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Amended Planning Report (002)
Development Application
Planning Report
Material Change of Use for Dual Occupancy, associated
Operational Works and Reconfiguration of a Lot
(Community Title Subdivision) situated at 22 Delorme
Street, Noosa Heads (Lot 136 RP160425)
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Contents
1.0 Summary............................................................................................................................ 3
1.1 Development application details................................................................................................. 3
1.2 Planning instrument details ........................................................................................................ 3
1.3 Referral agencies ........................................................................................................................ 3
2.0 Site details ......................................................................................................................... 4
2.1 Site description........................................................................................................................... 4
2.2 Surrounding land uses ................................................................................................................ 5
3.0 Proposed development details ........................................................................................... 6
4.0 Planning assessment .......................................................................................................... 8
4.1 Technical Compliance ................................................................................................................. 8
4.2 Building Design ........................................................................................................................... 8
4.3 Setbacks ..................................................................................................................................... 9
4.4 Works and Overlay Codes ......................................................................................................... 11
5.0 State assessment and other matters ................................................................................ 11
5.1 State interests .......................................................................................................................... 11
5.1.1 Matters established in the Planning Regulation .............................................................................. 11
5.1.2 State Planning Policy ........................................................................................................................ 11
6.0 Conclusion........................................................................................................................ 12
Client Name: Santiago Nominees Pty Ltd
Prepared by: Will Koschade B.Reg.Urb.Plan RPIA
Version: 1
Date: 15 June 2022
This report is based on the QLD Government’s planning report template (Department of Infrastructure, Local Government
and Planning), which adopts a ‘report-by-exception’ approach. The planning report only discusses the key issues and
matters where a proposed development does not exactly meet the requirements of, or conflicts with, a planning scheme
or other planning instrument.
Disclaimer: While every care has been taken in preparing this report, Pivotal Perspective Pty Ltd accepts no responsibility
for decisions or actions taken as a result of any data, information, statement or advice, expressed or implied, contained
within. To the best of our knowledge, the content was correct at the time of publishing.
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Page 3
1.0 Summary
1.1 Development application details
Proposed development: Dual Occupancy
Type of approval sought: Development Permit for Material Change of Use
Development Permit for Operational Works
Development Permit for Reconfiguration of a Lot
Site address: 22 Delorme St, Noosa Heads
Real property description: Lot 136 RP160425
Site area: 528.5m2
Assessment manager: Noosa Council
Owner details: Santiago Nominees Pty Ltd
Applicant details: Santiago Nominees Pty Ltd c/- Pivotal Perspective Pty Ltd
1.2 Planning instrument details
State planning policy: State Planning Policy 2017
Regional plan: SEQ Regional Plan 2009–2031 (version commenced 2 May
Designation: 2014), urban footprint designation.
Planning scheme: The Noosa Plan 2020
Zone: Medium Density Residential zone
Level of assessment: Code
Applicable overlays: Bushfire Hazard Area (Potential Impact Buffer)
Applicable codes: Noosa Heads Local Plan Code
Medium Density Residential Zone Code
Dual Occupancy and Multiple Dwelling Code
Works codes
Reconfiguring a Lot code
1.3 Referral agencies
Nil
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Page 4
2.0 Site details
2.1 Site description
Table 1: Site description
Site Description
characteristic
Existing land use Dwelling House
Frontage and 22m to Delorme St
access
20m to Safari St
Topography and The site slopes from Delorme Street to the western side boundary at a rate
views 2%.
Existing vegetation Garden shrubs and trees which is to be removed as part of the development
works with new landscaping to be reinstated as part of OPW.
Figure 1: Aerial view and site identification
Source: DA Mapping System
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Page 5
2.2 Surrounding land uses
Table 2: Surrounding land uses
Surrounding land uses
East Delorme Street
South Safari Street
West 18 Safari Street – Dwelling House
North 20 Delorme Street – Dwelling House
Figure 2: Zone Maps
Source: DA Mapping System
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Page 6
3.0 Proposed development details
Table 3: Summary of development aspects
Material change of use
Building height 7.4m
Gross floor area (GFA) Total = 239.5m2 (39.5%)
Site coverage 224.9m2 (40%) Overall
Car parking 4 covered spaces
Site access Dual Access - Wyandra St & Safari St
The application proposes a dual occupancy, with the following features:
- 3 bedroom units with separate garages and street frontages
- Split level design with living and dining on the ground floor accessible from the garage and
bedrooms on the upper floor.
- 2 x double garages.
- Generous private open space and substantial landscaping.
- Good presentation to both frontages with regards to landscaped setbacks, front boundary
fence setbacks and articulated coastal design.
- Proposed inlet pits to capture surface run-off and discharge into the Council stormwater
infrastructure on Safari and Delorme Street as the lawful point of discharge.
- Approval also sought for Operational Works (Landscaping, Access, Car parking,
Earthworks, Stormwater).
- Approval also sought for Reconfiguration of a Lot (Community Title Subdivision) – standard
format lots with common property.
A copy of the proposed site plan is included below.
Figure 3: Proposed Site Plan
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Figure 4: Elevation Plan
Figure 5: Delorme St Render
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Figure 5: Safari St Render
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Page 9
4.0 Planning assessment
4.1 Technical Compliance
The proposed multiple dwellings meet the relevant key technical provisions of the Medium Density
Residential and Multiple Dwellings Codes, as described below, with further discussion provided
against the relevant Performance Solution thereafter.
Criteria The Noosa Plan 2020 Proposal Compliance
Site Details 22 Delorme St – 528.5m2
Height 8m and 2 storeys 7.75m and 2 storeys Y
Site Cover 50% one level and 30% the other 197m2 (37%) Overall Y
40% overall
GFA 0.4:1 (211.5m2) 0.39:1 (209m2) Y
Private Open Ground Level (25m2) >25m2 Y
Space
Setbacks Frontage - south (6m) Delorme 4.5m to OMP, 5.0m to wall PO
Side
- west (1.5m – 2m) 1.5m, 1.5m PO
- north (1.5m – 2m) 1.5m, 2.0m Y
Frontage
- east (6m) Safari 6m Y
Wall length <15m 7m Y
Garages Garage doors facing the street are Different frontage Y
separated by 2m or staggered
Roof Form Rooftop Terrace NA Y
Landscaping Pools and visitor carparking setback No pool or parking in front 2m Y
2m
40% landscaping with 60% of this to be
soft landscaping 191.5m2 (36%) – more than 60% soft Y
Carparking and 2 covered and 1 additional 4 covered spaces Y
access Duplex and detached house allowed to Duplex able to reverse maneuver
exit local road in reverse onto Safari/Delorme (local road)
Earthworks Cut or fill less than 1.5m <1.5m Y
Waste Storage Screened waste areas and located for Bin storage along the private areas of Y
transport to kerb with grade of <1:15 each unit + screened
Fencing Setback an avg of 1m and articulated Fencing setback an avg 1m with good Y
by stepping the design. landscaped setback along both
frontages
4.2 Building Design
The proposed dual occupancy design is finished with an attractive built form which addresses the
street and integrates with surrounding development on both Safari Street and Delorme Street. The
design incorporates a mix of materials to add visual interest and take the form of separate buildings
(on each frontage) in accordance with the requirements of the Medium Density Residential Zone
code. This is achieved through variations in front façade where presenting to each frontage. The
design on the Safari Street frontage has a rectangular presentation whereas the façade along
Delorme Street is substantially articulated and stepped. Softening is also provided via the
landscaped setbacks which differs for each frontage.
The split-level design is to be finished with high quality landscapes and useable communal and open.
The development responds to the sloping land and is consistent with the relevant design outcomes
of the Noosa Heads Local Area Plan Code.
It is considered that the design contributes positively to the locality, enhances the streetscape, does
not dominate the streetscape and does not present as a large singly bulky development.
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4.3 Delorme Frontage Setback
4.3.1 Delorme Frontage
The building projects into the eastern front boundary setback on both the ground floor (small portion of
garage and section of living room) and the upper floor (decks, roof eave, suspended planter), as
shown below (red shade).
The eastern façade is provided with dept through stepped design, articulation and upper-level
balconies. A mixture of building materials also provides visual interest and reduces overall building
scale and bulk. Where encroaching, the built form does not comprise of square, unarticulated wall
plane, and instead includes forward projecting elements to eliminate building bulk and scale.
The land also falls away from Delorme Street and the overall building height is well below 8.0m
maximum. The natural slope and height allow the development to present less visual bulk to that of
a building extended to an 8m maximum height even with a 6m setback. The site is constrained by
two frontages and therefore the proposed 4.5m OMP setback is considered a reasonable outcome.
4.3.2 Western Side Setback
Acceptable Outcome 12.1 of the Medium Density Residential Zone Code requires a minimum side
boundary setback of 1.5m (ground floor) and 2m (upper floor). A portion of the upper-level footprint
encroaches within the western side boundary setback. The extent of the encroachment is shown
below.
Although located within the side boundary setback, it is considered that the encroachment is minor
and would not unreasonably impact the visual and acoustic amenity of the adjoining residence. The
design still provides an adequate distance and allows space for landscaping.
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4.4 Works and Overlay Codes
Approval is sought for Operational Works.
RECOR provides engineering plans and a stormwater design. A landscaping plan is also provided
as part of the proposal plans which includes landscaped area and some planting detail for screening
vegetation along the side boundaries and front setbacks. The landscape package has been prepared
by Element Design.
It is noted that The Noosa Plan does not require maneuvering of vehicles in a forward gear onto local
roads.
4.5 Reconfiguring a Lot Code
Approval is sought for a Reconfiguration of a Lot (Community Title Subdivision) to create two standard
format lots with common property. The proposed subdivision demonstrates compliance with the
Reconfiguring a Lot Code including PO27, PO28 and PO29 based on the following grounds:
-Building is proposed which Council can assess concurrently with Material Change of Use application
(refer editor’s note – PO27).
-The subdivision is proposed for residential land.
-The land is located within urban areas close to services and facilities and adequate infrastructure is
in place to service the development.
-The development would remain consistent with the character of the locality and provides users
reasonable amenity.
5.0 State assessment and other matters
5.1 State interests
5.1.1 Matters established in the Planning Regulation
Nil
5.1.2 State Planning Policy
The SPP includes assessment benchmarks that may be applicable where a local government
planning scheme does not adequately reflect the SPP. The Noosa Plan 2020 appropriately integrates
all SPP provisions, except for Natural Hazards, risk and resilience – coastal hazards – in part. The
application does not trigger assessment against for coastal hazards.
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6.0 Conclusion
This application seeks a Development Permit for Material Change of Use Dual Occupancy,
associated Operational Works (Landscaping, Access, Car parking, Earthworks, Stormwater) and
Reconfiguration of a Lot (Community Title Subdivision), situated at 22 Delorme Street, Noosa Heads.
The use is a consistent code assessable development within the Medium Density Residential
Housing Zone. The assessment finds the design generally meets the relevant Acceptable and
Performance Outcomes.
The Planning Act 2016 prescribes that a code assessment must be carried out only—
(a) against the assessment benchmarks in a categorising instrument for the development
(The Noosa Plan 2020); and
(b) having regard to any matters prescribed by regulation.
Council, after carrying out the assessment—
(a) must decide to approve the application to the extent the development complies with all of
the assessment benchmarks for the development; and
(b) may decide to approve the application even if the development does not comply with
some of the assessment benchmarks; and
Examples—
1 An assessment manager may approve an application for development that does not comply with some of
the benchmarks if the decision resolves a conflict between the benchmarks.
2 An assessment manager may approve an application for development that does not comply with some of
the benchmarks if the decision resolves a conflict between the benchmarks and a referral agency’s
response.
(c) may impose development conditions on an approval; and
(d) may, to the extent the development does not comply with some or all the assessment
benchmarks, decide to refuse the application only if compliance cannot be achieved by
imposing development conditions.
Example of a development condition—
a development condition that affects the way the development is carried out, or the management of uses
or works that are the natural and ordinary consequence of the development, but does not have the effect
of changing the type of development applied for
The assessment finds the development generally complies with all Acceptable Outcomes of the
applicable codes. The Assessment Manager’s favorable consideration of the above development
application is therefore recommended.
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