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Annexure E Eastern Beaches · MCU17/0046
Attached to the e-mail IDAS Forms, cover letter & report, Annexure B,C,D,E,F MCU17/0046 & OPW17/0160.
Proposal Report: Proposed Material Change of Use of Premises for a Multiple housing - Type 2 Duplex at 38 Park Crescent, Sunshine Beach described as Lot 598 on RP48112 Annexure E : Eastern Beaches Locality Code Page | 1
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Proposal Report: Proposed Material Change of Use of Premises for a Multiple housing - Type 2 Duplex at 38 Park Crescent, Sunshine Beach
described as Lot 598 on RP48112
Division 15—Specific Outcomes and Probable Solutions for the Eastern Beaches Locality
Table 7.11
Column 1 Column 2 Column 3
Specific Outcomes Probable Solutions (if code assessable) Compliance
7.8 Effects of use
Amenity
O1 Uses are located, designed and No solution provided. Complies - proposed use consistent with
operated to avoid significant adverse surrounding residential and unit
changes to the light, air quality, noise, developments.
accessibility or other conditions enjoyed
by users of associated, adjoining or
nearby uses.
Character and function of the David Low
Way
O2 The vegetated character of the David No solution provided Not applicable - Site is not on David Low
Low Way is protected and new Way
development recognises and protects the
function, capacity and efficiency of the
David Low Way as the major north-south
link throughout the coastal part of the
Shire.
7.9 Built form
Density
O3 The density of development within the No solution provided Complies – the proposal is of a density
site area— compatible with surrounding development.
a) is compatible with surrounding
development; and
b) does not exceed—
iii. for the Attached Housing Zone— A. if in Complies - 6.6 persons proposed whereas
Sunshine Beach— 160 persons per hectare; scheme permits up to 8.5 persons
c) has a low site impact to enhance the Complies – 2 units proposed which
opportunity to maintain natural site complements surrounding unit developments
characteristics, including native vegetation
and natural landforms.
Height
O4 Buildings and other structures— S4.1 Buildings and other structures have a Complies - 3 storey and 11.4 metres at
a) are low rise and present a building height maximum height of — highest point however majority of building
consistent with structures on adjoining and well under the 12 metre height limit.
surrounding premises; a) If in the Attached Housing zone and
b) have a maximum building height of— located in Sunshine Beach – 12 m.
i.For the Attached Housing Zone within
Sunshine Beach—3 storeys;
c) do not visually dominate the street,
surrounding spaces or the existing skyline;
d) preserve the amenity of surrounding
premises including privacy, views and
access to sunlight;
e) respect the scale of the dune and coastal
vegetation; and
Setbacks
O5 Buildings and other structures are S5.1 Buildings and structures comply with Noosa Plan Proposal
appropriately designed and sited to— the minimum building setbacks identified in Frontage—6m for 2 0 to frontage of
a) provide amenity for users of the premises Schedule 1 - Minimum Boundary Setbacks. storey buildings; garage
as well as preserve the visual and acoustic Side boundaries—
privacy of adjoining and nearby properties; 1.5 metres up to 4.5 3 m to side
b) provide adequate distance from adjoining metres in height boundaries
uses;
c) preserve any existing vegetation that will Rear boundary— 6.4 metres to
buffer the proposed building; 6m facade
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Proposal Report: Proposed Material Change of Use of Premises for a Multiple housing - Type 2 Duplex at 38 Park Crescent, Sunshine Beach
described as Lot 598 on RP48112
Column 1 Column 2 Column 3
Specific Outcomes Probable Solutions (if code assessable) Compliance
d) allow for landscaping to be provided
between buildings; Refer section 6 of the report. Proposal does
e) maintain the visual continuity and pattern not comply with front and side setbacks.
of buildings and landscape elements within
street; and
f) protect the natural character and visual
amenity of the beachfront..
Site cover, gross floor area and plot ratio
O6 The site cover, gross floor area and plot No solution provided Complies -
ratio of buildings and other roofed
structures—
a) results in a building scale that is
compatible with surrounding development;
b) does not present an appearance of
excessive bulk to adjacent properties, roads
or other areas in the vicinity of the site;
c) maximises the retention of existing
vegetation and allows soft landscaping
between buildings;
d) allows for adequate area at ground level
for outdoor recreation, entertainment, clothes
drying and other site facilities; and
e) facilitates onsite stormwater management
and vehicular access.
O7 Site cover does not exceed— Complies - the building designer has
c) for the Attached Housing Zone–35%; advised the proposed development has a
total site cover of 35%
O8 For Multiple Housing Type 2 buildings Complies – Building designer has advised
have a maximum plot ratio of 0.6:1 proposal complies with plot ratio
requirements.
O9
O10
Flooding and drainage1
O11 Not applicable.
Roof form
O12 Roof forms— S12.1 The main roof of the building has a Complies – The proposed development
0
a) contribute positively to the local skyline; roof pitch no less than 5 degrees and has provides a 5 roof pitch and eaves.
b) complement the beachside character of minimum 600mm eaves to at least 75% of
the locality; the perimeter of the building; AND
S12.2 Buildings and structures do not Complies – no roof top terraces are
c) use soft and articulated pitched or include roof top terraces. proposed.
curved roof forms;
d) avoid low pitched (eg. less than 5
degrees) or box profiles/parapets; and
e) do not create opportunities for residents
to overlook the private open space
areas of neighbouring properties.
Sloping sites
O13 Development on sloping sites— S13.1 Buildings and associated accessways Complies – Building is of a split level design
a) is responsive to the natural topography of are not constructed on land with a slope that steps down the slope of the site. Cut and
the site and minimises cut and fill; greater than 1 in 4 (25%); AND fill is minimises with undercroft areas
b) does not visually dominate the hill slope or S13.2 Buildings are of split level design that screened.
interrupt the skyline; step down the slope or have suspended floor
c) is integrated with the natural site construction; AND
characteristics including vegetation; and S13.3 Cut or fill is less than 2m in depth;
d) for Multiple housing, takes the form of AND
small separate buildings. S13.4 The distance between the ground and
1
Council has mapping of minimum floor levels and flood levels and flood modelling for some parts of the Shire. Contact the Land
Development Section of Noosa Shire Council.
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Proposal Report: Proposed Material Change of Use of Premises for a Multiple housing - Type 2 Duplex at 38 Park Crescent, Sunshine Beach
described as Lot 598 on RP48112
Column 1 Column 2 Column 3
Specific Outcomes Probable Solutions (if code assessable) Compliance
the lowest part of the floor of the building
does not exceed 3m to avoid large under-
building areas; AND
S13.5 Buildings present no more than— Complies – Single storey presented to the
a) if in the Visitor Mixed Use Zone – 3 street.
storeys at any one point when viewed from
the street; or
b) if in any other Zone - 2 storeys at any one
point when viewed from the street
Entrance statement
Not applicable.
7.1 Environment, Conservation and Recreation
7.2
Environment and cultural heritage values
O14 There are no significant adverse effects No solution provided Not applicable.
on biodiversity, natural vegetation, native
fauna habitat, landscape quality, water Advisory note
quality or cultural heritage values, including PSP24 – Effluent Disposal details
those related to— requirements for the design and siting of
a) changes to natural drainage; effluent disposal systems where located
b) changes to natural coastal processes; outside a sewerage service area.
Compliance with PSP24 will be
c) disturbance of the dune system and
considered as part of Council’s
wetland system;
assessment of the plumbing and
d) management of landslide and fire drainage application.
risk;
e) erosion and the transport of
sediments off site;
f) unmanaged public access;
2
g) effluent disposal ;
h) changes to fauna habitat and
behaviour; and
i) disturbance of buildings and features,
including natural features of cultural
heritage significance.
Open space network
016 An integrated open space network is S16.1 Open space corridors and existing Not applicable.
established, enhanced and protected native vegetation in areas indicated in
throughout the locality to— Schedule 5 – Map 4 are protected from
a) provide for both passive and active fragmentation and encroachment by
recreational pursuits; development.
b) provide connectivity for pedestrians
and cyclists,
c) provide habitat connectivity for
wildlife;
d) protect watercourses and drainage
lines;
e) protect vegetation on steep slopes;
and
f) form a scenic backdrop for residential
development.
Pedestrian and bicycle pathways
O16 Safe and convenient pedestrian and S17.1 Pedestrian and bicycle pathways are Not applicable.
bicycle pathways are provided and retained provided and retained where indicated in
between and throughout key destinations Schedule 5 – Map 2; AND
including— S17.2 Contributions toward a Pathways A condition may be recommended
a) an east-west link between the beach Network are provided in accordance with accordingly.
and the northern end of Lake Weyba PSP20.
via Burgess Creek;
2
Council may request additional information on the proposed method of effluent disposal to ensure the nature of the development is
compatible with environmental values. Refer to PSP1 – Information Council May Request.
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Proposal Report: Proposed Material Change of Use of Premises for a Multiple housing - Type 2 Duplex at 38 Park Crescent, Sunshine Beach
described as Lot 598 on RP48112
Column 1 Column 2 Column 3
Specific Outcomes Probable Solutions (if code assessable) Compliance
b) a north-south link between the Noosa
National Park to the north of the
locality and the Shire boundary near
Peregian Beach; and
c) links within and around Sunrise and
Sunshine Beach linking business and
community uses with residential
development.
Beach access points
O17 Access points to the sensitive foredune No solution provided Complies - Site has direct access to an
systems are defined and controlled by the existing public access track to the beach.
establishment of key access nodes which
are designed and sited having regard to the
potential adverse impacts on—
a) visual amenity;
b) dune stability;
c) natural habitat; and
d) water quality; AND
O18 Access to the foredune system and
beachfront is via formalised communal
beach accesses, rather than individual
informal tracks
Division 18—Specific Outcomes and Probable Solutions for the Attached Housing Zone
Table 7.14
Column 1 Column 2 Column 3
Specific Outcomes Probable Solutions (if code assessable) Compliance
Visitor hostel
O38 No solution provided Not applicable
Streetscape & character
O39 Buildings and other structures— S39.1 Buildings and other structures are
a) present a visual bulk and architectural designed to— Complies – A range of cladding and window
scale that is consistent with structures on a) have a maximum wall length of 15m and treatments have been utilised to break up the
adjoining and nearby land; each external wall plane incorporates at least side wall presentation
b) do not dominate the streetscape or one design element to add visual interest and
surrounding spaces; amenity (such as windows, pergolas, sun
c) address the streetscape; shading devices, balconies or a change of .
d) vary in line and plane, complementing the building material);
landscapes which are characteristic of the b) vary and break up the roof forms through Complies – different roof forms utilised
area; gables or different pitches to add visual
e) make use of balconies, eaves, and roof interest and define the individual dwelling
overhangs for aesthetic and lifestyle reasons; units;
f) integrate landscaping into the building c) provide individual segmented balconies Complies.
design to provide visual relief and screening; for each dwelling unit to reduce dominant
and horizontal banding;
g) present well articulated facades where d) visually break up building facades by Complies
garages or carports are not the dominant incorporating different but complimentary
visual element when viewed from the street. textures and building materials; and
e) visually break up the bulk of the building Complies - tall plant species able to be
by integrating tall plant species in front of and provided along side of building. Due to the
to the side of buildings. constrained nature of the site minimal
landscaping is provided to the street front
however the single storey presentation is
consistent with the character of the street.
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Proposal Report: Proposed Material Change of Use of Premises for a Multiple housing - Type 2 Duplex at 38 Park Crescent, Sunshine Beach
described as Lot 598 on RP48112
Column 1 Column 2 Column 3
Specific Outcomes Probable Solutions (if code assessable) Compliance
O40 Buildings and structures take the form of S40.1 No solution provided Complies – two units only
small separate buildings (no more than 4
attached dwelling units), rather than large
single bulky developments.
O41 The undergrounding of electricity lines S41.1 No solution provided Not applicable. No electricity lines located
and retention of canopy trees within the road along frontage of site.
reserve contributes positively to the amenity
of the streetscape and the natural
environment
Garages and carports
O42 Garages, carport structures and vehicle S42.1 Garages and carports— The site is severely constrained by slope as
manoeuvring areas are designed and sited a) have a front boundary setback of at least the site falls away steeply from the road
to— 6m; and frontage. Due to this fall, Council has
a) provide for resident and visitor parking; b) present a minimum width to the previously granted concessions for
b) visually integrate with the building and to streetscape (the total width of garage doors development by permitting garages and
not dominate the street front; is no more than 6m or 50% of the frontage buildings to be located within the front 6.0
c) allow opportunity for landscaping to screen width, whichever is the lesser, where the metre setback. The design which features
vehicle parking and manoeuvring areas; structure faces the street); or two single garages and two open carports
d) minimise the number of driveway c) that are visible from, but do not face the ensures the development doe not dominate
accesses; and street, include windows or other articulation the street front.
e) allow safe and efficient access to and and have a 6m vegetated buffer between the
egress from the premises. structure and the road frontage. AND
S42.2 Where multiple lock up garages are Single garages separated by walkways that
included garages are stepped back a break up the presentation to the street.
minimum of 600mm from each other, in
relation to the frontage or are separated by at
least 1.5m; AND
S42.3 Garages, carports and uncovered Refer to Annexure F TTM report on access.
spaces are designed to allow vehicles to Due to the constraints of the site , limited
enter and exit the site in a forward gear opportunities for on street carparking and
through a 3-point turn maximum; AND low impact on the two units on site, the
applicant proposes no manoeuvring area on
site consistent with the existing dwellings in
the area.
S42.4 The development provides for shared Refer above
driveways to minimise the number of access
points, except on sites with more than one
street frontage, where garages or carports in
the development front separate streets
Professional Offices Not applicable
O33
Front fences and walls
O35 Front fences and walls are designed and S35.1 Front fences or walls are setback an Condition may be imposed by Council.
sited to— average of 1 metre and are articulated to
a) contribute to the attractiveness of the provide visual interest by stepping the design
street; at maximum 5m intervals. AND
b) be compatible with the existing S35.2 The area of land between the fence
streetscape and the front property boundary shall be
character; densely landscaped to screen any fencing
c) relate to the architectural period of the from the street.
building; AND
d) avoid interference with the movement of S35.3 Any fencing on the boundary which is
surface stormwater; not screened by vegetation is either less than
e) allow for casual surveillance from the 1.2m high or of an open construction.
street or where premises adjoin part of the
major road network, mitigate traffic noise;
f) provide for planting in front of high solid
fences and walls; and
g) ensure planting between the front fence
and
the footpath does not create an impediment
for pedestrians using the footpath.
.
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Used in these records
Annexure E Eastern Beaches.pdfRelated documentApplication case desk ↗
Annexure E Eastern Beaches.pdfRelated documentApplication case desk ↗
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