above natural
ground level. In addition, all of the commercial buildings are also less than 8m above finished
ground level. As a result of the basement level, sections of the residential building exceed the
Council’s preferred 8m height limit above finished level but as this building presents as a two
storey building, is generally well below the preferred 8m height limit above natural ground level
and is screened from Doonella Street by the commercial buildings it is considered that the
building is consistent with the prevailing character of the area and will not visually dominate the
Doonella Street.
The proposed minimum building setbacks on each boundary are set out in the table below:
Boundary Setback (m)
Front (Doonella Street) 6m
Rear (southern) 5.50m
Side (western) 2.49m
Side (eastern) 2.695m
Development Assessment Report - Material Change of Use Page 8 of 25
(Multiple Housing Type 4, Commercial Type 1 Office/Type 2 Medical)
30-32 Doonella Street, Tewantin QLD 4565
Lot 32 on RP893427 & Lot 903 on T1631
Page 9
PROJECT URBAN – 16216 February 2017 The total gross floor area of the proposed building is 1,579m2 which complies with the maximum floor area permitted for the Community Services Zone, which allows for up to 1,625m2 of gross floor area. The proposed layout shows a separate entrance and exit from the site for motor vehicles. To minimise potential conflicts with the pedestrian crossing located in front of the site on Doonella Street, the site entrance is located to the west of the crossing and the exit to the east. Consistent with the current material change of use approval, vehicle movements will be restricted to left in and left out only. The main pedestrian access to the building is located at the front of the commercial buildings close to the pedestrian crossing and addresses Doonella Street. Steps provide access to the building. The floor plans show that each level of the residential building has five (5) two bedroom units so in total the building comprises 10 two bedroom units. This mix of units equates to a population density of 95 persons per hectare which is less than the current approval. The proposed units have been designed with open plan living, dining and kitchen areas. Further details of the proposed layouts are provided in the Proposal Plans. The proposed floor plan also shows that each unit is provided with private open space. At ground floor level, the units have a rear verandah and garden as well as a courtyard next to the unit entrance. On the upper level, each unit has a rear balcony and front courtyard area. The proposal plans show that overall a total of 414m2 of private open space is provided within the development which equates to over 16% of the total site area. In addition to the private open space, the layout also provides over 800m of landscaping which equates to more than 31% of the total site area. LANDSCAPE The landscape concept plans in the supporting documents show that the proposed landscaping includes a minimum 6m wide buffer which extends, where practical, along the frontage with Doonella Street. Along the side boundaries a minimum 2m wide soft landscape buffer is proposed on the eastern boundary. A 2m wide soft landscape buffer is also proposed along the southern portion of the western boundary. Towards the rear of the site, a pedestrian footpath is provided along the western boundary but this footpath immediately abuts established landscaping in the adjoining car park. Along to the rear property boundary, the majority of the frontage will be provided as an access easement which has been provided in response to a request from Council at the pre-lodgement meetings. Given the purpose of the proposed easement, no details of landscaping have been prepared at this time but landscaping will be provided to help screen the bin enclosure provided in this location. Development Assessment Report - Material Change of Use Page 9 of 25 (Multiple Housing Type 4, Commercial Type 1 Office/Type 2 Medical) 30-32 Doonella Street, Tewantin QLD 4565 Lot 32 on RP893427 & Lot 903 on T1631
Page 10
PROJECT URBAN – 16216 February 2017 The landscape plan illustrates that the landscape buffers will be planted with a variety of native species that are consistent with the Council’s list of preferred plants. Within the site, it should be noted that the landscaping has also been prepared to provide clear separation between the residential and commercial uses. ACCESS AND PARKING The proposed vehicle entrance and exist have minimum widths of 6m. The entrance and exit points have been located to minimise any potential impacts on the existing street trees in front of the site. As the site plan and landscape concept plan in the supporting documents illustrate, the intent is to retain these existing trees but should it prove to be impractical to do so at the detailed design stage, it is suggested that replacement planting could occur elsewhere within the street verge in front of the site. The proposed development includes a total of 53 car parking spaces in the basement level. 18 of the parking spaces, including visitor spaces located next to the lifts and stairs, are provided for the residential units. The remaining 35 spaces are provided for the commercial tenancies. In addition to the car parking, a total of 8 motorbike parking spaces and 18 bike parking spaces are provided. The number of car, motorbike and bike parking spaces complies with the requirements of the Driveways & Parking Code in the Noosa Plan. The Parking & Traffic Impact Assessment Report prepared by Grey Australia Pty Ltd, which is included in the supporting documents, confirms that the proposed access and egress from the site will be restricted to left in left out only and provides further details with regard to the detailed design of the car park layout. SERVICING Bin enclosures are provided on the northern boundary of the site. As agreed with Council during pre-lodgement discussions, the refuse bins will be collected and emptied from the Council land to the rear of the site. INFRASTRUCTURE The Site based stormwater management plan has been prepared by Bornhorst + Ward, which is included in the supporting documents. The Plan provides details of the proposed strategy for collecting, treating and discharging stormwater from the site. The report has been prepared in accordance with Council policy and current best practice. The recommends a detention tank which will be located below the central plant system, a Stormwater 360 Enviropod 200 (or similar) gross pollutant trap and six (6) 690mm Stormwater360 PSorb (or equivalent) cartridges located within the detention tanks. Development Assessment Report - Material Change of Use Page 10 of 25 (Multiple Housing Type 4, Commercial Type 1 Office/Type 2 Medical) 30-32 Doonella Street, Tewantin QLD 4565 Lot 32 on RP893427 & Lot 903 on T1631
Page 11
PROJECT URBAN – 16216 February 2017 It should be noted that the proposed Site Plan confirms that the finished floor level of the basement will be RL 5.70, which will allow the basement to gravity drain to a pit located to the south east of the site in Doonella Street (RL 3.0). The Serviceability report prepared by Bornhorst + Ward confirms that the site is already connected all the necessary urban services including water, sewer, electricity and telecommunications. Development Assessment Report - Material Change of Use Page 11 of 25 (Multiple Housing Type 4, Commercial Type 1 Office/Type 2 Medical) 30-32 Doonella Street, Tewantin QLD 4565 Lot 32 on RP893427 & Lot 903 on T1631
Page 12
PROJECT URBAN – 16216 February 2017 5.0 SUPPORTING DOCUMENTATION 5.1 SURVEY A Contour and Detail Survey prepared by Sight Survey is included in the supporting documents. The survey shows that site slopes from the north western to the south eastern corner of the site. 5.2 ARCHITECTURAL Proposal plans prepared by Archicology are included in the supporting documents. The plans include site plan, floors plans, elevations and sections. The plans demonstrate that the proposal results in an attractive built form and facade to Doonella Street that will complement the character of the locality and surrounding buildings. The development incorporates various building materials and landscape elements that provide visual interest. 5.3 LANDSCAPE Landscape Concept Plans prepared by Project Urban are included in the supporting documents. These plans demonstrate that the proposal achieves an attractive and appropriate landscape design that will complement the character of the locality, provides visual interest and separation between the proposed uses in the development. 5.4 STORMWATER & SERVICES A Site Based Management Plan and Services Report prepared by Bornhurst + Ward are included in the supporting documents. The reports demonstrate that the proposed stormwater management regime will comply with the relevant sections of the Noosa Plan and current best practice and the site is already connected to all necessary services. 5.5 TRAFFIC A Traffic Impact Assessment has been prepared by Greys Australia Pty Ltd is included in the supporting documents. This report investigates and assesses the proposed development against Council’s traffic guidelines and planning documents and demonstrates that the development can adequately achieve Council’s requirements and will have negligible impact on the surrounding road network. Development Assessment Report - Material Change of Use Page 12 of 25 (Multiple Housing Type 4, Commercial Type 1 Office/Type 2 Medical) 30-32 Doonella Street, Tewantin QLD 4565 Lot 32 on RP893427 & Lot 903 on T1631
Page 13
PROJECT URBAN – 16216 February 2017 6.0 STATE PLANNING INTERESTS 6.1 SUSTAINABLE PLANNING ACT 2009 The Sustainable Planning Act 2009 (SPA) provides the overall statutory planning framework for Queensland. The subject site is located within the local government boundaries of Noosa Council and is subject to the provisions contained in the Noosa Plan 2000, as amended 28 October 2016 (the Planning Scheme). Based on the relevant provisions of the Planning Scheme the proposed development requires impact assessment and those matters which the Assessment Manager must have regard to when assessing the application are set out in section 314 of SPA. 6.2 STATE PLANNING REGULATORY PROVISIONS There are currently ten (10) State Planning Regulatory Provisions (SPRPs) in force but only the SPRP (adopted charges) has any relevance to this proposal. The SPRP (adopted charges) establishes a maximum adopted charge for trunk infrastructure. Noosa Council has adopted a regulated infrastructure charges schedule which is consistent with the SPRP. As infrastructure contributions for this development will be payable in accordance with the Council’s adopted schedule, no further assessment against the SPRP has been undertaken. 6.3 STATE PLANNING POLICY As the Planning Scheme predates the current State Planning Policy (SPP), the proposal has been reviewed against the interim development assessment requirements set out in Part E of the SPP. This review has identified that the requirements with regard to water quality are applicable to the development. As a result, the proposal has been assessed against the SPP code: Water Quality and has been found to be compliant with the relevant sections of the code as the application is supported by a site based stormwater management plan which includes measures to ensure that the quantity and quality of stormwater leaving the site satisfies both the Council’s standards and current best practice. 6.4 REFERRAL The State Assessment and Referral Agency (SARA) became active on 1 July 2013. A review of the SARA mapping confirms that the site is located in the Urban Footprint in the SEQ Regional Plan and forms part of a water resources planning area and the coastal zone. With regard to these overlays, as the proposal is consistent with the objectives for the Urban Footprint in the SEQ Regional Plan, does not seek to take, or interfere with, water and the site does not form part of the Coastal Management District, an assessment against Modules 2, 7 and 10 of the State Development Assessment Provisions (SDAP) is not required. Development Assessment Report - Material Change of Use Page 13 of 25 (Multiple Housing Type 4, Commercial Type 1 Office/Type 2 Medical) 30-32 Doonella Street, Tewantin QLD 4565 Lot 32 on RP893427 & Lot 903 on T1631
Page 14
PROJECT URBAN – 16216 February 2017 6.5 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 - Material Change of Use Page 14 of 25 (Multiple Housing Type 4, Commercial Type 1 Office/Type 2 Medical) 30-32 Doonella Street, Tewantin QLD 4565 Lot 32 on RP893427 & Lot 903 on T1631
Page 15
PROJECT URBAN – 16216 February 2017
7.0 PLANNING SCHEME
Under Noosa Plan 2006, the site is included within the Tewantin and Doonan and the Community
Services Zone. An assessment of the applicable provisions of the Noosa Plan 2006 has been
undertaken below.
7.1 DEFINITION
Based on the definitions in the Planning Scheme, the land uses proposed in the development are
defined as Multiple Housing Type 4 Conventional, Commercial Type 1 Office and Type 2 Medical.
The Planning Scheme defines these uses as follows:
“Multiple housing means the use of premises for two or more dwelling units or
accommodation units as the case may be, occupied by permanent or semi-permanent
residents, where the occupants may share common facilities on the site. The term
includes:
Type 4 Conventional which means the use of premises for dwelling units that do
not fall within multiple dwelling types 1, 2, 3 or 5. The use includes units,
townhouses, flats, apartments, villas and small dwellings units”.
Commercial business means the conduct of a business activity, where a service is offered
or provided and that service is not more clearly defined by other business or community
uses. The term includes the following types:
Type 1 Office: The use of premises for a commercial business conducted in an
office environment. The use includes a bank, professional office, travel agent, and
estate sales office.
Type 2 Medical: The use of premises for the practice of human medicine and
therapies. The use class does not include Wellbeing Type 1 Health uses as
separately defined
Comment: The proposed development will be established in accordance with the above
definitions.
7.2 LEVEL OF ASSESSMENT
In accordance with Part 12, Division 22, Table 12.18 Assessment Table for the Community Services
Zone, Type 1 Office and Type 2 Medical will be subject to Code Assessment and Multiple Housing
Type 4 Conventional will be subject to Impact Assessment. As such, the higher assessment
category applies and the entire application will be subject to Impact Assessment.
Development Assessment Report - Material Change of Use Page 15 of 25
(Multiple Housing Type 4, Commercial Type 1 Office/Type 2 Medical)
30-32 Doonella Street, Tewantin QLD 4565
Lot 32 on RP893427 & Lot 903 on T1631
Page 16
PROJECT URBAN – 16216 February 2017
7.3 OVERLAYS
The following overlays exist upon the site:
Overlay Comment
Natural Hazard: Bushfire and Acid Sulfate Soils
The site may potentially be affected by Acid
Sulfate Soils. Given that earthworks will be
Subject Sites required below 20mAHD it is anticipated
that acid sulfate soils (ASS) maybe
encountered. The Servicability Report
recommends that an ASS investigation be
completed as part of the detailed
geotechnical investigation conducted for
the site. If ASS’s are present, then an ASS
management plan will be prepared to
manage any impacts that may occur should
these soils be disturbed during the
construction process.
7.4 LOCALITY CODE
As mentioned previously the application site is located in the Tewantin & Doonan Locality and
forms part of the Community Services Zone. Although the Planning Scheme does support
Multiple Housing Type 3 (retirement & special needs) within the Community Services Zone, Type
4 Conventional is identified as an inconsistent use within the Zone and the application is
therefore required to follow the impact assessment process and must be assessed against the
relevant sections of the whole Planning Scheme. However, prior to undertaking this assessment, it
is relevant to note that Council approved 16 multiple dwelling units on the site in 2015 under
application reference MCU15/0053. This approval will expire on 23 October 2019 if not
implemented by then and remains a material consideration in the assessment of this proposal.
The proposed development has been assessed against the Locality Code and the key conclusions
are summarised below. The code assessment has determined that the proposed development
complies with all relevant performance outcomes. Where acceptable outcomes are not met, an
alternative solution demonstrating compliance with the corresponding performance outcome is
provided.
Development Assessment Report - Material Change of Use Page 16 of 25
(Multiple Housing Type 4, Commercial Type 1 Office/Type 2 Medical)
30-32 Doonella Street, Tewantin QLD 4565
Lot 32 on RP893427 & Lot 903 on T1631
Page 17
PROJECT URBAN – 16216 February 2017
Subject Sites
7.4.1 OVERALL OUTCOMES
A review of the Locality Code has identified that the proposal is consistent with the following
Overall Outcomes:
offices and medical uses are both identified as consistent uses on this site;
the site is already in residential use and the application simply seeks to increase the
density of this existing use;
the proposed uses are all compatible with other established uses within the area and
can continue to operate on the site without adverse impacts on the amenity of the
adjoining uses;
the development will provide additional residential accommodation in accordance
with the primary role of the Locality, to provide permanent housing for residents;
the proposed commercial uses will complement and support the role of the tewnatin
Business Centre which adjoins the site;
the proposed residential units will offer future residents a high level of residential
amenity, convenience, accessibility and servicing;
the proposed development is consistent with the height, scale and density of
development expected within the local area;
Development Assessment Report - Material Change of Use Page 17 of 25
(Multiple Housing Type 4, Commercial Type 1 Office/Type 2 Medical)
30-32 Doonella Street, Tewantin QLD 4565
Lot 32 on RP893427 & Lot 903 on T1631
Page 18
PROJECT URBAN – 16216 February 2017
the application is consistent with the intent of the Overall Outcomes to encourage
multiple housing for permanent residents close to Tewantin Business Centre; and
the residential units will provide a type of accommodation which is in short supply, will
be more affordable and as such, will be consistent with the general intent for the
Community Services Zone to support the needs of low income earners.
7.4.2 SPECIFIC OUTCOMES AND PROBABLE SOLUTIONS
The proposed development has been assessed against the relevant Probable Solutions and
Specific Outcomes and has been found to be compliant. The key conclusions are summarised
below:
the proposed development is consistent with the existing use of the site, the character
of the local area and has been designed to minimise adverse impacts on the amenity
of adjoining residents and the local area;
the proposed development will enhance the visual amenity of Doonella Street and will
not compromise the function of the local road network;
the residential density proposed in the application is less than that the current
approval on the site;
the proposed development complies with the maximum building height limit of 2
storeys and is less than 8m above natural ground level;
the proposed building complies with the minimum setbacks required in the
Community Services Zone to Doonella Street and the side and the rear boundaries;
the proposed plot ratio complies with the maximum (1,625m2) permitted for the
Community Services Zone;
the basement will be gravity drained;
the height of the buildings has been designed to step up from the Doonella Street
frontage which is the lowest part of the site;
the proposal has a varied roof form with the majority having a pitch well in excess of 5
degrees and overhanging eaves;
the proposed landscaping will create an attractive setting for the buildings which will
make a positive contribution to the character of the local area
the site is within walking distance of the Tewantin Business Centre; and
the building is well articulated and includes a variety of materials to reduce the visual
bulk of the building.
Development Assessment Report - Material Change of Use Page 18 of 25
(Multiple Housing Type 4, Commercial Type 1 Office/Type 2 Medical)
30-32 Doonella Street, Tewantin QLD 4565
Lot 32 on RP893427 & Lot 903 on T1631
Page 19
PROJECT URBAN – 16216 February 2017
Although the proposed layout complies with the side boundary setbacks for the Community
Services Zone, the applicant is aware that Council’s setbacks for Multiple Housing are greater. In
this respect, the Council’s preferred minimum side boundary setback for this type of use is
typically half the building height in the relevant location. In this case, the height of the proposed
residential building varies as a result of the changes in natural ground levels across the site and
as such, it is just under 6m and 7m on its western and eastern sides respectively. On this basis,
the Plan seeks minimum setbacks of 3m and 3.5m along these respective boundaries. Proposal
plan SD03 shows that the minimum setback to the western boundary is 2.34m but the majority of
the building is actually setback 2.8m. Along the eastern boundary the minimum setback is 2.695m
adjacent to the stairs but the majority of the wall is setback more than 3m from the boundary.
The above analysis shows that the proposed side boundary setbacks for the residential building
do fall just below the Council’s preferred minimum requirements but, given that the building
immediately abuts public car parks on either side, it is considered that these minor
encroachments can be supported.
8.4.3 ALTERNATIVE SOLUTIONS
Probable Solution O4 - Maximum Building Height
Although the proposed building comply with the maximum building height in storeys and from
natural ground levels, sections of the residential building are more than 8m above the finished
ground level and therefore do not comply with Probable Solution S4.1. The proposal has
therefore be assessed Specific Outcome O4 and has been found to be compliant for the following
reasons;
the proposed residential building is two storeys in height and is less than 8m above
natural ground level. As a result, the proposed development retains a low rise
appearance,
those sections of the residential building that exceed the preferred 8m maximum height
limit above finished ground level do so because of the basement level below which is cut
into the slope at the rear of the site;
the residential building is screened from Doonella Street by the commercial buildings at
the front of the site;
the site directly adjoins the Business Centre where a 10m height limit is permitted; and
as the residential building sits on the northern part of the site and is set back more than
5m from the rear boundary, it will not have adverse impact on the amenity of the only
adjoining building located in the Business Centre to the north of the site.
As result of the above, it is considered that the proposed development is consistent with the scale
of development surrounding the site and will not visually dominant Doonnella Street or have an
adverse impact on the amenity of the adjoining properties.
7.5 DEVELOPMENT CODES
In accordance with the applicable Table of Assessment, the following Codes are applicable to the
proposed development:
Development Assessment Report - Material Change of Use Page 19 of 25
(Multiple Housing Type 4, Commercial Type 1 Office/Type 2 Medical)
30-32 Doonella Street, Tewantin QLD 4565
Lot 32 on RP893427 & Lot 903 on T1631
Page 20
PROJECT URBAN – 16216 February 2017
• Residential Uses Code;
• Business Uses Code;
• Landscaping Code; and
• Engineering Works Codes.
Comment: An assessment of the development codes has been undertaken. The code assessment
has determined that the proposed development complies with all relevant performance
outcomes. Where acceptable outcomes are not met, an alternative solution demonstrating
compliance with the corresponding performance outcome is provided (refer to Section 8.6
below).
7.5.1 RESIDENTIAL USES CODE
The key points to note from the assessment of the proposal against the Residential Uses Code
are summarised below:
the entrance to the development is clearly visible from Doonella Street;
a footpath through the development will provide pedestrian access to the residential
units from Doonella Street. Access to the lift and stairs will also be clearly signposted
from the basement;
no bedroom windows are within 3m of the driveway and or the parking areas;
plant and equipment will be located and screened to reduce its visual impact;
fencing is proposed to provide privacy for the areas of private open space at ground
floor level;
the development will not adversely impact on the sunlight currently enjoyed by
neighbouring properties. It should be noted that these properties are not in
permanent residential use;
the proposed access and car parking areas are conveniently located for residents;
the visitor spaces will be provided in the basement, close to the lift and stairs, and will
have unrestricted access;
appropriate screening will be used to reduce the visual impact of the basement car
parking from Doonella Street; and
storage lockers are provided on the verandah/balcony of each unit.
Overall, it is considered that the proposed development complies with the relevant sections of
the Residential Uses Code.
Development Assessment Report - Material Change of Use Page 20 of 25
(Multiple Housing Type 4, Commercial Type 1 Office/Type 2 Medical)
30-32 Doonella Street, Tewantin QLD 4565
Lot 32 on RP893427 & Lot 903 on T1631
Page 21
PROJECT URBAN – 16216 February 2017
7.5.2 BUSINESS USES CODE
The key points to note from the assessment of the proposal against the Business Uses Code are
summarised below:
the proposed commercial uses will not adversely impact on the existing or future electrical
supply infrastructure;
the proposed site adjoins the Business Centre and will not have an adverse impact on the
amenity of the local area;
plant and equipment will be located in a plant room or will be setback 2m from any
property boundary and screened appropriately;
the entry to the site will be clearly identifiable from the street and will be well lit;
the proposed design will allow for casual surveillance of external spaces;
the site is readily accessible by public transport;
secure bike parking, lockers and end of trip facilities are provided in accordance with the
code; and
the waste storage areas are located at the rear of the site.
7.5.3 ENGINEERING WORKS CODES
The proposal has also been assessed against the Engineering Works Codes and the pertinent
points from this assessment are set out below:
The main conclusions of the Parking & Traffic Impact Assessment Report prepared by Greys
Australia Pty Ltd in the supporting documents are as follows:
the proposed access should be restricted to a left in left out only to minimise the
impacts of the development on the local road network;
the proposal complies with the Council’s parking requirements; and
the driveway, circulation areas, basement ramp, queuing and car parking spaces have
all been designed to comply with the relevant Australian Standards.
The Servicability Report prepared by Bornhurst + Ward confirms that the site is already
connected to all the necessary services including the reticulated water and sewer networks.
Bornhurst + Ward have also prepared a Site Based Stormwater Management Plan which
recommends a series of measures to collect, treat and discharge stormwater from the site to
Doonella Street, in accordance with current best practice.
Development Assessment Report - Material Change of Use Page 21 of 25
(Multiple Housing Type 4, Commercial Type 1 Office/Type 2 Medical)
30-32 Doonella Street, Tewantin QLD 4565
Lot 32 on RP893427 & Lot 903 on T1631
Page 22
PROJECT URBAN – 16216 February 2017
With regard to the proposed earthwork, full details of the works including an Erosion & Sediment
Control plan, will be prepared and submitted for Council approval at the operational works stage.
The works will be designed to comply with the Council’s code requirements and current best
practice.
Finally, it should be noted that the proposed building design includes an waste collection area
which has been sized to provide sufficient space for general waste and recycling bins. Waste will
be collected from the Council land to the rear of the site as agreed with Council Officers.
Overall, it is considered that the proposal complies with the key requirements of the Engineering
Works Code.
7.5.4 LANDSCAPE CODE
The proposal has also been assessed against the Landscape Code and the key conclusions from
this assessment are set out below:
the proposed layout provides more than 15% of the site area as landscaping and
communal open space in accordance with the requirement for the Community
Services Zone;
a minimum 2m wide landscape strip is provided along the front of the site, in
accordance with the requirement for the Community Services Zone;
the proposed landscaping has been designed, and will be planted and maintained, in
accordance with Council’s Planning Scheme Policy 3;
the basement does not extend beyond the footprint of the building and allows for
landscaping within the building setback areas;
adequate areas of private open space are provided for each dwelling unit; and
the layout incorporates an area of communal open space for residents to use.
For these reasons, the proposed landscaping is considered to comply with the relevant
requirements of the Landscaping Code.
7.6 PLANNING SCHEME CONFLICTS
Whilst the proposed design satisfies the key design requirements for development on the site, it
is recognised that the proposed type of Multiple Housing is not a consistent use within the Zone
and therefore conflicts with Specific Outcomes O75 to O82 inclusive. Despite the apparent
inconsistency, it is considered that the following arguments provide sufficient planning grounds
to overcome the conflict with the Planning Scheme in accordance with section 326(1)(b) of the
Sustainable Planning Act 2009. These grounds were accepted by Council during its assessment of
the current material change of use approval of Multiple Dwelling Type 4 Conventional.
Development Assessment Report - Material Change of Use Page 22 of 25
(Multiple Housing Type 4, Commercial Type 1 Office/Type 2 Medical)
30-32 Doonella Street, Tewantin QLD 4565
Lot 32 on RP893427 & Lot 903 on T1631
Page 23
PROJECT URBAN – 16216 February 2017
1. The application site is already used for residential purposes and could be redeveloped in
accordance with the current for material change of use approval for 16 multiple dwelling
units;
2. Residential use is compatible with other established uses within the area and can continue
to operate on the site without adverse impacts on the amenity of the adjoining uses or
the character of the surrounding area;
3. The proposed development will address a need for smaller, more affordable, residential
dwellings within Tewantin;
4. The proposed development will add to the supply, variety and mix of dwellings within
Tewantin;
5. The proposed development is consistent with the height, scale and density expected
within the local area;
6. The site is located next to the Tewantin Business Centre and has excellent accessibility to
the services and facilities within the Centre;
7. The proposed residential development will help to support the vitality and viability of the
Business Centre;
8. The Council has no additional community facilities identified or planned for Tewantin
Town Centre and the site is no longer required to provide these types of facilities;
9. There is no identified need, or demand for, the site to be used for service, utility or
transport uses; and
10. The proposal also provides for commercial business uses,that will support and
complement the role of the adjoining Business Centre Zone.
11. The height of the proposed development is consistent with the scale of development
surrounding the site and will not visually dominant Doonnella Street or have an adverse
impact on the amenity of the adjoining properties
In conclusion, Council has previously accepted that the arguments set out above provide
sufficient planning grounds to overcome the conflict with the Planning Scheme in accordance
with section 326(1)(b) of the Sustainable Planning Act 2009.
Development Assessment Report - Material Change of Use Page 23 of 25
(Multiple Housing Type 4, Commercial Type 1 Office/Type 2 Medical)
30-32 Doonella Street, Tewantin QLD 4565
Lot 32 on RP893427 & Lot 903 on T1631
Page 24
PROJECT URBAN – 16216 February 2017
8.0 CONCLUSIONS
This Town Planning Report has been prepared by Project Urban on behalf of the applicant,
Doonella Street Pty Ltd. The report is submitted to Noosa Council as part of the common
material for a development application that seeks approval to redevelop 30 and 32 Doonella
Street, Tewantin for Multiple housing – Type 4 Conventional, Commercial Type 1 Office and
Commercial Type 2 Medical. The foregoing assessment of this development proposal draws the
following conclusions:
• The proposal is consistent with the State Planning Regulatory Provisions;
• The proposed development complies with the South East Queensland Regional Plan;
• The application proposal accords with the State Planning Policy code for Water
Quality;
• The application does not trigger assessment against any State Development
Assessment Provisions;
• The proposal complies with the Overall Outcomes for the Tewantin & Doonan Locality;
• There are sufficient planning grounds to overcome the conflict with the Planning
Scheme which does not currently support this form of Multiple housing within the
Community Services Zone; and
• The proposal satisfies the relevant detailed design requirements set out in the
Tewantin & Doonan Locality Code, the Residential Uses Code, the Landscaping Code
and the Engineering Codes.
In conclusion, it is considered that the material change of use application warrants Council’s
support and should be approved subject to reasonable and relevant conditions.
Yours faithfully
PROJECT URBAN
Mick Sheppard
DIRECTOR
Development Assessment Report - Material Change of Use Page 24 of 25
(Multiple Housing Type 4, Commercial Type 1 Office/Type 2 Medical)
30-32 Doonella Street, Tewantin QLD 4565
Lot 32 on RP893427 & Lot 903 on T1631
Page 25
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