Planning Statement (003)

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Figure 1 – Location of site            Source Noosa Council Mapping




Figure 2 – Aerial Photograph of site   Source Noosa Council Mapping

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The surrounding area is characterised by a mixture of National Park (Great Sandy National Park) and
rural residential properties. A number of smaller residential lots are located to the east of the site along
the Noosa River frontage.


2. BACKGROUND

The southern portion of the site has been cleared and utilised for residential purposes since 1958 as
detailed by the aerial photograph below. Since this time, the site has been used for a residential
dwelling in proximity to the river boundary.




Figure 3 – 1958 Aerial Photograph of site                   Source: Q imagery – Laguna Bay 1958 QAP753 Frame 119

On 11th April 2019, the owner of the site met with Council staff on site to discuss a proposal to construct an
ancillary dwelling unit, secondary dwelling and sheds within the Riparian Area mapped under the Noosa Plan
2016. A copy of the pre lodgement notes are included in Attachment A. Council advised of concerns as to
whether the Ancillary Dwelling Unit would comply with Noosa Plan requirements and provided comments as
to effluent disposal, articulation of buildings and bushfire.


3. THE DEVELOPMENT APPLICATION

As a result of the pre-lodgement meeting in April 2019, the applicant modified the initial proposal and
now seeks approval for an extension to the existing dwelling and approval for the existing sheds and a
secondary dwelling. Attachment B provides indicative plans of the proposed works.

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The proposal includes:

          Renovation of the existing dwelling and removal of existing laundry;
          New living area and bedrooms of 146.5m2 linked to the main dwelling by a raised walkway of
           83 metres in length;
          New secondary dwelling of 64m2;
          Proposed garage;
          Containers for storage.

The extension to the dwelling has been carefully considered taking into consideration the existing
infrastructure on site such as solar panels, driveways and pathways as well as the environmental
features such as mature trees and existing dams. The new buildings have been located such that no
vegetation is to be removed and that existing driveways and service points can be utilised. The location
of the works also acknowledges the potential for bushfire and reduces the need for clearing existing
vegetation to create fire breaks whilst providing good escape routes to the river.

The Noosa Plan defines a Detached House as:

        Detached house means the use of premises for a single dwelling unit which comprises the whole of
        the building on one lot. The term includes uses and works incidental to and associated with the
        detached house. The term includes the temporary use as a display home or removal home. The use
        may include a secondary dwelling not exceeding 65m2 in area. The use is not divided further.

The proposed use is consistent with the definition.

3. ASSESSMENT

The Noosa Plan includes the site in the Noosa North Shore Locality and provides the site with a Rural
Settlement Zone. The assessment table for the Rural Settlement Zone indicates that a Detached House is a
consistent use and is self assessable development. The site currently contains a lawful dwelling and Council
has advised that due to the extent of the changes that a Material Change of Use for the dwelling is required.

The proposal has been reviewed against the Detached House Code provisions and will be able to comply with
provisions relating to floor area, roof pitch and eaves. The proposed alterations and extensions to the existing
dwelling however do not comply with Probable Solution S29.3 and S29.4 of the Detached House Code which
state:

        S29.3 Studios, pavilions or other habitable outbuildings have a gross floor area of 50m2 of less.

The applicant indicates that due to the size of the proposed extension to the existing dwelling it is not
considered to be a studio, pavilion or outbuilding as this these type of structures are normally quite small.

        S29.4 No part of the Detached house containing habitable rooms is more than 25m from another part
        of the Detached house.

The existing dwelling on the site is to be renovated and connected to new bedrooms and living area via an 80
metre raised walkway. The applicant indicates that this is the best solution to extending the existing small
dwelling as it enables retention of existing vegetation on site and around the existing dwelling.

The applicant seeks Council approval for this configuration and which has been further reviewed against the
Overall Outcomes for the Detached House Code which state:

        a) only occur on land that is suited for the intended form of development and the occupation and use
           of the building and site by the residents. – The area proposed to be utilised for the extension to the

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               existing dwelling does not result in any clearing of existing vegetation. It is noted that a dwelling is a
               consistent use on the site under the Noosa Plan.

       b) are only developed on land which is not located in the vicinity of land uses—
         i. which would adversely impact the occupation and use of buildings and the site by the residents; or
        ii. which would result in the residential development preventing or inhibiting the conduct of existing
        land uses. – The extension to the dwelling does not impact on the use of the site.

      c) are attractive and consistent with the developed character of the particular neighbourhood; - The
         proposed extension will be located amongst existing vegetation which is consistent with the
         character of the area.

      d) retain the natural landscape character and visual quality of hill slopes and ridgelines; Site is flat
         and extension located in existing vegetation to maintain character of the area.

      e) offer high levels of amenity, safety and security for the occupants; Extension to dwelling provides
         improved residential amenity for residents of the site

      f) have an adequate supply of water; - dwelling will have adequate water supply.

      g) where not in a sewerage service area, effluent disposal systems are designed and sited to
         minimise adverse effects on the environment; - able to comply.

      h) avoid adverse impacts on environmental values including environmentally sensitive areas –
      extension to dwelling has been located taking into consideration existing vegetation and natural water
      features on site.


The proposed secondary dwelling has also been reviewed against the outcomes of the Code and is
considered to comply with the provisions of the code as it is located within 25 metres of the main dwelling,
contains one bedroom and will be wheelchair accessible.

The site is subject to a number of Overlays. A Detached House is exempt from assessment against the
Natural Hazard Overlay (Bushfire) and the proposal does not trigger the Natural Hazards Overlay (Acid
Sulphate Soils) as minimal filling and excavation is proposed.

As previously identified, the site is included in the Biodiversity Overlay- Riparian Buffer and Environmental
Protection. The proposal has been assessed against the Biodiversity Overlay due its location in the
Riparian Buffer as detailed in Attachment C.


4. CONCLUSION

The development proposal involves the renovation of the existing dwelling on site and extension by the
provision of a new building to provide additional bedrooms and living area. The applicant also seeks approval
for a secondary dwelling and ancillary structures in the form of a garage and sheds to store equipment and
materials.

The proposed buildings do not propose removal of any vegetation and accordingly the application can be
supported on a number of grounds including:
               The proposal is a consistent use on the subject site;
               The design of the extension to the dwelling enables retention of existing vegetation on the site;

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              The proposal is consistent with the character of the site which comprises structures in scattered
               vegetation
              No vegetation is to be removed as part of the construction of the new dwelling;
              The dwelling will complement the surrounding bush setting.

The Assessment Manager’s favourable consideration of the above development application is therefore
recommended.


Please find attached:

              Form IDAS Form 1;
              Owners consent
              Attachment A - Pre lodgement meeting notes
              Attachment B - Proposal Plans
              Attachment C - Biodiversity Code

Please contact our office if you require any further information and/or clarification with respect to the above
application.


Yours sincerely




Nadine Gorton
Senior Planner
Martoo Consulting Pty. Ltd.