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Town Planning Report (00012493)
Attached to the e-mail MCU15/0053 Application Forms 1 & 5 and Town Planning Report - Multiple Dwellings Type 4 - Conventional at 30-32 Doonella Street Tewantin (1 email of of 3).
• TOWN PLANNING
• LANDSCAPE ARCHITECTURE
• ENVIRONMENTAL
(07) 5443 5566 • LIQUOR LICENSING
[email protected]
Application MCU—Multiple Housing Type 4
Conventional
Applicant: Serina Pty Ltd
Proposal: MCU—Multiple Housing
Type 4 Conventional
Location: 30-32 Doonella Street,
Tewantin
RPD: Lot 32 on RP893247 &
Lot 903 on T1631
Area: 2,539m2
DFS Ref: 10074
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Page 2
Table of Contents
1.0 INTRODUCTION ................................................................................ 3
2.0 PROPOSED DEVELOPMENT .............................................................. 4
2.1 Application Type ................................................................................ 4
2.2 The Proposal ........................................................................................ 4
3.0 SUBJECT SITE ..................................................................................... 7
3.1 Real Property Description.................................................................. 7
3.2 Site Description ................................................................................... 7
3.3 Locality & Surrounding Area ............................................................. 8
4.0 STATUTORY TOWN PLANNING ASSESSMENT ................................... 9
4.1 Sustainable Planning Act 2009 ......................................................... 9
4.2 State Planning Matters ...................................................................... 9
4.3 Statutory Assessment against the Noosa Plan ............................. 10
5.0 CONCLUSION ................................................................................ 19
FIGURES
Figure 1 – Subject Site ...............................................................................................................7
Figure 2 – Extract from Locality Map .................................................................................. 10
APPENDIX
Appendix 1 – Applications Drawings
Appendix 2 – Landscape Concept Plan
Appendix 3 – Traffic Engineering & Parking Assessment Report
Appendix 4 – Engineering Report
Appendix 5 – Site Survey
Appendix 6 – Minutes from pre-lodgement meeting 11.09.14
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Multiple Housing Type 4 Conventional
Page 3
REPORT SUMMARY
Development Permit for Material Change of Use for Multiple Housing Type 4
Conventional
Development Application
Applicant: Serina Pty Ltd
Consultants: DFS Group (Town Planning & Landscape Architecture)
Inter Pty Ltd (Architecture)
Tod Consulting Engineers (Engineering)
Road Pro (Traffic Engineering)
Proposal: Development Permit for Material Change of Use for Multiple
Housing Type 4 Conventional
Site Description
Location: 30 – 32 Doonella Street, Tewantin
RPD: Lot 32 on RP 893427 & lot 903 on T1631
Area of Land: 2,539m2
Current Use: Single dwelling & Multiple Housing Type 4 Conventional
Noosa Plan 2000 (as amended 16 September 2013)
Locality: Tewantin & Doonan
Zone: Community services
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Multiple Housing Type 4 Conventional
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1.0 INTRODUCTION
This Town Planning Report has been prepared by the DFS Group on behalf of the
applicant, Serina Pty Ltd. The report is submitted to Noosa Council as part of the
common material for a development application that seeks approval to
redevelop 30 - 32 Doonella Street, Tewantin to provide sixteen (16) multiple
dwelling units.
The subject site is located within the Tewantin & Doonan Locality and forms part of
the Community Services Zone in the Noosa Plan 2000. Although the site already
accommodates a total of six (6) residential units, the proposed conventional
Multiple housing Type 4, is an inconsistent use in the Community Services Zone and
as such, the application is impact assessable.
The applicant has previously made a number of submissions to Council about the
subject site during previous Planning Scheme reviews and there have been two
pre-lodgement meetings to discuss the proposed residential development. The
current development proposal has been refined to respond to the feedback
provided by Council Officer’s at the pre-lodgement meetings.
The purpose of this town planning report is to explain the proposed development,
describe the application site and its locality, and provide an assessment of the
proposal against the relevant planning documents which include the:
o State Planning Regulatory Provisions;
o State Planning Policies; and
o Noosa Plan 2000.
This Town Planning Report concludes that whilst the proposed development is not
consistent with the Council’s intent for the site there are sufficient planning grounds
to overcome this conflict with the Noosa Plan. On this basis, it is concluded that the
application should be approved subject to reasonable and relevant conditions.
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Multiple Housing Type 4 Conventional
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2.0 PROPOSED DEVELOPMENT
2.1 Application Type
This application seeks approval for a Development Permit for a Material Change of
Use for Multiple housing Type 4 - conventional.
2.2 The Proposal
The applicant intends to redevelop the site to provide sixteen (16) multiple
dwellings. Full details of the proposal are shown on the application drawings in
Appendix 1. The drawings, which were prepared by Inter, are listed in the table
below:
Drawings Title Drawing No. Date
Site Plan 0000-A-00-01E 11.06.15
Demolition & Existing Conditions Plan 0000-A-01-01C 24.05.15
Basement & Ground Floor Plan 0000-A-02-01C 24.05.15
First Floor Plan 0000-A-02-02C 24.05.15
Unit Plans 0000-A-02-03C 24.05.15
Overall elevations 0000-A-04-01C 24.05.15
Overall sections 0000-A-05-00C 24.05.15
The application drawings illustrate that the proposed building will generally be two
storeys in height with a basement below. The drawings also show that the majority
of the building sits well below the maximum height of 8m above natural ground
level but a small section of the building, where the entrance to the basement is
provided, will exceed 8m in height.
The proposed minimum building setbacks, which comply with the Noosa Plan, are
set out in the table below:
Boundary Setback (m)
Front (Doonella Street) 6m
Rear (southern) 6m
Side (western) 4m
Side (eastern) 13.175m
The footprint of the proposed building is 834m2 which equate to 33% of the total site
area. There is no preferred site cover for the Community Services Zone but the
proposed site cover is consistent with that sought for the Attached Housing Zone in
the Noosa Plan.
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The total gross floor area of the proposed building is 1,437m2 which equates to a
plot ratio of 57%. This plot ratio is less than the maximum permitted for the
Community Services Zone, which allows for up to 1,625m2 of gross floor area.
The proposed layout shows that the new building will be located on the eastern
side of the application site, with the proposed site access, servicing, visitor parking
and access to the basement located on the western side of the building. The
location of the site access has been chosen, following discussions with Council, to
minimise conflict with the pedestrian crossing on Doonella Street directly in front of
the site.
The main pedestrian access to the building is located at the front of the building
and addresses Doonella Street. Steps and a ramp provide access to the building.
The floor plans show that each level has eight (8) units located either side of a
central corridor. Overall, the building provides 15 two bedroom and one (1) one
bedroom units. This mix of units equates to a population density of 149 persons per
hectare.
The proposed units have been designed with open plan living, dining and kitchen
areas. Further details of the proposed layouts are shown on drawing 0000-A-02-03 in
Appendix 1.
The proposed floor plan also shows that each unit is provided with private open
space. At ground floor level, the units on the western side of the building have
balconies directly accessible from their living rooms which range in size from 8m 2 -
12m2. On the eastern side of the building, the units all have 12m2 balconies which
have steps down to private courtyards at ground level which have an area of
39m2. On the upper floor, all the units have private balconies which range in size
from 8m2 to 12m2. Overall, a total of 334m2 of private open space is provided within
the development which equates to 13% of the total site area.
In addition to the private open space, the proposed layout provides significant
areas of landscaping and communal open space. In this respect, a formal bbq
and community area is located in the north eastern corner of the site but it is
intended that the remaining areas of landscaping on the western side of the
building will also provide informal recreation space for future residents. Together
the landscape and communal recreation areas comprise are 898m2 which
equates to 35% of the total site area.
The landscape concept plan in Appendix 2 shows that the proposed landscaping
includes a minimum 2m wide buffer which extends, where practical, along the
frontage with Doonella Street. A minimum 2m wide landscape buffer is also
proposed along the western boundary site. The more significant area of
landscaping is provided to the east of the building. The landscape concept plan
shows that an access easement is proposed along the northern boundary of the
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site. This easement has been provided in response to a request from Council at the
pre-lodgement meetings. Given the purpose of the proposed easement, no details
of landscaping have been prepared at this time. The landscape plan illustrates
that the landscape buffers will be planted with a variety of native species that are
consistent with the Council’s list of preferred plants. The plan also illustrates that a
number of the existing trees on the site will be retained.
The proposed access driveway has a minimum width of 5.5m and has been
located to minimise any potential impacts on the two ponciana street trees
located either side of the driveway. As the site plan and landscape concept plan
in Appendix 2 illustrates, the intent is to retain these existing trees but should it prove
to be impractical to do so at the detailed design stage, it is suggested that
replacement planting could occur within the street verge in front of the eastern
part of the site.
The proposed development includes a total of 25 car parking spaces. Four (4) of
these spaces are provided for visitors and are located at the front of the site at
ground level. The remaining 21 spaces are provided in the basement. Each unit will
be allocated at least one basement space with five units having tandem spaces.
The number of parking spaces complies with the requirements of the Driveways &
Parking Code in the Noosa Plan.
A bin enclosure is provided on the western side of the building and refuse will be
collected on site. The swept path analysis presented in the Traffic Engineering
Report prepared by RoadPro in Appendix 3 demonstrates that a waste collection
vehicle can access, turn and leave the site in forward gear.
The stormwater management plan prepared by Aquaintel which forms part of the
Engineering Report in Appendix 4, provides details of the proposed strategy for
collecting, treating and discharging stormwater from the site. The report has been
prepared in accordance with Council policy and current best practice. In line with
the recommendation of the stormwater report, the site plan shows a bio retention
basin and an underground detention tank located in the south eastern corner of
the site.
It should be noted that the engineering report prepared by Tod Consulting
Engineers in Appendix 4 confirms that the finished floor level of the basement (RL
4.6) will allow the basement to gravity drain to a pit located to the south east of the
site in Doonella Street (RL 3.0).
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3.0 SUBJECT SITE
3.1 Real Property Description
The site comprises 30 and 32 Doonella Street, Tewantin which are legally described
as lot 32 on RP893427 and lot 903 on T1631.
3.2 Site Description
The application site has a total area of 2,539m2. Lot 32 on RP893427 has an area of
2,023m2 and is regular in shape. The aerial photo in Figure 1 below illustrates that
there are currently two separate buildings on the site which contain five (5)
residential units. There is a single access driveway to Doonella Street which located
to the east of the pedestrian crossing in front of the site.
Lot 903 on T1631, which has an area of 516m 2, is also regular in shape. At present
there is a two storey detached dwelling on this lot. There are also two dropped
kerbs which provide vehicle access to the site. These dropped kerbs are located
either side of the ponciana trees located in front of the site.
Figure 1 – Subject Site
Subject Site
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Multiple Housing Type 4 Conventional
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A survey of the application site is included in Appendix 5. The survey shows that site
slopes from the north western to the south eastern corner of the site. The ground
level falls approximately 3.5m across the site.
There are overhead powerlines that run along the frontage of the lots and a single
yellow line in front of the site which prevents on street parking.
3.3 Locality & Surrounding Area
The site is located directly to the south of the Ponciana Avenue, the main
commercial street in Tewantin. Given the proximity of the site to the centre of
Tewantin, it is highly accessible by public transport and is within easy walking
distance of the centre of Tewantin.
Figure 1 above also shows that public parking abuts the eastern and north-western
boundaries of lot 32. Directly to the north of the subject site is the service area for
the commercial units fronting Poinciana Avenue.
A public car park also abuts the northern boundary of lot 903 and directly to the
west, is an old residential property which is now used by the Salvation Army.
The remaining lots on Doonella Street are in commercial use with a service station
on the corner of Doonella and Memorial Avenue and the Bank of Queensland on
the corner of Doonella and Sidoni Street.
Directly opposite the site on Doonella Road are residential properties.
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4.0 STATUTORY TOWN PLANNING ASSESSMENT
4.1 Sustainable Planning Act 2009
The Sustainable Planning Act 2009 (SPA) provides the overall statutory planning framework
for Queensland. The subject site is located within the local government boundaries of
Noosa Council and is subject to the provisions contained in the Noosa Plan 2000, as
amended 16 September 2013 (the Planning Scheme). Based on the relevant provisions of
the Planning Scheme the proposed development requires impact assessment and those
matters which the Assessment Manager must have regard to when assessing the
application are set out in section 314 of SPA.
4.2 State Planning Matters
4.2.1 South East Queensland (SEQ) Regional Plans 2009-2031
The site is located in the Urban Footprint of the SEQ Regional Plan and the proposed use is
consistent with this designation.
4.2.2 State Planning Regulatory Provisions
There are currently seven (7) State Planning Regulatory Provisions (SPRPs) in force but only
the SPRP (adopted charges) has any relevance to this proposal. The SPRP (adopted
charges) establishes a maximum adopted charge for trunk infrastructure. Noosa Council
has adopted a regulated infrastructure charges schedule which is consistent with the
SPRP. As infrastructure contributions for this development will be payable in accordance
with the Council’s adopted schedule, no further assessment against the SPRP has been
undertaken.
4.2.3 State Planning Policy
As the Planning Scheme predates the current State Planning Policy (SPP), the proposal has
been reviewed against the interim development assessment requirements set out in Part E
of the SPP. This review has identified that the requirements with regard to water quality are
applicable to the development. As a result, the proposal has been assessed against the
SPP code: Water Quality and has been found to be compliant with the relevant sections
of the code as the application is supported by a stormwater management plan which
includes measures to ensure that the quantity and quality of stormwater leaving the site
satisfies both the Council’s standards and current best practice.
4.2.4 State Development Assessment Provisions
The State Assessment and Referral Agency (SARA) became active on 1 July 2013. A
review of the SARA mapping confirms that the site is located in the Urban Footprint in the
SEQ Regional Plan and forms part of a water resources planning area and the coastal
zone. With regard to these overlays, as the proposal is consistent with the objectives for the
Urban Footprint in the SEQ Regional Plan, does not seek to take, or interfere with, water
and the site does not form part of the Coastal Management District, an assessment
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Multiple Housing Type 4 Conventional
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against Modules 2, 7 and 10 of the State Development Assessment Provisions (SDAP) is not
required.
4.3 Statutory Assessment against the Noosa Plan
4.3.1 Definition
Based on the definitions in the Planning Scheme, the proposed development is defined as
Multiple housing Type 4 Conventional. The Planning Scheme defines Multiple Housing as
follows;
“Multiple housing means the use of premises for two or more dwelling units or
accommodation units as the case may be, occupied by permanent or semi-
permanent residents, where the occupants may share common facilities on the
site. The term includes:
Type 4 Conventional which means the use of premises for dwelling units that do not
fall within multiple dwelling types 1, 2, 3 or 5. The use includes units, townhouses,
flats, apartments, villas and small dwellings units”.
4.3.3 Locality & Zoning
As mentioned previously the application site is located in the Tewantin & Doonan Locality
and forms part of the Community Services Zone. Although the Planning Scheme does
support Multiple housing Type 3 (retirement & special needs) within the Community
Services Zone, Type 4 Conventional is identified as an inconsistent use within the Zone and
the application is therefore required to follow the impact assessment process and must be
assessed against the relevant sections of the whole Planning Scheme.
Figure 2 – Extract from Locality Map
Subject Site
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4.3.4 Tewantin & Doonan Locality Code
The proposed development has been assessed against the Locality Code and the key
conclusions are summarised below.
4.3.4.1 Overall Outcomes
A review of the Locality Code has identified that the proposal is consistent with the
following Overall Outcomes:
the site is already in residential use and the application simply seeks to increase
the density of this existing use;
the existing residential use is compatible with other established uses within the
area and can continue to operate on the site without adverse impacts on the
amenity of the adjoining uses;
the development will provide additional residential accommodation in
accordance with the primary role of the Locality, to provide permanent
housing for residents;
the proposed residential units will offer future residents a high level of residential
amenity, convenience, accessibility and servicing;
the proposed development is consistent with the height, scale and density of
development expected within the local area;
the application is consistent with the intent of the Overall Outcomes to
encourage multiple housing for permanent residents close to Tewantin Business
Centre; and
the residential units, which comprise a mix of one (1) and two (2) bedrooms, will
provide a type of accommodation which is in short supply, will be more
affordable and as such, will be consistent with the general intent for the
Community Services Zone to support the needs of low income earners.
4.3.4.2 Specific Outcomes & Probable Solutions
The proposed development has been assessed against the relevant Probable Solutions
and Specific Outcomes and has been found to be compliant. The key conclusions are
summarised below:
the proposed development is consistent with the existing use of the site, the
character of the local area and has been designed to minimise adverse
impacts on the amenity of adjoining residents and the local area;
the proposed development will enhance the visual amenity of Doonella Street
and will not compromise the function of the local road network;
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the density of the proposed development, which equates to 149 persons per
hectare, is compatible with the character of the area, is consistent with the
density supported for retirement and special needs housing within the
Community Services Zone and has been designed to minimise its impacts on
the most valuable vegetation on the site;
except for the basement entrance, the proposed building complies with the
maximum building height limit of 2 storeys and 8m for the Locality;
the proposed building complies with the minimum setbacks for the Community
Services and Attached Housing Zones, set out in Schedule 1 of the Planning
Scheme;
the site cover of the proposed development is less than 40%, which is the
maximum permitted for multiple dwelling units in Attached Housing Zone;
the proposed plot ratio is considered to be compatible with that permitted for
the Community Services Zone and the location of the site directly adjacent to
the Business Centre Zone;
the proposed parking and manoeuvring areas will be gravity drained;
a 2 degree roof pitch is proposed to reduce the height and bulk of the
proposed building. The roof pitch will give the building a clean, modern
appearance and is consistent with the buildings within the Business Centre Zone
which abuts the site;
the proposed design seeks to retain the most valuable native trees on the site,
where practical;
the site is within walking distance of the Tewantin Business Centre;
the building is well articulated and includes a variety of materials to reduce the
visual bulk of the building;
the basement entrance is located on the western side of the building and will
be screened from the street by the landscaping proposed along the front of
the site and within the visitor car parking area;
the proposed layout provides a single access driveway to the site and allows
vehicles to enter, turn and leave in forward gear; and
to retain the open appearance of the site, the existing retaining wall will be
preserved along the street frontage, where practical, and the proposed
landscaping located to the rear.
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4.3.4.3 Planning Grounds to Overcome Potential Conflict with Planning Scheme
Whilst the proposed design satisfies the key design requirements for development on the
site, it is recognised that the proposed type of Multiple housing is not a consistent use
within the Zone and therefore conflicts with Specific Outcomes O75 to O82 inclusive.
Despite the apparent inconsistency, it is considered that the following arguments provide
sufficient planning grounds to overcome the conflict with the Planning Scheme in
accordance with section 326(1)(b) of the Sustainable Planning Act 2009.
Firstly, Council has indicated that the site is no longer required for community facilities. The
minutes from the Council pre-lodgement meeting on 11 September 2014 in Appendix 6,
advise that the Strategic Planning Unit has indicated that no additional community
facilities have been identified, or planned for, the Tewantin Town centre and it is now
Council’s strategy to continue to upgraded and strengthen the existing Tewantin
Community Centre at Ernest and Earl Streets. Given this feedback, it is considered that no
further consideration of these uses is required.
Aside from Community Uses, the Planning Scheme does identify a number of other uses
that are “consistent” within the Zone and these uses are discussed in the table overleaf:
Type of Use Details of Use Applicant’s Comments
Commercial Business There is already a significant amount
Types, 1,2 & 3. of office accommodation within the
These uses include Business Centre Zone with a
offices, medical and reasonable level of vacancies
veterinary centres. currently available for sale or lease.
The centre is also well served by a
variety of medical practices including
Doctors of Tewantin at 22 Doonella
Street, and the Cooloola Medical
Centre and Tewantin Dental Centre
on Ponciana Avenue. There is also a
veterinary clinic at 68 Ponciana
Avenue with a second veterinary
clinic close by on Hilton Terrace.
It is also relevant to note that all of
these commercial and business uses
are consistent uses throughout the
adjoining Business Centre Zone and
as such, it is considered that the
continued use of the application site
for residential purposes would not
have a significant impact on the
supply of premises, or land, available
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and suitable for these uses.
Furthermore, from a strategic
planning perspective, it is considered
that it would be more beneficial and
appropriate to encourage these uses
to locate in the Business Centre, to
help reinforce the vitality and viability
of the Centre.
Entertainments & Food & beverages, As with the commercial uses
dining uses recreation or discussed above, entertainment and
amusement activities. dining uses are well represented
within the Business Centre Zone.
These uses are also consistent within
the Business Centre Zone and it is
considered that the continued use of
the application site for residential
purposes would not have a significant
impact on the supply of premises, or
land, available and suitable for these
uses. Furthermore, from a strategic
planning perspective, it considered
that it would be more beneficial and
appropriate to encourage these uses
to locate in the Business Centre to
help reinforce the vitality and viability
of the Centre.
Service and utility This includes a depot The landowner is unaware of any
Types 1, 2 & 4 or station to supply demand for a Council, State or
public services, the use statutory authority depot and
of the premises for a historically there have been no
structure or installation inquiries for this type of use on the
as part of a network site.
where other
administrative Given the proximity of the site to
functions are not commercial and residential uses it is
conducted on the considered that it is not a suitable
same site or the location for a structure or installation
treatment of water of type use or for treatment, recycling
municipal supply or and disposal of water, wastewater or
the treatment, solids.
recycling and disposal
of wastewater or solid
materials.
Transport Types 1,2 or These uses include a The applicant is unaware of an
3 passenger terminal identified need for a passenger
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(air, rail, water or terminal or transport depot on the site
road), car park or and such a proposal is not identified
transport depot. on the State mapping relative to the
site.
The site also adjoins existing public
car parks which cater for the
demand generated by the Business
Centre Zone.
Multiple housing type Retirement & special Given the limited size of the size, its
3. needs topography and the low density of
development that can be achieved
under the Planning Scheme,
retirement and special needs
housing, is not considered to be a
viable option on the site.
Overall, it concluded that the site is not suitable for, or there is no demand for, a number of
the consistent uses identified for the site. With regard to the business, commercial and
entertainment uses it is considered that there is already a good supply of land, or premises,
available for these uses within the Business Centre and strategically, it would be more
beneficial for these uses to continue to be concentrated within the Business Centre.
In addition, there is also a clear need for the one and two bedroom residential units
proposed in the development and this is illustrated by the results of the 2011 Census for the
Tewantin Statistical Local Area (SLA) which, in summary, show the following:
flats, units and apartments comprise just under 5.8% of the total housing stock in
the Tewantin SLA;
one and two bedroom dwellings comprise just under 19% of the total housing
stock within the Tewantin SLA; and
couples without children and single parent families comprised over 65% of the
families within the Tewantin SLA.
Although this data provides only a basic snapshot of the current housing situation in
Tewantin, it does show that flats, units and apartments and one and two bedroom
dwellings are underrepresented in the current housing stock. It also shows that there is a
significant disparity between the type of families that currently live in Tewantin and the
type of housing stock that is available. Essentially, there is a shortage of small dwelling units
in the local housing stock and as result, there is a lack of choice particularly for individuals,
couples without children and single parent family units that are looking for smaller dwelling
units that are more affordable. This is a significant issue for the Council and the current
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proposal seeks to provide an alternative, more affordable dwellings that will increase the
choice for local residents.
It should also be noted that the site is in an ideal location for this form of residential
development given its proximity to the services, facilities and employment opportunities
within the Business Centre. The development is also consistent with the objective of the
South East Queensland Regional Plan which seeks to increase residential densities in
existing urban areas. The development would also help to support a more sustainable
public transport system for the local area, in accordance with the Council’s Sustainable
Transport Strategy.
In conclusion, it is considered that the arguments set out above provide sufficient planning
grounds to overcome the conflict with the Planning Scheme in accordance with section
326(1)(b) of the Sustainable Planning Act 2009
4.3.5 Overlays
Natural Hazard: Bushfire & Acid Sulfate Overlay Map, OM9.4 identifies that the site may
potentially be affected by Acid Sulfate Soils. Given that earthworks will be required below
5mAHD to create the basement, an appropriate acid sulfate soils management plan will
be prepared to manage any impacts that may occur should these soils be disturbed
during the construction process.
4.3.6 Code Assessment
The following codes are considered to be the most applicable to the land use and design
proposed in the application:
Residential Uses Code
Landscaping Code
Engineering Works Codes
The application has been assessed against these codes and the key issues arising from this
assessment are discussed below.
4.3.6.1 Residential Uses Code
The key points to note from the assessment of the proposal against the Residential Uses
Code are summarised below:
the building entrance is clearly visible from Doonella Street;
a footpath across communal areas provides direct pedestrian access from
Doonella Street to the building entrance;
the basement will drain from the site by gravity means;
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the majority of bedroom windows are at least 3m from the driveway and
shared parking areas;
plant and equipment will be located and screened to reduce its visual impact;
fencing is proposed to provide privacy for the areas of private open space at
ground floor level;
the development will not adversely impact on the sunlight currently enjoyed by
neighbouring properties. It should be noted that these properties are no in
residential use;
the proposed access and car parking areas are conveniently located for
residents;
the visitor spaces are provided at ground level and have unrestricted access;
and
storage lockers are provided for each unit in the basement
Overall, it is considered that the proposed development complies with the relevant
sections of the Residential Uses Code.
4.3.6.2 Engineering Works Codes
The proposal has also been assessed against the Engineering Works Codes and the
pertinent points from this assessment are set out below:
The main conclusions of the Traffic Engineering & Parking Assessment Report prepared by
RoadPro Traffic Engineers in Appendix 3 are as follows:
the proposed access should be restricted to a left in left out only to minimise
the impacts of the development on the local road network;
the proposal complies with the Council’s parking and servicing requirements;
and
the driveway, circulation areas, basement ramp, queuing and car parking
spaces have all been designed to comply with the relevant Australian
Standards.
The Engineering Report prepared by TOD Consulting in Appendix 4 confirms that the site is
already connected to all the necessary services including the reticulated water and sewer
networks. The report also includes a report from Aquaintel which recommends a series of
measures to collect, treat and discharge stormwater from the site to Doonella Street, in
accordance with current best practice. These measures include a bio-retention basin and
an underground detention tank located in the south eastern corner of the site.
June 2015 30 -32 Doonella Street, Tewantin - Page 17
Multiple Housing Type 4 Conventional
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With regard to the proposed earthwork, full details of the proposed works including an
Erosion & Sediment Control plan, will be prepared and submitted for Council approval at
the operational works stage. The works will be designed to comply with the Council’s code
requirements and current best practice.
Finally, it should be noted that the proposed building design includes an enclosed waste
collection area which has been sized to provide sufficient space for general waste and
recycling bins. Waste will be collected on site and the Traffic Engineering Report
demonstrates that a waste collection vehicle can enter and leave the site is forward gear.
Overall, it is considered that the proposal complies with the key requirements of the
Engineering Works Code.
4.3.6.3 Landscaping Code
The proposal has also been assessed against the Landscape Code and the pertinent
points from this assessment are set out below:
the proposed layout provides more than 15% of the site area as landscaping
and communal open space in accordance with the requirement for the
Community Services Zone;
a minimum 2m wide landscape strip is provided along the front of the site, in
accordance with the requirement for the Community Services Zone;
the proposed landscaping has been designed, and will be planted and
maintained, in accordance with Council’s Planning Scheme Policy 3;
the basement does not extend beyond the footprint of the building;
adequate areas of private open space are provided for each dwelling unit;
and
the layout incorporates an area of communal open space for residents to use.
For these reasons, the proposed landscaping is considered to comply with the relevant
requirements of the Landscaping Code.
June 2015 30 -32 Doonella Street, Tewantin - Page 18
Multiple Housing Type 4 Conventional
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5.0 CONCLUSION
This Town Planning Report has been prepared by the DFS Group on behalf of the
applicant, Serina Pty Ltd. The report is submitted to Noosa Council as part of the common
material for a development application that seeks approval to redevelop 30 and 32
Doonella Street, Tewantin for Multiple housing – Type 4 Conventional. The foregoing
assessment of this development proposal draws the following conclusions:
the proposal is consistent with the State Planning Regulatory Provisions;
the proposed development complies with the South East Queensland Regional
Plan;
the application proposal accords with the State Planning Policy code for Water
Quality;
the application does not trigger assessment against any State Development
Assessment Provisions;
the proposal complies with the Overall Outcomes for the Tewantin & Doonan
Locality;
there are sufficient planning grounds to overcome the conflict with the
Planning Scheme which does not currently support this form of Multiple housing
within the Community Services Zone; and
the proposal satisfies the relevant detailed design requirements set out in the
Tewantin & Doonan Locality Code, the Residential Uses Code, the Landscaping
Code and the Engineering Codes.
In conclusion, it is considered that the material change of use application warrants
Council’s support and should be approved subject to reasonable and relevant conditions.
Yours faithfully
DFS Group Pty Ltd
Mick Sheppard
Director
June 2015 30 -32 Doonella Street, Tewantin - Page 19
Multiple Housing Type 4 Conventional