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Planning Report
Attached to the e-mail MCU15/0049 Application for Multiple Housing Type 2 - Duplex.
PROPOSAL REPORT Development Application seeking a Development Permit for Material Change of Use – Type 2 Duplex At 12 Stevens Street, Sunshine Beach described as Lot 694 on RP48111 Applicant: T. Young and B. Curren Prep ared : Jun e 2015 R01762 – A
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Development Permit for Material Change of Use – Type 2 Duplex at 12 Stevens Street, Sunshine Beach described as Lot 694 on RP48111 Prepared for T. Young and B. Curren Prepared by Martoo Consulting Pty Ltd 13/6 Bottlebrush Ave, Noosa Heads Q 4567 PO Box 1684 Noosa Heads Q 4567 T +61 7 5455 5425 F +61 7 5455 5725 © Martoo Consulting Pty Ltd 2015 The information contained in this document produced by Martoo Consulting Pty Ltd is solely for the use of the Client identified on the cover sheet for the purpose for which it has been prepared and Martoo Consulting Pty Ltd undertakes no duty to or accepts any responsibility to any third party who may rely upon this document. All rights reserved. No section or element of this document may be removed from this document, reproduced, electronically stored or transmitted in any form without the written permission of Martoo Consulting Pty Ltd. 01762 Proposal Report 2015
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Proposal Report Proposed Material Change of Use of Premises for a Multiple housing - Type 2 Duplex at 12 Stevens Street, Sunshine Beach described as
Lot 694 on RP48111
Applicant: T. Young and B Curren
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Contents
1 Introduction 2
2 Basic Information 3
3 The Characteristics of The Site 4
3.1 Site Characteristics 4
3.2 Existing Infrastructure Servicing the Site 4
3.3 Site Contamination 4
4 The Characteristics of the Surrounding Environment 5
4.1 Description of Land Uses Adjacent to the Site and within the Surrounding Area 5
5 The Proposal 6
5.1 Building Design and Siting 6
5.2 Intent of Landscaping and Other Associated Development Works 6
6 Development Assessment 7
6.1 State Planning Regulations 7
6.2 State Planning Policy 7
6.3 Noosa Plan 7
7 Conclusion 9
Annexure 10
Annexure A: Development Plans for the Proposal
Annexure B: Eastern Beaches Locality Code & Semi Attached Housing Code
Annexure C: Residential Uses Code
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Proposal Report Proposed Material Change of Use of Premises for a Multiple housing - Type 2 Duplex at 12 Stevens Street, Sunshine Beach described as
Lot 694 on RP48111
Applicant: T. Young and B Curren
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1 Introduction
This planning report has been prepared for Tony Young and Bernard Curren being the applicants of a
proposal to construct a Type 2 Duplex over premises at 12 Stevens Street, Sunshine Beach. The subject site
is described Lot 694 on RP48111, Parish of Weyba and is located within the Noosa Local Government area.
The proposed development of this site constitutes ‘development’ as defined by Sustainable Planning Act
2009. This development application seeks a Development Permit for a Material Change of Use of Premises
for Multiple Housing - Type 2 Duplex.
The proposal is deemed a code assessable development under the provisions of the Noosa Plan 2006 and
the Sustainable Planning Act 2009.
This planning report covers the following matters in order to assist the assessment of this development
application:
Section 2: The basic details of the application as extracted from certain parts of the
application forms;
Section 3: A description of the subject site;
Section 4: A brief description of the locality surrounding the subject site;
Section 5: An explanation of the proposal;
Section 6: An assessment of the proposal against the 2006 Noosa Plan; and
Section 7: A conclusion that provides summary grounds, which support the approval of the
application as proposed.
The Noosa Council is the Assessment Manager for this development application.
Any words or terms are shown in italic font in this proposal report, refer to either relevant state legislation
direct quotes from this planning scheme as indicated. Words in bold font refer to definitions as detailed by
the Noosa Plan.
The report concludes that the proposed use and resultant building form is consistent with the character
envisaged for the area by residents and the Noosa Plan. The report recommends that Council approve the
application.
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Proposal Report Proposed Material Change of Use of Premises for a Multiple housing - Type 2 Duplex at 12 Stevens Street, Sunshine Beach described as
Lot 694 on RP48111
Applicant: T. Young and B Curren
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2 Basic Information
Basic information relating to this development application includes:
Applicant: Tony Young and Bernard Curren
C/- Martoo Consulting
PO Box 1684, Noosa Heads Qld 4567
Address of Site: 12 Stevens Street, Sunshine Beach
RPD of Site: Lot 694 on RP48111
Owners: Tony Young and Bernard Curren
2
Area of Site: 506m
Current Use of Site: Dwelling
Land Use Zonings: Semi - attached Housing
Overlays: Natural Hazard: Landslide & Flooding Overlay
Natural Hazard: Bushfire & Acid Sulfate Soils Overlay
Strategic Area: Urban
Proposal: Multiple Housing - Type 2 Duplex
Approvals Sought: Development Permit for Material Change of Use of Premises
Administering
Authority: Noosa Council
Referral Agencies: Nil
Existing Easements: Nil
Consultants for
Development
Application: Town Planners: Martoo Consulting
Architect: Bark Design
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Proposal Report Proposed Material Change of Use of Premises for a Multiple housing - Type 2 Duplex at 12 Stevens Street, Sunshine Beach described as
Lot 694 on RP48111
Applicant: T. Young and B Curren
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3 The Characteristics of The Site
3.1 Site Characteristics
The subject site comprises a rectangular parcel of land located at 12 Stevens Street, Sunshine Beach and
described as Lot 694 on RP48111, Parish of Weyba (to be known as the site). The site slopes gently from the
street frontage down to the eastern rear boundary with a fall of approximately 3 metres.
The figure below details the sites location.
Subject site
Figure 1- locality plan Source: Google Maps
3.2 Existing Infrastructure Servicing the Site
The subject site is serviced by standard community infrastructure including reticulated water supply and
sewerage, underground telecommunications and overhead electricity supply, bitumen roadways and kerb and
channel.
3.3 Site Contamination
The site is to the best of our knowledge is not known to be contaminated.
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Proposal Report Proposed Material Change of Use of Premises for a Multiple housing - Type 2 Duplex at 12 Stevens Street, Sunshine Beach described as
Lot 694 on RP48111
Applicant: T. Young and B Curren
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4 The Characteristics of the Surrounding Environment
4.1 Description of Land Uses Adjacent to the Site and within the Surrounding Area
The site is located in the Eastern Beaches locality, which has been developed for a mix of duplex dwellings
and residential dwellings as illustrated in the aerial below. The existing uses that immediately surround the
subject site comprise the following:
To the north: Double storey residential dwelling
To the south: Vacant
To the west (opposite the site): Unit development
To the east: Double storey residential dwelling under construction.
The site is located approximately 430 metres from the Sunshine Beach local retail and restaurant precinct and
is easy walking distance to Sunshine Beach.
Figure 2- surrounding locality Source: Near Maps
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Proposal Report Proposed Material Change of Use of Premises for a Multiple housing - Type 2 Duplex at 12 Stevens Street, Sunshine Beach described as
Lot 694 on RP48111
Applicant: T. Young and B Curren
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5 The Proposal
As indicated in Section 1 of this report, this application proposes the construction of Multiple Housing - Type
2 Duplex.
The material change of use of premises is code assessable development under the 2006 Noosa Planning
Scheme. Bark Design has prepared proposal plans for the development, which are included in Annexure A.
5.1 Building Design and Siting
The proposal involves the construction of a duplex dwelling across the site. The units are of a townhouse
configuration with the lower floor of each unit containing a double lock up garage, defined separate entrance
open study/ tv/ kids playroom and bedroom, laundry, bathroom with decks leading to individual pool areas.
The second level of the units comprises the master bedroom and ensuite, kitchen and living areas and
covered deck with views to the east.
The building is well articulated with varied roof forms, a number of outdoor decks and adopts a contemporary
design and proposes to utilise a range of high quality materials and finishes which include:
• FC cladding with cover strips;
• Shiplap cladding;
• Casement windows;
• Slatted timber privacy screens;
• Slatted timber gates and fencing; and
• Custom orb roofing.
5.2 Intent of Landscaping and Other Associated Development Works
A detailed landscaped design will be prepared in accordance with Council’s relevant code at the time of
lodging a development application for operational works (landscaping). This design intends to include the
following concepts:
• Screen planting around driveway and garages;
• Retention of vegetation at front and rear of site where feasible ; and
• Landscape buffer along the side and rear boundaries of the subject site.
It is the applicant’s intention to use native plant species where possible and feature plant species
recommended in the Landscape Policy. More specific softscape elements will be identified in the
development application for operational works (landscaping).
Other development works will also include building works, plumbing and drainage works, and operational
works for stormwater drainage and driveway and access construction. These works will be the subject of
detailed design and the lodgement of formal development applications to the Noosa Council once the
development permit for material change of use of premises takes effect.
The intent of these other development works includes:
• connection of the proposed Duplex into Council’s reticulated sewerage system to service the
premises; and
• connection into Council reticulated including a master water meter with individual meters for
each unit.
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Proposal Report Proposed Material Change of Use of Premises for a Multiple housing - Type 2 Duplex at 12 Stevens Street, Sunshine Beach described as
Lot 694 on RP48111
Applicant: T. Young and B Curren
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6 Development Assessment
6.1 State Planning Regulations
The proposal is for an urban activity within the Urban Footprint, and is located outside the Koala Assessable
Development Area. The proposal is compliant with the relevant State Regulatory Planning Provisions.
6.2 State Planning Policy
The site is not mapped as being affected by any of the State Planning Policy’s state interests and
is consistent with relevant Policy.
6.3 Noosa Plan
The Noosa Plan includes the site in the Eastern Beaches locality and provides the site with the Semi -
Attached Housing zone. The assessment table for the Semi attached Housing zone indicates that a Type 2
Duplex is code assessable development.
Under Section 313 of the Sustainable Planning Act 2009 an Assessment Manager must limit its assessment
to the following matters for code assessable applications:
(a) the State planning regulatory provisions;
(b) the regional plan for a designated region, to the extent it is not identified in the planning scheme as
being appropriately reflected in the planning scheme;
(c) any applicable codes, other than concurrence agency codes the assessment manager does not
apply, that are identified as a code for IDAS under this or another Act;
(d) State planning policies, to the extent the policies are not identified in—
(i) any relevant regional plan as being appropriately reflected in the regional plan; or
(ii) the planning scheme as being appropriately reflected in the planning scheme;
(e) any applicable codes in the following instruments—
(i) a structure plan;
(ii) a master plan;
(iii) a temporary local planning instrument;
(iv) a preliminary approval to which section 242 applies;
(v) a planning scheme;
(f) if the assessment manager is an infrastructure provider—the priority infrastructure plan.
The Noosa Plan specifies the following Codes as applicable for assessment of Type 2 Duplex
• Eastern Beaches Locality Code
• Residential Uses Code
• Landscaping Code
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Proposal Report Proposed Material Change of Use of Premises for a Multiple housing - Type 2 Duplex at 12 Stevens Street, Sunshine Beach described as
Lot 694 on RP48111
Applicant: T. Young and B Curren
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• Engineering Works Code
An assessment of the proposal against the Eastern Beaches Locality Code and Residential Uses Code is
detailed in Annexure B and C. Separate applications for Operational Works - Landscaping and Engineering
works will be lodged with Council following approval of the Material Change of Use application.
The proposal generally complies with the Specific Outcomes of the Eastern Beaches Locality Code (as
detailed in Annexure B) with regard to population density, site cover and roof form.
Multiple Housing Type 2 Duplex
Criteria Planning Scheme Proposal Complies
Minimum Area: 500m2 506m2
Population density – 4.8 persons 4.8
Gross Floor Area - 0.45:1 = 227.7m2 226m2
Site cover - 40% 40%
Landscaping – 192m2 229m2
60% soft landscaping 60% min
Roof form - 5 degree minimum pitch 5 degree and 600mm eaves
and 600 mm eaves
Eaves provided for 75% perimeter of building Complies
Boundary setbacks
• Frontage -6.0m • Frontage – 6m
• Side • Side – 2.0m to building and 0m to garage
• Rear – 6.0m • Rear– 6m decks with awning extending
0.6 m into setback Refer below
Building Height
• in storeys - 2 storeys max • in storeys - 2 storeys
• in metres - 8 metres max • in metres - 8.0 metres max
Length of wall
• 15 metres with one design element • complies
• variation in roof forms • variation in roof forms
• segmented balconies • segmented balconies
• no more than 4 attached dwelling units • complies
Carparking - 1 covered space per dwelling unit 4 covered spaces
and 1 spaces for visitor parking
The proposal complies with Planning Scheme requirements except in relation to the rear setback. The façade
of the building complies with the 6.0 metre setback however an upper level eave extends 0.6 metres into the
rear setback area. The proposed intrusion is considered minor and is considered to comply with the Specific
Outcome as detailed below:
O5 Buildings and other structures are appropriately designed and sited to—
a) provide amenity for users of the premises as well as preserve the visual and acoustic amenity of
adjoining and nearby properties; - The awning is located on the upper level of the building to the
rear of the site and presents as an eave of the building. The minor intrusion combined with the
height and existing vegetation will not impact on the amenity of the surrounding properties.
b) provide adequate distance from adjoining uses; - The building is well setback from the property to
the east with the intrusion relating to an upper level awning which contributes to the character of the
building.
c) preserve any existing vegetation that will buffer the proposed building; Existing vegetation will not
be affected by the minor intrusion of the deck.
d) allow for landscaping to be provided between buildings and street frontages and between
neighbouring buildings; - the building façade is setback 6.0 metres from the rear boundary and
permits the retention of existing vegetation on site. The awning intrusion does not impact on
vegetation on site.
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Proposal Report Proposed Material Change of Use of Premises for a Multiple housing - Type 2 Duplex at 12 Stevens Street, Sunshine Beach described as
Lot 694 on RP48111
Applicant: T. Young and B Curren
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e) maintain the visual continuity and pattern of buildings and landscape elements within the
street; - The area of intrusion is located to the rear of the site an does not impact on the character
of the street.
f) protect the natural character and visual amenity of the beachfront. – Proposed intrusion is minor and
up an upper level and will be visible to the beachfront.
6.3.1 Overlays
The site is mapped as being affected by the Landslide Hazard Area. Conditions may be imposed with regard
to stability of the site.
A small area of the site is mapped as a Medium Bushfire Hazard Area under the Natural Hazard: Bushfire &
Acid Sulfate Soils Overlay. The building is located in an established urban area, is surrounded by residential
development and will comply with relevant fire standards.
7 Conclusion
The above development application has been submitted to the Noosa Council as the Assessment Manager of
the application under the Sustainable Planning Act 2009. This application seeks a Development Permit for a
Material Change of Use of Premises for a Type 2 duplex which is code assessable development under the
2006 Noosa Plan.
This application can be supported on a number of grounds as provided in detail in the above report. These
grounds include:
The Noosa Plan supports the development of duplexes on the site;
The development is consistent with the intent of the zone;
The surrounding land uses and roadways to the site and the characteristics of the locality support
the use of the site for a unit developments; and
The duplex development provides a building form that is desirable for the area and consistent
with Councils design intent.
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Proposal Report Proposed Material Change of Use of Premises for a Multiple housing - Type 2 Duplex at 12 Stevens Street, Sunshine Beach described as
Lot 694 on RP48111
Applicant: T. Young and B Curren
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_______________________________Annexures
Annexure A: Development Plans for the Proposal
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Proposal Report Proposed Material Change of Use of Premises for a Multiple housing - Type 2 Duplex at 12 Stevens Street, Sunshine Beach described as
Lot 694 on RP48111
Applicant: T. Young and B Curren
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_______________________________Annexures
Annexure B: Eastern Beaches Locality Code & Semi
Attached housing Code
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Proposal Report Proposed Material Change of Use of Premises for a Multiple housing - Type 2 Duplex at 12 Stevens Street, Sunshine Beach described as
Lot 694 on RP48111
Applicant: T. Young and B Curren
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_______________________________Annexures
Annexure C: Residential Uses Code
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