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Planning Report · MCU17/0009
MCU to establish Multiple Housing – Type 2
23 Grant Street, Noosa Heads
Town Planning Report
MATERIAL CHANGE OF USE TO ESTABLISH
MULTIPLE HOUSING– TYPE 2 DUPLEX
23 GRANT STREET, NOOSA HEADS described as Lo t 8 o n
SP 17 98 79
Applicant: D & L Armstrong
Date: 31 January 2017
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MCU to establish Multiple Housing – Type 2
23 Grant Street, Noosa Heads
1. Summary ............................................................................................................... 4
2. Application Information ............................................................................................ 5
3. Development Intent ................................................................................................. 6
4. Characteristics of Site and Surrounds ........................................................................... 7
4.1 Site Characteristics ....................................................................................................... 7
4.2 Past and Existing Uses ................................................................................................... 8
4.3 Surrounding Area Land Uses ........................................................................................... 9
5. Proposed Development Details ................................................................................ 11
5.1 Material Change of Use ............................................................................................... 11
5.2 Building Height .......................................................................................................... 12
5.3 Building Setback ......................................................................................................... 12
6. State Planning Interests .......................................................................................... 13
6.1 State Planning Regulatory Provisions.............................................................................. 13
6.2 State Planning Policy ................................................................................................... 13
6.3 State Development Assessment Provisions...................................................................... 14
6.4 SEQ Regional Plan....................................................................................................... 15
7. Noosa Plan Considerations ...................................................................................... 16
7.1 Locality and Zone ....................................................................................................... 16
7.2 Land Use Definition .................................................................................................... 16
7.3 Level of Assessment .................................................................................................... 17
7.4 Applicable Development and Overlay Codes .................................................................... 17
7.4.1 Residential Uses Code ................................................................................................. 17
7.4.2 Noosa Heads Locality Code .......................................................................................... 17
7.4.3 Natural Hazards Overlays Code ..................................................................................... 18
7.4.1 Landscaping Code ....................................................................................................... 18
7.4.2 Driveways and Carparking Code .................................................................................... 18
7.4.3 Earthworks Code ........................................................................................................ 18
7.4.4 Erosion and Sediment Control Code ............................................................................... 19
7.4.5 Existing Services Code ................................................................................................. 19
7.4.6 Transport, Roads and Drainage Code ............................................................................. 19
7.4.7 Waste Management Code ............................................................................................ 19
7.4.8 Water Sensitive Design Code ........................................................................................ 19
7.5 Relevant Planning Scheme Policies ................................................................................ 19
8. Conclusions .......................................................................................................... 20
Figure 1 – Site Location Plan
Figure 2 – Cadastral Plan
Figure 3 – Council Zone Map
Figure 4 – Photos of Proposed Site & Neighbourhood Character
Figure 5 – SEQ Regional Plan Land Use Category Map
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MCU to establish Multiple Housing – Type 2
23 Grant Street, Noosa Heads
Important Note
Apart from fair dealing for the purposes of private study, research, criticism, or review as permitted
under the Copyright Act, no part of this report, its attachments or appendices may be reproduced by
any process without the written consent of RG Strategic. All enquiries should be directed to RG
Strategic.
We have prepared this report for the sole purposes of D & L Armstrong (“Client”) for the specific
purpose of demonstrating the proposed use as being permitted under the Noosa Plan 2016
(“Purpose”). This report is strictly limited to the purpose and the facts and matters stated in it and
does not apply directly or indirectly and will not be used for any other application, purpose, use or
matter.
In preparing this report we have made certain assumptions. We have assumed that all information
and documents provided to us by the Client or as a result of a specific request or enquiry were
complete, accurate and up-to-date. Where we have obtained information from a government
register or database, we have assumed that the information is accurate. Where an assumption has
been made, we have not made any independent investigations with respect to the matters the
subject of that assumption. We are not aware of any reason why any of the assumptions are
incorrect.
This report is presented without the assumption of a duty of care to any other person (other than
the Client) (“Third Party”). The report may not contain sufficient information for the purposes of a
Third Party or for other uses. Without the prior written consent of RG Strategic;
this report may not be relied on by a Third Party; and
RG Strategic will not be liable to a Third Party for any loss, damage, liability or claim arising out
of or incidental to a Third Party; and
Publishing, using or relying on the facts, content, opinions or subject matter contained in this
report
If a Third Party uses or relies on the facts, content, opinions or subject matter contained in this
report with or without the consent of RG Strategic, RG Strategic disclaims all risk and the Third Party
assumes all risk and releases and indemnifies and agrees to keep indemnified RG Strategic from any
loss, damage, claim or liability arising directly or indirectly from the use of or reliance on this report.
In this note, a reference to loss and damage includes past and prospective economic loss, loss of
profits, damage to property, injury to any person (including death) costs and expenses incurred in
taking measures to prevent, mitigate or rectify any harm, loss of opportunity, legal costs,
compensation, interest and any other direct, indirect, consequential or financial or other loss.
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MCU to establish Multiple Housing – Type 2
23 Grant Street, Noosa Heads
1. Summary
D & L Armstrong (the Applicant) has engaged RG Strategic to seek development approval for a Material Change
of Use (Consistent Use - Code Assessable application) to establish a contemporary duplex residential
development (each unit containing two bedrooms) (Multiple Housing – Type 2 Duplex).
The subject site comprises a rectangular parcel of vacant located at 23 Grant Street, Noosa Heads and is
formally described as Lot 8 on SP179879, as shown on Figure 1 Site Location Plan.
The proposed development of this site constitutes ‘development’ as defined by Section 7 of the Sustainable
Planning Act 2009. This report demonstrates that the proposed Material Change of Use of Premises for a
Multiple Housing– Type 2 Duplex on the site is permitted.
The proposal is deemed Consistent Code Assessable development under the provisions of the Noosa Plan 2016
and the Sustainable Planning Act 2009. The proposal will be assessed against the intent of the Planning
Scheme.
The site is mostly clear of vegetation and presents a number of difficulties due to the sloping nature of the site.
The allotment slopes steeply away from the Grant Street frontage towards the rear of the site at an average
grade of 21%. The challenges presented by the steep slope have been resolved through a contemporary design
which befits the site and reflects the built form of the surrounding development and coastal context. Due to
the steepness of the site, the proposal includes the integration of a third storey to the rear of the building. The
visual impact of the third storey is concealed by the natural slope of the site and does not present any adverse
impacts on adjoining properties.
This planning report provides greater detail of the nature of the proposal, describes the site characteristics and
surrounding land uses, and provides a statutory assessment against the intents and code requirements of the
Planning Scheme. These matters are set out in;
Proposed development intent;
Description of the characteristics of site and surrounds;
Proposed development details;
An assessment of the proposal against the State planning interests;
An assessment of the proposal against the SEQ Regional Plan;
An assessment of the proposal against the Noosa Plan 2016; and
A conclusion that provides summary grounds which support the proposed Material Change of Use.
Architectural Plans and illustrations (prepared by Georgina Price Designs) accompany this planning report as
Appendix A. The proposed Multiple Housing – Type 2 Duplex is consistent with the intent of the Planning
Scheme and the character envisaged for the area. Therefore, approval with reasonable and relevant conditions
is recommended.
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MCU to establish Multiple Housing – Type 2
23 Grant Street, Noosa Heads
2. Application Information
SITE DETAILS
Address 23 Grant Street, Noosa Heads
Real Property Description Lot 8 on SP179879
Land Area 543m2
Use Area 175.2m2
Landscaped Area 192.1m2
Total GFA 243.83m2
Local Authority Noosa Council
Current Use Vacant Land
Proposed Use Residential Uses – Type 2 Duplex
PLANNING SCHEME DESIGNATIONS
Planning Scheme The Noosa Plan 2016 (amended 28 October 2016)
Locality Noosa Heads Locality
Zone Semi-Attached Housing Zone
Precinct N/A
Overlays and Relevant Codes Residential Uses Code
Noosa Heads Locality Code
Natural Hazard: Bushfire & Acid Sulfate Soils Overlay - Low Potential Acid
Sulfate Area 5-20m AHD
Landscaping Code;
Driveways and Carparking Code;
Earthworks Code;
Erosion and Sediment Control Code;
Existing Services Code;
Transport, Roads and Drainage Code;
Waste Management Code; and
Water Sensitive Design Code
APPLICATION DETAILS
Applicant D & L Armstrong
Level of Assessment Code Assessable
Referrals N/A
PROJECT TEAM
Town Planning RG Strategic
Architecture Georgina Price Designs
Engineering SCG Consulting Engineers
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MCU to establish Multiple Housing – Type 2
23 Grant Street, Noosa Heads
3. Development Intent
The proposal seeks to develop a duplex consisting of two attached units (each containing two-bedrooms) on
the currently vacant steeply sloping site. The allotment slopes steeply away from the Grant Street frontage
towards the rear of the site at an average grade of 21%.
The applicant has engaged Georgina Price Designs to design a duplex which addresses the challenges of the
sloping site whilst presenting a built form that is modern and aesthetically pleasing (see Appendix A for
Architectural Plans and illustrations). The proposed design incorporates three storeys to the rear of the site
above the garages. The visual impact of the third storey is minimised and concealed from view as the majority
of the ground level is excavated into the natural slope of the site.
In conjunction with fine grain architectural features and contemporary design, the orientation of the
development addresses the street (Grant Street) and makes a positive contribute to the streetscape. The
proposal incorporates materials and finishes which are fitting of the coastal environment and are responsive to
the local vernacular.
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MCU to establish Multiple Housing – Type 2
23 Grant Street, Noosa Heads
4. Characteristics of Site and Surrounds
4.1 Site Characteristics
The land which is subject of this report (i.e. the site) is located at 23 Grant Street, Noosa Heads and described
as Lot 8 on SP179879 as shown on Figure 1 Site Location Plan and Figure 2 Cadastral Plan. The eastern
boundary of the property fronts onto Grant Street and provides direct access to the site. An easement is
located at the rear of the property along the western boundary.
Noosa Junction
Business Centre
Figure 1. Site Location Map
Source: QLD Globe
The site is mostly clear of vegetation and maintains a steep slope from the Grant Street frontage towards the
rear of the site. The average grade of the slope is 21%. The site is located in the Noosa Heads locality, which
has been developed for a mixture of residential built form. Cleared vacant land and a duplex development
immediately adjoin the site’s northern and southern boundaries respectfully.
The site is well located and in walking distance to a range of shops, services and community facilities available
at the Business Centre (Noosa Junction). The site is well connected with major transport infrastructure (Noosa
Junction Transport Hub) and active transport facilities.
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MCU to establish Multiple Housing – Type 2
23 Grant Street, Noosa Heads
Figure 2. Cadastral Map
Source: QLD Globe
4.2 Past and Existing Uses
The site is currently vacant and has been mostly cleared of vegetation. The southern boundary has been fenced
(privacy fencing built by adjoining duplex development) and is connected to Council’s water and sewerage
infrastructure. The site does not hold any current development permits.
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MCU to establish Multiple Housing – Type 2
23 Grant Street, Noosa Heads
4.3 Surrounding Area Land Uses
As illustrated in Figure 3, the surrounding area of the subject site predominately encompasses Residential uses
of various densities. The site overlooks a large parcel of densely vegetated land designated by Council as Open
Space Recreation.
Figure 3. Council Zone Map
Source: Noosa Council
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MCU to establish Multiple Housing – Type 2
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As illustrated in Figure 4, the nature of the surrounding development consists of duplex residential
developments configured to suit the sloping nature of the area. A number of parcels of vacant land adjoin the
site’s northern boundary. The streetscape character of the precinct creates a distinct urban coastal amenity
and aesthetic.
Proposed site Proposed site
Neighbourhood character Neighbourhood character
Neighbourhood character
Figure 4. Photos of Proposed Site & Neighbourhood Character
Source: Georgina Price Designs & Google Maps
Noosaville
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MCU to establish Multiple Housing – Type 2
23 Grant Street, Noosa Heads
5. Proposed Development Details
5.1 Material Change of Use
This report demonstrates that the proposed Material Change of Use of Premises for Multiple Housing – Type 2
Duplex on the site is a consistent use as defined within the Noosa Plan 2016. The proposal consists of two
contemporary attached units, each containing two bedrooms, multiple balconies, living and dining areas, pool
and a lock-up garage (refer to Architectural Plans prepared by Georgina Price Designs in Appendix A). Vehicular
access to each unit is via a shared driveway which borders the northern boundary of the site. At the rear of the
site each unit is accessed by a double lock-up garage. A vehicle queuing area is incorporated into the driveway.
Two entry structures provide separate pedestrian access to each unit.
The development comprises of the following:
Planning Scheme
Planning Scheme Criteria Proposed Duplex Condition
Requirements
Population Density 4.8 persons 4.8 persons
Gross Floor Area / Plot Ratio Maximum 0.45 / 244.35m2 0.44 / 243.83m2
Site Cover 217.2m2 / 40% 175.20m2 / 32.27%
Landscaping Minimum of 192m2 195.22m2 / 35.95%
Roof Form Minimum 5º fall 5º fall
Boundary Setbacks
Building mass behind 6m, entry
Front 6m X
and pool within setback.
Back 6m >6m.
Side 1.5m / 2m Bulk of building behind 2m. X
Side 1.5m / 2m >2m.
Building Height 2 storeys / 8m 3 storeys in part / < 8m X/
<15m with design elements
Length of Wall Maximum length of 15m
integrated
1 covered space per dwelling unit;
Carparking 4 carparking spaces provided.
AND 1 additional space.
The Ground Floor of each unit contains a two-car garage, storage and laundry rooms. A drying court is located
along the southern boundary of Unit 1. In both units access to the above level is via an internal staircase. Unit 1
also includes a lift to access above levels (refer to Drawing DA-02b in Appendix A).
Level 1 comprises of two bedrooms, a study, bathroom, ensuite and two timber decks overlooking the west
and southern boundaries. A retaining wall creates two separate service areas, each to Unit 1 and Unit 2 at the
eastern end of the duplex (refer to Drawing DA-03).
Illustrated in Drawing DA-04, Level 2 contains a powder room and open plan lounge, dining and kitchen areas.
Timber decks overlook Council’s dedicated green space to the rear of the development. Fronting Grant Street
each unit has a deck which overlooks a landscaped garden, plunge pool and entry structure. A privacy wall
divides the front garden and plunge pools into two private open space areas.
The orientation of the development presents an active frontage to the street and enhances the visual amenity
and streetscape character (refer to Drawing DA-06 and Illustration Grant Street Frontage Elevation in Appendix
A). The proposed development portrays a consistent and complementary built form suitable for the locality’s
vernacular and intent. The height of the building is within the permissible maximum, as well as being
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MCU to establish Multiple Housing – Type 2
23 Grant Street, Noosa Heads
consistent with neighbouring developments. The proposed does not present an appearance of excessive bulk
to adjacent properties, roads or other areas in the vicinity of the site. The duplex development addresses the
difficulties of the steep sloping site whilst offering a high level of residential amenity and streetscape appeal.
The built form of the development is respectful of the scale of the surrounding residential development.
5.2 Building Height
The subject site slopes steeply away from the Grant Street frontage (average NGL 18.69m) towards the rear of
the site (average NGL 11.63m) at an average grade of 21%. In order to address the constraints of the sloping
site, part of the proposed duplex development consists of three storeys. The visual appearance of the third
storey is however minimised as the majority of the ground level is excavated into the site and concealed from
view as illustrated in Drawings DA-07 and DA-08 (Appendix A). Consequently, the proposed duplex only
represents three storeys at the rear of the site and is not visible from Grant Street (refer to proposed model
images in Appendix A).
The overall height of the development complies with the specified maximum height limitation of eight metres
for the Semi-Attached Housing Zone (Table 9.11, Probable Solution S7.1). Drawing DA-07 illustrates that the
bulk of the building mass maintains a large setback from the street and that the development represents a
building height from the street of no more than four metres. As demonstrated in Figure 4 and in the
illustrations (Appendix A), the proposed development presents a building height consistent with structures on
surrounding land and does not present an appearance of excessive bulk to adjacent properties. The proposed
configuration enables the development to orient the primary living areas to engage with the street which
enhances the visual amenity and streetscape character of the precinct. A relaxation of the maximum number
of storeys (to permit the proposed three storeys) does not present any adverse impacts on adjoining
properties.
5.3 Building Setback
Table 1-1 of Schedule 1 in the Noosa Plan 2016 specifies the minimum set-backs required for development
located in the Semi-Attached Housing Zone. In order to design a development that suitably addresses the steep
slope of the site whilst being sympathetic to the locality’s aesthetic, part of the proposed development has
encroached on the minimum setbacks specified for the site. The bulk of the building’s mass maintains a
minimum of 6.0m setback from the street frontage (Grant Street) as demonstrated in Drawings DA-07, DA-08
and DA-09. However, the location of each unit’s plunge pool and entry gate is located in the 6m front boundary
setback. The southern wall has an average minimum setback of 2.0m from the boundary with the exception of
the garage and drying area which are built to the boundary. A minimum of 3.5m and 7.7m setbacks are
provided from the building walls to the northern and western boundaries respectfully.
The encroachment of the proposed development on the eastern and southern boundaries has been lessened
through the extensive integration of soft landscaping treatments (refer to Grant Street Front Elevation model
in Appendix A). The proposed development results in a building scale that is compatible with surrounding
development and does not create opportunities for residents to overlook the private open space areas of
neighbouring properties.
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MCU to establish Multiple Housing – Type 2
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6. State Planning Interests
6.1 State Planning Regulatory Provisions
State planning regulatory provisions are state planning instruments that regulate development and can
apply to all or part of the state. The following regulatory provisions are in effect:
State Planning Regulatory Provisions Comment
Draft Palm Island State Planning Regulatory Not applicable
Provision 2015 The site is not located within the Palm Island area.
Yeerongpilly Transit Oriented Development Not applicable
State Planning Regulatory Provision The site is not located within the Yeerongpilly
Transit Oriented Development area.
Draft amendment to the South East The subject site is located within the Regional
Queensland Regional Plan 2009-2031 State Landscape and Rural Production Area (see Figure 5).
Planning Regulatory Provisions
Guragunbah State Planning Regulatory Provision Not applicable
The site is not located within the Guragunbah area.
State Planning Regulatory Provision (adopted The Council’s Adopted Infrastructure Charges
charges) Resolution reflects these provisions.
Off-road motorcycling facility on State-owned land Not applicable
at Wyaralong The site is not located within the Wyaralong area.
State Planning Regulatory Provisions (Adult stores) Not applicable
The proposal does not include an adult store use.
South East Queensland Koala Conservation Not applicable
State Planning Regulatory Provisions
The site is not located within a Koala Assessable
Development area.
Queensland Housing Affordability Strategy, Not applicable
Greenfield land supply in South East Queensland The site is not identified within the Housing
Affordability Strategy.
6.2 State Planning Policy
The State Planning Policy (SPP) defines the Queensland Government’s policies about matters of state
interest in land use planning and development. The SPP only applies to development assessment if the
planning scheme has not yet appropriately integrated the SPP. If there is a discrepancy between a local
planning scheme and a state planning policy, then what is outlined in the state planning policy overrides the
planning scheme. The Noosa Plan does not reflect the SPP and assessment against the SPP is required.
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MCU to establish Multiple Housing – Type 2
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Part E of the SPP details the interim development assessment requirements for the following state
interests:
State Interest Comment
Mining and extractive resources Not applicable
The site is not within a key resource area (KRA),
the separation area of a KRA or the transport route
separation area of a KRA.
Biodiversity Not applicable
The site does not include land that relates to a
matter of state environmental significance.
Coastal Environment Not applicable
The site is located in the coastal protection zone
and low waterway barrier works. However, the
proposed development does not trigger State
assessment as the application is for a MCU for a
dwelling and does not result in 6 or more lots.
Water Quality Not applicable
Emissions and hazardous activities Not applicable
State Transport Infrastructure Not applicable
The site is not located within 400m of a public
passenger transport facility or future public
passenger transport facility.
Strategic airports and aviation facilities Not applicable
The site is not located within proximity of a
strategic airport or aviation facility.
6.3 State Development Assessment Provisions
The State Development Assessment Provisions (SDAP) set out the matters of interest to the state for
development assessment, where the state assessment and referral agency (SARA) is responsible for
assessing or deciding development applications as assessment manager or as a referral agency. The SDAP is
not applied by local government in the assessment of this code-assessable planning report.
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MCU to establish Multiple Housing – Type 2
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6.4 SEQ Regional Plan
The subject site is located within the Urban Footprint Area as determined by the South East Queensland
Regional Plan (Figure 5).
Figure 5. SEQ Regional Plan Land Use Category Map
Source: DSDIP online DA mapping
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7. Noosa Plan Considerations
7.1 Locality and Zone
The subject property is located in the Noosa Heads Locality within the Semi-Attached Housing Zone of the
Noosa Council. The following extracts are taken from the Noosa Heads Locality Plan in Part 9 of the Noosa Plan
2016 and state the relevant overall outcomes for the Noosa Heads Locality.
9.7.2 Overall outcomes for the Noosa Heads Locality
(a) New uses and works are located, designed and managed to—
i) be compatible with other uses and works;
ii) maintain the safety of people and works;
iii) avoid significant adverse impacts on the amenity enjoyed by users of other premises,
including acoustic and visual qualities; and
iv) avoid significant adverse effects on the natural environment;
(e) Development in Noosa Heads recognises and reinforces the close correlation between the
natural character of the area and its attractiveness to residents and visitors;
(h) Resident populations are accommodated in both detached and attached housing
with high levels of residential amenity and high levels of convenience, accessibility and services
(r) For the Semi-Attached Housing Zone—residents are accommodated in detached housing or
semi-attached housing forms that—
i) offer a high level of residential amenity, design quality and safety; and
ii) respect the domestic scale of surrounding detached housing;
Comment: The proposed contemporary two-bedroom duplex development is of a scale which is responsive to
the local vernacular and coastal context of the locality. The development addresses the overall outcomes and
zoning vision as directed in the Noosa Plan 2016. The proposed design comprises of articulated, fine grain
Sunshine Coast architectural language and draws reference to the look and feel of the surrounding built form.
Extensive architectural and landscaping treatments have been incorporated to create a built form that
presents well to the street and enhances the streetscape character.
7.2 Land Use Definition
The proposed development has been defined under the Noosa Plane 2016 as;
Primary Use: Residential Uses
Use Class: Multiple Housing
Use: Type 2 Duple – Means the use of premises for two dwelling units either attached or detached, on one lot.
Comment: The proposed development is consistent with the above definition.
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7.3 Level of Assessment
In accordance with the Assessment Table 9.2 f o r the Semi-Attached Housing Zone in the Noosa Heads
Locality, the development is identified as a consistent use and is subject to Code Assessment.
7.4 Applicable Development and Overlay Codes
The following Codes are applicable to the proposed development:
• Residential Uses Code;
• Noosa Heads Locality Code;
• Natural Hazard: Bushfire & Acid Sulfate Soils Overlay - Low Potential Acid Sulfate Area 5-20m AHD;
• Landscaping Code;
• Driveways and Carparking Code;
• Earthworks Code;
• Erosion and Sediment Control Code;
• Existing Services Code;
• Transport, Roads and Drainage Code;
• Waste Management Code; and
• Water Sensitive Design Code
Comment:
Where probable solutions are not met, an alternative solution demonstrating compliance with the specific
outcome is provided below, including sufficient planning grounds to justify the conflicts with the probable
solutions.
7.4.1 Residential Uses Code
Comment: The proposed duplex development has been assessed and is consistent with the specific outcomes
outlined in Table 14-24 of the Residential Uses Code. The development is consistent with the developed
character of the locality and is sited on land that is suitable for residential development. There will be little
disturbance to the environment as water run-off is captured and treated on site via landscaping treatments.
Standard water, sewer, electricity and telecommunication connections will be provided.
7.4.2 Noosa Heads Locality Code
Comment: The proposal is consistent with the majority of the specific outcomes outlined in Tables 9.11 and
9.13 of the Noosa Heads Locality Code. Overall the character and visual amenity of the locality is retained and
enhanced by the proposed development. The proposal meets the density levels and site cover ratios
permissible for the site.
The proposed development complies with the Probable Solution detailed in S7.1 (maximum height of 8m), but
does not meet the Specific Outcome O7 (maximum 2 storeys). The proposed does not exceed the maximum
height permissible for the site. However, in order to address the constraints of the site the proposed design
incorporates 3 storeys across a section of the building. The justification for the additional storey is detailed in
Section 5.2 of this report. This inconsistency will have a negligible impact on the adjoining properties.
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MCU to establish Multiple Housing – Type 2
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The proposed development partially complies with the Probable Solutions S8.1 (building setback) and S15.1
(roof form). Mentioned previously (Section 5.3 in this planning report), the proposed duplex design does not
meet the minimum setbacks as specified in Schedule 1 in the Noosa Plan 2016. The justification for such
deviation has been presented and it is noted that the proposed development complies with the Specification
Outcomes (O8) in the Code. In order to achieve the articulated skillion roof form (compling with the 5º
minimum fall) which respects the character of the locality, the proposed design incorporates eaves to the front
and rear walls of the duplex. Both inconsistences will have negligible impact on the character of the
streetscape and adjoining properties
The proposed design partially complies with Specific Outcome S40.3 (front fences and walls). Included in the
entry and fencing element of this development is a part-solid part-open construction front fence of 1.8m high.
The lower part of the fence is to be constructed of 1.2m high concrete blocks, with the top of the fence
constructed from aluminum posts (0.6m high). It is necessary that the lower section of the fence is to be
constructed from a solid material as it reinforces the wall of the two plunge pools and landscape gardens. The
proposed design of the entry and fencing element complies with the Specific Outcomes (O40) of the Code and
permits casual surveillance to the street. It is noted that surrounding duplex development have adopted a
similar front fence configuration.
7.4.3 Natural Hazards Overlays Code
Comment: The Natural Hazards Overlay applicable to the existing development is the Low Potential Acid
Sulfate Area 5-20m AHD overlay. The development achieves the specific outcomes of the Natural Hazards Code
as contained within Table 13-14. The required excavation and management of the acid sulfate soils will be
detailed in the following Operational Works Permit.
7.4.1 Landscaping Code
Comment: The proposed development has been assessed and is consistent with the Probable Solutions
described in Table 14.55 and Specific Requirements 14.134 in the Landscaping Code. Each unit contains two
decks to the rear of the site, overlooking Council’s dedicated open space area, and one terrace to the front of
the site which joins the landscaped garden and plunge pool. These areas exceed the private open space
requirements as detailed in the Code. Planting will be in accordance with the Landscaping Code.
7.4.2 Driveways and Carparking Code
Comment: The proposed development has been assessed and is consistent with the Probable Solutions
described in Tables 14.49-14.51. The proposed complies with the required carparking spaces and the garage
areas of both units do not extend beyond the above ground footprint. The shared driveway borders the
northern boundary and incorporates a queuing area. The driveway has been designed to drain into the
landscaped areas on site.
7.4.3 Earthworks Code
Comment: The following Operational Works Permit will detail how the development will comply with the
Probable Solutions as described in the Earthworks Code Table 14.52.
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7.4.4 Erosion and Sediment Control Code
Comment: The site which is the subject of this proposed development has already been partially cleared of
vegetation. The Operations Works Permit which is to follow this application will detail how the development
will comply with the Probable Solutions as described in the Erosion and Sediment Control Code Table 14.53.
7.4.5 Existing Services Code
Comment: The proposed development has been assessed against the Probable Solutions listed in Table 14.54
of the Existing Services Code. The proposed development is not within close proximity to Council’s trunk
infrastructure and will connect to standard sewer and water connections. A stormwater pit is located in the
south west corner of the site within Council’s easement.
7.4.6 Transport, Roads and Drainage Code
Comment: The proposed development complies with the Probable Solutions of the Transport, Roads and
Drainage Code where relevant. The proposed development will not result in a substantial increase in vehicular
traffic. The site is within close proximity to entertainment and retail uses. The site is well connected by public
transport options and active transport infrastructure. The Operations Works Permit which is to follow this
application will detail how the development will comply with the Probable Solutions concerning drainage as
described in Tables 14.58 and 14.59.
7.4.7 Waste Management Code
Comment: The proposed development complies with the relevant Probable Solutions detailed in Table 14.60
of the Waste Management Drainage Code. The ground level of both units provide adequate area for on-site
storage and collection of recyclable and non-recyclable waste materials.
7.4.8 Water Sensitive Design Code
Comment: The proposed development complies with the relevant Probable Solutions detailed in Table 14.61
of the Water Sensitive Design Code. On-site water run-off will be captured and treated on site via the
landscaped features. Suitable plant species will be utilised in order to reduce water consumption.
7.5 Relevant Planning Scheme Policies
The planning scheme policy applicable to the proposed use is Policy 03— Landscaping Plants and Guidelines.
The proposal has been assessed against the matters for consideration as detailed in Policy 03. Policies
concerning engineering and earthworks will be accessed in the following Operational Works Permit.
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Page 20
MCU to establish Multiple Housing – Type 2
23 Grant Street, Noosa Heads
8. Conclusions
This planning report has been prepared and demonstrates the proposed development meets the intents and
code requirements of the Planning Scheme. This report demonstrates that the proposed two-bedroom duplex
development is permitted under the Sustainable Planning Act 2009 and Noosa Plan 2016. A Material Change of
Use of Premises for a Multiple Housing - Type 2 Duplex, located at 23 Grant Street, Noosa Heads, is a
consistent code assessable development within the Semi-Attached Housing Zone under the Noosa Plan 2016.
The planning report demonstrates compliance with the applicable state and local planning provisions. The
proposed Multiple Housing - Type 2 Duplex can be supported on a number of grounds which include:
The development complies with the intent of the Noosa Plan 2016;
The development is consistent with the overall outcomes for the Noosa Heads Locality;
The development presents a building height and scale that is consistent with structures on
surrounding land;
The proposal presents a contemporary design which is respects and complements the built form of
the surrounding development and coastal context;
The design enhances the visual amenity and streetscape character through an active frontage;
The design does not create opportunities for residents to overlook the private open space areas of
neighbouring properties;
The proposal incorporates materials and finishes which are fitting of the coastal environment and
are responsive to the local vernacular; and
The proposed development is designed in a manner so that there is unlikely to be any adverse
impact on the amenity enjoyed by adjoining residents and visitors.
It is recommended that this application for Development Permit for a Material Change of Use for a Multiple
Housing – Type 2 Duplex sited on 23 Grant Street, Noosa Heads be approved subject to reasonable and
relevant conditions.
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GRA VER 1 310117
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