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Town Planning Cover Letter
Our Ref: 20200275
24 November 2020
Noosa Council
PO Box 141
Tewantin QLD 4565
Via email: [email protected]
Attention: Town Planning Team
Dear Sir/Madam,
DEVELOPMENT APPLICATION FOR A MATERIAL CHANGE OF USE (DWELLING
HOUSE) AT 64 LORIKEET DRIVE, PEREGIAN BEACH (LOT 913 ON P93121)
Please find enclosed a request for a Material Change of Use for a Dwelling House to be
assessed by Noosa Council. In support of this application please find enclosed:
● DA Form 1;
● Owner’s consent;
● Proposal Plans prepared by Robinson Architects.
The $2,242.00 Council application fee will be paid upon receipt of a Council invoice.
APPLICATION DETAILS
Street Address: 64 Lorikeet Drive, Peregian Beach
Real Property Description: Lot 913 on P93121
APPLICANT DETAILS
Applicant & Landowner Tara Austin
PROPERTY DETAILS
Land Area: 512.56m2
Existing use of land: Dwelling House
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STATUTORY DETAILS
SEQRP Designation: Urban Footprint
Local Plan Area: Coastal Communities
Zone: Low Density Residential
Assessment type: Material Change of Use
Level of Assessment: Code
Statutory referrals: Not Applicable
STATUTORY ASSESSMENT
State Instruments: ● State Planning Policy (SPP);
● South East Queensland (SEQ) Regional Plan;
● State referral requirements;
● State development assessment provisions (SDAP);
Local Instruments: ● Noosa Plan 2020
Applicable Codes ● Low Density Residential Zone Code
● Low Density Housing Code
● Acid Sulfate Soils Overlay Code
● Bushfire Hazard Overlay Code
● Coastal Protection and Scenic Amenity Overlay Code
● Landslide Hazard Overlay Code
EXISTING APPROVALS
Not applicable
APPLICATION DETAILS
The following type of approval is being applied for:
● Material Change of Use (Dwelling House)
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DOCUMENTATION FOR APPROVAL
Plan No. Rev Plan Title Date
SD100 C Site Plan, prepared by Robinson Architects 17/11/20
SD101 C Ground Floor Plan, p
repared by Robinson Architects 17/11/20
CD103 C First Floor Plan, p
repared by Robinson Architects 17/11/20
CD106 C Roof Plan, prepared by Robinson Architects 17/11/20
CD201 C Elevations, prepared by Robinson Architects 17/11/20
CD202 C Elevations, prepared by Robinson Architects 17/11/20
CD401 C Building Sections, prepared by Robinson Architects 17/11/20
CD402 C Building Sections, prepared by Robinson Architects 17/11/20
PROPOSAL
This application seeks a development approval for a new Dwelling House in accordance with
the attached Proposal Plans. The site is currently occupied by an existing dwelling house
and shed, which will be demolished prior to future construction.
The proposal incorporates a two storey built form. The proposed development comprises a
double car garage, four bedrooms, laundry, store, pool, study areas, two living rooms, three
ensuites, kitchen, dining, two upper level decks, one lower level deck and expansive private
outdoor recreation areas.
The existing landscaping will be maintained where practical and new landscaping can be
provided to complement the proposed development. Waste collection will be provided as per
previous arrangements. The site can be connected to all essential services. Access will be via
a new single driveway crossover from Lorikeet Drive. The existing driveway and crossover
will be extinguished.
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Figure 1: Proposed Development
LOCATION
Figure 2: Subject Site (Noosa Council, accessed November 2020)
Key location features:
● The site currently includes a typical house in a low-density residential setting.
● Lots surrounding the subject site predominantly single detached dwellings and
scattered dual occupancies.
● Park reserve land and Peregian Beach is located directly to the east of the subject
site.
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● Peregian Beach local centre is located approximately 1.2km to the north of the
subject site.
● Bus stop facilities are located within 350m to the north-west of the subject site.
STATE INSTRUMENTS
The Planning Act 2016 provides the framework and process of planning instruments and
processes for development applications. The following planning instruments have been
considered in this application and are discussed in further detail below in the following
sections:
● State Planning Policy (SPP);
● South East Queensland (SEQ) Regional Plan;
● State referral requirements;
● State development assessment provisions (SDAP);
● Noosa Plan 2020; and
● Queensland Development Code MP1.2 (QDC).
STATE PLANNING POLICY
Part E of the State Planning Policy provides a comprehensive review of the state interests,
the related policies and assessment benchmarks under five broad themes. Section 2.1 of the
Noosa Plan 2020 confirms it integrates the provisions of the State Planning Policy into the
Planning Scheme. No further assessment is required.
SOUTH EAST QUEENSLAND REGIONAL PLAN
Section 2.2 of the Noosa Plan 2020 confirms it appropriately advances the South East
Queensland Regional Plan. No further assessment is required.
STATE REFERRAL
Referral to State Assessment Referral Agency (SARA) is not required.
STATE DEVELOPMENT ASSESSMENT PROVISIONS
State Development Assessment Provisions (SDAP) includes a series of benchmarks in which
SARA will assess an application against. As outlined above, no referral is required as part of
this application.
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NOOSA PLAN 2020
Low Density Residential Code
PO4 AO4 Not applicable
The Low density residential zone Dwelling houses and associated
includes established house blocks domestic or home-based uses in
in remote, secluded areas with well-landscaped settings remain
little or no urban services or the only form of development on
infrastructure. small village and waterfront lots in
the Low density residential zone:
1. on Noosa North Shore; or
2. at Lake Cooroibah.
PO5 AO5.1 Not applicable
A secondary dwelling may create No more than one s econdary
permanent housing for an dwelling is provided on any s ite
extended family member or other regardless of site area.
member of the h ousehold resident
in the dwelling house while
AO5.2 Not applicable
protecting the low density
character of the site and the zone. A secondary dwelling:
1. has a maximum gross floor
area of 65m²;
2. has no more than two
bedrooms; and
3. does not occur on any
property covered by a Building
Unit Plan.
4.
Building Height
PO7 AO7.1 Complies with AO7.1
Buildings and structures are no Please refer to Section Plans
Buildings and structures: more than 8 metres in building which show the building is
1. are low rise and present a height and do not exceed 2 less than 8 metres in height
building height consistent with storeys. and does not exceed 2
structures on adjoining and storeys.
surrounding premises and with the
predominant character of the AO7.2 Complies with AO7.2
area; Where excavation is required, the The maximum portion of
2. are designed to provide maximum portion of the exposed exposed external facade does
an interesting streetscape and external façade of the building not exceed 8m in building
complement landform changes; cannot exceed 8m in building height.
3. do not visually dominate height.
the street or surrounding area;
Editor's note—refer to Figure
4. respect the scale of AP3-13A
surrounding vegetation and
maintain a vegetated skyline; Alternative provision to the QDC
5. do not unreasonably
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obscure views or lead to
overshadowing of neighbouring
properties; and
6. do not exceed two
storeys.
Site cover and gross floor area
PO8 AO8.1 Complies with AO8.1
Development: Site cover of all buildings and The proposed site cover is
1. is of a scale compatible structures on s ite does not exceed: 36.36% (ground floor) and
27.45% (upper floor).
with surrounding development 1. for a single storey building
and the particular circumstances – 50%;
of the s ite; 2. for a b
uilding of 2 storeys
2. has a low site impact to –
maximise the opportunity to retain 1. 50% for one of the
site characteristics, such as native storeys; and
vegetation and natural landforms;
2. 30% for the other s torey;
3. allows the opportunity to or
provide s oft landscaping between
3. 40% for both storeys.
buildings;
Editor's note—refer to Figure
4. does not present an AP3-9A
appearance of bulk to adjacent
properties, roads or other areas in
the vicinity of the s ite. AO8.2
Irrespective of s ite cover, the total Complies with AO8.2
gross floor area of combined The proposed gross floor area
buildings does not exceed 500m2 is less than 500m2.
with the exception of the following
properties at Park Road Noosa
Heads, where a maximum gross
floor area of 150m2 applies:
1. Lot 57 RP230895;
2. Lot 56 RP230895;
3. Lot 55 RP52918;
4. Lot 54 RP52918; and
5. Lot 3 RP122368.
Alternative provision to the QDC
Setback
PO9 AO9.1 Complies with AO9.1
Buildings and structures are Buildings and structures have a The proposed house is
designed and sited to: setback of 6 metres from the road setback a minimum of 6
frontage, provided that setback to metres from the road
1. provide a high level of frontage.
one f rontage may be reduced to
amenity to users of the subject
4.5 metres where the lot:
site and a
djoining premises,
including provision of visual and 1. has frontage to more than
acoustic privacy and a ccess to one road; and
sunlight; 2. is less than 600m2 in area;
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2. not unreasonably obstruct or
views or cause overlooking of 3. is less than 15 metres in
private open space or habitable width.
areas of a
djoining premises;
3. provide adequate distance AO9.2
from adjoining land uses; Not applicable
Buildings and structures meet the
4. preserve existing The proposal is required to
following minimum boundary
vegetation that will help buffer achieve compliance with
setbacks to rear boundaries:
development; AO9.3 below as it is less than
1. where the lot has an area 550m2 and adjoins reserve
5. allow for space and of at least 550m2, rear setbacks land.
landscaping to be provided comply with either:
between buildings including 1. 3 metres setback up to 4.5
adequate area at ground level for metres in height; and 6 metres
landscaping with trees, shrubs and setback between 4.5 metres and 8
outdoor living; metres height; or
6. be consistent with the 2. no part of the building
predominant character of the protrudes beyond a projection line
streetscape; and that rises from 1.8 metres above
7. protect the natural the ground at the property
character and avoid adverse boundary to a point 8 metres in
impacts on e cologically important height 6 metres in from the
areas such as national parks, property boundary, providing that
waterways and wetlands. no b
uilding or structure is setback
less than 1 metre from the
boundary, as shown in F igure
6.3.1.4
2. where the lot area is less
than 550m2 the rear boundary
setback is per other boundaries as
addressed in AO9.3 below;
3. where the rear boundary
of a lot adjoins a reserve, p
ublic
open space or access easement
the rear boundary s etback may be
as for other boundaries as
addressed in AO9.3 below.
Editor’s Note—Where the property
is a corner lot with two road
frontages, there is no “rear
boundary” and both common
property boundaries are
considered as other boundaries as
addressed in AO9.3.
AO9.3
Partially Complies with
Buildings and structures meet the AO9.3 / Complies with
following minimum setbacks to PO9
boundaries other than road Rear setback - The proposal
frontages and rear boundaries: is considered compliant with
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1. 1.5 metre s etback up to AO9.3. However in
4.5 metres height; accordance with PO4 of the
2. 2 metres setback between Coastal Protection and Scenic
4.5 metres and 7.5 metres height; Amenity Overlay Code, a 6m
and setback is required to the
3. 2.5 metres if above 7.5 rear boundary. This will be
metres height. further discussed in the
overlay table below.
Northern side setbacks - The
proposed swimming pool
complies with A2(e) of QDC
MP1.2.
The deck abuts the northern
boundary. The deck is
proposed primarily to provide
access to the pool from the
site frontage and is not
considered wide enough to
conduct substantial
recreational activities. The
proposed encroachment is
not a solid built structure
(being an unroofed deck) and
therefore does not impact on
access to sunlight, or visual
and acoustic privacy to
adjoining dwellings through
overlooking or
overshadowing. A 1.8m high
fence will provide visual and
acoustic privacy to the
northern adjoining neighbour.
Southern side setbacks - The
proposed garage is built to
boundary however this is
considered compliant with
A2(d) of QDC MP1.2 as the
proposed garage has a height
of 3m, is less than 9m in
length and the property to
the south includes an existing
garage hence the proposal
will not impact on a habitable
room on the adjoining lot.
AO9.4 Complies with AO9.4
Notwithstanding the provisions of The proposed pool and
AO9.2 and AO9.3, a lesser b uilding garage comply with the QDC
setback to: as outlined above.
1. side and rear boundaries
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may apply for the following
provided they comply with the
Queensland Development Code:
1. open carport;
2. swimming pool,
garage/shed; and
3. rainwater tank, retaining
walls, screens and fences not
exceeding 2 metres in height; and
2. front boundaries may
apply for the following provided
they comply with the Queensland
Development Code:
1. swimming pool less than
1m above g
round level; or
2. decks or balconies less
than 1m above g
round level.
AO9.5
Buildings and structures on Not applicable
premises with frontage to the
Noosa River system are setback
not less than 10 metres from the
mean high water spring as shown
in F
igure AP3-15A
Alternative provision to the QDC
Setback to a watercourse in
the Noosa Waters estate, AO10 Not applicable
Noosaville For premises adjoining a
PO10 watercourse within the Noosa
Waters estate no building work,
Land adjoining the revetment wall filling or excavation works occurs
and for a width of 4.5 metres within 4.5 metres from the centre
serves flood detention and line of the top of the concrete
amenity functions, free of revetment wall.
structures and impervious
surfaces. Editor's note—refer to Figure
6.3.1.5
Alternative provision to the QDC
PO11 AO11.1 Not applicable
The flood detention and amenity A minimum of 25% of the area
functions of the area adjoining the within 4.5 metres of the revetment
Noosa Waters revetment wall are wall is gardens planted with shrubs
retained and enhanced by and small trees with a mature
ensuring: height of 3 metres or less.
1. works do not protrude
through a batter line of 1:4.5 AO11.2 Not applicable
measured from the centre line of The ground surface within the first
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the revetment wall; metre of the revetment wall—
2. there is no additional load 1. is grass or ground cover;
placed on the revetment wall; and
3. works do not pose a risk 2. does not include shrubs.
to the membrane adjoining the
revetment wall; AO11.3
4. the watercourse and Side boundary fences within 4.5 Not applicable
surrounding land uses are not metres of the revetment wall taper
adversely affected by down to a maximum height of 1.2
development (building works, metres at the revetment wall and
filling or excavation) ensuring: no more than 1.5 metres at a
1. the area is predominantly distance of 2.25 metres from the
soft landscaping; revetment wall.
2. a maximum of 25% of the AO11.4
area is impervious; No shore side anchor points are Not applicable
3. dominant impervious within 4.5 metres of the revetment
areas and masonry retaining walls wall.
are avoided;
4. retaining structures and
the like are light weight, low rise
and screened by landscaping;
5. natural materials such as
timber or rock are used rather
than manufactured materials;
6. the acoustic privacy and
access to sunlight of surrounding
development is protected;
7. views are not impeded;
and
8. shore side anchor points
are avoided.
Streetscape and presentation
PO12 AO12.1 Complies with AO12.1
Buildings and structures are Buildings are orientated towards The main entry is clearly
designed to: the street by having the main defined and articulated
entrance easily recognisable from through the inclusion of
1. address the street and screening, a porch, awning
contribute positively to the the street and including two or
more of the following design and window openings.
streetscape character;
elements in the front facade:
2. avoid large continuous
wall planes and bulky elevations 1. verandahs;
or boxy profiles; 2. porches;
3. maintain a domestic 3. external stairs;
appearance consistent with 4. awning or shade
detached d welling houses. structures; or
5. window openings.
AO12.2 Complies with AO12.2
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No wall greater than 5 metres in No wall lengths are greater
height has a length greater than than 20m where greater than
20 metres. 5m in height.
AO12.3
Not applicable
Where buildings are raised on
posts or stumps with a suspended
floor, the distance between the
ground and the lowest part of the
floor of the building does not
exceed 3 metres.
Editor's note—refer to figure
6.9.1B
Complies with AO12.4
AO12.4 The proposal includes a
Development visible from the single letterbox, electricity
street includes no more than: metre box, area for three
1. one letter box; wheelie bins and a double
2. one electricity meter box; garage door.
3. three wheelie bins; and
4. three garage doors.
AO12.5
Not applicable
Any shipping containers, railway
carriages or similar are placed
behind a dwelling house and not
visible from the street.
PO13 AO13.1 Complies with AO13.1
Garages and carports are No more than three garage doors, One double garage door is
designed and sited to visually having a combined total width not proposed.
integrate with the d
welling and exceeding 7.2 metres present to
avoid dominating the street by: the street front.
1. minimising the width of
the garaging structure; AO13.2 Not applicable
2. minimising projection of Double width garages do not occur
the structure forward of the main on any lot less than 10 metres
face of the dwelling; and wide.
3. ensuring the pedestrian
entrance / front door is visible AO13.3 Not applicable
from the front property boundary.
On a lot less than 12.5 metres
wide double garages are permitted
only where:
1. the lot is at least 10
metres wide;
2. the b
uilding is more than
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one s torey in height; and
3. the total width of the
garage does not exceed 60% of
the width of the lot.
AO13.4 Not applicable
On lots with a width of at least
12.5 metres but not exceeding 14
metres the total width of the
garage does not exceed 50% of
the width of the lot and garage
doors do not exceed a total width
of 6 metres.
AO13.5 Complies with AO13.5
On lots with a width of more than The proposed garage door is
14.0 metres, garage doors within less than 6.7m wide.
10 metres of the front boundary
do not present a combined width
of more than 6.7 metres or 40% of
the lot width whichever is the
lesser.
Editor’s Note— The lot width would
be measured at the frontage
unless the lot was irregular in
shape being for example on a
bend or at the head of a
cul-de-sac, in which case it would
be the width of the lot in line with
the front of the garage.
PO14 AO14 Not applicable
Basements (including the entry Basements:
points to them): 1. are limited to one a
ccess a
1. do not dominate the maximum of 6 metres wide; and
street or building design; 2. do not encroach into
2. visually integrates with boundary s etback areas.
the residential b
uilding; and
3. do not present as a s torey Editor's note—refer to figure 6.9.2
to the street.
PO15 AO15 Complies with AO15
Hardstanding driveways and Driveways have a maximum width No part of the driveway
manoeuvring areas are designed of 6 metres within the property exceeds 6m in width.
so as not to dominate the and only one footpath crossing is
streetscape nor adversely impact provided per property as part of
on the low density residential the driveway.
amenity.
Roof design
PO16 AO16.1 Not applicable
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Roof designs: With the exception of the reuse or The site is in the Coastal
1. contribute positively to the renovation of an existing building Communities local plan area.
character of the streetscape; which does not comply, in areas
other than the Coastal
2. incorporate eaves and
Communities and Noosa Heads
roof overhangs;
local plan areas:
3. avoid boxy elevations on
1. the main roof of buildings
the front facade of the b
uilding;
has a pitch no less than 5 degrees;
4. do not present an and
appearance of excessive bulk to
2. eaves apply to at least
the street or neighbouring
75% of the perimeter of the roof.
properties;
5. do not create Editor’s Note — 450 millimetre
opportunities for residents or eaves will achieve AO16.1(b)
building users to overlook the provided a 150 millimetre gutter is
private open space or view into used.
habitable windows or doors of
neighbouring properties. AO16.2
Not applicable
The total width of any parapet wall
does not exceed 50% of the width
of the front facade of a b
uilding.
AO16.3
Complies with AO16.3
Development does not include
The proposal does not
rooftop terraces.
include a rooftop terrace.
PO17 AO17.1 Complies with AO17.1
Development is designed to Boundary fences and walls are The proposed front fence
maintain the safety and security of designed to allow for casual allows for casual surveillance
persons on the premises and surveillance from the property to opportunities.
nearby premises and to avoid the street and any adjoining public
significant adverse changes to the spaces.
solar access, air quality, noise,
accessibility or other conditions Editors note- Casual surveillance
enjoyed by users of associated, can be achieved by using open
adjoining or nearby premises. construction where no more than
50% of the fence or wall is solid
and can't be seen through.
AO17.2 Can Comply with AO17.2
Landscaping, fences or other The proposed landscaping
works on property boundaries or along the site frontage does
road reserves do not create not impact on pedestrian and
impediments for pedestrian or cyclist networks.
cyclist use of the footpath.
AO17.3 Not applicable
No more than one heavy vehicle
(or combination of heavy vehicles)
of more than 4.5 tonnes, or with a
total length in excess of 7.5 metres
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is parked on the property
overnight.
AO17.4 Not applicable
No flood lighting is used on site
and the vertical illumination
resulting from direct, reflected or
other incidental external lighting
emanating from the site does not
exceed 8 lux when measured at
any point 1.5 metre outside the
boundary and at any level from
ground level upward.
Sports courts
PO18 AO18.1 Not applicable
Lighting and noise associated with A 1.5 metre landscaped buffer
outdoor tennis courts, half courts separates any private tennis court,
or sports courts do not have an half court or sports court from side
adverse impact upon the amenity property boundaries where
enjoyed by occupants of adjoining adjoining land in a residential zone
or nearby premises nor cause or in the Rural Residential zone.
unreasonable disturbance to local
fauna.
AO18.2 Not applicable
Courts are fenced to a height of—
1. 3.6 metres for a full sized
court; or
2. 2.4 metres for a half court.
AO18.3 Not applicable
Courts are not lit.
or
AO18.4 Not applicable
For lit courts:
1. lighting structures are not
more than 8 metres in height and
set back at least 2 metres from
any property boundary;
2. the court is located at least
60 metres from the external wall
of an existing or approved
residential d
welling on an adjacent
or nearby lot (as measured from
the centre line of the court);
3. the vertical illumination
resulting from direct, reflected or
other incidental lighting emanating
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from the s ite does not exceed 8
lux when measured at any point
1.5 metres outside the boundary
and at any level from ground level
upward; and
4. lighting is hooded or
baffled to direct lighting downward
or is of a type that gives no
upward component of light when
mounted horizontally.
PO19 AO19.1 Complies
Development: For landscape amenity reasons,
cut or fill is less than 1.5 metres in
1. has minimal impact on the depth relative to the g round level.
natural landform and landscape of
the s ite; AO19.2 Can comply with AO19.2
2. does not lead to erosion Development does not result in
or the transport of sediments off sediment or other material
site; and including building materials or
3. does not lead to the waste products being deposited or
disturbance of natural features, released into the road reserve,
buildings or structures of cultural stormwater drain or adjacent
heritage significance. properties.
AO19.3 Not applicable
Development on a site adjoining a
local heritage place respects the
cultural heritage significance of the
place by mitigating any adverse
impacts on the setting or integrity
of the heritage values.
Editor’s Note—Local heritage
places are identified on the
Heritage and Character Area
Overlay Maps in Schedule 2.
PO20 AO20.1 Complies with AO20.1
Development on s loping sites: To protect scenic amenity and The proposed filling of the
1. is visually responsive to other landscape qualities: site will be conducted within
the natural topography and sits 1. buildings and structures the main building footprint
within the landscape rather than are not constructed on land with a and proposed pole
dominating it; slope greater than 33%; and construction at the rear of the
development.
2. steps down slopes or uses 2. buildings and structures
suspended floor construction, are only constructed on steep
minimising cut or fill and avoiding slopes if:
benching of the site; 1. there are no other suitable
3. retains natural v egetation building sites on the property; and
that assists in screening or visually 2. construction utilises
softening development; and suspended floors or pole footings
4. uses materials, finishes rather than slab on ground
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and colours that complement the construction.
natural setting and integrate with
the landscape and skyline. AO20.2 Complies with AO20.2
On sloping sites or on ridgelines at The proposed roof is parallel
the uppermost edge of a hill slope: with the natural ground line
1. roof lines are generally and has a roof pitch of less
parallel with contours of the land; than 15 degrees.
2. roofs do not exceed a
pitch of 15 degrees;
3. buildings do not protrude
above the height of prevailing
vegetation; and
4. undercroft areas
exceeding 1.5 metres in height are
screened with landscaping or
battens.
Editor's note—refer to Figure
AP3-3B
AO20.3 Complies with AO20.3
On sloping sites slab on ground Pole construction is proposed
construction is avoided to minimise at the rear of the dwelling
building bulk and benching of the house.
site. Split-level buildings with
small floorplates are used as an
alternative. Post and beam
construction or suspended floor or
pole footings may be appropriate.
Editor's note—refer to Figure
6.9.1A and Figure 6.9.1B
AO20.4 Complies with AO20.4
Buildings: Refer Elevations plans which
1. are constructed in shows the proposal results in
lightweight materials such as a range of building materials
timber or board, stainless steel, and exterior colours to
glass and corrugated iron; complement the existing
2. are finished with exterior locality and landscape. The
colours of moderate to darker proposal provides a range of
shades of olive green, brown, building features to reduce
green, blue, charcoal or wood building bulk and to provide a
stains that blend with the colour visually appealing building
and hues of the surrounding facade.
vegetation and landscape;
3. avoid large expanses of
solid colours or reflective surfaces.
PO21 F illing and excavation for AO21 F illing and excavation for Complies with AO21
operational works do not directly, operation works are designed and The proposed filling will be
indirectly or cumulatively cause constructed to ensure overland
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adverse impacts external to the flow and/or flooding is not designed to take into account
development s ite by: worsened, impeded, or otherwise the changes in overland flow
1. causing ponding of water diverted to adversely affect other and the impacts of adjoining
on the s ite or nearby land; properties or downstream properties as required.
environments.
2. increasing flooding, which
adversely affects the safety or use
of any land upstream or
downstream; or
3. adversely affecting the
flow of water in any overland flow
path.
Low Density Housing Code
Removal homes
PO2 A removal home— AO2.1 Any part of a removal Not applicable
1. does not have an home that is affected by termite
adverse impact on the amenity attack, borers, dry rot or severe
of the premises or surrounding weathering or is damaged as a
premises; and consequence of relocation, is
2. maintains the safety of repaired or replaced using new or
people and property. sound second-hand materials.
AO2.2 Where located within the Not applicable
urban boundary, external
surfaces of the building are
cleaned and painted.
Editor’s Note— the urban boundary is
indicated on the zone maps contained
within S
chedule 2.
Editor’s Note— applicants will be required
to pay a performance bond to Council
before final building approval is granted.
The bond is held by Council until all
external building works are completed to
a satisfactory level, usually within a 12 to
24 month time frame.
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Housing choice
PO3 A secondary dwelling: AO3 A secondary dwelling: Not applicable
1. has a maximum gross floor
1. forms part of a dwelling
area of 65m²;
house and is not subdivided from
the balance of the d welling house; 2. has no more than 2
bedrooms;
2. contributes to housing
choice for members of the one 3. does not occur on any
household; property covered by a Building
Unit Plan; and
3. protects the low density
residential, rural residential or 4. does not occur on a
rural character of the zone; property that already contains a
dual occupancy or secondary
4. does not occur on a
dwelling.
property covered by a Building
Unit Plan or any property already
containing more than one
dwelling;
5. is accompanied by
sufficient car parking.
Service and utilities
PO5 Development is provided AO5.1 If located within the urban Complies with AO5.1
with: boundary, the dwelling is The site will maintain existing
1. a level of infrastructure connected to reticulated water arrangements.
and services that is appropriate to supply, sewerage, stormwater
its setting and sufficient for the drainage and telecommunications
intended use; infrastructure networks (where
available to the lot).
2. an effluent treatment and
disposal system that does not
have an adverse effect on Editor’s Note—the urban boundary
ecologically important areas or is indicated on the zone maps
water quality; and contained within Schedule 2.
3. adequate onsite water
storage to support the efficient AO5.2 Where there is no Not applicable
use of water and is adequate for reticulated water supply, the
everyday use of the occupants. premises is serviced with a
rainwater tank with the following
minimum water supply capacity:
1. for dwellings with no more
than 3 bedrooms – 45,000 litres;
or
2. for dwellings of more than
3 bedrooms or where including a
secondary dwelling on the same
premises – 60,000 litres.
Not applicable
AO5.3 If located on a lot where
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reticulated sewerage is not
available to the lot, the dwelling is
connected to an on-site effluent
treatment and disposal system.
Landscaping
PO6 Buildings and structures AO6 Soft landscaping is provided Complies with AO6
allow for sufficient space for and retained to a minimum of 20% A minimum of 20% of the site
outdoor activities, garden areas of the s ite area. area is retained for soft
and screening to surrounding land landscaping.
uses.
Car parking
PO7 Sufficient car parking is AO7 Car parking is provided in Complies with AO7
provided to accommodate the accordance with Table 9.4.1.4 of Two covered car parking
number of vehicles likely to use the D
riveways and parking code. spaces are provided in the
the s ite. existing garage.
Access Design
PO8 The design, management AO8.1 Driveways and crossovers Can comply with AO8.1
and maintenance of the access are designed to comply with
facilitates: Council's standard drawings
1. safe and convenient use RS-049, RS-050, RS-056 and
for vehicles, pedestrians and addendum as applicable.
cyclists;
Not applicable
2. vehicles negotiating AO8.2 Where a footpath exists,
without contacting the driveway or the driveway meets the road
crossover surface; and reserve at the level of the existing
3. stormwater disposal footpath.
without any negative impacts on
the surrounding area. AO8.3 Driveways within the Can comply with AO8.3
property:
1. have a maximum gradient
of 20% and vertical curves to
ensure no scraping for a standard
vehicle; or
2. have a maximum gradient
of 25% provided–
A. the length of the driveway
steeper than 20% does not exceed
6 metres; and
B. there is a change in
gradient not less than 2 metres in
length and not greater than 12:5%
at the ends of the 25% section of
the driveway.
PO9 The driveway and crossover AO9 The driveway and crossover Can comply with AO9
design avoids using structures is designed without significant
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within the r oad reserve. alteration to the existing road
reserve whereby the finished
surface level of the driveway is
consistent in height with the
existing height of the road reserve.
Editor’s Note—Should the design
not comply with the standard
drawings, including any cut or fill
within the road reserve, an
operational works application to
Council for a non-standard
driveway is required.
Materials
PO10 Driveways and crossovers AO10 No pavers or permeable Not applicable
are to be able to withstand pavement systems are used within
loadings from vehicles and the use the r oad reserve.
of pavers is avoided.
Editor’s Note—Examples of the
types of pavers to avoid include
clay, concrete and permeable
pavement products.
Surface water
PO11 D riveways are designed to: AO11 Driveways have a minimum Can comply with AO11
1. prevent water from grade of 1% away from any
ponding or entering buildings; adjoining buildings and are formed
to drain to landscaped areas.
2. provide an opportunity for
filtering of stormwater prior to it
leaving the s ite; and
3. not reduce the
stormwater carrying capacity of
roadways.
Protection of infrastructure
PO12 Driveways do not damage AO12 Driveways are located not Complies with AO12
or interfere with the location, less than 1.0 metre from
function of, or access to Council stormwater infrastructure.
infrastructure.
Editor’s Note—If the driveway
covers or is within 1.0 metre of
stormwater infrastructure, an
operational works application to
Council for a non-standard
driveway is required.
Streetscape and effect on
traffic network AO13.1 Areas adjoining driveways Can comply with AO13.1
PO13 The visual impact of disturbed as a result of the
driveways on the streetscape and driveway construction are grassed
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surrounding area is minimised and or planted to minimise visual
significant adverse impacts on the impact and stabilise the soil.
traffic network are avoided.
AO13.2 Vehicular access avoids Complies with PO13
disturbance to the tree protection An additional street tree will
zone of trees on public land. be provided in a more
appropriate site location to
Council street planting
standards.
Driveway Location
PO14 Driveways and crossovers AO14.1 Only one driveway and Complies with AO14.1
are located so they do not impede crossover is provided. One driveway and crossover
the safe and efficient use of the is proposed.
road network.
AO14.2 Where the premises has Not applicable
frontage to more than one formed
and sealed road and the roads
have differing orders in the Road
Hierarchy, the driveway and
cross-over is provided on the
frontage with the lower order.
AO14.3 For corner lots, driveways Not applicable
and crossovers are located in The site is not a corner lot.
accordance with Council's standard
drawings.
AO14.4 If in the Rural zone or Not applicable
Rural Residential zone, the The site is not in the Rural or
driveway and cross-over is located Rural Residential zones.
to provide minimum safe sight
distances in accordance with
Austroads.
Editor's Note - An operational
works application is required for a
second driveway.
Bushfire Hazard Management
PO15 Where located in a Bushfire AO15 Within a bushfire hazard Complies with AO15
Hazard Area as shown on the area where there is no reticulated The proposal can be
Bushfire Hazard Overlay Map in water supply, the premises has: connected to reticulated
Schedule 2 and not in a water 1. an accessible dam, water, has an accessible
service area, an adequate, swimming pool or water tank swimming pool available for
reliable, safely located and freely available for firefighting purposes fire fighting purposes and can
accessible water supply is with an onsite water volume of not provide a 50mm diameter
provided for fire fighting purposes, less than 5,000 litres; and water supply outlet pipe with
which is in addition to day to day a standard fire brigade fitting.
2. a water supply outlet pipe
water supply.
50 millimetres in diameter and
fitted with a standard fire brigade
fitting connected to the water
supply (other than where the
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water supply is in a swimming pool
or dam).
Editor’s Note — Water supply
capacity for firefighting purposes is
in addition to water supply
capacity for h
ousehold use.
Flood Hazards
PO16 Development is designed AO16.1 Where the development is Not applicable
and sited to ensure risk to people located in the Flood Hazard Area The site is not mapped as
and property from flooding is as shown on Flood Hazard Overlay containing flood hazard areas.
avoided or minimised. Map in Schedule 2, the finished
floor level of habitable rooms is at
least 300 millimetres above the
Defined flood event (DFE).
OR
AO16.2 Where the DFE has not Not applicable
been modelled for the area, the
finished floor level of habitable
rooms is at least 500 millimetres
above the highest recorded flood.
Editor's Note—The QDC mandatory
provisions MP3.5 also apply to the
construction of buildings in flood
hazard areas.
Major Electricity
Infrastructure & Substations
PO18 Development is sufficiently AO18.1 Development including Not applicable
separated from major electricity any sensitive land uses is at least: The site is not mapped as
infrastructure and substations to containing major electricity
1. 50 metres from a infrastructure or substations.
minimise the likelihood of
transmission substation;
nuisance or complaint.
2. 10 metres from any other
substation; and
3. 30 metres from a
transmission line easement.
AO18.2 Habitable buildings are Not applicable
not located within an easement for The site is not mapped as
a distribution line. containing major electricity
infrastructure or substations.
PO19 Development is located and AO19 Noise emissions do not Not applicable
designed to avoid or minimise exceed 5db(A) above background The site is not mapped as
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noise nuisance from the use of noise level internal to a habitable containing major electricity
infrastructure. building measured in accordance infrastructure or substations.
with AS1055.
PO20 Wherever practicable AO20 Where adjoining substations Not applicable
habitable buildings are orientated or major electricity infrastructure, The site is not mapped as
to avoid direct overlooking of habitable buildings are orientated containing major electricity
major electricity infrastructure or so that the majority of outdoor infrastructure or substations.
substations. living areas and windows of
habitable rooms face away from
the infrastructure.
Earthworks and Drainage
PO21 Earthworks and drainage AO21 Filling other than Complies with AO21
operational works do not directly, accessways:
The required filling does not
indirectly or cumulatively cause 1. does not extend more than
extend more than 3m around
adverse impacts external to the the equivalent of 3 metres around the main building, is less than
development s ite by: the main building, measured from
500m2 and does not impact
the outer walls of the b
uilding;
1. causing ponding of water local drainage of adjoining
on the s ite or nearby land; 2. is limited to a maximum of properties.
500m2; and
2. increasing flooding, which
adversely affects the safety or use 3. does not impact on the
of any land upstream and local drainage of adjoining
downstream; properties.
3. adversely affecting the
flow of water in any overland flow
path; and
4. adversely affecting the
privacy or visual amenity of
surrounding property.
Editor's Note—Development
should ensure that filling does not
impact on the amenity and
usability of neighbouring
properties (including loss of
privacy caused by relative level
changes) or offsite drainage.
INFRASTRUCTURE
Infrastructure Agreement applicable? Not applicable
Existing lawful use for residential 1x 4 bedroom dwelling house
Development:
Total lawful residential development on the 1x 4 bedroom dwelling house
site upon completion of the proposed
development:
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Existing impervious area (m²). Not applicable
Non-residential development only
Total impervious area (m²) on the site upon Not applicable
completion of the proposed development.
Non-residential development only.
Existing Non-residential GFA Not applicable
Total GFA – Non-residential upon completion Not applicable
of the proposed development
Services available/ Water (Y)
connections to the property Sewerage (Y)
Electricity (Y)
Telecommunications (Y)
OVERLAY
Overlay Compliance
The required filling does not extend
more than 3m around the main
building, is less than 500m2 and does
not impact local drainage of adjoining
properties.
The development proposes a minimum
rear setback of 6m to the Ground and
First floor level however the roof,
eastern wall of the pool, cantilevered
planter box and stairs slightly
encroaches this setback requirement.
New fencing and planting will be
provided as necessary in addition to
existing vegetation (where practical) to
protect and enhance the existing
character and scenic amenity of the
coastal protection area. The exterior
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building facade will reflect the
surrounding natural landscape. No
further assessment is required.
The proposal can be connected to
reticulated water, has an accessible
swimming pool available for fire fighting
purposes and can provide a 50mm
diameter water supply outlet pipe with
a standard fire brigade fitting.
Majority of the proposal is located
outside of mapped moderate hazard
areas. A combination of filling and pole
construction is proposed to maximise
liveability for residents.
A portion of the development is within
an erosion prone area. The site is within
an urban area as identified in the
planning scheme and within the urban
footprint and is subsequently suitable
for urban development. The proposal is
for a new dwelling. No further
assessment is required.
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Not applicable.
We thank the Council on behalf of the applicant for assessing the above application. Based on the
information provided in this application we respectfully request that Council proceed to commence
their assessment and approve the development subject to reasonable and relevant conditions.
Please do not hesitate to contact me directly on 0404 924 160 to discuss.
Yours faithfully,
Adapt Planning Pty Ltd
Tiani Boulton
Senior Town Planner
E: [email protected]
M: 0404924160
A: PO Box 7618 Sippy Downs QLD 4556
W: a
daptplanning.com.au
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