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PR22001.PlanningReportNoosaRiverHouses.Sept2022
TOWN PLANNING REPORT NOOSA RIVER HOUSES 128 Gympie Terrace, Noosaville Lot 1 MCH3881 Development Permit for Material Change of Use to Establish a Dual Occupancy Town Planning Report V1. September 2022 Noosa River Houses | September 2022 Page 1
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Prepared by: Prepared for:
Mallee Group Michael and Caroline Cullen (Landowners)
Ben Walsh M. 0408 338 449
Director | Principal Planner E. [email protected]
M. 0430011617
E. [email protected]
Approval For Issue
Ben Walsh 28 September 2022
This Report has been prepared by Mallee Group as part of the agreed provision of services. The report is strictly limited to the purpose and the facts
and matters stated in it and does not apply directly or indirectly and must not be used for any other application, purpose, use or matter. In preparing
the report, Mallee Group may have relied upon information provided by other parties. Mallee Group accepts no responsibility as to the accuracy or
completeness of information provided by those parties at the time of preparing the report. The report does not take into account any changes that
may have occurred since the publication of the report and so the outcomes of the report may change over time, or should information not
Mallee Group does not warrant the contents of this report and will not assume any responsibility or liability for loss whatsoever to any third party
cause by, related to or arising out of any use or reliance on the report whatever. No part of this report may be reproduced or relied upon without the
written consent of Mallee Group, with all enquiries directed to that entity.
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Contents
1 Summary
2 Background
3 Site Details
4 Planning Context
5 Pre-Lodgement History
6
Proposal Overview
Site Layout
Built Form
Density
Site Cover
Setbacks
Plot Ratio
Building Height
7 Landscape Design
Open Space
8 Engineering and Infrastructure Provision
Vehicle Access
Car Parking
Pedestrian Access
Waste Collection
Services
Stormwater
Flooding
9 Legislative Requirements
Assessment Manager
Level of Assessment
Referrals
Public Notification
10 Statutory Planning Assessment
Overview
State and Regional Assessment Benchmarks
Regional Plan
State Planning Policy
Temporary State Planning Policy
Local Government Infrastructure Plan
Local Authority Assessment Benchmarks
Overlays
Codes
11 Infrastructure Charges
12 Conclusion
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Attachments
Attachment A Application Forms and Owner’s Consent
Attachment B Relevant Searches
Attachment C Architectural Plans prepared by Sparks Architects
Attachment D Architectural Statement prepared by Sparks Architects
Attachment E Landscape Concept Plans prepared by Conlon Group
Attachment F Detail Survey & Emt B Dealing prepared by JFP Surveyors
Attachment G Engineering Package prepared by DME Projects
Attachment H Noosa Shire Council Planning Scheme Code Responses prepared by Mallee Group
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1. Summary
Details
Site Address 128 Gympie Terrace, Noosaville
Real Property Description Lot 1 MCH3881
Site Area 556m2
Regional Plan Land Use Designation South East Queensland Regional Plan (Urban Footprint)
Local Government Noosa Shire Council
Planning Scheme Noosa Plan 2020
Zone Medium Density Residential Zone
Land Owner Caroline Cullen
Proposal
Description of Proposal • Development Permit under s49(3) of the Planning Act 2016, for Material
Change of Use to establish a Dual Occupancy.
Application details
Aspect of Development Preliminary approval Development permit
Material change of use
Building Work
Operational Works
Assessment Category Code Impact
Public Notification No Yes: 30 BD
Referral agencies
Nil
Pre-lodgement / consultation
Pre-lodgement meeting held on 6 July 2022 with Lisa Pienaar & Mark Lewis
Applicant Details
Name Michael and Caroline Cullen C/- Mallee Group
Contact Person C/- Ben Walsh
Director & Principal Planner
M: 0430 011 617
E: [email protected]
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2. Background
Michael and Caroline Cullen, landowners of 128 Gympie Terrace, Noosaville, are seeking a development
approval from Noosa Shire Council for a Material Change of Use of Premises to establish a Dual Occupancy.
The proposed development will deliver two (2) luxury independent living units within an architecturally
designed, two storey building inclusive of basement and shared foyer.
The site is shown on Figure 1 Site Location Plan. In total, the development site has an area of 556m2.
The proposed form of development considers the following:
Two (2) dwellings, Unit 1 being ground floor and Unit 2 being level one, with shared basement and
foyer entry;
Areas of private open space in the form of rear outdoor areas with raised decks, pools and
landscaping, with extensive views over Chaplain Park and the Noosa River;
High quality landscape embellishments provided to each of the site frontages recognising both as
active interfaces to the public realm, in addition to soft landscaping to side boundaries;
Vehicle egress gained from Mill Street via Easement B SP305586 over the adjacent property (Lot 0
SP305586), with basement accommodating five (5) resident vehicles in addition to two unallocated
visitor spaces at ground level; and
Pedestrian access via both the Gympie Terrace (southern) and Chaplain Park (northern) frontages.
The site is located within the Medium Density zone and captured in the Noosaville Local Plan Area. Pursuant
to the Tables of Development Assessment for the Medium Density Zone the proposal is subject to Code
Assessment.
The development application seeks approval for the following aspects of development:
Development Permit for Material Change of Use to establish a Dual Occupancy;
The proposed development will achieve a high quality, architecturally designed built form outcome over the
site and contribute to the relaxed, coastal vernacular that is evident along the Noosa River esplanade, with
extensive use of light weight articulation elements, natural finishes and landscaping. Full details of the
proposed development, site context and the relevant planning framework are set out in the Summary Table
above.
This report provides greater detail on the nature of the proposal and undertakes a comprehensive assessment
against the relevant assessment criteria contained within the Noosa Plan 2020.
The proposed development is recommended for approval subject to reasonable and relevant conditions.
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Mallee GROUP Town Planning | Development 13 RYERSS Figure 1 Site Location Plan Mill St Mill se er er Paitside Park Figure 2 Cadastral Plan Noosa River Houses | September 2022
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3. Site Details
Key details of the subject site are as follows:
Site particulars
Site Address 128 Gympie Terrace, Noosaville
Refer to Figure 1 – Site Location Plan
Real Property Description Lot 1 MCH3881
Refer to Figure 2 – Cadastral Plan
Site Area 556m2
Land Owner(s) Caroline Cullen
Refer to Attachment A for Certificates of Title & Owners Consent
Existing Land Use Residential
Frontages The site has direct frontage to Gympie Terrace of 12.573m
Topography The site is flat
Vegetation & Natural Features There is no substantial vegetation on the site to be retained
The site is not registered on the EMR or CLR
Searches Refer to Attachment B Searches
The site has not been used for a Notifiable Activity.
The site is not on the Heritage register
All services and utilities are readily available to the site including power, water,
Infrastructure, Services and Public sewer and telecommunications.
Utilities
The site is located within an established medium density residential area
Surrounding Land uses adjoining the Noosa River Esplanade. All services and facilities are
immeidatley proximate to the site.
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Figure 3 Aerial Photograph
4. Planning Context
The planning context of the site includes the following:
Instrument Designation
South East Queensland Regional Plan
Regional Plan designation • Urban Footprint
Sunshine Coast Planning Scheme 2014
Local Plan Area • Noosaville Local Plan Area
Zoning • Medium Density Residential Zone
Overlays - Land subject to acid sulfate soils (at or below 5mAHD)
- Flooding and Inundation Area
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Zoning of the subject site and surrounding lands is shown on Figure 4 Zoning.
Figure 4 Zoning
Source: Noosa Plan 2020
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5. Pre-lodgement History
Initial pre-lodgement engagement was undertaken with Noosa Shire Council on 6 July 2022, involving Council
attendees Lisa Pienaar and Mark Lewis.
These discussions have assisted to guide the preparation of this planning report with relevant criteria
addressed in full and supported by the detailed attachments.
Sparks Architects have prepared an Architects Statement forming Attachment D to this report. The Statement
specifically responds to the range of design items raised during Council’s pre-lodgement meeting and is
intended to inform Council of the design background and inspiration for what is a high quality residential project
at a landmark location.
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6. Proposal Overview
This development application seeks approval for a Material Change of Use to establish a Dual Occupancy
over land located at 128 Gympie Terrace, Noosaville, formally described as Lot 1 on MCH3881.
The proposed form of development can be described as a two storey residential building accommodating a
single independent living unit per level with shared basement and foyer. The site has two frontages, one being
to Gympie Terrace (south) and secondary (north) to Chaplain Park and the Noosa River Esplanade. Each unit
retains extensive private open space directed to the northern aspect overlooking the Noosa River foreshore,
with large balconies directly accessible from main living areas.
The architect has sought to ensure both of these frontages are presented with a distinctive address
that recognises and reinforces the site’s unique position as the gateway entrance to the Noosaville
foreshore, and Noosa River esplanade.
The development will provide high quality permanent residential accommodation within an established
residential area with convenient access to the services and facilities available in Noosaville in addition to the
immediate recreational opportunities afforded along the Noosa River Esplanade.
All car parking and vehicle manoeuvring areas are provided onsite at ground and basement, screened from
view behind fencing and landscaped gardens. The dual occupancy development has separate gated
pedestrian access to each of the frontages with landscaping reflecting the suburban leafy character of the
street and adjoining park.
Pursuant to the definitions contained within Schedule 1 of the Noosa Planning Scheme 2020, the proposed
material change of use component of the development is defined as follows:
Dual Occupancy: Means a residential use of premises for 2 households involving –
(i) 2 dwellings (whether attached or detached) on a single lot or 2 dwellings
(whether attached or detached) son separate lots that share a common
property; and
(b) Does not include a residential use of premises that involves a secondary
dwelling.
Key details of the proposed development are set out below, with architectural proposal plans provided as
Attachment C.
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Development Statistics
Material Change of Use
No. of Dwellings Two independent living units
Number of Storeys 2 residential levels (Maximum 8.0m building height)
Setbacks Refer to Architectural Plans located at Attachment C
Landscaped Area Refer to Landscape Concept Plan located at Attachment E
Number of Car Parking Basement – five (5) resident spaces
Spaces Ground level - two (2) visitor spaces
Vehicle Entry Points Vehicle access is gained from Mill Street via Easement B on SP305586
Each dwelling is provided with its own bin store located within the basement with residents
Waste Management utilising on-street collection from Gympie Terrace.
6.1 Site Layout
The proposed development delivers a built form which addresses both frontages whist taking advantage of the
views and vistas across the park and Noosa River foreshore. At the Gympie Terrace interface, a shared
driveway extends from Mill Street across the adjacent lot via Easement B on SP305586, providing access to
resident parking within the basement, and two visitor bays at ground level. All parking and manoeuvring areas
are screened from view of the street, with the Gympie Terrace interface provided with landscaping, feature
fencing and gated pedestrian entrance leading to a combined lobby.
…Gympie Terrace (southern) perspective
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The rear (northern) extent of the site represents the living areas of both units, with outdoor entertaining and
living areas, decks and a pool at each level. These areas interact and overlook Chaplain Park and the foreshore
walk whilst retaining sufficient privacy for residents of each unit. A gated pedestrian entrance is provided for
each unit representing an informal address to the property from the rear.
6.2 Built Form
Sparks Architects have approached the building design with absolute consideration to the unique
position of the site, being located between the historical Noosa River Slipway and Noosa River Yacht
Club. These key landmarks and the immediate views of yachts both sailing and moored on the Noosa
River have been inspiration for the architect to pursue a building design that emulates their sleek,
streamlined characteristics.
The width and depth of the site has naturally contributed in creating a slender, long building which combined
with the with a range of lightweight cladding elements, sun sails and bold architectural steel outriggers and
tension cables, portrays a style reminiscent of the Noosa River yachts.
The building has been designed as a reflection of the surrounding natural environment, creating a highly
engaging project to the public eye whilst maintaining privacy and the ultimate living experience for the residents
of each unit.
The floor plate of each level has been designed to take maximum advantage of the sunlight and breezes with
central landscaped atrium on the upper floor unit and living areas directed toward the views afforded by the
Noosa River.
Each dwelling retains embellished private open space in the form of open decks at the rear, enjoying a northern
aspect towards Chaplain Park and the Noosa River. The ground floor dwelling has a kitchen and living area
that open fully to a rear deck which overlooks an inground pool, with endemic coastal themed landscaping.
The upper floor level similarly has living areas with cascading doors that open entirely onto the rear deck and
marginally raised upper level, cantilevered pool with views outwards to the Noosa River.
Sub-tropical design principles have been relied upon in minimising each dwelling’s energy demands, including
lightweight screening materials, appropriate building orientation to optimise solar access and capture
prevailing breezes, extended boxed window eaves and outdoor balconies which open directly onto living areas.
The building’s environmental footprint is further reduced with the use of solar and battery storage for their
energy needs.
Incorporated as part of the Architectural Plan Package is a range of perspectives which provide an indication
of the built form outcome that will be achieved. Sparks Architects have also prepared an Architectural
Statement forming Attachment D to this report.
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…Chaplain Park (northern) persepective & pedestrian entry
6.3 Site Cover
The site cover of the building is a total of 42%, with the remaining area being made up of 71% soft landscaping.
The site cover has been calculated inclusive of the outdoor deck areas and cantilevered upper level pool,
which have resulted in this coverage marginally exceeding the 40% required by Performance Outcome PO10
of the Medium Density Residential Zone Code.
Notwithstanding the marginal exceedance of the site cover, the limited presentation of the building to each
frontage (less than 8.0m total built form width) ensures no consideration of bulk is apparent to the public
interface, and combined with a high degree of articulation and compliant setbacks to each boundary we
consider the site cover to be acceptable. Of note also, a significant portion of the building’s site coverage is
made up of upper level landscaped planters which will soften the appearance of the building to each frontage
and neighbouring properties.
6.4 Setbacks
The building delivers compliant setbacks to all boundaries and in particular, exceeds the primary street setback
enabling all vehicle manoeuvring, car parking and extensive landscaping to present to this frontage. The design
of the building has sought to take advantage of the available views across Chaplain Park and the Noosa River
and so has treated its rear interface as an activated frontage with the private outdoor spaces overlooking and
interacting with the Park. The rear pool and deck currently site 1.8m above natural ground and so may be
considered to be within the rear setback however, this is due in part to the Council’s flood height requirement
being an immediate 1.2m higher than natural ground level. Similarly, being at this height removes the need for
a 1.8m fence along this interface, providing residents with the ability to overlook and interact with the park, a
benefit for neighbourhood safety and security.
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6.5 Plot Ratio
The plot ratio for the development is 0.45:1, which as with the site cover marginally exceeds Performance
Outcome PO11 of the Medium Density Residential Zone Code. The plot ratio is considered to be acceptable
in the context of the site’s history and existing approval (MCU13/0211), which also enabled a plot ratio of
0.45:1.
The limited presentation of built form to each of the site frontages ensures the building does not dominate the
street or park interface, and in combination with its narrow slender form and range of lightweight design
elements and articulation, the building in no way presents the appearance of bulk. The sleek river yachts being
the architect’s driving inspiration for the building design may in fact be said to be in direct contrast to any
consideration of bulk.
The development is not considered to represent an overdevelopment of the site, and achieves all required
building setback, landscaping and private open space parameters to deliver a premium residential
development overlooking the Noosa River.
6.6 Building Height
The design methodology of the Noosa River Houses pursues a lightweight, slender built form a single self-
contained dwelling established on each of the two levels. The building height is compliant with the maximum
8.0m with the design delivering a contemporary, liveable dwelling that takes advantage of the views and vistas
available over Chaplain Park and the Noosa River.
The materials used will present a light-weight appearance which, together with the elongated floor plate
presents a slimline building with interesting façade treatments including lightweight cladding elements, sun
sails and bold architectural steel outriggers.
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7. Landscape Design
The development is proposed to be landscaped in accordance with the Landscape Concept Package package
prepared by Conlon Group and included as Attachment E. The landscape approach is an integral component
of the built form which has adopted the natural surrounding vegetation palette evident within Noosaville.
Planting on each level softens the building form and delivers an enjoyable, indoor/outdoor subtropical
environment for residents that maintains privacy both from and for adjoining properties.
Planting design incorporates:
1. Predominantly native species to complement the existing environment and Council's landscape
design policy and integrate with the established streetscape character;
2. Appropriate fencing to site boundaries so as to enable transparency and overlooking;
3. Provision of mature tree plantings to each frontage for immediate aesthetics and ensuring a multi
level landscape presentation;
4. Planting species will be chosen for their aesthetic value, sustainability during weather conscious
periods and low maintenance qualities.
Particular reference is made to the fly-through prepared by Conlon Group which is provided as part of
Attachment E to this report, providing a three dimensional experience for Council’s improved understanding.
….Landscape Perspectives Extracts
Gympie Terrace & Chaplain Park interfaces
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7.1 Open Space
Each unit has been provided with private open space in the form of a rear open deck connecting to the living
areas with high quality landscaping and pool.
The ground floor unit has an open outdoor deck area that exceeds 50sqm and at the 2.7m AHD (as nominated
by the Flood Search Certificate). The deck is framed by a combination of raised garden planters and deep
planting and a hot tub and pool are located at the outermost extent of the deck.
The upper floor unit similarly has a large 34sqm deck connecting from the living areas of the unit with screened
BBQ and landscaping in raised planters. The combination of these raised planters and sun sails direct views
out towards the Noosa River and provide privacy screening to adjacent properties.
Adjoining Chaplain Park enables residents a direct visual and physical connection to the open grassed and
shaded areas of the park and the immediate lifestyle and recreation opportunities afforded by the Noosa River
Esplanade.
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8. Engineering and Infrastructure Provision
8.1 Vehicle Access – Mill Street
Vehicle access is gained from Mill Street via access Easement B on SP305586, which burdens the adjacent
lot 0 SP305586. Utilising the easement which benefits Lot 1 (the site) enables the development egress via the
lower order Mill Street, understanding the Council’s preferred scenario is to avoid an additional access from
Gympie Terrace. The access proposed is in line with the terms of the easement (refer Easement Dealing
provided as part of Attachment B - Searches).
The adjacent Lot 0 on SP305586 has been included within the application as an additional premises as
required by the Planning Act.
Please refer to the Engineering Drawings prepared by DME Consulting Engineers which include detailed
driveway and parking area designs and longitudinal sections provided as Attachment E. All vehicle
manoeuvring is able to be accommodated safely and efficiently with vehicles able to enter and exit the site in
a forward direction, with a swept path assessment provided within the Engineering package.
8.2 Car Parking
Vehicle parking is provided for within the basement with a total of five (5) resident spaces at right angle parking
accessed via the driveway isle. All vehicles accessing the site are able to enter and exit in a forward direction,
with space for two (2) vehicles for visitors provided at ground level, ensuring visitors are not reliant on the
basement for parking.
8.3 Pedestrian Access
Each of the two dwellings retain direct frontage and pedestrian access to Gympie Terrace via a shared foyer
at ground level with pedestrian path and gate. Another rear pedestrian gate is provided for each unit giving
direct access to the Noosa River Esplanade and its pathway network.
8.4 Waste Collection
It is proposed to utilise Council’s on-street waste collection service with a bin storage for each unit located
within the basement bin store. Residents will transport their own bins to the kerbside for collection via Mill
Street. The bin store has been integrated into the basement to ensure easy access for residents and screening
from the street.
8.5 Services
Please refer to the Engineering Report and Drawings prepared by DME Projects provided as Attachment F.
8.5.1 Sewerage
An existing 150dia uPVC sewer reticulation main is located within an easement adjacent to the
northern boundary of the site. It is expected that the proposed development will connect to the network
using the existing property connection stub directly to an existing manhole near the north west corner
of the site.
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8.5.2 Water
A 300dia trunk water main exists adjacent to the southern boundary within the Gympie Tce road
reserve. The development will use the existing main connection and will require the installation of new
meters, undertaken in accordance with a Unitywater connection application.
8.5.3 Electrical & Communications
It is expected that the proposed development will gain electrical supply from the existing overhead
network in Gympie Tce. The developer will negotiate with Energex for the installation of overhead
equipment that may include an additional property pole within the subject site. Similarly, underground
communications equipment exists within the Gympie Tce verge and the developer will negotiate with
Telstra/NBN to identify connection capability and any upgrades or network extensions that may be
required.
8.6 Stormwater
The development does not propose to significantly alter the existing site drainage arrangements.
The proposed development does not increase impervious areas from that of the previous developed site and
is therefore not expected to generate an increase in peak flows. The site is serviced by kerb and channel and
an underground stormwater network in close proximity to the site. Roof catchments and surface runoff will
report to an internal network of pipes discharging to kerb and channel in Gympie Tce. A small portion of the
site will discharge to the rear as surface runoff but this will be minimal. Both scenarios offer a lawful point of
discharge.
It is not considered that on site detention or treatment of stormwater be a requirement. Please refer to the
Engineering Report provided as Attachment F addressing site stormwater quantity, quality and reuse in further
detail.
8.7 Flood Immunity
Council flood modelling indicates that the site is subject to inundation in a range of flood events. A Council
Flood Search has been undertaken and determines that Defined Flood Level is 2.4m AHD across the site.
The Applicable Minimum Floor level is therefore 2.7m AHD to achieve the minimum 300mm freeboard
requirement, to which the development has been designed.
The basement immunity has been provided via provision of a Flow Defence Flood barrier system located within
the property boundary. This type of passive system is a self-activating flood barrier that utilises a float within
a channel/chamber that is installed below ground level, hence is low maintenance with no need for electrical
or manual operation. Use of the flood barrier solution enables driveway and ramp grades to be both logical
and user friendly for both residents and visitors. The consultant team investigated provision of immunity via
basement bunding however ramp grades, visibility of basement entry severely compromised the useability for
residents.
Further details in respect of the proposed flood gate barrier are provided on Sheet SD4.6 – Proposed Flood
Water Barrier included within the Architectural Plans provided as Attachment C to this submission. The barrier
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solution will enable full immunity of all parking and vehicle manoeuvring areas on the site in addition to the
basement – it is understood this product has been accepted by Noosa Shire Council as a solution to flood
immunity previously.
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9. Legislative requirements
9.1 Assessment manager
In accordance with Schedule 8 of the Planning Regulation 2017, the assessment manager for this application
is Noosa Shire Council.
9.2 Level of assessment
The proposed development requires ‘Code Assessment’, as determined in accordance with Table 5.5 – Levels
of Assessment – Material Change of Use – Medium Density Residential Zone of the Noosa Planning Scheme.
9.3 Referrals
The Planning Act 2016 and Planning Regulation 2017 provide the legislative framework within Queensland for
authorities (Local and State Government) to assess development applications. Matters that require
assessment may be delegated to the Department of State Development, Manufacturing, Infrastructure and
Planning (DSDMIP).
Following a review of the State Assessment Referral Agency’s (SARA) DA Online Mapping System and
Schedule 10 of the Planning Regulation 2017, it is confirmed that this application will not require referral.
9.4 Public Notification
This application does not require notification as it is subject to code assessment.
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10. Statutory planning assessment
10.1 Overview
As the application is subject to code assessment, the assessment benchmarks, and the matters the
assessment manager must have regard to, are those identified in section 45(5) of the Planning Act 2016 and
sections 30 and 31 of the Planning Regulation 2017.
As Noosa Shire Council is the assessment manager as the relevant local authority the categorising instrument
is the Noosa Plan 2020.
10.2 State and regional assessment benchmarks
10.2.1 Regional Plan
Section 30(2)(a)(i) of the Planning Regulation 2017 requires that the assessment of this application must be
carried out against the assessment benchmarks stated in the regional plan, to the extent the regional plan is
not identified in the planning scheme as having been appropriately integrated.
Section 2.2 of the Noosa Plan 2020 confirms that the minister has identified that the planning scheme,
specifically the Strategic Framework, appropriately advances the SEQ Regional Plan as it applies in the
planning scheme area.
The subject site is within the Urban Footprint area of the South East Queensland Regional Plan 2017. The
Urban Footprint is intended to support urban uses such as “housing, industry, business, infrastructure,
community facilities and urban open spaces”. The proposal seeks approval for multiple dwellings consistent
with the intent of the Urban Footprint.
10.2.2 State Planning Policy
Section 30(2)(a)(ii) of the Planning Regulation 2017 requires that the assessment of this application must be
carried out against the State Planning Policy, part E, to the extent Part E is not identified in the planning scheme
as having been appropriately integrated.
Part 2 (State planning provisions) of the Noosa Plan 2020 identifies that all relevant aspects of the State
Planning Policy have been appropriately reflected in the adopted Scheme. It is therefore not considered
necessary to provide a specific assessment against the SPP.
10.2.3 Temporary State planning policy
Section 30(2)(a)(iii) of the Planning Regulation 2017 requires that the assessment of this application must be
carried out against any temporary State planning policy applying to the premises.
No temporary State planning policies apply.
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10.2.4 Local Government Infrastructure Plan
Section 26(2)(b) of the Planning Regulation 2017 requires that if the assessment manager of this application
is an infrastructure provider the assessment be carried out against the LGIP.
In this instance no assessment against a LGIP is required.
10.3 Local authority assessment benchmarks
This application has been assessed against Noosa Planning Scheme 2020 with relevant benchmarks
addressed below.
10.3.1 Noosaville Local Plan Code
The subject site is located within the Noosaville Local Plan Area.
The purpose and overall outcomes for the Noosaville Local Plan Area are listed in Section 7.2.4.2 of the
Planning Scheme. Those that specifically relate to the site are outlined as follows:
• The Noosaville local plan area is a vibrant urban setting defined by watercourses and bushland
edges including the Noosa River, Eenie Creek, Lake Weyba, Noosa National Park and Tewantin
National Park.
• Development recognises and reinforces the waterfront location and character of the local plan area
by providing high quality, low rise, sub-tropical buildings and landscape design that promote the
casual, outdoor lifestyle. Buildings have a strong relationship with the outdoors through the
incorporation of natural materials, verandahs and glazing.
• Development design and siting responds to the relatively flat topography of Noosaville by creating
visual interest and differentiation in built form through design and the application of:
- a range of textures, colours, styles and finishes;
- a range of architectural elements within the context of a sub-tropical architectural theme;
- varied roof heights, that cumulatively make a positive contribution to an interesting skyline;
- varied setbacks which create opportunities for both landscaping and design variety; and
- retention of mature trees and the provision of new landscaping which create attractive spaces
between buildings.
• Development in the Medium Density and High Density Housing zones accommodates a greater
diversity in housing types including dual occupancies, multiple dwellings, retirement facilities and
residential care facilities.
• Development ensures permanent residents of Noosaville enjoy high levels of residential amenity and
accessibility to urban services and recreational opportunities
• Strong visual and pedestrian linkages to the Noosa River foreshore and surrounding areas are
protected.
• Noosa River foreshore adjacent to Gympie Terrace is retained as an important recreational space for
the local community and visitors. Development or operational works maintains it as an idyllic place
for passive recreation, walking, dog exercise and access to the Noosa River including ferry stops.
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Comment:
The proposed development is consistent with the purpose and overall outcomes outlined in the Noosaville
Local Plan Code. The establishment of a dual occupancy is consistent with the zoning of the site and
representative of the intensity of surrounding development. The built form of the complex is inspired by its
Noosa River foreshore location and reinforces this through a contemporary built form that delivers residents
high quality subtropical living environment that has a direct relationship with the adjacent park and river.
10.3.2 Medium Density Residential Zone
Under the Noosa Planning Scheme 2020 the site is in the Medium Density Residential Zone. Pursuant to Part
6.3.2.2 of the Scheme, the purpose and overall outcomes of the Zone that specifically relate to the site are
listed as follows:
• Medium density residential neighbourhoods are predominantly home to permanent residents.
• The character of medium density residential neighbourhoods varies due to factors such as proximity
to beaches, the Noosa River, recreation spaces, centres, topography, availability of views, the
established vegetated character, the presence of visitor accommodation and the age of
development.
• Development makes a positive contribution to the look and feel of residential neighbourhoods by
maintaining a low scale character with well designed buildings and landscaping that enhance the
streetscape.
•
• Development maintains a high level of residential amenity having regard to traffic, noise, dust, odour,
lighting and other locally specific impacts.
• Development is supported by appropriate infrastructure and essential services and does not
adversely impact on the continued operation, viability and maintenance of existing infrastructure or
compromise future provision of planned infrastructure.
Comment
The proposed development is consistent with the purpose and overall outcomes of the Medium Density
Residential Zone in delivering a high quality infill residential development of an appropriate scale, form and
density.
10.3.3 Dual Occupancy and Multiple Dwelling Code
The purpose and overall outcomes for the Dual Occupancy and Multiple Dwelling Code are listed in Section
9.3.3.2 of the Planning Scheme. Those that specifically relate to the development are outlined as follows:
• Dual occupancies and multiple dwellings occur only on land that is suited to the development and
occupation of residential buildings.
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• Dual occupancies and multiple dwellings have attractive built form which addresses the street and
integrates with surrounding development.
• Dual occupancies and multiple dwellings are consistent with the developed character of the
particular neighbourhood and Local Plan area.
• Dual occupancies and multiple dwellings provide a high standard of privacy and amenity for
residents.
• Dual occupancies and multiple dwellings incorporate building design that responds to Noosa Shire’s
subtropical climate, taking advantage of natural climatic conditions.
• Dual occupancies and multiple dwellings are designed to provide for safe, secure and comfortable
homes for people with different needs through all stages of life.
• Dual occupancies and multiple dwellings incorporate high quality landscapes and well designed and
useable communal and private open space areas that provide visual relief to the built form.
Comment
The proposed development is consistent with the purpose and overall outcomes of the Dual Occupancy and
Multiple Dwelling Code in delivering a development outcome on a site suitable for its intended purpose. The
built form outcome addresses both frontages with a high quality built form of inspired character and design,
ensures protection of privacy and amenity for residents including those of adjoining properties and adopts a
built form that is sub-tropical and promotes an active outdoor lifestyle.
10.4 Overlays
The following overlays are applicable to the site.
Overlay Comment
Acid Sulfate Soils
Site is affected by the acid sulfate soils overlay.
An assessment against the acid sulfate soils overlay
code will be undertaken and provided as part of the
Operational Works application.
Flood and Inundation Area
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The site is identified as being affected by the Flood
Hazard Overlay.
The development site will be filled in order to meet the
required minimum floor levels to achieve flood
immunity.
Please refer to the Engineering Report provided as
Attachment E
10.5 Planning Scheme Codes
The planning scheme codes applicable to the proposal, and the location of the relevant appended code
response are identified below:
Table 1: Planning scheme code responses
Planning scheme codes Location of response
Development Codes
Dual Occupancy and Multiple Dwelling Code
Medium Density Residential Zone Code
Noosaville Local Plan Code Please Refer to Attachment H
Sustianable Building Design Code
Waste Management Code
Works and Services Code
Please refer to Attachment F
Driveway and Parking Code
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11.0 Infrastructure charges
The Adopted Charges SPRP applies to all development in Queensland.
The subject land lies within the Medium Density Residential area of the Sunshine Coast Planning Scheme
2014, and hence is within the Priority Infrastructure Area under Council’s Adopted Infrastructure Charges
Resolution.
It is anticipated that the proposal will be subject to infrastructure charges calculated in accordance with the
SPRP and Council’s Adopted Charges.
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11. Conclusion
This Town Planning report supports a Development Application to Noosa Shire Council for a Material Change
of Use to establish a Dual Occupancy.
The land is located at 128 Gympie Terrace, Noosaville, formally described as Lot 1 on MCH3881. The proposal
represents infill development within an area zoned for medium density residential development.
The application seeks approval for:
• Development Permit for Material Change of Use (Dual Occupancy);
The proposal is consistent with the intents for the Medium Density Residential Zone, the Local Plan Area and
the Noosa Plan 2020, and provides for the following:
• Medium density residential development in the form of a premium dual occupancy within the
Noosaville Local Plan Area on a site that is appropriate for higher density forms of residential
development;
• An appropriate scale and form of development consistent with the surrounding established character
and density;
• The site is in close proximity to all the services and facilities available within the Noosaville Plan Area
in addition to the recreational opportunities afforded by the adjoining Noosa River Esplanade;
• The proposal makes suitable provision for flood immunity, access and car parking on the site and
urban services and infrastructure of sufficient capacity to accommodate the development; and
• The development will have no adverse impacts on the site or surrounding area whilst providing for
additional accommodation within a high quality location.
As demonstrated in this Town Planning Report and the supporting technical appendices, the proposed
development is consistent with the intents of the Planning Scheme and other relevant instruments and approval
is recommended subject to reasonable and relevant conditions.
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Mallee GROUP Town Planning | Development Attachment A Application Forms & Owners Consent
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Mallee Town Planning | Development Attachment B Site Searches
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Attachment C
Architectural Plan Package prepared by Sparks Architects
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Attachment D
Architectural Statement prepared by Sparks Architects
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Mallee Town Planning | Development Attachment E Landscape Package prepared by Conlon Group
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Attachment F
Engineering Package prepared by DME Projects
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Attachment G
Detail Survey & Easement B Dealing prepared by DSQ Surveyors
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Attachment H Noosa Planning Scheme Code Responses prepared by Mallee Group Noosa River Houses | September 2022