The project proponents, Edward Street Development Pry Ltd, want to replace the aging duplex and replace it with two modern, architecturally designed three bedroom units.

Due to the demolition required by this project, it is deemed Code Assessable, and RG Strategic prepared a comprehensive report that addressed the merits of the development with regard to the provisions of the Noosa Plan 2020 and other relevant matters as prescribed in the Planning Act 2016.

The street view of the proposed 23 Edwards Street, Noosaville, construction highlights the minimal visual impact the new building will have due to creative design and strategic landscaping.

The following development codes are applicable to the project:

• Noosaville Local Plan Area Code,
• Medium Density Residential Zone Code,
• Dual Occupancy and Multiple Dwelling Code; and
• Works Codes including the Waste Management Code and the Water Quality and Drainage Code specifically for demolition

We found the development is appropriate and is not anticipated to impact the amenity of the locality.

Groundfloor and first-floor plans for the three-bedroom units show the mirroring of living areas ensuring privacy for all occupants.

The development will consist of the following:

• One unit per floor
• Unit 1 ground floor – 124.53m²,
• Unit 2 upper floor – 120.47m²,
• Garage for 4 x vehicles,
• Swimming pool on the ground floor for unit 1 and an upper-level pool for unit 2.

The 23 Edwards Street, Noosaville project will feature a pool for each unit. This render shows the location of the pool for the ground floor unit.

The first-floor unit also features its own pool set at the front of the property, cleverly separating the outdoor living areas for the two units.

Our report illustrated the adherence of the development to Noosa Plan design parameters, including site cover, building height, plot ratio, front setbacks, car parking, landscaping and fencing. We are seeking a minor relation for rear and side setbacks where there is minor encroachment by an eave and entry rooves, respectively.

In relation to the rear setback, we argue that the design complies based on the following:

• Does not cause any overlooking of private open space of neighbouring properties as the building is setback greater than the minimum distance required.
• No additional noise will emanate from the subject proposal due to the eave as the building is setback greater than the minimum required.
• Is setback sufficiently so as not to cause shading of the neighbouring property.
• Allows sufficient space for landscaping.
• Given the elevation faces west, it is a good built form outcome with no impacts on the surrounding properties.

As for the side entry relation sought, we argue they comply with the Planning Scheme based on the following:

• They will not be imposing on the surrounding properties as it is not a bulky structure as it has open sides.
• No additional noise will emanate from the site as a result of the roof as pedestrian traffic is directed to this area regardless of if being roofed or not.
• The structure is only slightly higher than a site filled fence height and will not obstruct views.
• Does not create overlooking of surrounding properties.
• Landscaping is proposed in the adjoining garden, noting the structure includes a roof top garden which contributes to the overall green setting of the development.

The proposed development also complies with the intent of the Noosaville Local Plan Code and the relevant Performance and Acceptable Outcomes.

A range of materials have been proposed for the construction sympathetic to the design character of the surrounding area including a corrugated iron roof, weatherboard wall cladding, and screening battens are used for vertical and horizontal elements that create visual interest and articulation.

The architects have done a great job in ensuring the built form proposed is harmonious with the Noosaville vernacular and represents a modern riverside design. A traditional roof design has been utilised, as well as generous eaves and garden beds on the second level to suit the subtropical climate of Noosaville. The design details a variety of external materials proposed, including a corrugated iron roof, weatherboard wall cladding and screening battens for vertical and horizontal elements that create visual interest and articulation. The development has also been designed to minimise overlooking nearby properties with strategically located screens and balconies.

RG Strategic is working with the following specialists to deliver this project:

• Architects: Tim Ditchfield Architects
• Engineers: SCG Engineering

Town Planning Expertise

RG Strategic is your town planning expert with decades of on-council and on-the-ground experience. Contact us today for all your town planning needs.

The post Duplex to Dual Occupancy for Edward Street appeared first on RG Strategic.

The Deputy Premier and Planning Minister Steven Miles announced the surprise move yesterday (Thursday, 22 September), allowing Queenslanders to lease their granny flats on the rental market to create thousands of new housing options.

The initiative was suggested by stakeholders at a pre-housing summit roundtable last week to address the housing crisis. 

Given the state’s housing shortfall urgency, the planning change will skip the regular consultation stages. Mr Miles said the government would revisit the policy in three years to assess its suitability properly.

Our take on granny flat rentals

As a Noosa Housing Strategy Stakeholder Reference Group (HSRG) member, I am certainly excited to see the details as they come through. It is great leadership from the state to take on board what local governments have advocated for over the past 12 months to address the current housing crisis.

We are yet to see the fine print, but we expect this initiative to be enacted similarly to the planning instruments used during COVID-19, including an amendment or inclusion within the State Planning Regulations.

Each council will need to review the details as they emerge to determine what may be required to change within their own planning schemes. 

It may be as simple as a) changes within definitions; b) to amendments of Performance and Acceptable outcomes that sit within their particular planning scheme.

Not every property will be a winner in this circumstance but it provides those properties that already have an existing secondary dwelling/granny flat to be able to commence this use shortly.

Existing secondary dwellings will need to comply with existing fire and building provisions.

If you are considering adding a secondary dwelling to your property be aware that the state government has foreshadowed a review of this change in three years. 

RG Strategic will review all documentation and information supplied by the department and local governments so we can provide a clear, simple-to-understand process for existing or new constructions to ensure you are complying as required.

The post Granny flat rentals to expand housing options appeared first on RG Strategic.

Currently the sloping large site of 830 sqm holds an existing two-story masonry single dwelling. The existing dwelling will be demolished, and a three-storey duplex will replace it on the site.

The application we submitted constitutes a Material Change of Use (Code Assessment) which will encompass the following elements:

• Removal of the existing detached dwelling and associated structures;
• Development of architecturally designed Dual Occupancy consisting of 1 x 4-bedroom dwelling (unit 1) and 1 x 3-bedroom dwelling (unit 2); and
• Basement carparking.

Uniquely, the configuration of the proposed duplex is not side by side, but one unit per floor. Additional development intent includes:

• 1 x crossover and basement garage for 4 vehicles,
• 1 x common swimming pool,
• Extensive landscaping of the site, including the whole perimeter of the lot.

The proposed plans for the new duplex at Peregian Esplanade will require some relaxations of the Noosa Plan 2020. There is some minor encroachment to setbacks front and rear.

The application is assessable as some design parameters exceed Noosa Plan stipulations, in particular setbacks to the rear and sides.

We have sought a relaxation to the rear boundary setback for the basement, a pergola and a minor variation for a window hood and level 1 eave.

A small arbour is proposed near the front boundary within the front 6m setback.

Importantly, 99% of the development complies with the relevant Acceptable outcomes noting the development is under the permitted gross floor area, site cover and is within the building height in metres prescribed.

The duplex development includes a shared pool and extensive landscaping.

 

The duplex development allows privacy for each unit but retains the outlook for both over the esplanade.

 

RG Strategic is working with the following specialists to deliver this project:

• Architects: Tim Ditchfield Architects
• Surveyors: Cadcon Surveying
• Stormwater Management Plan: SCG Consulting Engineers

Town Planning Expertise

RG Strategic is your town planning expert with decades of on-council and on-the-ground experience. Contact us today for all your town planning needs.

The post Old brick home to make way for two modern units appeared first on RG Strategic.

The existing units will be demolished, and a 2-storey dual occupancy will replace them on the site.

The proposed will include the following features:

• basement parking for around 12 vehicles and a cellar for each unit and associated storage areas;
• a gross floor area (GFA) of 234m² per unit;
• a central landscaped courtyard with swimming pools and outdoor living area;
• upper-level landscaping;
• articulated and interesting roof form;
• eaves and covered outdoor living spaces;
• a mix of external finishes including timber battening, eco timber, painted masonry and stone cladding; and
• operable and non-operable privacy screens.

The two units to be developed will feature two levels and a basement, which will include parking for 12 vehicles, wine cellar, utility space, storage, shower and toilet as well as a lift to both levels of the unit.

The perspective render shows how the designers have been able to deliver light and space in the development yet retaining valuable privacy.

RG Strategic is working with the following specialists to deliver this project:

• Architects: Zest Design
• Stormwater Management: Recor Consulting

Town Planning Expertise

RG Strategic is your town planning expert with decades of on-council and on-the-ground experience. Contact us today for all your town planning needs.

The post Another Dual Occupancy Application lodged appeared first on RG Strategic.

The existing dwelling house will be demolished, and a unique designed 2-storey dual occupancy is proposed on the site.

The proposed configuration consists of 2 x 2 storey 3-bedroom units side by side with the following features:

• parking for 4 vehicles and associated storage areas on the ground floor;
• a gross floor area (GFA) of 124.5m² per unit;
• a landscaped rear courtyard with swimming pools and outdoor living area;
• 5-degree interesting skillion roof form;
• eaves and covered outdoor living spaces;
• articulated front facade;
• generous 3m setback to the southern boundary;
• a mix of external finishes including timber battening, timber look aluminium, painted masonry and stone cladding; and
• privacy screens where required.

The plans for 31 Edward Street include generous setbacks and exceptional landscaping coverage.

RG Strategic is working with the following specialists to deliver this project:

• Architects: JMF Design
• Stormwater Management: SCG Consulting Engineers
• Flood Certificate: Noosa Council
• Topographic Survey: Focus Survey Group

Town Planning Expertise

RG Strategic is your town planning expert with decades of on-council and on-the-ground experience. Contact us today for all your town planning needs.

The post Noosaville Dual Occupancy Application lodged appeared first on RG Strategic.

The Sunshine Coast Council has started the process of preparing for a new planning scheme that will drive planning in the local government area until 2041.

The planning scheme will guide future land use and development including setting local plan boundaries and how the Sunshine Coast will manage growth into the future.

Preliminary public consultation now open

The council has now opened up the initial consultation period for input from the public. They are seeking feedback on the proposed vision and planning directions for the region, planning for local areas, as well as a range of other topics including:

• Housing affordability
• Car parking
• Carports
• Climate change
• Design of multiple dwellings
• Dual occupancies and secondary dwellings
• Service stations
• Short-term accommodation
• Supply and use of industrial land
• Uses in rural areas

While all of these are significant issues, one of particular topical interest is what Sunshine Coast might be doing about short term accommodation in the future knowing what has happened in Noosa.

If you would like to make a submission on any of the topics above, you must do so by 31 March.

Sunshine Coast town planning advice

If you require assistance to formulate a submission on any planning scheme topic, please do not hesitate to contact us. Let our town planners assist in preparing a quality submission to get your thoughts and concerns on the table.

The post Sunshine Coast Planning Scheme Preliminary Consultation appeared first on RG Strategic.