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ADAMS + SPARKES Town Planning Report (30 & 32 The Cockleshell)
Attached to the e-mail MCU17/0563, OPW17/0597 & RAL17/0513 - Material Change of Use, Op Works & Recon (access easement) - 30 & 32 The Cockleshell, Noosaville.
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Town Planning Report Development application for Material Change of Use and Operational Works to establish Multiple Housing (2 X Type 2 Duplexes) and Reconfiguration of a Lot (Access Easement) At 30 & 32 The Cockleshell Noosaville Lot 11 on RP138550 and Lot 0 on BUP6971 Prepared for: Mohammed Hussain, Lucy Randall, Suzanne Maree Johnson Cole and Dr David Andrew Johnson 6 December 2017 Ref: 170612 & 170901
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Full text of sections 2 to 27 (of 68)
Section 2
MATERIAL CHANGE OF USE AND OPERATIONAL WORKS TO ESTABLISH MULTIPLE HOUSING (2X TYPE 2 DUPLEXES) AND RECONFIGURATION OF A LOT (ACCESS EASEMENT) 1 30 & 32 THE COCKLESHELL NOOSAVILLE Applicant Details The applicant for the proposed Material Change of Use and Operational Works to establish Multiple Housing (2 X Type 2 Duplexes) is Mohammed Hussain, Lucy Randall, Suzanne Maree Johnson Cole and Dr David Andrew Johnson. It is requested that all project correspondence is provided to applicants, care of ADAMS + SPARKES. Contact Details and Project Team Specialty Field Company Contact Person Town Planning ADAMS + SPARKES Michael Lyell (Project Manager) [email protected] Architect Icon Building Design Bradley Hunt Engineering 360 Civil Consulting Pty Ltd Beatrice Gibberd Landscaping Element Design Jeff Sawyers Survey Skyline Surveyors Corey James Document Control and Verification This Town Planning Report has been prepared and reviewed by the identified key personnel, in accordance with the requirements of the Planning Act 2016. ADAMS + SPARKES is led by Directors Cameron Adams and Pete Sparkes, who have a combined experience of over 26 years in both public and private sectors. ADAMS + SPARKES have extensive experience in the management of development applications including residential, commercial, retail and mixed use developments, industrial projects and mining and infrastructure projects. Project Principal Project Manager Project Reviewer Cameron Adams Michael Lyell Pete Sparkes Managing Director Senior Town Planner Director Confidentiality All information contained within this document is provided in strict commercial confidence and is the property of ADAMS + SPARKES. This document and the information are solely for the use of the authorised recipient and this document may not be used, copied or reproduced in whole or part for any purpose other than that for which it was supplied by ADAMS + SPARKES. ADAMS + SPARKES makes no representation, undertakes no duty and accepts no responsibility to any third party who may use or rely upon this document or the information. This document is not to be disclosed or reproduced in part or in full, without express written authority from ADAMS + SPARKES. © ADAMS + SPARKES TOWN PLANNING +DEVELOPMENT MOHAMMED HUSSAIN, LUCY RANDALL, SUZANNE MAREE JOHNSON COLE AND DR DAVID ANDREW JOHNSON DECEMBER 2017
Section 3
MATERIAL CHANGE OF USE AND OPERATIONAL WORKS TO ESTABLISH MULTIPLE HOUSING (2X TYPE 2 DUPLEXES)
AND RECONFIGURATION OF A LOT (ACCESS EASEMENT) 2
30 & 32 THE COCKLESHELL NOOSAVILLE
Contents
1 Introduction ..................................................................................................................................... 4
2 Proposed Development ................................................................................................................... 5
2.1 Proposal Overview .................................................................................................................................. 5
2.2 Architectural Design and Built Form ....................................................................................................... 6
2.3 Traffic, Access and Parking ..................................................................................................................... 7
2.4 Infrastructure Services ............................................................................................................................ 8
2.4.1 Stormwater ..................................................................................................................................... 8
2.4.2 Sewer and Reticulated Water ......................................................................................................... 8
2.4.3 Electricity ........................................................................................................................................ 8
3 Site Details and Characteristics ....................................................................................................... 9
3.1 Site Particulars ........................................................................................................................................ 9
3.2 Existing and Surrounding Land Uses ..................................................................................................... 10
4 Statutory Framework ..................................................................................................................... 11
4.1 The Planning Act 2016 .......................................................................................................................... 11
4.2 State Planning Policy............................................................................................................................. 11
4.3 Regional Plans ....................................................................................................................................... 12
4.3.1 South East Queensland Regional Plan 2017 ................................................................................. 12
4.4 State Interests (State Assessment Referral Agency) ............................................................................. 12
4.4.1 SARA DA Mapping Triggers........................................................................................................... 12
4.4.2 Other State Interest Triggers ........................................................................................................ 12
5 Local Planning Instrument – The Noosa Plan 2006 ....................................................................... 13
5.1 Use Definition and Level of Assessment ............................................................................................... 13
5.2 Assessment of Development Application ............................................................................................. 13
5.3 Overlay Codes ....................................................................................................................................... 14
5.4 Noosaville Locality Code ....................................................................................................................... 15
5.4.1 Specific Outcome 11.9 - Density.................................................................................................... 16
5.4.2 Probable Solution S9.1 - Setbacks ................................................................................................. 16
5.4.3 Specific Outcome O13 - Gross Floor Area ..................................................................................... 17
5.5 Residential Uses Code ........................................................................................................................... 18
5.5.1 Probable Solution S6.1 – Safety and Security................................................................................ 18
5.6 Reconfiguring a Lot Code ...................................................................................................................... 18
5.6.1 Probable Solution S32.1 – Access Easements ............................................................................... 18
5.7 Landscaping Code ................................................................................................................................. 19
5.7.1 Probable Solution S1.1 – Landscape Area ..................................................................................... 19
5.7.2 Probable Solution S10.1 – Private Open Space ............................................................................. 19
5.8 Driveways and Carparking Code ........................................................................................................... 19
5.9 Erosion and Sediment Control Code ..................................................................................................... 20
5.10 Earthworks Code ................................................................................................................................... 20
5.11 Existing Services Code ........................................................................................................................... 20
5.12 Waste Management Code .................................................................................................................... 20
6 Infrastructure Charges ................................................................................................................... 20
MOHAMMED HUSSAIN, LUCY RANDALL, SUZANNE MAREE JOHNSON COLE AND DR DAVID
ANDREW JOHNSON
DECEMBER 2017
Section 4
MATERIAL CHANGE OF USE AND OPERATIONAL WORKS TO ESTABLISH MULTIPLE HOUSING (2X TYPE 2 DUPLEXES) AND RECONFIGURATION OF A LOT (ACCESS EASEMENT) 3 30 & 32 THE COCKLESHELL NOOSAVILLE 7 Conclusion and Recommendations ............................................................................................... 21 Tables Table 1 Development Particulars ............................................................................................................................................... 7 Table 2 Site Summary Table....................................................................................................................................................... 9 Table 3 Statutory Framework Mapping Layers ........................................................................................................................ 11 Table 4 Planning Scheme Particulars ....................................................................................................................................... 13 Table 5 Assessment Against Overlay Codes ............................................................................................................................. 14 Table 6 Compliant and Proposed Setbacks .............................................................................................................................. 16 Table 7 Proposed and Required Landscaping .......................................................................................................................... 19 Table 8 Total Infrastructure Charges Calculation ..................................................................................................................... 20 Figures Figure 1 Proposed Ground Floor Plan (Source: Icon Building Design) ....................................................................................... 5 Figure 2 Proposed First Floor Plan (Source: Icon Building Design)............................................................................................. 6 Figure 3 The Cockleshell Frontage Elevation (Source: Icon Building Design) ............................................................................. 6 Figure 4 Landscaping Plan (Source: Element Design) ................................................................................................................ 7 Figure 5 Contour and Detail Survey (Source: Skyline Surveyors) ............................................................................................... 9 Figure 6 Surrounding Context (Source: QLD Globe)................................................................................................................. 10 Figure 7 Access and Service Easement Plan (Source: Icon Building Design) ............................................................................ 19 MOHAMMED HUSSAIN, LUCY RANDALL, SUZANNE MAREE JOHNSON COLE AND DR DAVID ANDREW JOHNSON DECEMBER 2017
Section 5
MATERIAL CHANGE OF USE AND OPERATIONAL WORKS TO ESTABLISH MULTIPLE HOUSING (2X TYPE 2 DUPLEXES)
AND RECONFIGURATION OF A LOT (ACCESS EASEMENT) 4
30 & 32 THE COCKLESHELL NOOSAVILLE
1 Introduction
1. This Town Planning Report has been prepared in support of a Code Assessable Development Application
for a Material Change of Use and Operational Works to establish Multiple Housing (2 X Type 2 Duplexes).
This documentation has been prepared by ADAMS + SPARKES Town Planning + Development (hereafter;
‘ADAMS + SPARKES’) for and on behalf of the applicant ‘Mohammed Hussain, Lucy Randall, Suzanne
Maree Johnson Cole and Dr David Andrew Johnson’, over land at 30 & 32 The Cockleshell Noosaville,
legally described as Lot 11 on RP138550 and Lot 0 on BUP6971.
2. The local government, which applies to the subject site is the Noosa Council. In accordance with Schedule
8 of the Planning Regulation 2017, the Noosa Council is the Assessment Manager of the Development
Application.
3. The applicable planning scheme is The Noosa Plan 2006 (hereafter ‘the planning scheme’). Under the
planning scheme the proposed land use is best defined as ‘Multiple Housing - Type 2 Duplex’, which is
specifically defined 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 the following:
‘Type 2 Duplex’ means the use of premises for two (2) dwelling units either attached or
detached, on one lot where the use does not fall under Multiple Housing (Type 1 Relative or
Employee).
4. The subject site is located within the Attached Housing Zone, of the Noosaville Locality. In accordance
with Division 5 – Assessment Tables for the Attached Housing Zone, Table 11.3, the proposed Duplex
application is subject to Code Assessment.
5. In addition to the proposed Duplex developments, this application also applies to Reconfigure a Lot to
Establish an Access easement, due to the both developments relying upon the internal circulation areas
within the opposite lot. In accordance with Division 14 – Assessment table for development other than a
material change of use reconfiguring a lot is subject to Code Assessment.
6. This Town Planning Report will describe the site, the proposed development, and address the relevant
town planning and design issues with respect to the proposal. This report should be read in conjunction
with the following supporting documentation:
Appendix 1 Architectural Plans prepared by Icon Building Design
Appendix 2 Engineering Plans prepared by 360 Civil Consulting Pty Ltd
Appendix 3 Survey Plan prepared by Skyline Surveyors
Appendix 4 Landscaping Plans prepared by Element Design
Appendix 5 Title Search
Appendix 6 Contaminated/Environmental Management Register Search
Appendix 7 Flood Information Certificate
MOHAMMED HUSSAIN, LUCY RANDALL, SUZANNE MAREE JOHNSON COLE AND DR DAVID
ANDREW JOHNSON
DECEMBER 2017
Section 6
MATERIAL CHANGE OF USE AND OPERATIONAL WORKS TO ESTABLISH MULTIPLE HOUSING (2X TYPE 2 DUPLEXES)
AND RECONFIGURATION OF A LOT (ACCESS EASEMENT) 5
30 & 32 THE COCKLESHELL NOOSAVILLE
2 Proposed Development
2.1 Proposal Overview
7. The subject application seeks approval for a Material Change of Use and Operational Works to establish
Multiple Housing (2 x Type 2 Duplex’s), as well as Reconfiguration of a Lot (Access Easement) at 30 and 32
the Cockleshell, Noosaville, legally described as Lot 11 on RP138550 and Lot 0 on BUP6971.
8. As identified above, this application is for 2 x duplex developments. The reason that both duplex’s form part
of this application is due to development containing a shared internal maneuvering area, which is required
for access into the vehicle parking areas. Accordingly, both applications need to be considered together. It
is proposed that each duplex will be retained on the existing freehold allotment, with an access easement
provided over the sealed vehicle maneuvering areas.
9. As demonstrated in Figures 1 and 2 below, the proposed duplex developments contain a mirrored design,
with all duplex units containing the same external and internal layout. The proposed development is
proposed to be constructed over two (2) storeys, with the ground level of each unit containing a double
garage, living, dining and kitchen area, as well as a pool and outdoor entertainment area. The first level of
each unit contains three (3) bedrooms (master with ensuite).
Figure 1 Proposed Ground Floor Plan (Source: Icon Building Design)
MOHAMMED HUSSAIN, LUCY RANDALL, SUZANNE MAREE JOHNSON COLE AND DR DAVID ANDREW
JOHNSON
DECEMBER 2017
Section 7
MATERIAL CHANGE OF USE AND OPERATIONAL WORKS TO ESTABLISH MULTIPLE HOUSING (2X TYPE 2 DUPLEXES)
AND RECONFIGURATION OF A LOT (ACCESS EASEMENT) 6
30 & 32 THE COCKLESHELL NOOSAVILLE
Figure 2 Proposed First Floor Plan (Source: Icon Building Design)
2.2 Architectural Design and Built Form
10. As demonstrated in Figure 3 below the proposed development presents as a French Provincial design, with
the development utilising pitched hip and gable roof lines with a tiled finish, rendered blockwork,
traditionally styled aluminum window frames and battened balustrades. The proposed development
includes separate private open space areas to the east and west which contain open pergola structures.
11. As detailed above, both duplex developments are located on separate titles, with a shared common
driveway and maneuvering areas between each duplex. The development contains an east-west
orientation, which is consistent with the existing developments within The Cockleshell. It is noted that the
dwellings within The Cockleshell have no defined character, with existing buildings containing a range of
architectural styles.
Figure 3 The Cockleshell Frontage Elevation (Source: Icon Building Design)
12. As demonstrated in Figure 4 below, the proposed development proposes a suitable landscaping outcome,
which includes a 1.4 metre landscaping strip in front of the proposed fence along the sites frontage. This
landscaping strip includes a range of tree and shrub species. In addition to this, the development provides
MOHAMMED HUSSAIN, LUCY RANDALL, SUZANNE MAREE JOHNSON COLE AND DR DAVID ANDREW
JOHNSON
DECEMBER 2017
Section 8
MATERIAL CHANGE OF USE AND OPERATIONAL WORKS TO ESTABLISH MULTIPLE HOUSING (2X TYPE 2 DUPLEXES)
AND RECONFIGURATION OF A LOT (ACCESS EASEMENT) 7
30 & 32 THE COCKLESHELL NOOSAVILLE
landscaping between the proposed development and the existing land uses to the north, south and east.
The development also proposes a 1.5 metre wide footpath along the frontage of the site.
Figure 4 Landscaping Plan (Source: Element Design)
13. Table 1 below provides a breakdown of the key development particulars and identifies compliance with the
relevant planning scheme provisions.
Table 1 Development Particulars
Development Particulars Proposed Compliance
Lot Size Lot 11 - 602m2 N/A
Lot 0 - 601m2
Combined Lot Size - 1203 m2
Building Height 2 Storeys (7.9 metres) Yes
Site Cover Lot 11 – 39.6% (238.6m2) Yes
Lot 0 -39.7% (242.2m2)
Density Lot 11 – 106.4 dwellings per hectare No – Discussed in section 5.4.1
Lot 0 – 109.8 dwellings per hectare
Landscaping 221m2 per site
Parking 8 Resident Spaces Yes
Front Setback 6 metres Yes
Rear Setback 4.3 metres (closest point) No – Discussed in section 5.4.2
Side (north) Setback 1.5 metres Yes
Side (south) Setback 1.5 metres Yes
2.3 Traffic, Access and Parking
14. The proposed development contains two (2) driveway crossovers with a communal driveway and
maneuvering area. The development contains two (2) driveway crossovers due to existing electricity and
MOHAMMED HUSSAIN, LUCY RANDALL, SUZANNE MAREE JOHNSON COLE AND DR DAVID ANDREW
JOHNSON
DECEMBER 2017
Section 9
MATERIAL CHANGE OF USE AND OPERATIONAL WORKS TO ESTABLISH MULTIPLE HOUSING (2X TYPE 2 DUPLEXES)
AND RECONFIGURATION OF A LOT (ACCESS EASEMENT) 8
30 & 32 THE COCKLESHELL NOOSAVILLE
stormwater infrastructure located centrally between the two lots, which limits the ability for a central
driveway crossover.
15. Despite the inability for a central driveway crossover, the development retains a similar situation to that
existing on the sites, which contains a separate driveway crossover to each dwelling.
16. Each unit of the duplex developments contains a double garage, which satisfies the car parking
requirements of the Noosa Plan.
2.4 Infrastructure Services
2.4.1 Stormwater
As demonstrated in the engineering plans (Appendix 2), which proposes to disperse the stormwater to The
Cockleshell via kerb adaptors. It is also noted that the development contains existing stormwater
infrastructure through Lot 0 on BUP6971. The proposed development contains an inlet pit that connects to
the existing stormwater infrastructure. The inlet pit serves the driveways and maneuvering areas.
2.4.2 Sewer and Reticulated Water
17. The proposed development proposes to utilise the existing 100mm diameter sewer connections from the
sewer main, which traverses the rear of the lots. Reticulated water comes from the existing reticulated
water main within the road reserve.
2.4.3 Electricity
18. The development proposes to connect to the existing overhead power line, which is located between the
proposed driveway crossovers.
MOHAMMED HUSSAIN, LUCY RANDALL, SUZANNE MAREE JOHNSON COLE AND DR DAVID ANDREW
JOHNSON
DECEMBER 2017
Section 10
MATERIAL CHANGE OF USE AND OPERATIONAL WORKS TO ESTABLISH MULTIPLE HOUSING (2X TYPE 2 DUPLEXES)
AND RECONFIGURATION OF A LOT (ACCESS EASEMENT) 9
30 & 32 THE COCKLESHELL NOOSAVILLE
3 Site Details and Characteristics
19. A desktop inspection was undertaken by ADAMS + SPARKES as part of the preparation of this Town
Planning Report. Observations from this site inspection have been incorporated into the following
sections of the report.
20. Table 2 below, provides a summary of the details applying to the subject site.
Table 2 Site Summary Table
Address 30 & 32 The Cockleshell, Noosaville
Property Description Lot 11 on RP138550 and Lot 0 on BUP6971
Tenure Freehold
Registered Land Owners Lot 11 on RP138550 - Mohammed Jamal Hussain and
Lucy Helen Randall (Refer to Appendix 5)
Lot 0 on BUP6971 - The Body Corporate for Wiluna
Community Titles Scheme 8265 (Refer to Appendix 5)
Easements Easement A on SP230074 (benefiting the Lot 11 on
RP138550) – Sewer Purposes
Land on Contaminated Land/Environmental All sites were not listed on Register, as searched on 20
Management Register October 2017 (Refer to Appendix 6)
Current Site Area Lot 11 - 602m2
Lot 0 - 601m2
3.1 Site Particulars
21. The subject site is located at 30 & 32 The Cockleshell, Noosaville, legally described as Lot 11 on RP138550
and Lot 0 on BUP6971.
22. As demonstrated in Figure 5 below, the sites are both rectangular in shape, with Lot 11 on RP138550
containing a site area of 602m2, and Lot 0 on BUP6971 containing a site area of 601m2. Both lots contain
a frontage of 17 metres, are relatively level and are not encumbered by any easements.
Figure 5 Contour and Detail Survey (Source: Skyline Surveyors)
MOHAMMED HUSSAIN, LUCY RANDALL, SUZANNE MAREE JOHNSON COLE AND DR DAVID
ANDREW JOHNSON
DECEMBER 2017
Section 11
MATERIAL CHANGE OF USE AND OPERATIONAL WORKS TO ESTABLISH MULTIPLE HOUSING (2X TYPE 2 DUPLEXES)
AND RECONFIGURATION OF A LOT (ACCESS EASEMENT) 10
30 & 32 THE COCKLESHELL NOOSAVILLE
3.2 Existing and Surrounding Land Uses
23. The subject site is currently occupied by a dwelling house over Lot 11 on RP138550 and a duplex over Lot
0 on BUP6971. These buildings are required to be demolished in order to facilitate the development.
24. As identified in Figure 6 below, the subject sites are primarily surrounded by a mix of low to medium
density residential land uses including dwelling houses, duplexes and multiple dwellings. The sites are
also within close proximity to the Noosaville Shopping Centre complex, as well as Gympie Terrace, which
contain a range of services as well as public transport facilities.
Noosaville Shopping
Gympie Terrace Centre Complex
Subject Sites
Figure 6 Surrounding Context (Source: QLD Globe)
MOHAMMED HUSSAIN, LUCY RANDALL, SUZANNE MAREE JOHNSON COLE AND DR DAVID
ANDREW JOHNSON
DECEMBER 2017
Section 12
MATERIAL CHANGE OF USE AND OPERATIONAL WORKS TO ESTABLISH MULTIPLE HOUSING (2X TYPE 2 DUPLEXES)
AND RECONFIGURATION OF A LOT (ACCESS EASEMENT) 11
30 & 32 THE COCKLESHELL NOOSAVILLE
4 Statutory Framework
25. This section of the Town Planning Report describes the statutory planning framework applicable to the
proposed development application.
26. Table 3 below outlines the applicable State Mapping Triggers, which require consideration as part of this
Town Planning Report. In addition to this Table 3 details whether the application requires referral to any
Concurrence, or, Advice Agencies as part of the application.
Table 3 Statutory Framework Mapping Layers
State Planning Policy Benchmark Natural Hazards Risk & Resilience
Mapping o Medium storm tide inundation area
o Flood Hazard Area - Local Government Flood
Mapping Area
Regional Plan South East Queensland Regional Plan 2017 – Urban Footprint
SARA DA Mapping Water Resources
o Water Resource Planning Area Boundary
Coastal Protection
o Medium storm tide inundation
Non-SARA DA Mapping Nil
Referrals Nil
4.1 The Planning Act 2016
27. The Planning Act 2016, came into effect on 3 July 2017 and replaces the previous Sustainable Planning
Act 2009. The Planning Act 2016 provides the overall statutory planning framework for Queensland.
28. In addition to the commencement of the Planning Act 2016, there has been wholesale planning reform,
which has effected planning instruments and regulations under the repealed Sustainable Planning Act
2009. Key changes include:
The replacement of all repealed State Planning Instruments (under SPA) with:
o State Planning Policy; and,
o Regional Plans.
The adoption of the Planning Regulation 2017, in place of the repealed Sustainable Planning
Regulation 2009.
The adoption of the Planning and Environmental Court Act 2016.
The adoption of the Development Assessment Rules.
29. The proposed Development Application has been made under the Planning Act 2016, as well as all
subordinate legislation.
4.2 State Planning Policy
30. In accordance with Part 2, Section 2.1 of the Planning Scheme, all aspects of the State Planning Policy
(SPP) are appropriately reflected by the Planning Scheme and are not required to be addressed.
MOHAMMED HUSSAIN, LUCY RANDALL, SUZANNE MAREE JOHNSON COLE AND DR DAVID
ANDREW JOHNSON
DECEMBER 2017
Section 13
MATERIAL CHANGE OF USE AND OPERATIONAL WORKS TO ESTABLISH MULTIPLE HOUSING (2X TYPE 2 DUPLEXES)
AND RECONFIGURATION OF A LOT (ACCESS EASEMENT) 12
30 & 32 THE COCKLESHELL NOOSAVILLE
4.3 Regional Plans
4.3.1 South East Queensland Regional Plan 2017
31. The South East Queensland Regional Plan 2017 (hereafter; SEQRP) is the principal planning document for
managing growth and development within the South East Queensland region. The subject sites are
located within the Urban Footprint designation of the SEQRP.
32. According to the SEQRP, the Urban Footprint comprises sufficient land to accommodate a full range of
acceptable urban uses, such as housing, industry, business, infrastructure, community facilities and urban
open spaces that can meet the region’s needs.
33. The proposed development does not compromise this policy or its intent and delivers a type of
development that is consistent with the local area.
4.4 State Interests (State Assessment Referral Agency)
34. The State Assessment and Referral Agency (SARA) provides a single State agency lodgement and
assessment point for development applications, where the State has an interest under Schedule 10 of
the Planning Regulation 2017. An overview of all applicable State interests has been provided in the
following sections.
4.4.1 SARA DA Mapping Triggers
35. The following SARA DA Mapping triggers are identified on the site:
Water Resources
o Water Resource Planning Area Boundary
Coastal Protection
o Medium storm tide inundation
36. A review of Schedule 10 of the Planning Regulation 2017 confirms that the application does not require
referral for the above mapping triggers.
4.4.2 Other State Interest Triggers
4.4.2.1 Unexploded Ordnance
37. A search of the Unexploded Ordnance Register (UXO) was undertaken on 20 November 2017, which
found that the subject site is not included on the UXO Register. As such, this application is not required
to be referred to SARA.
4.4.2.2 Heritage
38. A search of the Queensland Heritage Place Register on 20 November 2017 confirms that the subject
site is not listed as a heritage place, and therefore the proposed development does not trigger
assessment of heritage by the State.
MOHAMMED HUSSAIN, LUCY RANDALL, SUZANNE MAREE JOHNSON COLE AND DR DAVID
ANDREW JOHNSON
DECEMBER 2017
Section 14
MATERIAL CHANGE OF USE AND OPERATIONAL WORKS TO ESTABLISH MULTIPLE HOUSING (2X TYPE 2 DUPLEXES)
AND RECONFIGURATION OF A LOT (ACCESS EASEMENT) 13
30 & 32 THE COCKLESHELL NOOSAVILLE
5 Local Planning Instrument – The Noosa Plan 2006
39. As outlined in section 4 of this report, the Planning Act 2016 provides the statutory framework for
planning in Queensland.
40. Development of the subject site is currently subject to the provisions contained within The Noosa Plan
2006. A review of The Noosa Plan 2006, confirms the below relevant particulars apply to subject site and
proposed development.
41. Table 4 below, provides a breakdown of the planning scheme particulars that relate to the subject site
and proposed development.
Table 4 Planning Scheme Particulars
Planning Instrument The Noosa Plan 2006
Zone Attached Housing Zone
Locality Noosaville
Overlays • Acid Sulphate Soils
• Flood Hazard
5.1 Use Definition and Level of Assessment
42. Part 2 section 2.11.5 of The Noosa Plan 2006 provides the land use definitions. In accordance with these
definitions and having regard to the description of the proposal contained in section 2 of this Town
Planning Report, the proposed development is defined as a ‘Multiple Housing – Type Duplex, which is
defined 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 the following:
‘Type 2 Duplex’ means the use of premises for two (2) dwelling units either attached or
detached, on one lot where the use does not fall under Multiple Housing (Type 1 Relative or
Employee).
43. In accordance with Division 5 – Assessment Tables for the Attached Housing Zone, Table 11.3, the
proposed development is consistent development and is subject to Code Assessment.
44. In addition to the proposed Duplex Developments, this application also applies to Reconfigure a Lot to
Establish an Access easement, due to the both developments relying upon the internal circulation areas
within the opposite lot. In accordance with Division 14 – Assessment table for development other than a
material change of use reconfiguring a lot is subject to Code Assessment.
5.2 Assessment of Development Application
45. The Planning Scheme includes assessment codes, which apply to the locality and zone, land use, overlays,
and general development parameters. As part of this development application, the following codes have
been addressed below:
Noosaville Locality Code;
MOHAMMED HUSSAIN, LUCY RANDALL, SUZANNE MAREE JOHNSON COLE AND DR DAVID
ANDREW JOHNSON
DECEMBER 2017
Section 15
MATERIAL CHANGE OF USE AND OPERATIONAL WORKS TO ESTABLISH MULTIPLE HOUSING (2X TYPE 2 DUPLEXES)
AND RECONFIGURATION OF A LOT (ACCESS EASEMENT) 14
30 & 32 THE COCKLESHELL NOOSAVILLE
Residential Uses Code;
Reconfiguring a Lot Code;
Landscaping Code;
Driveways and Carparking Code;
Transport, Roads and Drainage Code;
Erosion and Sediment Control Code;
Existing Services Code;
Earthworks Code;
Waste Management Code;
Water Sensitive Design Code; and,
Natural Hazards Overlay Code.
46. The proposed development generally complies with the Acceptable Measures and Performance Criteria
of all applicable codes. The pertinent issues identified throughout the assessment of the application are
detailed below.
47. Where the below sections are silent in relation to an assessable element, the development is seen to
comply with that relevant assessment criteria and no further assessment is required.
5.3 Overlay Codes
48. Table 5 below provides an assessment against all relevant Overlay Codes. The Noosa Plan 2006 includes a
number of Overlays, which recognise features and constraints within the area. The Overlays, which impact
upon this development are detailed below:
Table 5 Assessment Against Overlay Codes
Relevant Overlay Comments
Flood Hazard Overlay
The proposed development complies with
Table 13.10 of the Natural Hazards Overlay
Code, which relates to Flood Hazard Areas.
The proposed development contains a pad level
of 2.4 metre AHD, with a Finished Floor Levels
of 2.7 metres AHD.
The levels of the development satisfy the flood
immunity requirements specified within the
Flood Information Certificates (Appendix 7).
In order to satisfy the flood immunity
requirements, the subject sites are required to
be filled, with a total of 370m3 of fill required.
360 Civil Consulting Pty Ltd have confirmed that
the development will likely impact upon the
flood storage capacity of the area. However, it
has been confirmed that there is no alternative,
which will achieve flood immunity
requirements without impacting upon flood
storage.
MOHAMMED HUSSAIN, LUCY RANDALL, SUZANNE MAREE JOHNSON COLE AND DR DAVID
ANDREW JOHNSON
DECEMBER 2017
Section 16
MATERIAL CHANGE OF USE AND OPERATIONAL WORKS TO ESTABLISH MULTIPLE HOUSING (2X TYPE 2 DUPLEXES)
AND RECONFIGURATION OF A LOT (ACCESS EASEMENT) 15
30 & 32 THE COCKLESHELL NOOSAVILLE
Although the development may result in some
impacts, to the flood storage capacity, it is
noted that the site and surrounding sites are
zone for futher residential development
(Attached Housing Zone). Accordingly, the
development will not considerably impact upon
existing and future development, which are
required to satisfy the flood immunity
requirements of the planning scheme.
Acid Sulphate Soils Overlay
An Acid Sulfate Soils Management Plan has not
been prepared in support of this development
application.
Despite this, the proposed development does
not include significant works that are likely to
activate acid sulfate soils, such that it cannot be
managed through an endorsed management
plan, with the development resulting in minor
excavation and fill in the order of approximately
0.6 metres over the entire site.
The extent of cut and fill can be appropriately
managed through the application of an Acid
Sulfate Soils Management Plan endorsed by
Council prior to Building Approval. Accordingly,
it is requested that Council condition the
requirement for an Acid Sulfate Soils
Management Plan to be endorsed by Council
prior to the issuing of a building works approval.
5.4 Noosaville Locality Code
49. The proposed development achieves the overall outcomes for residential development within the
Attached Housing Zone of the Noosaville Locality through providing a residential development that
provides a high level of amenity and respects the scale and character of the streetscape and surrounding
development. The development is also located within convenient access of employment centres, goods
and services, public transport and community facilities with the Noosaville Shopping
Centre,approximately 80 metres from the site containing public transport access via Mary Street
approximately 250 metres from the site.
50. Generally the proposed development complies with most Probable Solutions of the Noosaville Locality
Code, with the development:
• Providing an architecturally designed built form, which includes variation and articulation, which
provides a positive contribution to the streetscape
• Complying with the maximum building height of eight (8) metres;
• Complying with the maximum site cover requirement of 40%;
• Complying with front boundary setback requirement of six (6) metres; and,
• Providing sufficient areas for vehicles to exit the site in a forward gear.
MOHAMMED HUSSAIN, LUCY RANDALL, SUZANNE MAREE JOHNSON COLE AND DR DAVID
ANDREW JOHNSON
DECEMBER 2017
Section 17
MATERIAL CHANGE OF USE AND OPERATIONAL WORKS TO ESTABLISH MULTIPLE HOUSING (2X TYPE 2 DUPLEXES)
AND RECONFIGURATION OF A LOT (ACCESS EASEMENT) 16
30 & 32 THE COCKLESHELL NOOSAVILLE
51. The following sections identify the areas of non-compliance with the Noosaville Locality Code and
provides justification against the areas of non-compliances.
5.4.1 Specific Outcome 11.9 - Density
52. Both duplex developments exceed Council’s preferred population density of 100 persons per hectare,
with the duplex development at 30 The Cockleshell providing a density of 106.4 dwellings per hectare
and 32 The Cockleshell providing a density of 109.6 dwellings per hectare.
53. It is noted that the proposed exceedance of density is minor in nature and represents only a partial
exceedance on the permitted density of the permitted density of 0.4 persons per hectare for 30 The
Cockleshell and 0.5 persons per hectare for 32 The Cockleshell, which is equivalent to approximately 29%
of a one (1) bedroom dwelling.
54. Despite the area of non-compliance with Specific Outcome O7 of the Noosaville Locality Code, the
development complies with the Overall Outcomes of the code, as the development:
• Provides an architecturally designed development, which provides a high level of residential
amenity and presents a considerable improvement to development on the existing sites;
• Respects the scale and character of the area through complying front setback and site cover
requirements; and,
• Provides appropriate landscaping between the sites frontage and existing development to the
north, south and east.
55. Accordingly, the proposal remains consistent with the outcomes sought for the Attached Housing Zone
within the Noosaville Locality.
5.4.2 Probable Solution S9.1 - Setbacks
56. Due to the potential flood impacts associated with the site, the setbacks have been calculated based on
the heigh to the building measured from the Finished Floor Level, rather than the Natural Ground Level,
which does not present an accurate representation of the setback encroachments.
57. Based on this methodology, Table 6 below, details the required and proposed setbacks, in accordance
with Schedule 1 of the planning scheme:
Table 6 Compliant and Proposed Setbacks
Setback Required Proposed
Front Setback 6 metres 6 metres
Rear Setback 6 metres 4.16 metres
Side (north) Setback Half height of building 1.76 metres (ground level)
4.13 metres (upper level)
Side (south) Setback Half height of building 1.76 metres (ground level)
4.13 metres (upper level)
58. As detailed in Table 6 above, the proposed development complies with the front and side boundary
setbacks, with the development only seeking a setback variariation to the rear boundary.
MOHAMMED HUSSAIN, LUCY RANDALL, SUZANNE MAREE JOHNSON COLE AND DR DAVID
ANDREW JOHNSON
DECEMBER 2017
Section 18
MATERIAL CHANGE OF USE AND OPERATIONAL WORKS TO ESTABLISH MULTIPLE HOUSING (2X TYPE 2 DUPLEXES)
AND RECONFIGURATION OF A LOT (ACCESS EASEMENT) 17
30 & 32 THE COCKLESHELL NOOSAVILLE
59. Despite the setback variation sought, the development adjacent to the rear boundary is located within
the Business Centre Zone.
60. Both adjoining sites are utilised for business purposes and will not be impacted, nor will impact upon the
proposed development within the setback variation, with 31 Thomas Street containing a carpark to the
rear of the site, and 33 Thomas Street containing a single storey building, which does not include any
outdoor functions between the built form and the boundary.
61. In consideration of the information provided above, the proposed development is compliant with Specific
Outcome O9, as:
• The amenity of the residents is protected through the inclusion of screening and landscaping
features;
• The development will not impact upon the amenity of adjoining development, given that the
proposed development adjoins business uses within the Business Centre Zone;
• The development contains sufficient space for car parking and landscaping (exceeding both
requirements);
• The development includes setbacks which are compliant with that of existing developments to
the north and south of the subject site, which are setback approximately 4.18 metres from the
rear boundary; and,
• The setback variations do not result in any impacts to ecological features.
5.4.3 Specific Outcome O13 - Gross Floor Area
62. In accordance with the methodology specified in Specific Outcome O13 of the Noosaville Locality Code,
the maximum permitted gross floor area (GFA) for 30 The Cockleshell is 240.8m2, with the maximum GFA
for 32 The Cockleshell being 240.4m2. The proposed development exceeds the permitted GFA, with the
proposed duplexes containing a GFA of 269.2m2. This is a variation to the proposed GFA of 28.2m2 for 30
The Cockleshell and 27.6m2 for 32 The Cockleshell.
63. Although the development exceeds Council’s preferred maximum GFA, it is noted that the development
complies with the site cover and front boundary setbacks, accordingly, the development will not result in
a greater footprint to that of a compliant development.
64. Although the proposed development does not comply with Specific Outcome O15 of the code, the
proposed development complies with the overall outcomes of the Noosaville Locality Code, as the
development:
• Contains a building and landscaping design that promotes the casual outdoor lifestyle, through
providing an architecturally designed building that positively integrates with The Cockleshell and
provides multiple outdoor living areas. Thus, providing a high level of residential amenity and
design quality;
• Respects the scale and character of the area through complying with site cover requirement of
40%; and,
• Provides appropriate landscaping between buildings, which screens and buffers the built form.
65. Accordingly, the proposed development will not impact upon the streetscape character, nor impact upon
the communities and Council’s expectations for development in this area, and therefore complies with
the intent of the Noosaville Locality Code.
MOHAMMED HUSSAIN, LUCY RANDALL, SUZANNE MAREE JOHNSON COLE AND DR DAVID
ANDREW JOHNSON
DECEMBER 2017
Section 19
MATERIAL CHANGE OF USE AND OPERATIONAL WORKS TO ESTABLISH MULTIPLE HOUSING (2X TYPE 2 DUPLEXES)
AND RECONFIGURATION OF A LOT (ACCESS EASEMENT) 18
30 & 32 THE COCKLESHELL NOOSAVILLE
5.5 Residential Uses Code
66. The proposed development generally complies with all relevant Probable Solutions and Specific
Outcomes, with the development:
• Not being located within close proximity to high voltage electricity lines, or, transformers;
• Containing a suitable water supply;
• Being designed such that emergency vehicles have suitable access to the site; and,
• Not resulting in privacy, or, overshadowing impacts.
67. The only area of non-compliance with the Residential Uses Code relates to the identification of building
entrances, as detailed below:
5.5.1 Probable Solution S6.1 – Safety and Security
68. The proposed development does not comply with Probable Solution S6.1 of the code, with the entrance
features to each unit not being clearly visible from the road reserve. This is due to the layout of the
development which internalises the driveway and parking areas, such that the parking and accessways
do not dominate the streetscape. As a result, the front doors to the dwelling have also been internalised.
69. Despite this, the development provides for clear wayfinding for visitors and pedestrians through the
development including an internal vehicle parking area, with the entrance to the units being clearly visible
from the driveway.
70. In addition to this, the driveway area and unit entrances contain casual surveillance opportunities from
the opposite units, which will ensure the safety and security of persons accessing the units are protected.
Accordingly, the development complies with Specific Outcome O6.
5.6 Reconfiguring a Lot Code
5.6.1 Probable Solution S32.1 – Access Easements
71. The only element of the Reconfiguring a Lot Code that applies to the establishment of an access easement
is Probable Solution S32.1, which specifies
Access easements are designed in accordance Sections 2 and 3 of PSP5 Engineering Design
Standards – Roads, Drainage and Earthworks.
72. Please refer to the easement plan prepared by Icon Building Design (Appendix 1), and Figure 7 below,
which details the extent of the access easement. It is noted that the internal vehicle maneuvering areas
for both lots have been including within the easement extent to ensure that there are no issues in
accidental access to a portion of the maneuvering areas that are not located within the easement extent.
MOHAMMED HUSSAIN, LUCY RANDALL, SUZANNE MAREE JOHNSON COLE AND DR DAVID
ANDREW JOHNSON
DECEMBER 2017
Section 20
MATERIAL CHANGE OF USE AND OPERATIONAL WORKS TO ESTABLISH MULTIPLE HOUSING (2X TYPE 2 DUPLEXES)
AND RECONFIGURATION OF A LOT (ACCESS EASEMENT) 19
30 & 32 THE COCKLESHELL NOOSAVILLE
Figure 7 Access and Service Easement Plan (Source: Icon Building Design)
5.7 Landscaping Code
5.7.1 Probable Solution S1.1 – Landscape Area
73. The proposed development complies with the landscaping requirements specified within Table 14-57
(Exceptions for specific uses and other development) of the Landscaping Code. A breakdown of the
proposed and require landscaping is provided in Table 7 below.
Table 7 Proposed and Required Landscaping
Street Number Required Proposed
30 The Cockleshell 132m2 (79.2m2 soft) 244m2 (108.5m2 soft)
32 The Cockleshell 132m2 (79.2m2 soft) 244m2 (108.5m2 soft)
5.7.2 Probable Solution S10.1 – Private Open Space
74. The proposed development complies with the private open space requirements of 25m2, with an area
exceeding 25m2 containing a minimum dimension of 4 metres for all units. The development provides
the following open space areas:
30 The Cockleshell
Unit A = 84.7m2
Unit B = 117.0m2
32 The Cockelshell
Unit A =- 84.7m2
Unit B = 117.0m2
5.8 Driveways and Carparking Code
75. The proposed development complies with the Driveways and Carparking Code, with the development
complying with the required number of parking spaces specified in the code.
MOHAMMED HUSSAIN, LUCY RANDALL, SUZANNE MAREE JOHNSON COLE AND DR DAVID
ANDREW JOHNSON
DECEMBER 2017
Section 21
MATERIAL CHANGE OF USE AND OPERATIONAL WORKS TO ESTABLISH MULTIPLE HOUSING (2X TYPE 2 DUPLEXES)
AND RECONFIGURATION OF A LOT (ACCESS EASEMENT) 20
30 & 32 THE COCKLESHELL NOOSAVILLE
76. Additional technical detail regarding, stormwater discharge, driveway grades, internal circulation areas,
and footpath composition is provided in the Civil Engineering Plans prepared by 360 Civil Consulting
(Appendix 2).
5.9 Erosion and Sediment Control Code
77. Please refer to the Sediment and Erosion Plan prepared by 360 Civil Consulting (Appendix 2) for details
on the proposed sediment and erosion control measures.
5.10 Earthworks Code
78. Please refer to the Civil Engineering Plans prepared by 360 Civil Consulting (Appendix 2), in relation to
the proposed earthworks.
5.11 Existing Services Code
79. As detailed in the Contour and Detail Survey prepared by Skyline Surveyors (Appendix 3), the subject site
does not contain any reticulated water, or sewer infrastructure, which traverses the lots. It is noted that
there is existing stormwater infrastructure traversing through Lot 0 on BUP6971.
80. The only element of the development (other than driveway) proposed within the zone of influence is the
fence and gate structure, which provides entrance to the private open space area for Unit B of 32 The
Cockleshell. The infrastructure will not prohibit the ability for Council to gain access to, or service the
infrastructure. Accordingly, the development complies with the Existing Services Code.
5.12 Waste Management Code
81. The proposed development complies with Probable Solution S1.2 of the code, with the development
containing sufficient area for the storage of waste and recycling bins within each unit.
82. It is proposed that the bins will be transferred to the kerb for servicing on waste collection days, it is
noted that there is sufficient road frontage for the temporary placement and servicing of the bins from
the kerb. Given the low scale of the development, it is determined that bulk bins are not required.
6 Infrastructure Charges
83. Table 8 below details the applicable Infrastructure Charges (Noosa Shire Council Charges Resolution 2014
– Amendment 1) and identifies the applicable credits associated with the subject sites. In addition to
Table 8 Total Infrastructure Charges Calculation
Address Land Use Unit Charge Total Charge/Credit
30 & 32 The Cockleshell Duplex 4 $28,000.00 $112.000.00 Charge
(3 bedroom)
30 The Cockleshell Dwelling House 1 $28,000.00 $28,000.00 Credit
(3 bedroom)
32 The Cockleshell Duplex 1 $20,000.00 $20,000.00 Credit
(2 bedroom)
32 The Cockleshell Duplex 1 $28,000.00 $28,000.00 Credit
(3 bedroom)
Total $ 36,000.00 Charge
MOHAMMED HUSSAIN, LUCY RANDALL, SUZANNE MAREE JOHNSON COLE AND DR DAVID
ANDREW JOHNSON
DECEMBER 2017
Section 22
MATERIAL CHANGE OF USE AND OPERATIONAL WORKS TO ESTABLISH MULTIPLE HOUSING (2X TYPE 2 DUPLEXES)
AND RECONFIGURATION OF A LOT (ACCESS EASEMENT) 21
30 & 32 THE COCKLESHELL NOOSAVILLE
7 Conclusion and Recommendations
84. This planning report demonstrates that approval of the proposed Development Permit for Material
Change of Use and Operational Works to establish Multiple Housing (Type 2 Duplexs) and Reconfiguration
of a Lot (Access Easement) at 30 & 32 The Cockleshell Noosaville is warranted, subject to reasonable and
relevant conditions on the following basis:
The proposed development is consistent with the intent of the South East Queensland
Regional Plan 2017;
The proposal complies with the State Planning Regulatory Provisions and Policies, where
applicable;
The proposed development does not compromise the Strategic Framework of the
Planning Scheme;
The proposed development is a consistent land use with the planning intent for the
Attached Housing Zone of the Noosaville Locality;
The proposal is compatible with the surrounding Multiple Housing residential land uses
and will not compromise the natural environment, transport network or surrounding
amenity and character of the area;
The proposed relaxation of the rear and side boundary setback is in keeping with
surrounding development, and will not prejudice any adjoining land uses or future
occupants of the proposed development;
The proposed development comprises an architecturally designed development, which
provides a positive contribution to the streetscape by incorporating various building
materials and finishes;
The proposal is provided with sufficient on-site car parking spaces to service the
proposed Duplex developments;
The subject site is sufficiently distanced from any watercourses, natural and
environmental features and incompatible land uses; and,
All necessary infrastructure will be provided to the proposed development, in
accordance with Council’s requirements.
85. On the basis of the assessment contained within this report, it is requested that Council favorably
consider the development proposal subject to reasonable and relevant conditions.
ADAMS + SPARKES
TOWN PLANNING + DEVELOPMENT
October 2017
Cameron Adams Michael Lyell
MANAGING DIRECTOR SENIOR TOWN PLANNER
MOHAMMED HUSSAIN, LUCY RANDALL, SUZANNE MAREE JOHNSON COLE AND DR DAVID
ANDREW JOHNSON
DECEMBER 2017
Section 23
MATERIAL CHANGE OF USE AND OPERATIONAL WORKS TO ESTABLISH MULTIPLE HOUSING (2X TYPE 2 DUPLEXES)
AND RECONFIGURATION OF A LOT (ACCESS EASEMENT)
30 & 32 THE COCKLESHELL NOOSAVILLE
Appendix 1 – Architectural Plans
Prepared by Icon Building Design
MOHAMMED HUSSAIN, LUCY RANDALL, SUZANNE MAREE JOHNSON COLE AND DR DAVID
ANDREW JOHNSON
DECEMBER 2017
Section 24
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The Property
Clinic
No. 30 & 32 The
Cockleshell,
Noosaville
Title Page
Project number 17-044
Date 29/11/2017
Drawn by
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Checked by Bradley Hunt
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