Council archive · source document
planning report Tewantin Rd · MCU20/0074
Development Application
Planning Report
Material Change of Use for Multiple Dwellings (3 units)
situated at 33 Tewantin Rd, Cooroy (Lot 107 C5604)
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Contents
1.0 Summary ...........................................................................................................................3
1.1 Development application details.............................................................................................. 3
1.2 Planning instrument details ..................................................................................................... 3
1.3 Referral agencies ..................................................................................................................... 3
2.0 Site details ........................................................................................................................4
2.1 Site description ....................................................................................................................... 4
2.2 Surrounding land uses ............................................................................................................. 5
3.0 Proposed development details .......................................................................................... 6
4.0 Planning assessment ......................................................................................................... 7
4.1 Technical Compliance .............................................................................................................. 7
4.2 Building Design........................................................................................................................ 7
4.3 Works Codes ........................................................................................................................... 8
5.0 State assessment and other matters ................................................................................. 8
5.1 State interests ......................................................................................................................... 8
5.1.1 Matters established in the Planning Regulation .............................................................................. 8
5.1.2 State Planning Policy ....................................................................................................................... 8
6.0 Conclusion.........................................................................................................................9
Client Name: Michael Tarrant
Prepared by: Jack Lewis B.Sc Hons UNSW, M.Plan OTAGO MPIA MQELA
Version: 1
Date: 5 August 2020
This report is based on the QLD Government’s planning report template (Department of Infrastructure, Local Government
and Planning), which adopts a ‘report-by-exception’ approach. The planning report only discusses the key issues and
matters where a proposed development does not exactly meet the requirements of, or conflicts with, a planning scheme
or other planning instrument.
Disclaimer: While every care has been taken in preparing this report, Pivotal Perspective Pty Ltd accepts no responsibility
for decisions or actions taken as a result of any data, information, statement or advice, expressed or implied, contained
within. To the best of our knowledge, the content was correct at the time of publishing.
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1.0 Summary
1.1 Development application details
Proposed development: Multiple Dwellings (3 units)
Type of approval sought: Development Permit for Material Change of Use
Site address: 33 Tewantin Rd, Cooroy
Real property description: Lot 107 C5604
Site area: 1,012m2
Assessment manager: Noosa Council
Owner details: Michael Tarrant
Applicant details: Michael Tarrant Pty Ltd c/- Pivotal Perspective Pty Ltd
1.2 Planning instrument details
State planning policy: State Planning Policy 2017
Regional plan: SEQ Regional Plan 2009–2031 (version commenced 2 May
Designation: 2014), urban footprint designation.
Planning scheme: The Noosa Plan 2020
Zone: Medium Density Residential zone
Level of assessment: Code
Applicable overlays: Nil
Applicable codes: Cooroy Local Plan Code
Medium Density Residential Zone Code
Dual Occupancy and Multiple Dwelling Code
Works codes
1.3 Referral agencies
Referral requirement Referral agency and Fee
role
Schedule 10, subdivision 2, Table 4 Department of Transport $827
- Premises near a State transport corridor. and Main Roads – State-
controlled road matters
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Page 4
2.0 Site details
2.1 Site description
Table 1: Site description
Site Description
characteristic
Existing land use Dwelling House and Sheds
Frontage and 20m to Olivine Lane and 20m to Tewantin Rd
access
Topography and The site slopes from south to north at a rate of 10%
views
Existing vegetation Jacaranda along Tewantin Rd and exotic tree in the middle of the site.
Scattered small shrubs along road frontages.
Figure 1: Aerial view and site identification
Source: DA Mapping System
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Page 5
2.2 Surrounding land uses
Table 2: Surrounding land uses
Surrounding land uses Photos
West 31 Tewantin Rd –
Detached House
(shared driveway access
with 33 Tewantin Rd)
South Detached Houses fronting
Tewantin Rd
East 35 Tewantin Rd –
Detached Duplex
MCU19/0039 and
PS20/0012
North 7 Olivine St -
Detached house and
associated sheds
accessing Olivine Lane
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3.0 Proposed development details
Table 3: Summary of development aspects
Material change of use
Building height 7.9m
Gross floor area (GFA) Existing house = 65m2
Proposed duplex = 171 + 88 = 259m2
Site coverage 38% (257 + 127 = 384m2)
Car parking 6 spaces
Site access Olivine Ln (Duplex)
Tewantin Rd (Existing House
The application proposes three multiple dwelling units, with the following features:
- Existing House to be retained along Tewantin Rd (4 bedroom)
- New attached duplex dwelling fronting Olivine Ln (2 x 3 beds with double garage)
A copy of the proposed site plan is included below.
Figure 2: Proposed Site Plan
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4.0 Planning assessment
4.1 Technical Compliance
The proposed multiple dwellings meet the relevant key technical provisions of the Medium Density
Residential and Multiple Dwellings Codes, as described below, with further discussion provided
against the relevant Performance Solution thereafter.
Criteria The Noosa Plan 2020 Proposal Compliance
Site Details 33 Tewantin Rd – 1,012m2
Height 8m and 2 storeys 7.9m and 2 storeys Y
Site Cover 40% (404m2) 38% (384m2) Y
GFA 0.4:1 (404m2) 0.32:1 (324m2) Y
Private Open Ground Level (25m2) >25m2 Y
Space Above Ground (9m2) >9m2 Y
Setbacks Frontage (6m) 6m Y
(new house) Side
- north (1.5m – 2m) 2.3m Y
- south (1.5m – 2m) 2.3m Y
Wall length <15m 14m Y
Garages Garage doors facing the street are Entry porches provide relief and Y
separated by 2m or staggered separation
Roof Form 5 degree pitch and eaves to 75% of >5 degrees and eaves to 100% of Y
building building
Landscaping Front 6m landscaping with pools and Pools setback 2m Y
visitor carparking setback 2m
40% landscaping with 60% of this to be
soft landscaping 50% (502m2) Y
Carparking and 7 spaces 7 spaces Y
access Duplex and detached house allowed to Duplex and detached house able to
exit local road in reverse leave site in forward gear
Earthworks Cut or fill less than 1.5m <1.5m Y
Waste Storage Screened waste areas and located for Bin storage along the private areas of Y
transport to kerb with grade of <1:15 each unit.
Fencing Setback an avg of 1m and articulated No fencing proposed. Rather fencing Can be
by stepping the design. details to be provided as part of the conditioned
subsequent Op Works Landscaping to comply.
design.
4.2 Building Design
The proposal reuses the existing ‘timber and tin’ house fronting Tewantin Rd, which retains the
character to the main entrance to Cooroy. The new building is located at the rear of the site and is
to be constructed of timber weatherboard walls and colourbond roofing with eaves and roof pitch
>10 degrees, reflecting the traditional Queenslander vernacular.
The existing jacaranda along Tewantin Rd is to be retained, adding visual interest to the streetscape
consistent with the relevant Acceptable and Performance Outcomes of the Cooroy Local Area Plan.
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4.3 Works Codes
The site falls from south to north towards Olivine Lane. Sufficient area is provided to accommodate
road widenings similar to the approval for OpWorks at 35 Tewantin Rd. Stormwater treatment
methods will seek the removal of water contaminants of the building and driveways, as well as
allowing provision for rainwater tanks to be incorporated into the design.
Existing trees are to be retained within the road reserve and new tree species planted along the
boundaries and between buildings to complement the built form. The vegetation will be appropriately
chosen not to interfere with overhead powerlines and underground services in accordance with the
Landscaping code.
The proposal can be conditioned to comply with the relevant works codes without major alteration to
the building design.
5.0 State assessment and other matters
5.1 State interests
5.1.1 Matters established in the Planning Regulation
Nil
5.1.2 State Planning Policy
The SPP includes assessment benchmarks that may be applicable where a local government
planning scheme does not adequately reflect the SPP. The Noosa Plan 2020 appropriately
integrates all SPP provisions, except for Natural Hazards, risk and resilience – coastal hazards – in
part.
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Page 9
6.0 Conclusion
This application seeks a Development Permit for Material Change of Use Multiple Dwellings (3 units)
situated at 33 Tewantin Rd, Cooroy. The proposed multiple dwelling use is a consistent code
assessable development within the Medium Density Residential Housing Zone. The assessment
finds the design generally meets the relevant Acceptable and Performance Outcomes.
The Planning Act 2016 prescribes that a code assessment must be carried out only—
(a) against the assessment benchmarks in a categorising instrument for the development
(The Noosa Plan 2020); and
(b) having regard to any matters prescribed by regulation.
Council, after carrying out the assessment—
(a) must decide to approve the application to the extent the development complies with all of
the assessment benchmarks for the development; and
(b) may decide to approve the application even if the development does not comply with
some of the assessment benchmarks; and
Examples—
1 An assessment manager may approve an application for development that does not comply with some of
the benchmarks if the decision resolves a conflict between the benchmarks.
2 An assessment manager may approve an application for development that does not comply with some of
the benchmarks if the decision resolves a conflict between the benchmarks and a referral agency’s
response.
(c) may impose development conditions on an approval; and
(d) may, to the extent the development does not comply with some or all the assessment
benchmarks, decide to refuse the application only if compliance cannot be achieved by
imposing development conditions.
Example of a development condition—
a development condition that affects the way the development is carried out, or the management of uses
or works that are the natural and ordinary consequence of the development, but does not have the effect
of changing the type of development applied for
The assessment finds the development generally complies with all Acceptable Outcomes of the
applicable codes. The Assessment Manager’s favourable consideration of the above development
application is therefore recommended.
Page 9 of 9
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