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PLANNING & ENVIRONMENT COURT APPEAL NO. BD2147 of 2022 – APPLICATION FOR A DUAL OCCUPANCY AT 6 MARGIT CRESCENT, SUNRISE BEACH · ATTACHMENT 2 - MCU22 0060 REPORT
ATTACHMENT 2 - MCU22 0060 REPORT On 19 August 2022 Council officers under delegation refused a development application for a dual occupancy at 6 Margit Crescent, Sunrise Beach primarily due to the proposal’s non-compliance with the planning scheme requirements for an asymmetrical design, site cover and gross floor area. Some issues were also identified with the proposed stormwater design. The following reasons for refusal were provided in the Decision Notice to the applicant: 1. The proposal results in a development that does not comply with the following provisions of the Noosa Plan 2020 Medium Density Residential Zone Code in respect to the following: a. Overall Outcome (2)(c) and PO9 as the proposal does not maintain a low scale character consistent with the look and feel of the neighbourhood and will have a built form that presents an appearance of bulk to adjacent properties and the streetscape. b. Overall Outcome (2)(g) as the proposal does not include small dwellings to increase housing choice. c. Performance Outcomes PO9 and PO10 as the proposed site cover exceeds 40% of the site area and the proposed dwelling units are not small dwellings; d. Performance Outcome PO11 as the proposed plot ratio exceeds 0.4:1 and the proposed dwelling units are not small dwellings. e. Acceptable Outcome AO14.1 and Performance Outcome PO14 as the proposed development i. does not provide sufficient visual interest to the street as it has not satisfactorily highlighted the individual dwelling units and provided an asymmetrical design street presentation and ii. Does not satisfactorily incorporate individual design elements and take the form of small separate buildings. 2. The proposed stormwater design is contrary to the Water Quality and Drainage Code as it is not designed to be cost effective across its design life as the design has a high potential to fail and consequently impact the system’s overall ability to function as intended. Page 1 of 6
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Figure 1 – Locality Plan
As a result of Council’s decision to refuse the application, the applicant lodged an appeal to the
Planning & Environment Court seeking that the application be approved subject to reasonable and
relevant conditions.
During the course of the appeal, the applicant and Council attended mediation with the court registrar
wherein the applicant submitted amended plans. The amended plans successfully highlighted the
individual units through individual design variation satisfying the scheme’s requirements for
asymmetrical design. The applicant also agreed to accept a condition requiring the vergola blinds to
remain permanently fixed in an open position in order to comply with the site cover requirements and
acknowledged some changes were needed to the stormwater management plan.
However, the amended plans did not reduce the proposal’s plot ratio (gross floor area), despite the
plot ratio exceeding the planning scheme’s maximum and the plot ratio of existing development in
the area.
Following mediation advice was also sought from an independent architect on Council’s position in
the. A series of amended plans were also provided by the applicant, with the final set of amended
plans provided on 1 February 2023 fully compliant with the Noosa Plan 2020. These amended plans
are included as Attachment 3 with exerts of the plans provided below.
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Figure 2 – Amended Site Layout
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Figure 3 – Amended Floor Plans
Figure 4 – Front and Rear Elevations
The amended plans include principally:
• An asymmetrical front facade design – See Figure 5 below
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Page 5
• An increase to the minimum front and rear setbacks
• 3 distinct roof forms rather than 2
• The louvres of the vergola at the rear of the dwelling units remain fixed
• The plot ratio of the building has been reduced to comply with the maximum plot ratio of 0.4:1
by:
o replacing the multi-purpose rooms and ensuites on the upper level of both dwelling units
with unroofed balconies and
o reducing the area of the living rooms on the lower floor of each dwelling unit by increasing
the indentations in the northern and southern walls.
The amendments not only reduce the building bulk but assist in better articulating the building
particularly the proposed building’s presentation to the side boundaries.
Figure 5 – Comparison of front façade render of refused proposal (left) and proposed amended plans (right)
Council’s architect for the appeal and officers have reviewed the plans and conclude that the plans
now comply with the Noosa Plan 2020.
Since the amended plans were provided in February 2023, discussions have been had with the
applicant on the proposed conditions, with the applicant now accepting the recommended conditions.
It is therefore recommended that the appeal be settled with reasonable and relevant conditions.
Previous Council Consideration
Ordinary Meeting, 15 December 2022, Item 1, Page 5
That Council note the report by the Acting Manager Development Assessment to the Planning &
Environment Committee Meeting dated 6 December 2022 in relation to Planning & Environment
Court Appeal BD2147 of 2022 and approve the defence of the appeal.
Finance & Risks
Should Council not wish to settle the appeal, there will be further costs in defending the appeal and
while advice on prospects has not been received from Council’s barrister, based on the expert
architect’s advice and officer’s assessment of the amended plans, a favourable outcome by trial may
be unlikely.
Consultation
External Consultation - Community & Stakeholder
Thynne Macartney – Tim Quirk
Internal Consultation
Nil
Departments/Sections Consulted:
Mayor Community Services Corporate Services
Councillors Director Director
Community Development Financial Services
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Page 6
Chief Executive Officer Community Facilities Fleet
Executive Support Libraries & Galleries ICT
Local Laws Procurement
Waste & Environment Health Property
Revenue Services
Executive Services Environment & Sustainable Development Infrastructure Services
Director x Director Director
Community Engagement Building & Plumbing Services Asset Management
Customer Service x Development Assessment Buildings & Facilities
Governance Economic Development Civil Operations
People & Culture Environmental Services Disaster Management
Strategic Land Use Planning Infrastructure Planning,
Design & Delivery
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