Council archive · source document
090961T_Town Planning Report_220610 [As Published] · 132010.871
kha
DEVELOPMENT
M A N A G E R S
TOWN PLANNING REPORT
PL A N N I N G | S U R V E Y I N G | P R O J E C T M ANAGEMENT | COURT APPEALS
Sunshine Coast Suite 1, Corner Surf Road & Gardak St Alexandra Headland Qld 4572
PO Box 6380, Maroochydore BC Qld 4558
p | 07 5443 2844 f | 07 5443 7146 w | www.kenhicks.com.au
See the original
The page text is free to read. Viewing or downloading an original file needs an account.
Log in to see the originalFull text of the other 10 pages
Page 2
KHA Development Managers June 2010 TABLE OF CONTENTS 1.0 Executive summary ............................................................................................................ 2 2.0 Introduction ........................................................................................................................ 3 3.0 Site Description ................................................................................................................... 4 3.1 Subject Site ......................................................................................................................... 4 3.2 Surrounding Land Uses ........................................................................................................ 5 4.0 Proposal ............................................................................................................................... 6 5.0 Planning Assessment .......................................................................................................... 7 5.1 South East Queensland Regional Plan ................................................................................... 7 5.2 The Noosa Plan ................................................................................................................... 7 5.2.1 Land use definition ........................................................................................................... 7 5.2.2 Level of assessment .......................................................................................................... 8 5.2.3 Applicable Overlays ........................................................................................................... 8 5.2.4 Applicable Codes............................................................................................................... 9 6.0 Conclusion ......................................................................................................................... 10 ATTACHMENTS Attachment A – Code Assessment prepared by KHA Development Managers Attachment B – Proposal Plans prepared by Teeland Architects Attachment C – Contour and Detail Survey prepared by KHA Development Managers Attachment D – Sewer Re-alignment Plan prepared by Greenhaven Projects Town Planning Report Page 1 Material Change of Use for Multiple Housing – Type 2 (Duplex) 2 Kareela Avenue, Noosa Heads
Page 3
KHA Development Managers June 2010
1.0 EXECUTIVE SUMMARY
SITE DETAILS
Address 2 Kareela Avenue, Noosa Heads
Real Properly Description Lot 1 on N 21830
Area 673m2
Local Authority Sunshine Coast Regional Council
Registered Landowner Tess Aust. Pty Ltd
Current Use 3 Dwelling Units
SOUTH EAST QUEENSLAND REGIONAL PLAN DESIGNATION
Land Use Category Urban Footprint
PLANNING SCHEME DESIGNATIONS
Planning Scheme The Noosa Plan
Locality Noosa Heads
Zone Detached Housing
Overlays Nil
APPLICATION DETAILS
Applicant Tess Aust. Pty Ltd
Proposal Multiple Housing – Type 2 (Duplex)
Application Type Development Permit for Material Change of Use
Level of Assessment Impact Assessable
Referral Agencies Department of Environment and Resource Management
- Within 100m of Conservation Estate (Advice referral)
PROJECT TEAM
Town Planning KHA Development Managers
Architecture Teeland Architects
Surveying KHA Development Managers
Engineering Greenhaven Projects
Town Planning Report Page 2
Material Change of Use for Multiple Housing – Type 2 (Duplex)
2 Kareela Avenue, Noosa Heads
Page 4
KHA Development Managers June 2010 2.0 INTRODUCTION This Town Planning Report has been prepared by KHA Development Managers to accompany a development application made on behalf of the applicant Tess Aust. Pty Ltd. The application seeks Council’s approval for a Material Change of Use for a Multiple Housing – Type 2 (Duplex) on land located at 2 Kareela Avenue, Noosa Heads, described as Lot 1 on N 21830. The property is situated within the Noosa Heads Locality, and zoned as Detached Housing under The Noosa Plan. The proposed Multiple Housing - Type 2 (Duplex) development will be subject to Impact Assessment. The subject site is currently occupied by a 2 storey building containing 3 dwelling units which are to be removed to establish the proposed Duplex. The proposed use is decreasing the density of the site from 3 dwelling units to 2 dwelling units and is therefore an appropriate use and scale of development. The purpose of this report is to describe the characteristics of the subject site and surrounding land uses, detail the proposed development, and address all relevant town planning issues in respect to the proposal. An assessment of the South East Queensland Regional Plan and The Noosa Plan has been undertaken. This Town Planning report should be read in conjunction with the accompanying covering letter, IDAS Development Application forms and Architectural Plans prepared by Teeland Architects. Town Planning Report Page 3 Material Change of Use for Multiple Housing – Type 2 (Duplex) 2 Kareela Avenue, Noosa Heads
Page 5
KHA Development Managers June 2010
3.0 SITE DESCRIPTION
3.1 SUBJECT SITE
The subject site is situated at 2 Kareela Avenue, Noosa Heads, described as Lot 1 on N 21830. The
site is located in the Noosa Heads Locality and zoned as Detached Housing under The Noosa Plan.
The site comprises an area of 673m2 and is currently occupied by a 2 storey building containing 3
dwelling units. The site which is on a corner lot achieves road frontage to Kareela Avenue and
Pandanus Street. The site contains some existing mature trees which will be retained, as illustrated
on the Proposal Plans prepared by Teeland Architects included in Attachment B.
A Contour and Detail Survey Plan of the site prepared by KHA Development Managers has been
included in Attachment C. This site survey confirms that the majority of the site is relatively flat apart
from all small section along the south-western boundary which falls away to the west.
The site is connected to established physical infrastructure networks including telecommunications,
water, and sewer. It is noted that the existing sewer main currently runs through the site under the
existing building. As part of the redevelopment it is proposed to re-align the existing sewer in
accordance with the Sewer Re-alignment Plan prepared by Greeenhaven Projects included in
Attachment D.
The location of the subject site in Noosa Heads is illustrated in Figure 1 and Figure 2 below.
Subject Site
Figure 1 - Subject site (Sunshine Coast Mapping)
Town Planning Report Page 4
Material Change of Use for Multiple Housing – Type 2 (Duplex)
2 Kareela Avenue, Noosa Heads
Page 6
KHA Development Managers June 2010
Multiple Housing
& Duplexes
Multiple
Housing
Little Cove
Townhouses
(12) Units
SUBJECT SITE
To Hastings Street (3) UNITS
Multiple Housing
Multiple Housing (4) Units
(4) Units
Figure 2 - Subject site’s location within the locality (Sunshine Coast Mapping)
3.2 SURROUNDING LAND USES
While the subject site is located within the Detached Housing zone of the Noosa Heads Locality, the
surrounding area contains a variety of residential housing types, including apartments, townhouses,
duplexes, visitor accommodation and detached houses as illustrated in Figure 2 above. Directly
opposite the site on the corner of Kareela Avenue and Pandanus Street are (12) townhouses.
Diagonally opposite the site on the corner of Pandanus Street and Mitti Street are (9) dwelling units
and further along Kareela Avenue are two more multiple housing developments each containing (4)
dwelling units, as illustrated in Figure 2 above.
The site is also in close proximity to Noosa National Park, Little Cove Beach and Hastings Street which
provides a variety of retail, commercial and entertainment businesses.
Town Planning Report Page 5
Material Change of Use for Multiple Housing – Type 2 (Duplex)
2 Kareela Avenue, Noosa Heads
Page 7
KHA Development Managers May 2010 4.0 PROPOSAL It is proposed to establish a Multiple Housing – Type 2 (Duplex) on land at 2 Kareela Avenue, Noosa Heads, in accordance with the Proposal Plans prepared by Teeland Architects included in Attachment B. It is noted that the proposed development will reduce the density of the site from the existing multiple housing, comprising 3 dwelling units, to a duplex consisting of 2 dwelling units. Both units each contain a double garage including storage area and laundry, entry, living room, dining room, kitchen, powder room, outdoor dining/living area including built-in BBQ, outdoor shower and pool on the ground floor and a master bedroom including ensuite, 2 bedrooms, bathroom and drying deck on the second storey. The proposed duplex will have a gross floor area of 300.19m2 and a site cover of 260.81m2 (38.7%). Approximately 265.5m2 of the subject site is landscaped (including 193.7m2 of soft landscaping). Please refer to the Proposal Plans prepared by Teeland Architects included in Attachment B for the proposed duplex layout and development details. The duplex development will contain a total of 4 covered car spaces which are accessible via the proposed vehicle crossover to Kareela Avenue. 2 covered spaces are provided per dwelling unit within the proposed double garages. Waste storage areas for standard wheelie bins are located along the southern property boundary in screened bin enclosures. Waste Collection Vehicles will undertake the required servicing from the kerbside as currently occurs to ensure efficient and convenient access is achieved. The wheelie bins can be easily manoeuvred to Kareela Avenue for weekly servicing. The proposed development comprises the following design characteristics: Site Area: 673m2 Dwelling Units: 2 × 3 bedroom units Building Height: 2 storeys / <8.0m; Gross Floor Area: 300.19m2 (44.6%) Site Cover: 260.81m2 (38.7%) Landscaped Area: 265.5m2 (39%) Car Parking: 4 spaces (2 spaces per dwelling unit) The subject site achieves connection to all essential infrastructure and services. An existing sewer main currently traverses the site from the south-west corner to the north-west corner under the existing building as illustrated on the Contour and Detail Survey Plan prepared by KHA Development Managers which is included in Attachment C. As part of the proposed development this sewer will be re-aligned, ensuring the proposed duplex will not be built over the top. Please refer to the attached Sewer Re-alignment Plan prepared by Greenhaven Projects included in Attachment D which illustrates the proposed re-alignment. We note that due to difficulties associated with the sewer relocation, consultation has been undertaken with Andrew Matthews from Sunshine Coast Water. Agreement in principle, on the sewer alignment and reduced setbacks has been reached. Town Planning Report Page 6 Material Change of Use for Multiple Housing – Type 2 (Duplex) 2 Kareela Avenue, Noosa Heads
Page 8
KHA Development Managers May 2010
5.0 PLANNING ASSESSMENT
5.1 SOUTH EAST QUEENSLAND REGIONAL PLAN
Figure 3: South East Queensland Regional Plan 2009 – 2031 Land Use Designation.
Comment: The subject site is identified under the South East Queensland Regional Plan 2009 - 2031
as being in the Urban Footprint.
The assessment of the applicable provisions of the Regional Plan indicates that the proposed Multiple
Housing Type 2 (Duplex) is an appropriate urban scale of development for the site.
5.2 THE NOOSA PLAN
Under The Noosa Plan the site is included in the Detached Housing Zone of the Noosa Heads Locality.
A detailed assessment of the applicable provisions of The Noosa Plan has been undertaken in the
following section of this Town Planning Report.
5.2.1 LAND USE DEFINITIO N
The proposed elements of the development are defined under The Noosa Plan 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
the following types:
Type 2 Duplex: Means the use of premises for two dwelling units either attached or
detached, on one lot where the use does not fall under Multiple housing Type 1 Relative or
employee.”
Comment: the proposed development has been designed in accordance with the above definition.
Town Planning Report Page 7
Material Change of Use for Multiple Housing – Type 2 (Duplex)
2 Kareela Avenue, Noosa Heads
Page 9
KHA Development Managers May 2010
5.2.2 LEVEL OF ASSESSMENT
The following Table of Assessment outlines the level of assessment for development within the
Detached Housing zone of the Noosa Heads Locality for the purposes of a Material Change of Use.
Column 1 Column 2 Column 3
Type of development Assessment Category Relevant assessment criteria –
applicable code if
development is self-
assessable or requires code
assessment
RESIDENTIAL USES
Consistent use Self-assessable if If self-assessable—
Detached house; or a) Detached house and not Column 2 of Tables 14.28-
Multiple housing Type 1 located at 6-14 Park Road 14.30 of the Detached House
Relative or employee; b) Multiple housing Type 1 Code
or
Visitor accommodation Type Code assessable if— If code assessable—
1 Home hosted a) Detached house and not Detached House Code
complying with Column 2 of
Inconsistent use Tables 14.28-14.30 of the
Those Residential Uses listed in Detached House Code, except if
Section 9.13 an alternative provision to the
QDC8; or
b) Multiple housing Type 1
and not complying with Column 2
of Table 14.28-14.30 of the
Detached House Code
Impact assessable if—
a) Detached house located on
premises at 6-14 Park Road
b) Ancillary dwelling unit; or
c) Multiple housing Types 2,
3, 4 or 5; or
d) Visitor accommodation
Comment: The proposed Multiple Housing Type 2 (Duplex) is impact assessable in accordance with
the above table. Assessment against the applicable codes have been prepared by KHA Development
Managers and included in Attachment A.
5.2.3 APPLICABLE OVERLAYS
Overlays recognise a wide range of environmental features and values across localities and zone
boundaries and need to be given particular consideration when preparing and assessing development
proposals. The level of assessment varies depending on the type of overlay, the impact of the use on
the overlay and whether the impacts of the proposal on the overlay have been considered as part of
a prior application.
Comment: There are no applicable overlays over the subject land to be addressed.
Town Planning Report Page 8
Material Change of Use for Multiple Housing – Type 2 (Duplex)
2 Kareela Avenue, Noosa Heads
Page 10
KHA Development Managers May 2010
5.2.4 APPLICABLE CODES
The proposed development is Impact Assessable and is subject to the following applicable codes:
Noosa Heads Locality Code;
Residential Uses Code;
Landscaping Code;
Engineering Works Codes;
Driveways and Carparking Code;
Transport, Roads and Drainage Code;
Erosion and Sediment Control Code;
Existing Services Code;
Earthworks Code; and
Waste Management Code.
An assessment of the applicable codes has been undertaken by KHA Development Mangers and
included in Attachment A.
This code assessment has determined that the proposal generally complies with all probable solutions
and specific outcomes. Where probable solutions are not met compliance with the specific outcome
is demonstrated.
A conflict exists with specific outcome O27 of the Noosa Heads Locality Code in relation to the use.
Sufficient planning grounds exist to justify the use and overcome any conflict with this specific
outcome as follows:
The subject site is occupied by an existing Multiple Housing - Type 4 (Conventional) development
consisting of (3) dwelling units, which is also an inconsistent use.
The duplex development proposes to decrease the density over the site to (2) dwelling units.
Existing multiple housing developments exist in the immediate vicinity of the site and which are
also included in the Detached Housing Zone
The proposal is consistent with the established character of the area
The proposal includes the removal of the existing driveway to Pandanus Street and replanting of
the wide verge area
The proposal provides for an improvement to sewerage infrastructure conditions by removing the
existing sewer line which runs under the existing building
The proposal otherwise complies with all other specific outcomes for the Noosa Heads Locality
and the Detached Housing Zone
The proposal does not offend the intent of The Noosa Plan
Town Planning Report Page 9
Material Change of Use for Multiple Housing – Type 2 (Duplex)
2 Kareela Avenue, Noosa Heads
Page 11
KHA Development Managers May 2010
6.0 CONCLUSION
This Town Planning Report has been prepared by KHA Development Managers to accompany a
Development Application made on behalf of the applicant Tess Aust. Pty Ltd over land at 2 Kareela
Avenue, Noosa Heads, described as Lot 1 on N 21830. This Development Application seeks a Material
Change of Use for Multiple Housing – Type 2 (Duplex).
The subject site is identified in The Noosa Plan as being within Noosa Heads Locality and zoned as
Detached Housing. The proposed use is subject to Impact Assessment under the provisions of The
Noosa Plan.
The establishment of a Multiple Housing – Type 2 (Duplex) development on the subject allotment is
supported on the following planning grounds:
The proposed duplex results in a decrease in density of the site from 3 dwelling units to 2
dwelling units;
The proposed duplex is compatible with the existing character of the area which comprises
numerous multiple housing and duplex developments;
The development meets the specific outcomes/probable solutions of the applicable Planning
Scheme Codes with the exception of specific outcome O27 of the Noosa Heads Locality Code;
Sufficient planning grounds exist and have been presented to justify the use and overcome
any conflict with specific outcome O27;
The proposal provides for an improvement to sewerage infrastructure conditions by removing
the existing sewer line which runs under the existing building;
Connection to all essential infrastructure is available.
Approval of the application is warranted; subject to the imposition of reasonable and relevant
conditions.
Town Planning Report Page 10
Material Change of Use for Multiple Housing – Type 2 (Duplex)
2 Kareela Avenue, Noosa Heads
Used in these records
090961T_Town Planning Report_220610 [As Published]Related documentApplication case desk ↗
About this file
- File size
- 760 KB (small file)
- File type
No other editions are linked here.