Original source · versioned page text
4. Town Planning Report
PLANNING REPORT
[OCR of page images]
= FOP
WTA
URBANCONSULTANTS
SS TOWN PLANNING
UN MPSSCNESUeNININCM) |) | LL
lm EA AAI Ce Us) ae)
NTSC WIM Aiaa Claas /{ *\\' 4
LANDSCAPE ARCHITECTURE |//\{| [I\|\ ECOLOGY + ARBORICULTURE
BRISBANE | SUNSHINE COAST | CENTRAL QLD
ISO 9001 CERTIFIED
See the original
The page text is free to read. Viewing or downloading an original file needs an account.
Log in to see the originalSearchable page text hides email addresses. Original files are unchanged and may show email addresses.
Full text of the other 28 pages
Page 2
PLANNING REPORT Proposed Development at 245 David Low Way, Peregian Beach For Altum Property Group M2915P– Rev A DEC 2021 JFP Urban Consultants Pty Ltd Prepared by: Timothy Balcombe Approved by: Graeme Bews PLANNING REPORT – Revision A DEC 2021 P a g e |2
Page 3
TABLE OF CONTENTS
PLANNING REPORT ............................................................................................................................. 2
Executive summary ................................................................................................................. 5
1.1 Site details ...................................................................................................................... 5
1.2 Application details .......................................................................................................... 5
1.3 Applicable legislation ..................................................................................................... 6
1.4 Definition of use ............................................................................................................. 6
1.5 Level of assessment and public notification ................................................................... 6
1.6 Referral agencies ............................................................................................................ 7
1.7 Supporting specialist reports and documentation ......................................................... 7
Site in context ......................................................................................................................... 8
2.1 Land use and area classification ..................................................................................... 8
2.1.1 Development site ......................................................................................... 8
2.1.2 Surrounding Locality..................................................................................... 9
2.1.3 Surrounding development ......................................................................... 10
2.2 Site and environment description ................................................................................ 10
2.2.1 Topography and drainage patterns ............................................................ 10
2.2.2 Ecological mapping..................................................................................... 11
2.2.3 Local mapping ............................................................................................ 11
2.2.4 Site contamination ..................................................................................... 11
2.3 Access and mobility ...................................................................................................... 11
2.3.1 Vehicular access ......................................................................................... 11
2.3.2 Pedestrian, cycle and Public transport ....................................................... 11
2.4 Infrastructure/local government infrastructure plan ................................................... 12
2.4.1 Services ...................................................................................................... 12
2.4.2 Local government infrastructure plan ........................................................ 12
Site history ............................................................................................................................ 13
3.1 Prelodgement meeting ................................................................................................ 13
3.2 Land use history ........................................................................................................... 13
The development proposal .................................................................................................... 14
4.1 Proposal details ............................................................................................................ 14
4.1.1 Key Development Parameters.................................................................... 15
4.2 Built Form..................................................................................................................... 16
4.3 Carparking and servicing .............................................................................................. 17
4.4 Landscaping.................................................................................................................. 17
4.5 Servicing ....................................................................................................................... 18
4.6 Infrastructure ............................................................................................................... 18
4.7 Stormwater Management ............................................................................................ 18
4.8 Earthworks ................................................................................................................... 18
PLANNING REPORT – Revision A DEC 2021 P a g e |3
Page 4
Statutory provisions and compliance ..................................................................................... 19
5.1 State interest................................................................................................................ 19
5.1.1 SEQ Regional Plan....................................................................................... 19
5.1.2 Adopted infrastructure charges ................................................................. 19
5.1.3 Referral agencies and State Development Assessment Provisions ............ 19
5.1.4 State Planning Policy .................................................................................. 19
5.2 Council interests & Planning scheme ........................................................................... 20
5.2.1 Zoning ........................................................................................................ 20
5.2.2 Local plan ................................................................................................... 20
5.2.3 Applicable planning scheme codes ............................................................ 21
Conclusion ............................................................................................................................ 23
6.1 Summary ...................................................................................................................... 23
Appendices ........................................................................................................................... 24
7.1 Appendix A – Title search ............................................................................................. 25
7.2 Appendix B – Architectural Plans ................................................................................. 26
7.3 Appendix C – Landscape Plans ..................................................................................... 27
7.4 Appendix D – Planning scheme codes .......................................................................... 28
7.5 Appendix E – Engineering report and plans ................................................................. 29
PLANNING REPORT – Revision A DEC 2021 P a g e |4
Page 5
EXECUTIVE SUMMARY
JFP Urban Consultants have been engaged by Altum Property Group to prepare and lodge a combined
Development Application for a Material Change of Use (Multiple dwelling units and an Office), and
Operational Works (Road works, Stormwater, Drainage works, Earthworks, Frontage works and
Landscaping) over land at 245 David Low Way, Peregian Beach, and described as Lot 22 on P9315.
The combined application has been prepared in accordance with the Planning Act 2016 and the Noosa
Plan 2020. The application also includes proposal plans and specialist reporting in support of the
application.
The subject application is Code assessable in accordance with the Tables of Assessment of the Noosa
Plan 2020 and the Planning Act 2016.
This planning report contains details of the application and demonstrates compliance with the relevant
assessment benchmarks under the Noosa Plan 2020 and the relevant State legislation.
1.1 SITE DETAILS
Street Address 245 David Low Way Peregian Beach QLD 4573
Real Property Description Lot 22 on P9315
Easements and Encumbrances Not applicable
Site Area 581.81m2
Registered Owners RABL PTY LTD A.C.N. 650 853 553
Local Government Noosa Council
Planning Scheme Noosa Plan 2020
Strategic Plan Classification Urban Area
Zoning Medium Density Residential
Local plan Coastal Communities Local Plan Code
Applicable Council Overlays Acid sulfate soils
Nature Conservation Act 1992 Not applicable
State Planning Policy Mapping Wildlife hazard buffer zone (3km, 8km, 13km),
Obstacle limitation surface area,
Flood hazard area – Local government flood mapping
Koala Habitat Area Mapping Not applicable
Development Assessment SEQ Regional Plan – Urban footprint
Mapping System Areas with substantial potential for UXO
Water resource planning area boundaries
1.2 APPLICATION DETAILS
Applicant Altum Property Group
Application Type Combined Development Permit for Material change of use
(Multiple dwellings units x 3 and Office) and Operational Works
(Road works, Drainage, Stormwater, Earthworks and Landscaping)
Level of Assessment Code
PLANNING REPORT – Revision A DEC 2021 P a g e |5
Page 6
1.3 APPLICABLE LEGISLATION
This application has been prepared in accordance with the requirements of the Planning Act 2016 (the
Act), the Planning Regulation 2017 (the Regulation), and the Development Assessment Rules (DA Rules).
1.4 DEFINITION OF USE
In accordance with the Noosa Plan 2020, the proposed Material Change of Use is defined as a Multiple
dwelling and an Office. The applicable Planning Scheme uses definitions are reproduced below:
Multiple dwelling
Multiple dwelling means a residential use of premises involving 3 or more dwellings, whether
attached or detached, for separate households.
Examples include - Apartments, Flats, Units, Townhouses, Row Housing, Triplex
Office
Office –
(a) means the use of premises for—
i. providing an administrative, financial, management or secretarial service or
function; or
ii. the practice of a profession; or
iii. providing business or professional advice or services; but
(b) does not include premises used for making, selling or hiring goods.
Examples include - Bank, real estate agent, administration building
1.5 LEVEL OF ASSESSMENT AND PUBLIC NOTIFICATION
Material Change of Use
In accordance with Part 5 (Table 5.5.2) of the Noosa Plan 2020, categories of development and
assessment for a Material Change of Use, the proposed development is subject to Code Assessment for
both Multiple dwelling units and an Office.
Notably, office uses are code assessable in the Medium Density Residential zoning, where undertaken
in combination with a residential use in a mixed-use format, where located on Lots 16, 17, 18,19, 20 or
22 P9315, being 233-245 David low Way Peregian Beach. This includes the subject site, 245 David Low
Way, Peregian Beach.
Applicable assessment benchmarks - Multiple dwelling units and office:
Coastal communities local plan code,
Medium density residential zone code,
Dual occupancy and multiple dwelling code; and
Business activities code and Works codes
Operational works
In accordance with Part 5 (Table 5.8.2 & 5.8.3) Categories of development and assessment for
Operational works (Engineering work, Stormwater Drainage, Water Quality, Earthworks and
Landscaping), indicates that the proposed development is subject Code Assessment with respect to
undertaking Road works, Stormwater, Drainage works, Earthworks and Landscaping.
PLANNING REPORT – Revision A DEC 2021 P a g e |6
Page 7
Applicable assessment benchmarks – Operational works
Driveway and parking code
Earthworks code
Existing service code
Fire services for common private title code
Landscape code
Sustainable design code
Transport Code
Water Quality and drainage code
Waste management code
Overlays
The categories of development assessment relating to the applicable overlay being acid sulfate soils,
stipulates that the development requires code assessment against the Acid Sulfate soils overlay code,
where the development involves excavation of 100m3 or filling with 500m3 (Area 2 - 5m -20m AHD).
Whilst the development will involve excavation greater than 100m3, in a location mapped as Area 2,
however since the excavation does not involve 100m3 under 5m the works are not deemed to be
assessable development (Refer to the Tables of assessment - Table 5.9.1 and Figure 5.9.1.1).
1.6 REFERRAL AGENCIES
The site is included on State Development Assessment mapping as being within an area of potential for
unexploded ordnance. As such, in accordance with Schedule 10 of the Planning Regulation 2017, the
application must be referred to the Department’s State Assessment Referral Agency.
Matter of Interest Development Type Relevant Provisions of the Planning
Regulation 2017
Premises contaminated Assessable development Sch 10, Pt 4, Div 3, Table 1
because of unexploded
ordnance
1.7 SUPPORTING SPECIALIST REPORTS AND DOCUMENTATION
The application is supported by the following plans and reference documents: -
TYPE CONSULTANT
Architectural Plans Blackburne Jackson Design
Landscape Plans Blackburne Jackson Design
Engineering Plans Bax Engineering
Engineering Report Bax Engineering
PLANNING REPORT – Revision A DEC 2021 P a g e |7
Page 8
SITE IN CONTEXT
2.1 LAND USE AND AREA CLASSIFICATION
2.1.1 DEVELOPMENT SITE
The development site is located at 245 David Low Way, Peregian Beach, and is described as Lot 22 P9315.
The site is rectangular in shape with a 18m wide road frontage and has a total area of 581.81m2.
The site is currently occupied by an existing single storey dwelling. The site is generally flat with a gentle
fall away from the street (David Low Way).
Figure 1: Site Aerial Photograph
PLANNING REPORT – Revision A DEC 2021 P a g e |8
Page 9
Figure 2: Site Photographs
245 David Low Way Peregian Beach (Source - Google maps)
2.1.2 SURROUNDING LOCALITY
The subject site is located within the township of Peregian Beach and located approximately 140m
from the village centre (Herron Street) and approximately 230m from the Peregian Surf Club.
The surrounding locality is characterised by a mix of commercial, residential and community land uses.
The character of the area represents a low-rise coastal village atmosphere with central village square
being the main focus for retail activity, including local convenience shops and services. The local
centre is surrounded by a blend of low-rise, mixed-use developments and medium density living
arrangements.
The village centre also serviced by public transport along David Low Way, which provides direct routes
to the nearby centres of Noosa to the north and Coolum to the south.
Figure 3: Site Locality
PLANNING REPORT – Revision A DEC 2021 P a g e |9
Page 10
2.1.3 SURROUNDING DEVELOPMENT
Land uses immediately surrounding the subject site include:
North – 2 Storey – Commercial premises at 247 David Low Way is used for a range of purposes
including a real estate agency, medical practices and allied health care services.
East – Mix of low rise houses and multiple dwellings
South – Dual occupancy (2 storey)
West – New Community centre (including the Digital hub)
The adjoining land to the rear of the site has previously been occupied by various community sporting
and outdoor recreational activities, formerly the Peregian Beach bowling club, volleyball and tennis
courts and communal gardens.
The adjoining land to the rear forms part of the Rufous Street Precinct project and has recently been
approved for a Community centre (Digital hub). This approval (Council ref: MCU16/0044.01) is based
on a master plan approval for the community and recreation precinct that includes approvals for
Commercial business type 1 (Office), Entertainment & Dining business type 1 (Food & beverage), Well
being type 2 (Social and open space) and Type 1 Sport and recreation. Construction of the community
centre hub is underway.
2.2 SITE AND ENVIRONMENT DESCRIPTION
2.2.1 TOPOGRAPHY AND DRAINAGE PATTERNS
The site is generally flat and slopes gently to the west away from David Low Way and towards an existing
rubble pit in the adjacent land. Refer to Figure 4 below:
Figure 4: Contours (1m intervals)
PLANNING REPORT – Revision A DEC 2021 P a g e | 10
Page 11
2.2.2 ECOLOGICAL MAPPING The site is devoid of any significant onsite vegetation. The site is also not mapped as containing any local biodiversity or State regulated (native) vegetation. 2.2.2.1 NATURE CONSERVATION ACT 1992 The subject site does not contain any essential habitat nor is it mapped as ‘high risk’ under the flora survey trigger mapping under the protected plants legislative framework. 2.2.3 LOCAL MAPPING 2.2.3.1 WATERWAYS, WETLANDS, FLOODING AND ACID SULFATE SOILS The subject site is affected by Council’s Acid Sulfate Soils overlay. The site is located between RL: 5.0m AHD and RL 20AHD. The development will involve excavation of more than 100m3. However, in accordance with Planning Scheme’s Table of assessment – Overlays, Table – 5.9.1 and Fig.5.9.1.1, it is understood that if the excavation does not go below 5m AHD then the works are not considered to be assessable. 2.2.4 SITE CONTAMINATION The site is not included on the Environmental Management Register or Contaminated Land Register. However, the site is located in an area categorised on the Commonwealth Department of Defence website as having a substantial potential to be affected by residual unexploded ordnance (UXO). Accordingly, any MCU over the above site will require referral to the State Assessment Referral Agency (SARA), as a concurrency agency referral relating to UXO’s. 2.3 ACCESS AND MOBILITY 2.3.1 VEHICULAR ACCESS The site currently has direct vehicle access to David Low Way via an existing singular vehicle crossover. The proposed development seeks to widen the proposed access driveway to 6m wide, resulting in a dual access driveway. The driveway is proposed to be splayed to facilitate vehicle movements to and from the street. The access driveway has also been designed to accommodate all vehicle types anticipated to attend the site. An Engineering Report has been prepared Bax Engineering to accompany the engineering drawings. This report also confirms that the access arrangements have been designed in accordance with the relevant Australian Standards and the Noosa Plan with respect to achieving appropriate sight distances and facilitating onsite manoeuvring (Refer to Appendix E). 2.3.2 PEDESTRIAN, CYCLE AND PUBLIC TRANSPORT The proposed development proposes a separate pedestrian access from the driveway, which provides direct access to a 1.8m wide footpath along the site’s frontage to David Low Way. David Low Way currently includes 2 x 2m bike lanes and is also serviced by bus in either direction, with the nearest bus stops being located 125m to the north and 60m to the south the subject site. PLANNING REPORT – Revision A DEC 2021 P a g e | 11
Page 12
2.4 INFRASTRUCTURE/LOCAL GOVERNMENT INFRASTRUCTURE PLAN
2.4.1 SERVICES
The site is currently serviced by reticulated water, sewer, telecommunication and electricity services.
The water, sewer and stormwater infrastructure can be seen in Figure 5 below:
Figure 5 – Existing water and sewer infrastructure
2.4.2 LOCAL GOVERNMENT INFRASTRUCTURE PLAN
The subject site is located with the Priority Infrastructure Area (PIA). The subject site adjoins an existing
trunk pathway (footpath) and existing trunk road being David Low Way, which is designated as a
distributor road.
PLANNING REPORT – Revision A DEC 2021 P a g e | 12
Page 13
SITE HISTORY
3.1 PRELODGEMENT MEETING
A prelodgement meeting was undertaken with respect of the subject application. However, it should
be noted that the prelodgement discussions were based on alternative design, which involved the same
uses and built form configuration. However, the access was proposed via an access easement through
the adjoining site to the north (247 David Low Way). Accordingly, the initial proposal discussed at the
prelodgement meeting included a Reconfiguration of a Lot proposal to accommodate this new access
easement arrangement.
The applicant was unable to agree to terms with the owner of 247 David Low Way to allow access via
the adjoining land. As a result, the current proposal no longer relies on access via the adjoining land.
Instead, a new driveway is proposed for the site, generally in the location of the existing driveway.
Notwithstanding the changed access arrangements, the revise development still closely aligns with the
proposal discussed at the prelodgement meeting.
The proposal was generally supported and the key outcomes from this meeting are outlined below:
The mixed use MCU would be code assessable.
The development complied with the key built form requirements of the Medium density
residential zone code.
The proposed northern side setbacks ‘encroachments’ did not raise any significant concerns
where they do not result in any visual or privacy impacts.
The southern boundary setbacks must comply to avoid any visual amenity or privacy impacts on
the adjoining residence.
A good landscape outcome will be required along David Low Way so that the development
presents positively to the street and is appropriately screened.
The built form design must incorporate material and finishes that complement the surrounding
area and integrate well with the surrounding natural and built environment.
Vehicle parking and manoeuvring must be provided in accordance with the relevant Australian
Standards for Parking Facilities.
Frontage works will be required as part of the application.
3.2 LAND USE HISTORY
The subject site is utilised as a single detached dwelling. There are no records of other approvals
applying to the site.
PLANNING REPORT – Revision A DEC 2021 P a g e | 13
Page 14
THE DEVELOPMENT PROPOSAL 4.1 PROPOSAL DETAILS This application seeks a combined Development Permit for Material Change of Use (Multiple Dwelling x 3 and Office 80m2) and Operational Works (Civil Engineering, Stormwater Drainage, Frontage Works and Landscaping). Figure 6 – Photo montages prepared by Blackburne Jackson Design The proposed development seeks to establish a low rise, 2 storey, mixed use development inclusive of three multiple dwelling units (small dwellings) on the first floor and an Office (80m2) on the ground level. Refer to Figure 7 below. The multiple dwelling units involve three two-bedroom units. Each unit is provided with a balcony to be accessed from the principal living area, and which vary in size from 9m2 to 16m2. The proposed office has 80m2 of GFA. The office has separate pedestrian access and includes an awning on the northern side of the building that will provide protection to customers and employees from inclement weather conditions. The proposal also seeks to upgrade the existing access driveway to facilitate a 6m wide driveway into the premises to accommodate the new use and on-site parking and manoeuvring. The proposal will also include a separate pedestrian access to David Low Way. The proposed development is proposed to be generously landscaped. The landscape treatment includes a minimum 2m landscape strip across the site’s frontage, with additional landscape embellishments within the verge to enhance the streetscape outcomes along David Low Way. Refer to Figure 9 below. PLANNING REPORT – Revision A DEC 2021 P a g e | 14
Page 15
Figure 7 - Ground Floor Plan prepared by Blackburne Jackson Design
Figure 8 - First floor plan prepared Blackburne Jackson Design
4.1.1 KEY DEVELOPMENT PARAMETERS
The key development parameters of the proposal are outlined below, including a statement of the
proposal’s compliance with Council’s planning scheme.
PLANNING REPORT – Revision A DEC 2021 P a g e | 15
Page 16
Key Proposal details Planning Scheme Comment
Development Provisions
Parameters
Site area 582m2 - -
Site cover 43.4% 45% Complies
Plot Ratio 0.5:1 0.5:1 Complies
Building height 8.055m above natural 8.0m above natural Generally Complies –
the non-compliance is
considered negligible.
Building Front 6m 6m Complies
setbacks Southern Side 2.297m 1.5/2/2.5 Complies
Northern Side 1.5 1.5/2/2.5 Performance solution
Rear 6m 6m proposed – see Code
response for details.
Complies
Carparking Commercial 4 1/20m2 GFA = 4 Complies
Residential 3 1/2 bdrms = 3 Complies
Visitor 1 1/4 bdrms = 1 Complies
Landscaping Total 35% 35% Complies
Percentage 74% 60% Complies
soft
Private open Ground N/A 20m2 N/A
space Above 9m2 9m2 Complies
Table 1 – Key development criteria
4.2 BUILT FORM
The contemporary mixed-use development is architecturally designed to provide a fresh and vibrant
presence to the relaxed coastal character of Peregian Beach. The mixed-use development will
incorporate a range of natural finish building elements that will complement the surrounding urban
environment.
The building entails a bold roof design that enhances the existing character of the streetscape, and
compliments the transition between the residential development in the south and the commercial in
the north. The proposed roof lines will add visual interest to the development when viewed from David
Low Way.
The development includes high levels of articulation including a cantilevered sunshade device to the
front façade, which provides additional visual interest through increased depth and shade. The
sunshade device incorporates vertical blades across the front façade for additional texture. Refer to
Figure 6 above.
The southern façade incorporates elongated vertical windows to limit the opportunity for overviewing
towards the adjoining residential premises. The façade also includes high horizontal windows to
facilitate access to light, and as a compromise for the lower vertical windows. The southern elevation
includes a single first floor balcony which is located toward the rear of the site and will for primarily
oversee the adjoining garage and driveway.
The northern façade includes two residential balconies, which have desirable northerly orientation.
Landscaping planter boxes have been incorporated into these balconies to provide soft landscape
elements and privacy for residents and to provide additional visual interest to the northern elevation of
the development.
PLANNING REPORT – Revision A DEC 2021 P a g e | 16
Page 17
4.3 CARPARKING AND SERVICING
The proposed development will be serviced by 7 car spaces and 1 van/visitor space. The proposal
complies with the Planning Scheme’s requirements by providing 1 space per dwelling unit and 4 spaces
for the exclusive use of the Office.
The site is unable to be effectively serviced by a MRV type vehicle as a result of the small area of the
site, which precludes the ability for an MRV to access and egress in a forward gear. Accordingly, it is
proposed that any MRV occasional access required to service the site be undertaken from the site’s
frontage on David Low Way, potentially with a line-marked commercial loading zone. This outcome is
considered appropriate given that MRV access to the development will be very infrequent given the
small scale of the development which comprises only 3 dwellings and a small office tenancy.
4.4 LANDSCAPING
Generous landscaping is proposed across the site’s frontage and throughout the development. The
landscaping outcomes includes a 2m landscape strip across the front of the site. As shown on the
landscape plan in Appendix C, some landscaping is proposed within the verge, which is consistent with
the existing situation. The proposed landscaping enhances the streetscape and assists to integrate the
development with the streetscape and urban environment. Buffer planting will be provided to all side
and rear boundaries. Two small podium planter boxes are also proposed on the northern balconies, to
assist in softening the built form when viewed from the street and adjoining commercial development.
Refer to Figure 9 below.
Figure 9 – Proposed landscape plan prepared Blackburne Jackson Design
PLANNING REPORT – Revision A DEC 2021 P a g e | 17
Page 18
4.5 SERVICING The proposed development will include a single refuse storage area located along the site’s southern boundary and behind the 2m landscape buffer. It is proposed that the wheelie bins will be taken to site’s kerb side for collection. 4.6 INFRASTRUCTURE The subject site is located within a well-established urban area, with access to existing urban infrastructure. An Engineering Report has been prepared in support of the subject application and is included as Appendix E. The site has existing connections to reticulated water, sewer and is serviced by overhead electricity. It is understood that a new fire hydrant will be required to service the development. The new hydrant is proposed to be connected to the water main located within the front verge. 4.7 STORMWATER MANAGEMENT Stormwater drainage and management is required as part of the development. The Engineering Report and accompanying plans demonstrate how Stormwater is proposed to be managed as part of this development (Refer at Appendix E). 4.8 EARTHWORKS The proposed development will require bulk earthworks to be undertaken to facilitate the new use. Some excavation will be required to facilitate stormwater management and vehicle access and manoeuvring on site. The details of the proposed earthworks are outlined in the Engineering Report and accompanying Engineering plans (Refer to Appendix E). PLANNING REPORT – Revision A DEC 2021 P a g e | 18
Page 19
STATUTORY PROVISIONS AND COMPLIANCE
5.1 STATE INTEREST
5.1.1 SEQ REGIONAL PLAN
The subject site is located within the Urban Footprint of the SEQ Regional Plan. The proposed urban
residential development is consistent with the overall outcomes and intent of the Urban footprint.
5.1.2 ADOPTED INFRASTRUCTURE CHARGES
The adopt charges applicable to the development will be issued in accordance with the Noosa Shire
Council Charges Resolution (No.6) 2021 adopted 19 August 2021. An infrastructure charges notice is
anticipated to be issued with any development approval issued over the site.
5.1.3 REFERRAL AGENCIES AND STATE DEVELOPMENT ASSESSMENT PROVISIONS
The subject application will be required to be referred to the SARA in accordance with Schedule 10, Part
4, Division 3, Table 1 (Premise contaminated because of unexploded ordnance) of the Planning
Regulation 2017.
5.1.4 STATE PLANNING POLICY
State Interest Comment
Liveable Communities A review of the existing infrastructure has determined that a new
hydrant and upgrades are likely required to service the development.
An assessment of the hydraulics required to service the subject
development is currently being prepared and finalised. The hydraulic
plans will be submitted to Council once complete.
Water Quality Not applicable as the allotment is less than 2,500m2.
Natural Hazards, Risk & Not applicable, the subject premises is not identified as being affected
Resilience by a Natural hazard area
Strategic Airports & Wild life buffer zone (13km) & Obstacle limitation surface area
Aviation Facilities
Biodiversity Not applicable
Section 2.1 of the Noosa Plan notes that the Planning Minister is satisfied that the State Planning Policy
(SPP) dated July 2017 is appropriately integrated in the Noosa Council's planning scheme in the following
ways:
Liveable communities and housing
Housing supply and diversity
Liveable communities
Economic growth
Agriculture development and construction
Mining and extractive resources
Tourism
Environment and heritage
Biodiversity
Coastal environment
Natural hazards, risk and resilience - in part
Cultural heritage
PLANNING REPORT – Revision A DEC 2021 P a g e | 19
Page 20
Water quality
Safety and resilience to hazards
Emissions and hazardous activities
Infrastructure
Energy and water supply
Infrastructure integration
Transport infrastructure
Strategic airports and aviation facilities
All State interests relevant to the proposal have been incorporated into the Planning scheme. As such,
no further assessment is necessary in this regard.
5.2 COUNCIL INTERESTS & PLANNING SCHEME
5.2.1 ZONING
The subject site is zoned as Medium Density Residential. The purpose of the zone is to provide for
medium density, multiple dwellings, community uses and a limited number local services required to
support the local needs.
The proposed development is required to be assessed against the Medium density residential zone
code.
The development proposal is consistent with the overall outcomes sought by the code as the
development is:
For medium density residential purposes and intended for permanent residents.
Makes a positive contribution to the neighbourhood by maintaining a low-rise character and
provides a high-quality contemporary building inclusive of building articulation and variation in
the use of materials.
Incorporates native landscape treatments that enhances the streetscape along David Low
Way.
Facilitates a mix of housing types in the area by incorporating a 3 x 2 bedroom dwellings (i.e
small dwellings) in close proximity to the local centre and public transport.
Maintains and retains a high level of residential amenity having regard to traffic, noise and
lighting.
Responds to the site’s constraints and topography; and
Improved by landscaping along the site’s frontage and through-out the development site.
An assessment against the codes has been undertaken and is attached to this report as Appendix D. The
code assessment has determined that the proposed development generally complies with all the
relevant performance outcomes of the code.
5.2.2 LOCAL PLAN
The subject site is located in the Coastal Communities Local Plan area. The local plan seeks to provide
locally relevant provisions for the assessment of development within the local plan area. The proposed
development achieves the overall outcomes of the Coastal Communities Local Plan Code by:
Providing a contemporary architecturally designed multi-unit accommodation in close
proximity to the Peregian Beach Local Centre.
Complements Peregian Beach’s low-key character and village setting
PLANNING REPORT – Revision A DEC 2021 P a g e | 20
Page 21
Provide mixed use development on the western side of David Low Way, incorporating an
office in a building of a domestic scale.
Development retains and enhances key landscape elements including the character of the
local plan area.
Provides greater housing choice by including multiple dwelling units (small dwellings).
A full assessment against the relevant benchmarks is provided within Appendix D. The assessment has
determined that the development complies with all the relevant performance outcomes sought by the
code.
5.2.3 APPLICABLE PLANNING SCHEME CODES
5.2.3.1 DUAL OCCUPANCY AND MULTIPLE DWELLING CODE
The subject mixed-use development is required to be assessed against the provisions of the Dual
Occupancy and Multiple Dwelling code.
The proposed development complies with the overall outcomes of the Dual Occupancy and Multiple
Dwelling Code because it:
Is appropriately sited on a premises that is suited to be developed for residential purposes.
Provides an attractive high-quality built form, which addresses the street and integrates well
with the adjoining premises.
Is consistent with the developed and intended character for the particular neighbourhood and
local plan area.
Responds well to Noosa Shire’s subtropical climate by being orientated and designed to take
advantage of solar access and prevailing breezes.
Provides a high level of privacy and amenity for future residents.
Provides high quality landscape outcomes and functional communal areas.
A full assessment against the relevant benchmarks is provided in Appendix D. The assessment against
the Dual Occupancy and Multiple Dwelling Code determines that the development is generally
compliant with the relevant performance outcomes of the code.
5.2.3.2 BUSINESS USES CODE
The subject mixed-use development is required to be assessed against the provisions of the Business
use code.
The proposed development complies with the overall outcomes of the Business use code because it:
Reinforces Noosa Shire Centres Hierarchy.
Is designed and sited to compliment the zone, locality, streetscape characteristics and
surrounding landuses.
Will contribute to the economic vitality of the nearby centre precinct.
Is of a type, scale and intensity that is suitable to the location, surrounding development and
character.
Provides efficient development layout that ensures efficient and safe conduct, vehicle access
and manoeuvrability.
Incorporates a contemporary building design that is low key, human scale and responds to
Noosa’s Sub-tropical climate.
Integrates with the surrounding landforms and landscape features.
PLANNING REPORT – Revision A DEC 2021 P a g e | 21
Page 22
Preserves the existing amenity and seeks to avoid adverse impacts on adjoining residential land
use.
Located and designed to provide safe and secure environment for patron and employees.
A full assessment against the relevant benchmarks is provided in Appendix D. The assessment against
the Business Use Code determines that the development is generally compliant with the relevant
performance outcomes of the code.
PLANNING REPORT – Revision A DEC 2021 P a g e | 22
Page 23
CONCLUSION
6.1 SUMMARY
This town planning report has been prepared to accompany a combined development application
seeking approval for Development permit for a Material change of use (Multiple dwellings x 3 and an
Office) and Development permit for Operational works (Road works, Drainage, Stormwater,
Earthworks and Landscaping), on behalf of Altum Property Group.
The subject site is situated at 245 David Low Way, Peregian Beach, and described as Lot 22 on P9315.
Noosa Plan 2020 includes the site within the Coastal Communities Local Plan area where it is zoned
Medium Density Residential. The planning scheme incorporates specific provisions that allow
commercial offices to be established within the zone where provided in a mixed use format.
This report demonstrates that the proposed development can be supported based on the assessment
against the relevant assessment benchmarks.
Grounds for approval of the proposed mixed use development include:-
The Planning Scheme’s Tables of Assessment identifies that the proposed mixed-use
development is a consistent use in the zone;
The proposal is consistent with the overall outcomes of the Coastal Communities Local Plan
Code, Medium Density Residential Zone Code and Business Uses Code;
The development generally complies with all relevant assessment benchmarks. Any non-
compliances with an acceptable outcome, is able to demonstrate compliance with the relevant
performance outcome;
The proposed development suitably addresses all site constraints and overlays;
The proposal maintains the existing low-rise character of the locality and avoids any adverse
impacts on adjoining residential premises through compliant setbacks and landscape buffers;
The proposal represents a high quality, contemporary mixed-use development that provides a
positive contribution to the streetscape through generous landscaping treatments and
building design;
The architectural design responds sensitively to adjoining land uses and it is suitable scaled to
compliment adjoining premises through the use of building articulation, varied roof lines and a
variety of external finishes and materials;
The development contributes to housing diversity by providing 3 small dwelling units in close
proximity to the Peregian Beach village; and
All essential infrastructure including reticulated sewer and water, stormwater,
telecommunications and electricity is already available or able to be adequately supplied.
In light of the above, we present this compliant application for approval and trust that Council
acknowledges the high level of compliance and issues a development approval subject to reasonable
and relevant conditions.
PLANNING REPORT – Revision A DEC 2021 P a g e | 23
Page 24
APPENDICES PLANNING REPORT – Revision A DEC 2021 P a g e | 24 [OCR of page images] JFP URBAN CONSULTANTS = inna mos DY] ep) od coe URBANCONSULTANTS 7. APPENDICES PLANNING REPORT — Revision A DEC 2021 Page |24
Page 25
7.1 APPENDIX A – TITLE SEARCH
PLANNING REPORT – Revision A DEC 2021 P a g e | 25
[OCR of page images]
JFP URBAN CONSULTANTS
ame |
coe
URBANCONSULTANTS
7.1. APPENDIX A-TITLE SEARCH
PLANNING REPORT — Revision A DEC 2021 Page |25
Page 26
7.2 APPENDIX B – ARCHITECTURAL PLANS PLANNING REPORT – Revision A DEC 2021 P a g e | 26 [OCR of page images] JFP URBAN CONSULTANTS : moe] ee) URBANCONSULTANTS 7.2 APPENDIX B— ARCHITECTURAL PLANS PLANNING REPORT — Revision A DEC 2021 Page |26
Page 27
7.3 APPENDIX C – LANDSCAPE PLANS PLANNING REPORT – Revision A DEC 2021 P a g e | 27 [OCR of page images] JFP URBAN CONSULTANTS : moe] ee) URBANCONSULTANTS 7.3. APPENDIX C— LANDSCAPE PLANS PLANNING REPORT — Revision A DEC 2021 Page |27
Page 28
7.4 APPENDIX D – PLANNING SCHEME CODES PLANNING REPORT – Revision A DEC 2021 P a g e | 28 [OCR of page images] JFP URBAN CONSULTANTS : moe] ee) URBANCONSULTANTS 7.4 APPENDIX D— PLANNING SCHEME CODES PLANNING REPORT — Revision A DEC 2021 Page |28
Page 29
7.5 APPENDIX E – ENGINEERING REPORT AND PLANS PLANNING REPORT – Revision A DEC 2021 P a g e | 29 [OCR of page images] JFP URBAN CONSULTANTS mama | Seb) oo URBANCONSULTANTS 7.5 APPENDIX E— ENGINEERING REPORT AND PLANS PLANNING REPORT — Revision A DEC 2021 Page |29