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 project proponents, EdwardsAndCo. are already renowned for their salons in Sydney, Melbourne, Byron Bay, Brisbane and the Gold Coast, and now it’s the Sunshine Coast’s turn.

Every Edwards and Co. salon stands out with beautiful decor and fresh open lighting. Each salon has kitchenette facilities, internal bathrooms, large mirrors, and open spaces.

EdwardAndCo’s Noosaville venture will follow the style set by their other salons.

The space will feature an open-plan workspace utilised by stylists for hair cutting, colour processing, washing and treatments.

EdwardsAndCo. salons are known for their exquisite use of the space they occupy. The interior above is from their Brisbane salon.

You find EdwardsAndCo. salons in spaces you’d least expect, and their Noosaville salon is no exception. They always hide their exquisite salons behind the walls of industrial warehouses.

No alteration to the external built form is proposed. The application for a Material Change of Use to establish a Shop use (Code Assessable) comprises a reconfiguration of the internal layout of the existing showroom to accommodate:

• 6 x cutting basins,
• Colour processing table,
• Wash and treatment basins,
• Staff and storeroom,
• Staff and client amenities, and
• Kitchenette and client drinks station.

The proposed use represents an appropriate reuse of the existing showroom tenancy.

One aspect of the Change of Use application was outlining how the required car parking ( as per the Noosa Plan 2020) could be accommodated. Per the Plan, EdwardsAndCo. would be required to provide 13 car spaces, where only 6 currently exist.

As part of the application, we outlined how, through the staggered approach to hair salon appointments, and the staggering of natural peak times for the neighbouring business (fitness classes), the car parking on site will meet the needs of the Change of Use.

We highlighted that the Plan also requires motorcycle parking, but as car parking is already developed, and there is no ability to provide additional space for motorcycle spaces, it is considered unwarranted to require the applicant to provide spaces. However, in the new floor plan, the architects have cleverly provided additional scooter and bicycle parking internally.

The floorplan shows open spaces, a feature of EdwardsAndCo salons, and a clever way to get additional motorcycle parking on site.

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

• Architects: Amanda Jarvis Design Studio

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 EdwardsAndCo. high-end salon approved for Noosaville appeared first on RG Strategic.

The owners of the units want to join and update units 7 and 8 in the building. These units were developed in the early 1980s and were due for some TLC.

The units on the top floor of the complex being combined at Park Road, Noosa Heads.

The application seeks approval for some minor internal and external alterations to the existing units, including:

• Joining units 7 and 8 to form one unit by removing an internal dividing wall;
• Internal renovation of the unit and furnishings;
• Connect the two individual north-facing unit balconies and add a pergola;
• Adding a new pergola over the western-facing balcony;
• Add new waterproofing to all balconies; and
• Replacing windows and doors with new aluminium framed structures.

The existing floorplan shows the two units that the client wishes to combine.

The new floorplan for Park Road, Noosa Heads, shows how the two units are cleverly combined to make one 4-bedroom unit with the addition of a master bedroom with a large ensuite and walk-in wardrobe and the expansion of much-needed living space.

As this is a Minor Change application, RG Strategic needed to show that the change did not result in a “substantially different” development. We provided comment and evidence on nine separate factors to show the change was not substantially different, including whether the development:

• Involved a new use;
• Resulted in the application applying to a new parcel of land;
• Dramatically changed the built form in terms of scale, bulk, and appearance;
• Changed the ability of the proposal to operate as intended;
• Removed a component that is integral to the operation of the development;
• Significantly impacted on traffic flow and the transport network, such as increasing traffic to the site;
• Introduced new impacts or increases the severity of known impacts;
• Removed an incentive or offset component that would have balanced a negative impact of the development; or
• Impacted on infrastructure provisions

The renovation is primarily internal, and the only external works are pergolas over the existing balconies.

The design replaces existing glazing resulting in an improved external appearance with no amenity impacts on the surrounding units or developments.

The development is minor in nature, is architecturally pleasing and complies with the planning scheme’s relevant Acceptable and Performance outcomes.

Council saw it the same way and approved the change.

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

• Architects: Andrew Bock Architecture

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 Combining two units creates room to move. appeared first on RG Strategic.

The application is to seek approval for a Development Permit for a Material Change of Use for an Indoor Sport and Recreation use.

The project’s proponents, KX Pilates, plan to convert the existing retail space into a new pilates studio.

As the site is included in a Medium Impact Industry Zone and the Venture Drive Enterprise Precinct, the proposed change triggered a Code Assessment.

The proposed use will be within the existing building within the Venture Drive Enterprise Precinct of the Noosaville Industrial Estate. The existing building is intended to remain unchanged with the exception of a minor internal reconfiguration. The proposed pilates studio will comprise:

• 46m² of reception area,
• 96m² of pilates reformer area, including 14 x reformer beds, and
• 64m² of amenities, storage and office area.

The existing paints retail space will be converted into a reformer pilates studio

RG Strategic prepared the application and required responses to the Code Assessment to help ensure a positive outcome for KX Pilates.

Our report covered:

• Proposed development intent;
• Description of the characteristics of site and surrounds;
• Proposed development details;
• An assessment of the proposal against the State planning interests;
• An assessment of the proposal against the Noosa Plan 2020; and
• A conclusion that summarises the grounds which support the proposed development.

Only minimal changes internally are required for the pilates studio, with the exterior remaining untouched with the exception of some signage updates and application

KX Pilates’ expansion into Noosaville brings the New Zealand and Australian brand to health-conscious consumers on the Sunshine Coast.

The post New pilates studio for Noosaville Industrial Estate 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.

RG Strategic lodged a town planning application for the Minor Change for the addition of a cabana structure in the existing pool area for Unit 1 at Artis Villas, Noosa Drive.

With the approval also came new stipulations from Council, including the usual stipulation that the development must be undertaken and operated in a manner that causes no detrimental effect upon the amenity of the neighbourhood by reason of the creation of excessive noise, lighting nuisance or other emissions.

In addition:

• The rooftop terrace cabana roof structure must remain unenclosed; and
• The rooftop terrace cabana roof structure must not exceed a maximum of 2.5 m in height above the existing FFL of the rooftop terrace and not exceed 38 m² of the rooftop area.

The proposed design for the cabana at Artis Villas, features an open roof design, which Council, in their approval of the project, stipulated must remain

RG Strategic worked with the following specialists to deliver this project:

• Architects: JMF Design

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 Even small changes may need approval appeared first on RG Strategic.

In Brief

• Noosa Shire Council is facing a housing crisis
• Council have developed a new Draft Housing Strategy
• The draft Strategy is now open for community comment
• A Housing Stakeholder Reference Group (HSRG) has been established and has had its first meeting
• The HSRG will work with Council on implementing the Housing Strategy
• RG Strategic Director, Russell Green, has been selected to sit on the HSRG

Noosa is facing a housing crisis

The lack of affordable housing in the Shire has been blamed for keeping out workers and forcing some businesses to shrink or close altogether.

Noosa isn’t the first council to face these challenges as the region’s popularity skyrockets.

Byron Bay faces the same challenges, and in that location, some businesses have taken the extreme measure of bussing staff to work from neighbouring areas.

During peak seasons, some businesses are forced to source staff from further away and put them up in accommodation.

Housing stock pressured

The challenge hasn’t just been created by an influx of new money from metropolitan centres, increasing demand and hence price for housing in the Shire.

It is, for a better word, a perfect storm of a number of factors which include interstate migration due to COVID, some properties through platforms such as Airbnb going into the short-term accommodation market, limited land supplies, underdevelopment of land that has potential for greater density and simply the desirability for those at the end of their working career to seek a place in the sun for retirement.

The crisis will worsen

In December 2021 council endorsed a Housing Needs Assessment (HNA). The HNA identified seven key issues to be addressed in any amendments to Noosa’s Planning Scheme.

These issues are:

• Housing affordability, especially for low-income households and critical workers;
• A lack of accessible or adaptable housing for older people and people with special needs;
• A mismatch of housing size and household size (albeit some may be by choice or circumstance);
• A shortage of affordable and appropriate aged accommodation;
• A lack of housing diversity, particularly smaller dwellings;
• Low levels of social and emergency housing;
• A conflict between resident and visitor accommodation.

We know that housing affordability in the Shire has been impacted. We also know that not enough has been done to accommodate a growing need for housing for our older generation and those with special needs.

The significant finding in the report is the mismatch of housing size versus household size.

The highest proportion of two-person households live in 3 bedroom houses.

The second-largest proportion of two-person households live in 4 bedroom houses. The report does highlight that this may be either through choice or circumstance, but it’s a challenge for Council in any case.

In addition, there’s a need for an additional 6400 dwellings in the Shire over the next 20 years. With limited developable land available, this adds to the challenge faced by Noosa Council.

The HNA report correctly points out the challenges and opportunities faced by Council:

• Meeting the housing needs of residents in the light of competing demand for tourist accommodation;
• Making optimal use of remaining land through smaller lot sizes and minimum density requirements for attached dwellings in some locations;
• Considering new built form controls and any appropriate incentives to achieve objectives while preserving the integrity of the Noosa Plan;
• Exploring new and innovative solutions, some of which may be challenging to accept;
• Considering other ways to pursue housing objectives.

Council acts with draft housing strategy

There is a need for Council to intervene and develop a plan that will accommodate the need for affordable housing and deliver the additional dwellings needed over the next two decades.

The first step Council took was to endorse the HNA report. Council has now taken the second step and developed a Draft Housing Strategy, which is now subject to community consultation.

Noosa Shire Council’s Draft Housing Strategy aims to address the pressing housing crisis impacting the region.

The Draft Housing Strategy outlines Council’s role in delivering better housing outcomes to meet the diverse needs of people in the Shire. Council has recognised its role to monitor this challenge; advocate for increased investment in the supply of affordable housing; plan and regulate to ensure appropriate provisioning of housing and housing choice; and partner with State and Commonwealth governments to increase the provision of social and community housing.

Council, however, does also make it clear that it will not become a direct housing provider.

Have your say

You can now have your say on the draft Strategy by accessing the survey form on Council’s website.

We encourage everyone to review the draft housing strategy and then lodge any relevant comments or concerns via the community feedback portal.

Community feedback is sought until 7 August 2022.

Housing strategy outcomes and actions

The draft Housing Strategy outlines several outcomes and actions that will help Council address the housing crisis.

Broadly, these outcomes are:

• Noosa community benefits from industry expertise, best practice and local knowledge in the housing sector;
• Sufficient housing is provided to accommodate the planned population of the Shire;
• New housing is located in areas that are accessible and well-connected to services, employment, and infrastructure;
• Development and redevelopment for housing is diverse, meeting varied and changing needs of people across their life;
• Housing is available for all members of the Noosa Shire community, including individuals and households on low to moderate incomes;
• Housing is well designed and adds to residents’ safety, security and wellbeing;
• Housing is enduring and resilient to natural processes and changes without putting people or property at risk of hazards;
• Sustainable tourism accommodation is facilitated where it is complementary to, and compatible with other land uses, including housing, and maintains a community’s sense of place.

A Housing Strategy Stakeholder Reference Group

The third step was establishing a Housing Stakeholder Reference Group (HSRG), which will work with Council on implementing the Housing Strategy and a range of housing issues.

The HSRG seeks to draw on local expertise and will include representation from a variety of sectors, including:

• State member/s;
• Department of Communities, Housing and Digital Economy;
• QShelter;
• Registered Community Housing Providers;
• NDIS Specialist Disability Accommodation providers;
• Residential Care providers;
• Homelessness support services;
• Business and Tourism sector;
• Permanent Rental Property Managers;
• Local private housing developers.

Council has selected RG Strategic owner and director Russell Green to sit on the HSRG as a local town planning consultant and we are excited to be part of this group to help Council promote, shape and implement the new housing strategy.

First meeting outcomes

The first meeting of the HSRG has met, and it was refreshing to see such a broad, representative group come together to tackle this crisis.

We believe that a bold approach is required in order to have an impact on this issue. Nothing should be off the table, including a review of the current planning scheme informed by the population and housing data we already have access to.

We also echo the sentiments of other representatives of the group including:

• Getting information about the draft housing strategy to as many people as possible;
• Council’s response needs to be rapid, but we recognise that a change in available housing stock will take years to appear;
• Many who are affected – renters, low-income residents – will be less likely to participate in the community engagement process so additional attention needs to be given to this cohort;
• The need for community champions to help amplify the message and Council’s response.

Conclusion

Undoubtedly, this housing crisis is one of the most challenging and urgent problems Council faces.

There are inherent risks in addressing a crisis that will play out over 20 years or more by looking at what has been done and what can be done today.

But this is a step in the right direction. Council needs to act and is doing so. The key now is to ensure we can get all the respective parties to the table and make decisions for the whole of the community for today and tomorrow.

The post Will Noosa’s new housing strategy deliver? 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.