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Town Planning Assessment Report (3) · MCU26/0012
ADAPT TOWN PLANNING » DEVELOPMENT MANAGEMENT DEVELOPMENT APPLICATION MATERIAL CHANGE OF USE (DWELLING HOUSE INCLUDING DOMESTIC OUTBUILDINGS - HORSE ARENA, STABLES AND GYM) AND ASSOCIATED OPERATIONAL WORKS 111 LUKES ROAD, COOROY MOUNTAIN LOT 2 RP214048 MAKI N G ata el COMPLEX mee D EVE LO Pp M E NT FEBRUARY 2026 SI M P LE O/T) mi X= BayAt sop ROE)
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Project Team
Specialty Consultancy Key Contact
Town Planning Adapt Development Liam Pinese
Management Pty Ltd [email protected]
Design Skale Building Design Ben Thornton
[email protected]
Engineer SCG Consulting Engineers Tom Harrington
[email protected]
Geotechnical Tectonic Robert Gibb
[email protected]
Civil Engineering SCG Consulting Engineers Tom Harrington
[email protected]
Soil / effluent disposal Australian Soil Investigations Wade Holmes
[email protected]
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CONTENTS
1.0 SUMMARY 4
1.1 EXECUTIVE SUMMARY 4
1.2 DEVELOPMENT APPLICATION DETAILS 4
1.3 PLANNING INSTRUMENT DETAILS 4
1.4 REFERRAL AGENCIES 5
1.5 PRE-LODGEMENT MEETING 5
2.0 SITE DETAILS 6
2.1 SITE DESCRIPTION 6
3.0 PROPOSED DEVELOPMENT DETAILS 7
3.1 BUILT FORM AND SITE LAYOUT 7
3.2 LANDSCAPING 7
3.3 ACCESS AND PARKING 7
3.4 EARTHWORKS / SLOPE STABILITY 8
3.5 INFRASTRUCTURE AND SERVICES 8
4.0 STATE PLANNING INTERESTS 9
4.1 STATE PLANNING POLICY (SPP) 9
4.2 REGIONAL PLAN 9
4.3 STATE REFERRAL 9
4.4 STATE DEVELOPMENT ASSESSMENT PROVISIONS (SDAP) 9
4.5 SCHEDULE 10 AND 11 OF THE PLANNING REGULATION 9
5.0 PLANNING ASSESSMENT 10
5.1 PROPOSED USE 10
5.2 TABLE OF ASSESSMENT 11
5.3 RURAL ZONE CODE 11
5.4 PLANNING SCHEME OVERLAYS 12
6.0 SUPPORTING INFORMATION 15
7.0 CONCLUSION 17
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1.0SUMMARY
1.1 EXECUTIVE SUMMARY
The subject land is located at 111 Lukes Road, Cooroy Mountain. The applicant is applying for a
Development Permit for a Material Change of Use and Operational Works to establish a Dwelling
house. The subject land is located in the Rural zone. The site currently contains an existing dwelling
house and associated structures, which will be demolished in order to establish the proposed
development. The existing studio located in the north-western of the site will be retained and
unchanged.
This application is for a Dwelling House only. The proposed stables and horse arena, defined under
the Planning Scheme as Animal Keeping, will form domestic outbuildings associated with the
proposed dwelling house.
The applicant has consulted experts in design, geotechnical, effluent disposal and civil engineering.
Specialist reports and plans are attached and confirm that the proposed development complies with
local planning scheme codes and State regulations, with suitable alternative solutions provided,
where required, to satisfy all performance-based outcomes being sought.
1.2 DEVELOPMENT APPLICATION DETAILS
Proposed Development: Dwelling House
Type of approval sought: Development Permit for Material Change of Use and Operational
Works
Site Address: 111 Lukes Road, Cooroy Mountain
Real Property Description: Lot 2 RP214048
Site Area: 367,879.53m2
Assessment Manager: Noosa Council
Owner Details: J. Blake
Applicant Details: J. Blake
1.3 PLANNING INSTRUMENT DETAILS
Planning Scheme: Noosa Plan 2020 (Amendment 2, 26 September 2025)
Zone: Rural
Level of Assessment: Code Assessable
Applicable Overlays: ● Agricultural Land (Agricultural Land Conservation Area)
● Biodiversity, Waterways and Wetlands (MSES
Environmental Values; Area of Biodiversity Significance;
Waterways; MSES Regulated Vegetation - intersecting a
watercourse; MSES Regulated Vegetation - Category R
GBR riverine; Riparian Buffer Area)
● Bushfire Hazard (High Potential Bushfire Intensity;
Medium Potential Bushfire Intensity; Potential Impact
Buffer)
● Flood Hazard (Waterways)
● Landslide Hazard (High Hazard Area; Moderate Hazard
Area)
● Regional Infrastructure (Water Resource Catchment;
Water Supply Buffer)
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1.4 REFERRAL AGENCIES
State Assessment Referral Not applicable
Agency:
Advice Agency: Not applicable
1.5 PRE-LODGEMENT MEETING
No Prelodgement Meeting was held or required with Council or SARA for this application.
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2.0SITE DETAILS
2.1 SITE DESCRIPTION
The subject land is legally described as Lot 2 RP214048, situated at 111 Lukes Road, Cooroy
Mountain, and has a total site area of 36.787953ha.
Site Characteristic Description
Existing land use: The site is currently occupied by a dwelling house and associated
structures, which will be retained as part of the proposed
development. The existing studio located in the north-western of
the site will be retained.
Parking and access: There is an existing access point to Lukes Road. Access to the site
will be maintained. A new internal driveway is proposed to service
the proposed new Dwelling House.
Topography: Steep and Undulating.
Infrastructure: Water and sewer are not available to the property. On-site effluent
disposal and water tanks will be provided to service the proposed
development. The site can be connected to electrical and
telecommunications services.
Figure 1: Aerial photo of site (Noose Council Mapping, accessed October 2025)
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3.0PROPOSED DEVELOPMENT DETAILS
This application seeks a Development Permit for a Material Change of Use of premises and
Operational Works to establish a Dwelling House in accordance with the attached proposal plans and
specialist documentation. The proposal also seeks to demolish the existing shed, dwelling and pool.
The proposed stables and horse arena, defined under the Planning Scheme as Animal Keeping, an
accepted rural use and will form domestic outbuildings associated with the proposed Dwelling House.
3.1 BUILT FORM AND SITE LAYOUT
The development proposes a single storey residential dwelling located in the south-western corner of
the site. The design comprises a five bay garage and buggy store, entry, foyer, laundry/mud room,
scullery, kitchen, sitting, dining, lounge, powder room, rumpus and games, outdoor cooking, outdoor
terrace, 4 bedrooms each with ensuites and walk in robes, pool and pool deck area, the master suite
with ensuite, dressing room and study/library.
Additionally a separate gym space is proposed with a sauna, steam room, bathroom and shower
facilities, workout area and outdoor sitting is proposed in a separate building located to the east of
the dwelling.
All buildings will contribute to <1% site cover. The proposed gross floor area is 877.74m2, which is
broken down as follows:
● New dwelling house: 782.3m2.
● Gym: 95.44m2.
● Additional floor areas not contributing to gross floor area includes the garages (167.06m2)
and external living/porch (71.12m2).
● The studio in the north east corner of the site will remain unchanged.
Building materials and finishes are shown in the attached Elevation Plans and perspective images.
Elevations incorporate a mix of building materials and finishes to provide visual interest that is
reflective of the locality, and include rendered finishes, feature stonework, glass, vertical screens and
Colorbond roofing. Refer to elevation and perspective plans.
3.2 LANDSCAPING
As indicated on the Site Plan, some vegetation will be removed to accommodate the proposed
development. New landscaping will be introduced to enhance the proposed development.
3.3 ACCESS AND PARKING
The existing driveway access will be maintained, and a new driveway is proposed to link to the
existing driveway and provide improved access to the new Dwelling House. Refer to the attached
Engineering Plans for details.
Table 9.4.1.4 of the Driveways and Parking code requires 2 spaces for a Dwelling House. The
proposed new Dwelling House contains five garage spaces plus a covered space for a buggy, which
exceeds the minimum required car parking rate.
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3.4 EARTHWORKS / SLOPE STABILITY
Engineering Plans have been prepared which details the proposed earthworks associated with the
proposed development. The proposal is supported by the attached Slope Stability Assessment, which
confirms low risk of slope instability. Refer to documentation for finer details.
3.5 INFRASTRUCTURE AND SERVICES
Waste collection will be provided as per previous arrangements. The site can be connected to
electrical and telecommunications.
Water tanks will be required to service the development, and can be conditioned.
A Site and Soil Evaluation Report has been prepared by Australian Soil Investigations. An Advanced
Secondary Wastewater Treatment System is proposed for treatment of effluent. A pressurised
sub-surface reticulated irrigation system is proposed for disposal of the treated effluent within the
nominated Land Application Area (LAA). The LAA has an area of 320m2, and is located to the north of
the proposed gym. Refer to report for details.
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4.0STATE PLANNING INTERESTS
The Planning Regulation 2017 prescribes the relevant Assessment Benchmarks and process of
planning instruments and development applications. The following Assessment Benchmarks 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); and
● Schedules 10 and 11 of the Planning Regulation.
4.1 STATE PLANNING POLICY (SPP)
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 Planning
Scheme confirms it integrates the provisions of the State Planning Policy into the Planning Scheme.
No further assessment is required.
4.2 REGIONAL PLAN
Section 2.2 of the Noosa Planning Scheme confirms it appropriately advances the SEQ Regional Plan.
No further assessment is required. The subject site is ideally located within the Regional Landscape
and Rural Production Area under the SEQ Regional Plan.
4.3 STATE REFERRAL
Referral to State Assessment Referral Agency (SARA) is not required.
4.4 STATE DEVELOPMENT ASSESSMENT PROVISIONS (SDAP)
State Development Assessment Provisions (SDAP) includes a series of benchmarks in which SARA will
use to assess an application. In accordance with section 4.3 above, referral is not required.
4.5 SCHEDULE 10 AND 11 OF THE PLANNING REGULATION
A review of Schedule 10 of the Planning Regulation confirms that the proposed development is not
prohibited development. A review of Schedule 11 of the Planning Regulation provides assessment
benchmarks in relation to koala habitat in the SEQ Region where for development on premises in a
koala priority area not interfering with koala habitat and for development in an identified koala
broad-hectare area. The site is not mapped as containing koala habitat/broad hectare area and the
assessment benchmarks are therefore not applicable to this development.
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5.0PLANNING ASSESSMENT
Under the Noosa Plan 2020, the site is within the Rural Zone. Refer to the zoning map extract below
in Figure 3.
Figure 3: Zone Map Extract (Noosa Mapping, accessed October 2025)
5.1 PROPOSED USE
Under the Noosa Planning Scheme, the proposed development is defined as:
Dwelling house -
means a residential use of premises involving—
a. 1 dwelling and any domestic outbuildings associated with the dwelling; or
b. 2 dwellings, 1 of which is a secondary dwelling, and any domestic outbuildings associated
with either dwelling.
Does not include the following examples:
Caretaker’s accommodation, dual occupancy, rooming accommodation, short-term
accommodation, student accommodation, multiple dwelling
Comment: The proposal is considered in accordance with the above definition, which is a consistent
land use on the subject site. The proposed will also be used for Animal Husbandry with domestic
outbuildings proposed associated with the dwelling house to support the continued rural use of the
subject site.
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5.2 TABLE OF ASSESSMENT
Under the relevant table of assessment for the Rural Zone, the proposed development is subject to
code assessment. The proposed development is required to be assessed against the following codes:
● Rural zone code;
● Low density housing code;
● Biodiversity, waterways and wetlands overlay code;
● Bushfire hazard overlay code;
● Flood hazard overlay code;
● Landslide hazard overlay code;
● Regional infrastructure overlay code.
The proposal has been assessed against the Acceptable Outcomes and Performance Outcomes of the
above codes in Attachment A, and is considered compliant. Where the proposal does not comply
with an Acceptable Outcome, alternative solutions to satisfy the corresponding Performance Outcome
have been provided. Elements of the code which are not applicable to the subject site or proposed
development have been removed from the tables below.
5.3 RURAL ZONE CODE
A review of the Rural zone code has been undertaken. Refer to attached code assessment. The
proposed development meets the purpose, overall outcomes and the relevant acceptable outcomes of
the code. The proposal complies with, can comply with or can be conditioned to comply with all of
the relevant code requirements with the exception of the acceptable outcomes below:
Performance Outcome Acceptable Outcome Response
PO7 Buildings and other AO7.3 With the exception of Class The proposed gross floor area is
structures: 10 buildings or structures used 877.74m2 including dwelling and
exclusively for a rural activity, gym. Other ancillary structures are
(a) are low rise; individual buildings or roofed Class 10.
(b) minimise the appearance structures do not exceed 500m2
of bulk to adjacent gross floor area. The proposal presents as low rise
properties, roads or other (single storey) built form with a
areas in the vicinity of the height of less than 8 metres. The
site; and proposal is setback approximately
(c) respect the scale of 117.1m from the Lukes Road
surrounding vegetation frontage, minimising the
and maximises appearance of bulk to the street.
opportunities to retain
existing vegetation on The proposal is located within a
site. predominantly cleared area on the
site, and is located a sufficient
distance from mapped
environmental constraints. Minimal
vegetation will be removed, and
this can be offset with the new
planting of native species to suit
and enhance the proposed built
form.
The proposal is considered
compliant with PO7.
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5.4 PLANNING SCHEME OVERLAYS
The below table addresses the applicable overlays relating to the development site:
Overlay Comment
Agricultural Land
The proposal is located within a mapped
agricultural land conservation area. The
proposal considers the other mapped
overlays and seeks to avoid these. The siting
of the proposed dwelling will be in a similar
alignment to the existing dwelling house in
an area outside of mapped ecological and
landslide constraints. It is intended to
undertake Animal Keeping (horse stables and
arena), in addition to the ongoing cattle
grazing on the land which is an acceptable
land use within the rural zone.
Biodiversity, Waterways and Wetlands
The proposal results in minimal vegetation
clearing, however, the proposed vegetation
clearing is not mapped as containing
biodiversity significance or on land identified
as a riparian buffer area. As per the Site Plan,
the proposal (with the exception of the
existing driveway) is located outside of the
mapped riparian buffer area.
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Bushfire Hazard
The proposal has sufficient area to
accommodate suitably sized water tanks for
fire fighting purposes. A driveway extension
is proposed to achieve suitable access to the
proposed dwelling that will be able to
accommodate a fire fighting appliance.
Flood Hazard
The proposal is located a suitable distance
from mapped waterways.
Landslide Hazard
The site is mapped as containing a high and
moderate hazard area. The proposal is
located outside of mapped areas. Despite
this, earthworks are required to
accommodate the proposal as detailed on the
Engineering Plans. A Slope Stability
Assessment has also been prepared to
support the proposal.
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Regional Infrastructure
A Site and Soil Evaluation Report has been
prepared by Australian Soil Investigations. An
Advanced Secondary Wastewater Treatment
System is proposed for treatment of effluent.
A pressurised sub-surface reticulated
irrigation system is proposed for disposal of
the treated effluent within the nominated
Land Application Area (LAA). The LAA has an
area of 320m2, and is located to the north of
the proposed gym. Refer to report for details.
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6.0SUPPORTING INFORMATION
The following section provides a summary of the supporting information relating to the proposed
development:
Documentation for Approval
Plan No. Rev Plan Title Date
2403-02 DA01 Location Plan, prepared by Skale Building Design 01/02/26
2403-03 DA01 Site Plan prepared by Skale Building Design 01/02/26
2403-04 DA01 Floor Plan (Dwelling), prepared by Skale Building Design 01/02/26
2403-05 DA01 Floor Plan (Dwelling), prepared by Skale Building Design 01/02/26
2403-06 DA01 Floor and Roof Plan (Gym), prepared by Skale Building Design 01/02/26
2403-07 DA01 Floor and Roof Plan (Stables), prepared by Skale Building 01/02/26
Design
2403-08 DA01 Roof Plan (Dwelling), prepared by Skale Building Design 01/02/26
2403-09 DA01 Roof Plan (Dwelling), prepared by Skale Building Design 01/02/26
2403-10 DA01 Elevations (Dwelling), prepared by Skale Building Design 01/02/26
2403-11 DA01 Elevations (Stables and Gym), prepared by Skale Building 01/02/26
Design
2403-12 DA01 Floor Areas, prepared by Skale Building Design 01/02/26
2403-13 DA01 Perspectives, prepared by Skale Building Design 01/02/26
26020-001 0 Slope Stability Assessment, prepared by Tectonic 13/02/26
250385(S) - Soil Test Report, prepared by Australian Soil Investigations 23/01/26
250385(A) - Site and Soil Evaluation, prepared by Australian Soil 23/01/26
Investigations
0577-CS - Cover Sheet, prepared by SCG Consulting Engineers Feb 2026
0577-CN - Construction Notes, prepared by SCG Consulting Engineers Feb 2026
0577-OW1.1 - Existing Survey and Services, prepared by SCG Consulting Feb 2026
Engineers
0577-OW2.1 - Silt and Sediment Erosion, prepared by SCG Consulting Feb 2026
Engineers
0577-OW3.1 - Earthworks Part 1, prepared by SCG Consulting Engineers Feb 2026
0577-OW3.2 - Earthworks Part 2, prepared by SCG Consulting Engineers Feb 2026
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0577-OW3.3 - Earthworks Sections, prepared by SCG Consulting Engineers Feb 2026
0577-OW4.1 - Driveway Levels 1, prepared by SCG Consulting Engineers Feb 2026
0577-OW4.2 - Driveway Levels 2, prepared by SCG Consulting Engineers Feb 2026
0577-OW4.3 - Driveway Jointing 1, prepared by SCG Consulting Engineers Feb 2026
0577-OW4.4 - Driveway Jointing 2, prepared by SCG Consulting Engineers Feb 2026
0577-OW4.5 - Driveway Details, prepared by SCG Consulting Engineers Feb 2026
0577-0W5.1 - Vehicle Maneuvering, prepared by SCG Consulting Engineers Feb 2026
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7.0CONCLUSION
This Town Planning Assessment Report has been prepared on behalf of J. Blake to support a
Development Application for a Material Change of Use of premises to establish a Dwelling House, in
respect of land at 111 Lukes Road, Cooroy Mountain (Lot 2 RP214048).
The site is included under the Noosa Planning Scheme within the Rural zone. Within the Rural zone,
the proposed development is a consistent land use, and is subject to a Code Assessable application.
The proposal is considered consistent with relevant State planning provisions and demonstrates
compliance with the applicable local planning provisions. Any planning scheme non-compliances have
been satisfactorily discussed and justified in the planning assessment section of this report via
suitable alternate solutions in accordance with the higher order performance outcomes of the
relevant codes.
Approval of the proposed development is warranted subject to relevant and reasonable conditions.
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ADAPT ATTACHMENT A CODE ASSESSMENT 18
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Rural Zone Code
Performance Outcome Acceptable Outcome Response
Built form AO7.1 Buildings are no more than The proposal is single storey.
two storeys in height.
Building height and scale
PO7 Buildings and other AO7.2 With the exception of Class The proposal does not exceed
structures: 10 buildings or structures used 8m in height.
(d) are low rise; exclusively for a rural activity,
(e) minimise the appearance of buildings and structures are no
bulk to adjacent properties, more than 8 metres in building
roads or other areas in the height providing that they may be
vicinity of the site; and up to 9 metres where the pitched
roof but no other part of the
(f) respect the scale of
building or structure exceeds 8
surrounding vegetation and
metres.
maximises opportunities to
retain existing vegetation Alternative provision to the QDC
on site.
AO7.3 With the exception of Class Alternate solution
10 buildings or structures used Refer to report.
exclusively for a rural activity,
individual buildings or roofed
structures do not exceed 500m2
gross floor area.
AO7.4 Class 10 buildings used Complies
exclusively for the purpose of
animal husbandry, aquaculture,
cropping, intensive animal industry,
intensive horticulture or rural
industry do not exceed 12 metres in
height.
AO7.5 A structure, not constituting Complies
a building, used exclusively for the
purpose of animal husbandry,
aquaculture, cropping, intensive
animal industry, intensive
horticulture or rural industry does
not exceed 15 metres in height.
AO7.6 The exposed portion of the Complies.
external elevation of the building
cannot exceed the respective
building heights in AO7.1, AO7.2,
AO7.3, AO7.4 and AO7.5 above and
do not appear to exceed more than
two storeys when viewed externally
from any elevation.
Editor's note—refer to figure AP3-13A
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Setbacks AO8.3 With the exception of a Complies
PO8 Notwithstanding that intensive roadside stall, buildings and
rural activities may need greater structures associated with a rural
separation distances, buildings and activity or industrial activity are set
other structures are appropriately back 20 metres from a road reserve
sited and designed to: or 40 metres from any part of the
major road network.
(a) avoid environmental harm
or nuisance to sensitive
land uses, including AO8.4 In addition to the The proposal is setback >10m
adverse impacts on circumstances of AO8.1, to AO8.3 from all boundaries and is
amenity values, over and above, buildings and structures located outside the riparian
above what could meet the following minimum buffer area.
reasonably be expected in boundary setbacks:
the rural zone; (a) 20 metres from a property
(b) avoid adverse impact on boundary of adjoining land in
ecologically important the Environmental
areas including National management and
Parks, watercourses, and conservation zone, unless
wetlands; such land is in private
(c) mitigate risks associated ownership;
with the use of chemicals (b) a distance greater than the
or air pollutants; and width of the riparian buffer
(d) avoid conflict with rural area shown on Biodiversity,
uses and activities on Waterways and Wetland
adjoining properties. Overlay maps;
(c) 10 metres from a road
Editor's note- For uses that are subject to frontage; and
impact assessment, required setback and (d) 10 metres from the side and
separation distances will vary with the scale rear boundaries or 6 metres
and type of rural activity. Relevant factors
that will be taken into account when where the lot area does not
determining appropriate distances include exceed 1 hectare, with the
the type and scale of buildings and exception that if the height of
structures proposed, the use of buildings the building or structure
and structures, construction methods, level
of containment and ventilation, potential
exceeds 9 metres the setback
noise, odour or air pollutant nuisance, to the side and rear
topography, climatic variables, existing boundaries is equal to twice
vegetation between land uses, and a range its height in metres.
of management practices that can be
employed to mitigate off-site impacts.
PO10 Development does not AO10 Safe vehicular access is No change is proposed to
compromise the safety, capacity or provided to and from the site existing arrangements. A
operation of the road network. without adversely impacting on the driveway extension is proposed
safety of the road network. to service the new built form.
Environment, heritage and AO11.1 Development does not Can comply - to be conditioned.
scenic amenity result in sediment, soil or other
PO11 Development does not have material including building materials
a significant adverse impact on the or waste products being released
natural values of the site including into the road reserve, stormwater
through: drains, waterways or adjacent
properties.
(a) loss of biodiversity values,
fauna habitat and fish
passage; AO11.2 Natural Vegetation is Most vegetation can be retained
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(b) changes to natural drainage; retained wherever possible. except for a small number of
(c) disturbance to any wetland trees, which are nominated on
systems; the Site Plan. New landscaping
can be provided to offset the
(d) erosion and the transport of loss as required.
sediments off site (including
pollutants and other
contaminants which would AO11.3 Where there is a Not applicable.
affect the capacity of nominated building envelope on the
agricultural lands); lot, clearing of native vegetation
and building works do not extend
(e) worsening of landslide or fire beyond the building envelope,
risk; except for the purposes of a
(f) on-site effluent disposal; driveway access.
(g) creation of dust and air
pollutants;
(h) disturbance of buildings and
features, including natural
features, of cultural heritage
significance.
PO12 Development and associated AO12 Development and associated Can comply - Refer attached
site works do not directly, indirectly site works, including filling and engineering plans from SCG.
or cumulatively cause adverse excavation are designed and
impacts external to the constructed to ensure overland flow
development site by: and/or flooding is not worsened,
(a) causing ponding of water; impeded, or otherwise diverted to
adversely affect other 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.
Scenic amenity AO13 Development on land Not applicable.
PO13 Development does not adjoining the major road network,
detract from the scenic amenity of Lake Macdonald or the Noosa River
the hinterland as experienced from system minimises visual impacts on
the major road network or the scenic amenity of the roadway
waterways. 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
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character and landscape
setting.
Editor’s Note— Residential buildings should
be predominantly finished in colours and
materials that blend well with the colours
and hues of the surrounding vegetation and
landscape without causing glare or
reflection.
For agricultural buildings, colours and
textures that blend with the natural setting
are preferred however if not practical,
buildings should at least be well maintained
and/or visually screened.
Sloping sites and ridgelines AO15.1 To protect scenic amenity The proposal is located outside
and other landscape qualities, of mapped areas.
PO15 The landscape character and
buildings, structures and associated
visual amenity quality of hill slopes
accessways are not constructed on
and ridgelines are retained and
land with a slope greater than 25%.
buildings and structures:
(a) are visually responsive to AO15.2 On sloping sites or on The proposal is located outside
the natural topography of ridgelines at the uppermost edge of of mapped areas.
the site, sitting within the a hill slope:
landscape rather than (a) roof lines are generally
dominating it; parallel with contours of the
(b) step down slopes or use land;
suspended floor (b) roofs do not exceed a pitch
construction, minimising of 15 degrees; and
cut and fill and avoiding
benching of the site; (c) buildings do not protrude
above the height of
(c) allow for retention of prevailing vegetation.
natural vegetation that Editor's note- refer to Figure 6.9.1A and
assists in screening or Figure 6.9.1B. and Figure AP3-3B.
visually softening
development; and The proposed earthworks will
AO15.3 Cut or fill is less than 1.5
exceed 1.5m within existing
(d) incorporate materials, metres in depth relative to the
ground level. However, these
finishes and colours that natural ground surface.
earthworks are specifically
complement the natural
designed to return the land to
setting and integrate with Editor’s Note— On visually prominent hill
slopes or ridgelines residential buildings its natural profile by focusing on
the landscape and skyline. should be predominantly finished in colours
the areas that were originally
and materials that blend well with the filled, associated with the
colours and hues of the surrounding
vegetation and landscape without causing former house. Please refer to
glare or reflection. Broad expanses of a the attached SCG Engineering
single colour are less desirable and where Plans for details.
possible should be broken up by other
colours or design elements. Shades in the
violet, blue, green and yellow-green side of
the spectrum, as well as greys or browns,
should be appropriate with whites or bright
colours restricted to trimmings.
For agricultural buildings, colours and
textures that blend with the natural setting
are preferred however if not practical,
buildings should at least be well maintained
and/or visually screened.
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Low Density Housing Code
Performance Outcome Acceptable Outcome Response
Effects of use AO2.1 Any part of a removal home Not applicable. A removal
Removal homes that is affected by termite attack, home is not proposed.
borers, dry rot or severe
PO2 A removal home— weathering or is damaged as a
(a) does not have an adverse consequence of relocation, is
impact on the amenity of repaired or replaced using new or
the premises or sound second-hand materials.
surrounding premises; and
(b) maintains the safety of
AO2.2 Where located within the
people and property. 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
Schedule 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.
Housing choice AO3 A secondary dwelling: Not proposed.
PO3 A secondary dwelling: (a) has a maximum gross floor
(a) forms part of a dwelling area of 65m²;
house and is not subdivided (b) has no more than 2
from the balance of the bedrooms;
dwelling house; (c) is not used for short-term
(b) is small and subordinate to accommodation or home
the balance of the dwelling based business (home
house; hosted accommodation);
(c) contributes to housing (d) does not occur on any
choice for permanent property covered by a
residents and is not let to Building Unit Plan; and
short term guests; (e) does not occur on a
(d) protects the low density property that already
residential, rural residential contains a dual occupancy
or rural character of the or secondary dwelling.
zone;
(e) does not occur on a
property covered by a
Building Unit Plan or any
property already containing
more than one dwelling;
(f) is accompanied by
sufficient car parking.
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Building design and services AO5.1 If located within the urban Not applicable.
Service and utilities boundary, the dwelling is connected
to reticulated water supply,
PO5 Development is provided with: sewerage, stormwater drainage and
(a) a level of infrastructure and telecommunications infrastructure
services that is appropriate networks (where available to the
to its setting and sufficient lot).
for the intended use;
(b) an effluent treatment and Editor’s Note—the urban boundary is
disposal system that does indicated on the zone maps contained within
not have an adverse effect Schedule 2.
on ecologically important
areas or water quality; and
AO5.2 Where there is no
(c) adequate onsite water reticulated water supply, the Can be conditioned to comply.
storage to support the premises is serviced with a
efficient use of water and is rainwater tank with the following
adequate for everyday use minimum water supply capacity:
of the occupants.
(a) for dwellings with no more
than 3 bedrooms – 45,000
litres; or
(b) for dwellings of more than
3 bedrooms or where
including a secondary
dwelling on the same
premises – 60,000 litres.
AO5.3 If located on a lot where Refer to Site and Soil
reticulated sewerage is not Evaluation Report.
available to the lot, the dwelling is
connected to an on-site effluent
treatment and disposal system.
Landscaping AO6 Soft landscaping is provided This requirement can be
PO6 Buildings and structures allow and retained to a minimum of 20% achieved.
for sufficient space for outdoor of the site area.
activities, garden areas and
screening to surrounding land uses.
Car parking AO7 Car parking is provided in Allowance for 6 cars can be
PO7 Sufficient car parking is accordance with Table 9.4.1.4 of provided within the garages.
provided to accommodate the the Driveways and parking code.
number of vehicles likely to use the
site. Editor's note— while the planning scheme
does not require car parking spaces to be
covered, the desire to retrospectively cover a
parking space is not supported if site cover
and setback provisions are not met.
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Driveway and crossover AO8.1 Driveways and crossovers Refer to Engineering Plans.
Editor’s Note—In addition to the following are designed to comply with
benchmarks for accepted development Council's standard drawings
subject to requirements for driveway and RS-049, RS-050, RS-056 and
crossovers, approval is required from Council
to construct or modify all crossovers.
addendum as applicable.
Access Design
PO8 The design, management and AO8.2 Where a footpath exists, the No footpath exists.
maintenance of the access driveway meets the road reserve at
facilitates: the level of the existing footpath.
(a) safe and convenient use for
vehicles, pedestrians and AO8.3 Driveways within the Refer to Engineering Plans.
cyclists; property:
(b) vehicles negotiating without (a) have a maximum gradient
contacting the driveway or of 20% and vertical curves
crossover surface; and to ensure no scraping for a
(c) stormwater disposal standard vehicle; or
without any negative (b) have a maximum gradient
impacts on the surrounding of 25% provided–
area. (c) the length of the driveway
steeper than 20% does not
exceed 6 metres; and
(d) 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 is No alteration to the road
design avoids using structures designed without significant reserve will be required. The
within the road reserve. alteration to the existing road proposal seeks to reutilise the
reserve whereby the finished existing crossover, and seeks
surface level of the driveway is to provide a driveway
consistent in height with the extension internally to connect
existing height of the road reserve. to the proposed dwelling.
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.
Protection of infrastructure AO12 Driveways are located not Complies.
PO12 Driveways do not damage or less than 1.0 metre from
interfere with the location, function stormwater infrastructure.
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.
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Streetscape and effect on AO14.1 Only one driveway and Complies.
traffic network crossover is provided.
PO13 The visual impact of AO14.2 Where the premises has Not applicable.
driveways on the streetscape and frontage to more than one formed
surrounding area is minimised and and sealed road and the roads have
significant adverse impacts on the differing orders in the Road
traffic network are avoided. 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
accordance with Council's standard
drawings.
No change to the existing
AO14.4 If in the Rural zone or
driveway crossover is
Rural Residential zone, the
proposed.
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.
Bushfire Hazard Management AO15 Within a bushfire hazard This requirement can be
PO15 Where located in a Bushfire area where there is no reticulated conditioned.
Hazard Area as shown on the water supply, the premises has:
Bushfire Hazard Overlay Map in (a) an accessible dam,
Schedule 2 and not in a water swimming pool or water
service area, an adequate, reliable, tank available for
safely located and freely accessible firefighting purposes with
water supply is provided for fire an onsite water volume of
fighting purposes, which is in not less than 5,000 litres;
addition to day to day water supply. and
(b) a water supply outlet pipe
50 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.
Flood Hazards AO16.1 Where the development is Not applicable.
PO16 Development is designed located in the Flood Hazard Area as
and sited to ensure risk to people shown on Flood Hazard Overlay
and property from flooding is Map in Schedule 2, the finished
floor level of habitable rooms is at
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avoided or minimised. least 300 millimetres above the
Defined flood event (DFE).
OR
AO16.2 Where the DFE has not
been modelled for the area, the Not applicable.
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 AO18.1 Development including any Not applicable.
& Substations sensitive land uses is at least:
PO18 Development is sufficiently (a) 50 metres from a
separated from major electricity transmission substation;
infrastructure and substations to (b) 10 metres from any other
minimise the likelihood of nuisance substation; and
or complaint.
(c) 30 metres from a
transmission line easement.
AO18.2 Habitable buildings are not
located within an easement for a
distribution line.
PO20 Wherever practicable AO20 Where adjoining substations Not applicable.
habitable buildings are orientated to or major electricity infrastructure,
avoid direct overlooking of major habitable buildings are orientated
electricity infrastructure or so that the majority of outdoor
substations. living areas and windows of
habitable rooms face away from the
infrastructure.
Earthworks and Drainage AO21 Filling other than Can comply with PO21 - Refer
PO21 Earthworks and drainage accessways: to Earthworks Plans.
operational works do not directly, (a) does not extend more than
indirectly or cumulatively cause the equivalent of 1.5
adverse impacts external to the metres within the urban
development site by: area boundary and 3m for
(a) causing ponding of water rural areas, measured from
on the site or nearby land; the outer walls of the main
building;
(b) increasing flooding, which
adversely affects the safety (b) is limited to a maximum of
or use of any land 500m2; and
upstream and downstream; (c) does not impact on the
(c) adversely affecting the flow local drainage of adjoining
of water in any overland properties.
flow path; and
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Page 28
(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 of privacy caused by relative
level changes) or offsite drainage.
Landslide Hazard Area AO22.1 Development, including The proposal is located
PO22 Development maintains the associated access, is not located on outside of mapped areas,
safety of people, property and land identified as a landslide hazard however, some earthworks are
hazardous materials stored in bulk area on a Landslide Hazard Overlay proposed. A Slope Stability
from the risk of landslide. Map or areas with 15% slope or Assessment has been
greater, as determined by a prepared to address the
site-specific slope-analysis proposed development and
associated earthworks.
Editor's Note—A site- specific geotechnical
assessment may be used to demonstrate
that although the proposed development is
shown on the Landslide Hazard Overlay as
being in the moderate, high or very high
landslide hazard area, the landslide risk is
low or very low.
OR
AO22.2 A site-specific
Refer to Slope Stability
geotechnical assessment is
Assessment.
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.
Refer to Slope Stability
AO22.3 Any specific measures
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Page 29
identified in a site specific Assessment.
geotechnical assessment for
stabilising the site or development
are to be fully implemented.
29
Used in these records
Town Planning Assessment Report (3).pdfRelated documentApplication case desk ↗
Town Planning Assessment Report (3).pdfRelated documentApplication case desk ↗
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