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Response to Planning Codes - 11 Senegal
Appendix B – Response to Planning Codes 30 September 2021 Chris Bentley Ref: 20-052 Planning Report – Proposed Dwelling at 11 Senegal Rise, Doonan
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Rural Residential Zone Code (AO1.2, AO2, AO5, AO6, AO8, AO10, AO11) Compliance column key:
✔ Complies
P/S Performance solution
N/A Not applicable
Table 6.8.4.3 – Criteria for assessment
Performance Outcomes Acceptable Outcomes Compliance Comments
Role and function
PO1 Development provides for low density, AO1.2 The dwelling house may include one secondary ✔ Complies AO1.2
semi-rural living as well as compatible dwelling with a maximum gross floor area of The proposed development can comply with Council’s
work from home opportunities, primary acceptable outcome.
65m2 and no more than two bedrooms.
production and small scale visitor
accommodation, on large allotments .
with varying levels of services.
PO2 Development does not result in the AO2 A distance of not less than 100 metres is provided ✔ Complies AO2
diminished productive capacity of rural between a sensitive land use and land within the The site is not located in proximity to land within the
activities on adjacent or nearby rural zone.
Rural zone that:
properties.
(a) is mapped as Agricultural Land
Conservation Area on the Agricultural
Land Overlay maps in Schedule 2; and
(b) has a property area greater than 4
hectares.
Built form
PO5 Building height and scale AO5.1 Buildings and structures are no more than 8 ✔ Complies AO5.1 – AO5.4
Buildings and other structures: metres in building height from ground level, The proposed dwelling housing and will comply with
providing that they may be up to 9 metres where Council’s height requirements and the gross floor area
(a) are low rise;
the pitched roof but no other part of the building of all structures will not exceed 500m2.
(b) do not present an or structure exceeds 8 metres.
appearance of bulk to
adjacent properties, roads AO5.2 Where excavation is required, the maximum
or other areas in the portion of the exposed external façade of the
vicinity of the site; building cannot exceed 8 metres in building
(c) have a low site impact to height.
maximise the opportunity to
retain natural site Editor's note—refer to figure AP3-13A
characteristics, such as native
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Performance Outcomes Acceptable Outcomes Compliance Comments
vegetation and natural AO5.3 Site cover of all buildings and structures on the
landforms; site does not exceed 30%.
(d) respect the scale of
surrounding vegetation; and Alternative provision to the QDC
(e) are no more than two storeys Individual buildings or roofed structures do not
AO5.4
in height. cover more than 500m2 of the site.
The total gross floor area of all buildings on site
AO5.5
does not exceed 500m2.
PO6 Boundary setback AO6.1 Buildings used to house animals, temporary holding ✔ Complies PO6
Buildings and other structures are yards, structures containing areas of animal waste The proposed dwelling achieves well in excess of the
designed and sited to:- or by--product disposal are not within 100 metres nominated minimum 15m setback from Livistona Park
(a) provide a high level of amenity to of: to the south.
users of the subject site and (a) the boundary of another property in the rural
adjoining premises, including residential zone or any other residential zone; The dwelling house requires Council’s dispensation for
provision of visual and acoustic (b) an existing dwelling on an adjoining property; a 8m setback from the eastern property boundary due
privacy, access to breezes and (c) the boundary of adjoining properties in the to the following:
protection from noise, odour or environmental management and conservation • The cul-de-sac head on Senegal Rise terminates
artificial lighting; zone; or some 10m from the property frontage, resulting in
(b) provide adequate distance from (d) a waterway or wetlands as shown on the a perceived setback of at least 18 metres from the
adjoining land uses and avoid Biodiversity, Waterways and Wetlands Overlay road. The Senegal Rise frontage is only 20m in
conflict with existing or future rural maps in schedule 2. width, with the balance of the eastern boundary to
uses and activities on adjoining the site fronting the access handle on Lot 123.
properties; AO6.2 Buildings or structures which are used for the • The encroachment is associated with an alfresco
(c) allow for space and landscaping to storage of chemicals or machinery, stockpiling of area which only encroaches marginally by 2m.
be provided between buildings; composting or organic fertilisers, or which support • The current site is 1.056 hectares in area and is
(d) preserve existing vegetation that artificial lighting or irrigation sprayers, are not only just greater than the 1ha threshold for 6
will help buffer development; within 100 metres of: metre setbacks. Allotments to the south and the
(e) protect the natural character and (a) the boundary of another property in the Rural east all comprise allotments less than 1ha in area,
avoid adverse impacts on residential zone or any other residential zone; enabling the 6m setback to apply.
ecologically important areas such (b) a dwelling on an adjoining property; • Residential construction on the majority of
as national parks, waterways and (c) the boundary of adjoining properties in the properties to the east along Senegal Rise have
wetlands. Environmental management and conservation adopted a 6m setback from the road frontage,
zone; or establishing the amenity characteristic in the area.
(d) waterway or wetlands shown on the • The setback to the access handle to Lot 123 is
Biodiversity, Waterways and Wetlands Overlay visibly screened by existing vegetation and the
maps in schedule 2.
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Performance Outcomes Acceptable Outcomes Compliance Comments
AO6.3 Roadside stalls no larger than 9m2 may be located long driveway servicing the allotments to the
adjacent to the front property boundary provided north. The access handle is approximately 20m
safe space for parking of vehicles is also within the wide, and therefore, any vista available from
property boundary. allotments to the east will be occluded by distance
and vegetation, resulting in no discernible impact
AO6.4 Outside the circumstances of AO6.1, AO6.2 and as a result of the 2m reduction in setback.
AO6.3 above, buildings and structures meet the • The reduced setback will assist in retaining
following minimum boundary setbacks: additional vegetation that would otherwise be lost
(a) 15 metres from a property boundary adjoining in the large remnant area at the rear of the
land in the Environmental management and allotment that adjoins Livistona Park.
conservation zone;
(b) 40 metres from mean high water spring of a The location of the proposed shed will encroach on the
waterway or as otherwise prescribed through northern property boundary setback of 10m to achieve
the Queensland Government Erosion Prone a setback of 3m and is justified on the following basis:
Area Maps; • The setback will be consistent with the setback of
(c) 10 metres from the road frontage; approximately 2.5m adopted by the existing
(d) 10 metres from the side and rear boundaries residence on the adjacent Lot 121 to the north.
or 6 metres where the lot area does not exceed • The location will enable screening and create a
1 hectare, with the exception that if the height sound barrier between the new residence and the
of the building or structure exceeds 9 metres existing residence while enabling the retention of
the setback to the side and rear boundaries is vegetation along the property boundary and
equal to twice its height in metres. opportunity for supplementary planting to occur
to facilitate additional screening.
Alternative provision to the QDC • The shed will not be visible from the road frontage
and will comply with setbacks from the road
frontage and other allotments.
Safety and Amenity
PO8 Sports courts AO8.1 A 2 metre landscaped buffer separates any private N/A The application for the proposed dwelling house does
Lighting and noise associated with tennis court, half court or sports court from side not include provision for a tennis courts.
outdoor tennis courts, half courts or property boundaries where adjoining land in a
sports courts do not have an adverse residential zone.
impact upon the amenity enjoyed by
occupants of adjoining or nearby AO8.2 Courts are fenced to a height of—
premises nor cause unreasonable (a) 3.6 metres for a full-sized court; or
disturbance to the local fauna. (b) 2.4 metres for a half court.
AO8.3 Courts are not lit; or
AO8.4 For lit courts:
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Performance Outcomes Acceptable Outcomes Compliance Comments
(a) lighting structures are not more than 8 metres
in height and set back at least 2 metres from
any property boundary;
(b) the court is located at least 60 metres from the
external wall of an existing or approved
residential dwelling on an adjacent or nearby
lot (as measured from the centre line of the
court);
(c) the vertical illumination resulting from direct,
reflected or other incidental lighting
emanating from the site 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
(d) lighting is hooded or baffled to direct lighting
downward or is of a type that gives no upward
component of light when mounted
horizontally.
Scenic amenity
PO10 Development does not detract from AO10 Development on land adjoining the major road N/A Not Applicable
the scenic amenity of the hinterland as network, Lake Macdonald or the Noosa River The proposed development does not adjoin any of the
experienced from the major road system minimises visual impacts on the scenic major view corridors or vantages listed in AO10.
network or the waterways. amenity of the roadway or waterway by—
(a) sensitive siting and design of buildings,
structures, driveways and works;
(b) retaining existing vegetation;
(c) incorporating landscape treatments to
visually screen and soften development; and
(d) incorporating building materials and external
finishes that are compatible with the site’s
visual character and landscape setting..
PO11 The landscape character and visual AO11.1 To protect scenic amenity and other landscape ✔ Complies AO11.1 – AO11.4
amenity quality of hillslopes and qualities: The proposed dwelling house is located on the flattest
ridgelines are retained and (a) buildings or structures are not constructed on land within the eastern extent of the allotment and
development: land with a slope greater than 33%; and seeks Council permission to encroach into the 10m
(a) is visually responsive to the (b) buildings or structures are only constructed nominated setback to maximise use of the flatter land.
natural topography of the site, on steep slopes if: Cut and fill will be limited and construction materials
will reflect site constraints.
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Performance Outcomes Acceptable Outcomes Compliance Comments
sitting within the landscape rather i) there are no other suitable building sites
than dominating it; on the property; and
(b) retains natural vegetation that ii) construction utilises suspended floors or
assists in screening or visually pole footings rather than slab on ground
softening development; construction.
(c) steps down slopes or uses
suspended floor construction, AO11.2 On sloping sites or on ridgelines at the uppermost
minimising cut or fill; and edge of a hill slope:
(d) uses materials, finishes and (a) roof lines are generally parallel with contours
colours that complement the of the land;
natural setting and integrate with (b) roofs do not exceed a pitch of 15 degrees;
the landscape and skyline. (c) buildings do not protrude above the height of
prevailing vegetation; and
(d) undercroft areas exceeding 1.5 metres in
height are screened with landscaping or
battens.
Editor's note—refer to Figure 6.9.1A and Figure
6.9.1B and Figure AP3-3B.
AO11.3 On sloping sites:
(a) cut or fill is less than 1.5 metres in depth
relative to natural ground level; and
(b) slab on ground construction is avoided and
split-level buildings with small floorplates are
used as an alternative. Post and beam
construction or suspended or pole
construction techniques may be appropriate.
AO11.4 On sloping sites or on ridgelines at the uppermost
edge of a hill slope, buildings:
(a) are constructed in lightweight materials such
as timber or board, stainless steel, glass and
corrugated iron;
(b) are finished with exterior colours of moderate
to darker shades of olive green, brown, green,
blue, charcoal or wood stains that blend with
the colour and hues of the surrounding
vegetation and landscape;
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Performance Outcomes Acceptable Outcomes Compliance Comments
(c) avoid large expanses of solid colours or
reflective surfaces.
30 September 2021 Chris Bentley
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Low Density Housing Code (AO2.1, AO3, AO5 – AO12) Compliance column key:
✔ Complies
P/S Performance solution
N/A Not applicable
Table 9.3.1.3 – Criteria for assessment
Performance Outcomes Acceptable Outcomes Compliance Comments
Effects of Use
PO2 Removal homes AO2.1 Any part of a removal home that is affected by N/A The proposed development is for a dwelling house.
A removal home— termite attack, borers, dry rot or severe
(a) does not have an adverse weathering or is damaged as a consequence of
impact on the amenity of relocation, is repaired or replaced using new or
the premises or sound second-hand materials.
surrounding premises;
and
(b) maintains the safety of
people and property.
PO3 Housing choice AO3 A secondary dwelling: N/A The proposed development is not for a secondary
A secondary dwelling: dwelling however in the event that a secondary
(a) has a maximum gross floor area of 65m²;
dwelling is proposed at a later date, compliance with
(a) forms part of a dwelling
(b) has no more than 2 bedrooms; AO3 can be achieved.
house and is not subdivided
from the balance of the (c) does not occur on any property
dwelling house; covered by a Building Unit Plan; and
(b) contributes to housing does not occur on a property that already contains
choice for members of a dual occupancy or secondary dwelling.
the one household;
(c) protects the low density
residential, rural residential or
rural character of the zone;
(d) does not occur on a
property covered by a
Building Unit Plan or any
property already
containing more than
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Performance Outcomes Acceptable Outcomes Compliance Comments
one dwelling;
is accompanied by sufficient car
parking.
Building design and services
PO5 Service and utilities AO5.1 If located within the urban boundary, the Complies AO5.2
Development is provided with:
✔ The subject site is not within the urban boundary and
dwelling is connected to reticulated water
will include rainwater tanks compliant with AO5.2 and
(a) a level of infrastructure and supply, sewerage, stormwater drainage and
on-site effluent treatment and disposal system will be
services that is appropriate telecommunications infrastructure networks provided to accord with AO5.3.
to its setting and sufficient (where available to the lot).
for the intended use;
(b) an effluent treatment and Editor’s Note—the urban boundary is indicated
disposal system that does on the zone maps contained within Schedule 2.
not have an adverse effect
on ecologically important Where there is no reticulated water supply, the
AO5.2
areas or water quality; and premises is serviced with a rainwater tank with
the following minimum water supply capacity:
(c) adequate onsite water
(a) for dwellings with no more than 3
storage to support the bedrooms – 45,000 litres; or
efficient use of water and
(b) for dwellings of more than 3 bedrooms
is adequate for everyday
or where including a secondary
use of the occupants
dwelling on the same premises –
60,000 litres.
AO5.3 If located on a lot where reticulated sewerage is not
available to the lot, the dwelling is connected to an
on-site effluent treatment and disposal system.
PO6 Landscaping AO6 Soft landscaping is provided and retained to a Complies AO6
Buildings and structures allow for minimum of 20% of the site area.
✔ The proposed dwelling house will maximise retention of
sufficient space for outdoor activities, vegetation on the balance of the property. Landscaping
garden areas and screening to will be completed for areas to be cleared around the
surrounding land uses. residence.
PO7 Car parking AO7 Car parking is provided in accordance with Table Complies AO7
Sufficient car parking is provided to 9.4.1.4 of the Driveways and parking code.
✔ Sufficient area for car parking will be available on site.
accommodate the number of vehicles
likely to use the site.
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Performance Outcomes Acceptable Outcomes Compliance Comments
Driveway and crossover
PO8 Access design AO8.1 Driveways and crossovers are designed to comply Complies AO8.1 – 3
✔ A crossover point and driveway will comply with IPWEA
The design, management and with Council's standard drawings RS-049, RS-050,
maintenance of the access Standard Drawing RS-049 and RS-050.
RS-056 and addendum as applicable.
facilitates:
(a) safe and convenient use AO8.2 Where a footpath exists, the driveway meets the
for vehicles, pedestrians road reserve at the level of the existing footpath.
and cyclists;
(b) vehicles negotiating
without contacting the AO8.3 Driveways within the property:
driveway or crossover
(a) have a maximum gradient of 20%
surface; and
and vertical curves to ensure no
(c) stormwater disposal scraping for a standard vehicle; or
without any negative
impacts on the (b) have a maximum gradient of 25%
surrounding area. provided–
(i) the length of the driveway
steeper than 20% does not
exceed 6 metres; and
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 design AO9 The driveway and crossover is designed without Complies AO9
avoids using structures within the road
✔ A driveway and crossover will not require significant
significant alteration to the existing road reserve
reserve. alteration to the road.
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.
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Performance Outcomes Acceptable Outcomes Compliance Comments
PO10 Materials AO10 No pavers or permeable pavement systems are Complies AO10
Driveways and crossovers are to be able
✔ Development will not result in pavers or permeable
used within the road reserve.
to withstand loadings from vehicles and systems in the road reserve.
the use of pavers is avoided.
Editor’s Note—Examples of the types of pavers to
avoid include clay, concrete and permeable
pavement products.
PO11 Surface water AO11 Driveways have a minimum grade of 1% away Complies AO11
Driveways are designed to:
✔ The driveway and crossover will fall toward Senegal
from any adjoining buildings and are formed to
Rise.
(a) prevent water from ponding or drain to landscaped areas.
entering buildings;
(b) provide an opportunity for
filtering of stormwater
prior to it leaving the site;
and
(c) not reduce the stormwater
carrying capacity of
roadways.
PO12 Protection of infrastructure AO12 Driveways are located not less than 1.0 metre from N/A There is no stormwater infrastructure at the terminus
Driveways do not damage or interfere stormwater infrastructure. of Senegal Rise.
with the location, function of, or access
to Council 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.
PO13 Streetscape and effect on traffic AO13.1 Areas adjoining driveways disturbed as a Complies AO13.1
network
✔
result of the driveway construction are
The visual impact of driveways on the
grassed or planted to minimise visual impact
streetscape and surrounding area is
minimised and significant adverse and stabilise the soil.
impacts on the traffic network are
avoided. AO13.2 Vehicular access avoids disturbance to the tree
protection zone of trees on public land.
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Performance Outcomes Acceptable Outcomes Compliance Comments
PO14 Driveways and crossovers are located so AO14.1 Only one driveway and crossover is provided. Complies AO14.1 and AO14.4
they do not impede the safe and
✔
efficient use of the road network. AO14.2 Where the premises has 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 and crossovers are
located in accordance with Council's standard
drawings.
AO14.4 If in the Rural zone or Rural Residential zone, the
driveway and cross-over is located to provide
minimum safe sight distances in accordance with
Austroads.
Editor's Note - An operational works application
is required for a second driveway.
PO15 Bushfire hazard management AO15 Within a bushfire hazard area where there is no Complies AO15
Where located in a Bushfire Hazard
✔ An additional water storage or pool will be provided
reticulated water supply, the premises has:
Area as shown on the Bushfire Hazard with any residence in compliance with Council’s code.
Overlay Map in Schedule 2 and not in a (a) an accessible dam, swimming pool or
water service area, an adequate, water tank available for firefighting
reliable, safely located and freely purposes with an onsite water volume of
accessible water supply is provided for not less than 5,000 litres; and
fire fighting purposes, which is in (b) a water supply outlet pipe 50
addition to day to day water supply. millimetres in diameter and fitted with
a standard fire brigade fitting
connected to the water supply (other
than where the 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 household use.
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Performance Outcomes Acceptable Outcomes Compliance Comments
PO16 Flood hazards AO16.1 Where the development is located in the Flood N/A The area of the proposed development is not affected
Development is designed and sited to Hazard Area as shown on Flood Hazard Overlay by Council’s Flood hazard overlay.
ensure risk to people and property from Map in Schedule 2,
flooding is avoided or minimised. the finished floor level of habitable rooms is at
least 300 millimetres above the Defined flood
event (DFE).
OR
Where the DFE has not been modelled for the
AO16.2
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.
PO17 Underground car parking areas are No acceptable outcome provided N/A No underground car parking is proposed.
designed to drain and function safely
during a flood event and power failure.
Editor's note—Basements should have
flood immunity above the 1%AEP
defined flood event with alternative
means to mechanical pumping used to
achieve such immunity.
PO18 Major electricity infrastructure & AO18 Development including any sensitive land uses is at Complies AO18.1-2
substations
✔ The subject site is not within 30m from a transmission
least:
Development is sufficiently separated line easement.
from major electricity infrastructure (a) 50 metres from a transmission
and substations to minimise the substation;
likelihood of nuisance or complaint. (b) 10 metres from any other substation; and
(c) 30 metres from a transmission line
easement.
AO18.2 Habitable buildings are not located within an
easement for a distribution line.
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Performance Outcomes Acceptable Outcomes Compliance Comments
PO19 Development is located and designed to AO19 Noise emissions do not exceed 5db(A) above Complies AO19
avoid or minimise noise nuisance from
✔ The proposed development is for a dwelling house, and
background noise level internal to a habitable
the use of infrastructure. will not exceed the standard noise emissions for a
building measured in accordance with AS1055.
domestic dwelling.
PO20 Wherever practicable habitable AO20 Where adjoining substations or major electricity N/A
buildings are orientated to avoid direct infrastructure, habitable buildings are
overlooking of major electricity
orientated so that the majority of outdoor living
infrastructure or substations.
areas and windows of habitable rooms face
away from the infrastructure.
PO21 Earthworks and drainage AO21 Filling other than accessways: Complies AO21
✔ No significant cut and fill is proposed on the site that
Earthworks and drainage
(a) does not extend more than the equivalent will exceed the parameters provided in AO21.
operational works do not directly, of 3 metres around the main building,
indirectly or cumulatively cause measured from the outer walls of the
adverse impacts external to the building;
development site by:
(b) is limited to a maximum of 500m2;
(a) causing ponding of water on
the site or nearby land; and does not impact on the local drainage
of adjoining properties.
(b) increasing flooding, which
adversely affects the
safety or use of any land
upstream and
downstream;
(c) adversely affecting the flow
of water in any overland flow
path; and
(d) 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
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Performance Outcomes Acceptable Outcomes Compliance Comments
of privacy caused by relative level
changes) or offsite drainage.
PO22 Landslide hazard area AO22.1 Development, including associated access, is Complies AO22
Development maintains the safety of
✔ The majority of the location of the dwelling house is
not located on land identified as a landslide
people, property and hazardous hazard area on a Landslide Hazard Overlay Map. outside of the area affected by the Landslide hazard
materials stored in bulk from the risk of overlay. The western extent of the dwelling house may
landslide. extend into the land affected by the Landslide hazard
AO22.2 Development, including associated access, is
overlay and has been subject to an assessment by a
located outside moderate, high and very high
geotechnical engineer. A low risk of landslip through
landslide hazard areas and areas with 15% slope
shallow slumping or creep of surface was ascribed to
or greater, as determined by a site-specific
the site. A copy of this assessment has been included
slope- analysis.
as Appendix C of this report.
OR
A site-specific geotechnical assessment is
AO22.3
prepared by a registered professional
engineer to certify that:
(a) the stability of the site, including
associated buildings and infrastructure,
will be maintained and operational for the
life of the development;
(b) the site is not subject to the risk of
landslide activity originating from other
land, including land above the site; and
(c) development of the site will not
increase the risk of landslide
activity on other land.
Editor's Note— PSP8 Natural Hazards provides
further guidance on assessing landslide hazard.
Any specific measures identified in a site
specific geotechnical assessment for stabilising
the site or development are to be fully
implemented.
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Performance Outcomes Acceptable Outcomes Compliance Comments
AO22.4
30 September 2021 Chris Bentley
Ref: 20-052 Planning Report – Proposed Dwelling at 11 Senegal Rise, Doonan