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Planning Assessment Report · 132008.413.01
PLANNING ASSESSMENT REPORT
CODE ASSESSABLE
42 Lorikeet Drive, Peregian Beach QLD 4573
Lot 636 on P93128
Prepared for:
Mary & Mike Perry
Project Reference: 24-0103
April 2024
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PLANNING ASSESSMENT REPORT
Applicant name: Mary & Mike Perry
Site address: 42 Lorikeet Drive, Peregian Beach QLD 4573
Real property description: Lot 636 on P93128
Project reference no: 24-0103
Contact: Alex Tonkin
Director
Park Lane Planning
Proposal: Building works for extensions to a Dwelling house in the Coastal
protection overlay
Report version:
Version Prepared By Reviewed By
Draft OS AT
Final OS AT
Report distribution:
Version Recipients
Final Noosa Shire Council
Final Mary & Mike Perry
This document is and shall remain the property of Park Lane Planning. The document may only be used for the purposes
for which it was commissioned and in accordance with the Terms of Engagement for the commission. Unauthorised use
of this document in any form whatsoever is prohibited.
This report has been prepared with due care and diligence by Park Lane Planning and the statements and opinions given
by Park Lane Planning in this report are given in good faith and in the reasonable belief that they are correct and not
misleading.
Park Lane Planning
PO Box 819, New Farm QLD 4005
Www.parklaneplanning.com.au
Page 3
Contents
1.0 Executive Summary .................................................................................................................. 4
2.0 Project Summary....................................................................................................................... 5
3.0 Site details ................................................................................................................................. 6
3.1 Site History ................................................................................................................................ 7
3.2 Location ................................................................................................................................ 7
3.3 Adjoining land use and development .................................................................................. 8
3.4 Site Characteristics ............................................................................................................... 8
4.0 Proposal..................................................................................................................................... 9
4.1 Proposal details....................................................................................................................... 10
4.2 Coastal protection overlay ................................................................................................. 10
4.3 Summary ............................................................................................................................. 11
5.0 Town Planning Framework..................................................................................................... 12
5.1 State Government .................................................................................................................. 12
5.1.1 Planning Act 2016 – Framework .................................................................................... 12
5.1.2 State Planning Policies ................................................................................................... 12
5.1.3 Referral Agency .............................................................................................................. 12
5.1.4 State Development Assessment Provisions ................................................................. 13
5.1.5 South-East Queensland Regional Plan .......................................................................... 13
5.2 Local Government .............................................................................................................. 13
5.2.1 Definition (Noosa Plan 2020) ......................................................................................... 13
5.2.2 Level of Assessment ...................................................................................................... 13
5.2.3 Applicable Codes ............................................................................................................ 14
6.0 Conclusions ............................................................................................................................. 15
Park Lane Planning
PO Box 819, New Farm QLD 4005
Www.parklaneplanning.com.au
Page 4
1.0 Executive Summary
This report is submitted on behalf of Mary & Mike Perry (applicant) for building works involving
extensions to a dwelling house within the Coastal protection overlay upon land at 42 Lorikeet
Drive, Peregian Beach QLD 4573, formally described as Lot 636 on P93128.
This report addresses the merits of the proposal against the relevant provisions of the Noosa Plan
2020, the Planning Act 2016 and other relevant legislation. A detailed analysis of the proposal
against the local and state planning framework is included within this report and appendices.
Under the Noosa Plan 2020, the subject site is identified as being contained within the Low density
residential zone. The purpose of the Low density residential zone is to:
- a variety of low density dwelling types; and
- community uses, and small-scale services, facilities and infrastructure, to support local
residents.
The site is also located within the Acid sulfate soils overlay, Bushfire hazard overlay and Coastal
protection overlay.
The site contains an existing two storey dwelling house. The proposal seeks to extend the upper
level to increase the size of the study in the north-west corner of the house and convert this into
an additional bedroom. The proposed extensions have been designed in keeping with the existing
dwelling’s features, materiality and finishes.
The proposed works are considered minor in nature. Notwithstanding, under section 5.9.4 of the
planning scheme, building works within the Coastal protection overlay triggers code assessment.
The proposal complies in full with the overlay code.
Additionally, the proposal is identified as being consistent with the Low density residential zone
code and Low density housing code as the proposal will provide:
- A sympathetic design that incorporates lightweight materials which will have a positive
impact on the streetscape and coastal scenic amenity of the Peregian Beach foreshore;
- A bulk and scale that is in keeping with a dwelling house and the intent of the area and the
outcomes for the zone; and
- The proposal maintains a Dwelling house on the site in keeping with the intended land use
for the site.
Overall, the proposal is identified as meeting the relevant requirements of the Noosa Plan 2020. As
such, the application should be approved subject to reasonable and relevant conditions.
Park Lane Planning
PO Box 819, New Farm QLD 4005
Www.parklaneplanning.com.au
Page 5
2.0 Project Summary
Site summary and project details
Applicant Mary & Mike Perry
Site Address 42 Lorikeet Drive, Peregian Beach QLD 4573
Real Property Description Lot 636 on P93128
Area Of Site 513m²
Local Government Area Noosa Shire Council
Planning Scheme Noosa Plan 2020
Zoning Low density residential zone
Local Plan Not applicable
Overlays - Acid sulfate soils overlay
- Bushfire hazard overlay
- Coastal protection overlay
Proposal Building works involving extensions to a dwelling house within the
Coastal protection overlay
Level of Assessment Code assessable
Prelodgement History Not applicable
Public Notification Not applicable
Referral Agencies Not applicable
Specialist Reports Provided Proposal Plans by Robert Takken Architect
Contact Email [email protected]
Contact Phone 0438 943 203
Park Lane Planning
PO Box 819, New Farm QLD 4005
Www.parklaneplanning.com.au
Page 6
3.0 Site details
The subject site is located at 42 Lorikeet Drive, Peregian Beach QLD 4573, formally described as Lot
636 on P93128. The site is identified as a single rectangular allotment, with an area of 513m² and a
frontage width of 18.1m to Lorikeet Drive to the west. The site is not burdened by any easements.
Figure 1: Site aerial (2023)
Figure 2: Google Streetview (2014)
Park Lane Planning
PO Box 819, New Farm QLD 4005
Www.parklaneplanning.com.au
Page 7
3.1 Site History
The site contains an existing two storey dwelling house. The house currently contains 3 bedrooms,
a study, 3 bathrooms and 2 parking spaces.
The site has undergone the following listed approvals:
- OPW14/0029 – 28 January 2014 – Clearing of Vegetation
- 112008.1908 – 10 November 2008 – Dwelling House
- 132008.413 – 7 March 2008 – Detached House
- 112007.1237 – 27 June 2007 – Pool fence
Council’s PD online system does not show any additional development approvals applicable to the
site.
3.2 Location
Under the Noosa Plan 2020, the site is identified within the Low density residential zone.
As demonstrated in Figure 3, the surrounding locality predominately comprises of low density
residential zoning and Environmental management and conservation zoning to the east (along the
Peregian Beach foreshore). There are also portions of land located within the High density
residential zone and Recreation and open space zone further to the south.
Figure 3: Zoning map
Park Lane Planning
PO Box 819, New Farm QLD 4005
Www.parklaneplanning.com.au
Page 8
3.3 Adjoining land use and development
The site is located within an established housing area. The site adjoins dwelling houses to the north,
south and west, and Peregian Beach to the east.
3.4 Site Characteristics
The following table details the relevant site characteristics.
Access Access is provided from Lorikeet Drive via an existing crossover.
Road hierarchy Lorikeet Drive is identified as a minor road
Vegetation The site does not contain any significant vegetation. The
proposal does not include the removal of any significant
vegetation or street trees.
Topography The site is generally flat with a level of approximately 8.0m AHD.
Easements The site is not burdened by any known easements.
Flooding The subject site is not subject to flooding from any mapped
source.
Infrastructure/Services The subject site is located within a well-established area and
therefore has adequate access to all necessary services,
including Council’s reticulated water, sewer, stormwater,
electricity and telecommunications.
Park Lane Planning
PO Box 819, New Farm QLD 4005
Www.parklaneplanning.com.au
Page 9
4.0 Proposal
The proposal seeks approval for building works involving extensions to a dwelling house within
the Coastal protection overlay upon land at 42 Lorikeet Drive, Peregian Beach QLD 4573, formally
described as Lot 636 on P93128.
The proposal seeks to extend the upper level to increase the size of the study in the north-west
corner of the house and convert this into an additional bedroom. The proposed extensions have
been designed in keeping with the existing dwelling’s features, materiality and finishes.
The existing and proposed plans are included below, with the proposed works highlighted for ease
of reference:
Existing upper floor plan Existing western and northern elevations
Proposed upper floor plan Proposed roof plan
Proposed western elevation Proposed northern elevation
Figure 4: Relevant drawings
Park Lane Planning
PO Box 819, New Farm QLD 4005
Www.parklaneplanning.com.au
Page 10
4.1 Proposal details
A summary of the proposed built form is provided in the table below:
Table 1: Built form parameters
Component Requirement Compliance
Building height 8.0m (no change) ✔
Number of storeys 2 storeys (no change) ✔
Site cover 40% of the site area (no change) ✔
Front setback 7.85m to wall ✔
Side setbacks 2.9m to wall on upper level (as per existing) ✔
Rear setback No change ✔
Car accommodation Double width garage (no change) ✔
Access Access via existing crossover ✔
As outlined in the table above, the proposal complies in full with all the relevant requirements of
the Low density residential zone code and the Low density housing code.
4.2 Coastal protection overlay
The site is located within the Coastal protection and scenic amenity sub-category of the Coastal
protection overlay. This overlay is shown in Figure 5 below.
Figure 5: Coastal protection overlay
Under Table 5.9.4 of the planning scheme, building works in the Coastal protection overlay triggers
Code assessment.
Park Lane Planning
PO Box 819, New Farm QLD 4005
Www.parklaneplanning.com.au
Page 11
The purpose of the Coastal protection and scenic amenity overlay is to:
- maintain coastal processes including erosion and accretion processes to enable these
natural functions to continue;
- maintain the protective function of coastal resources including vegetation and dunes to
mitigate risks associated with coastal erosion; and
- ensure development is designed and sited to protect the natural beach experience and
scenic amenity of the coastal area enjoyed by Noosa Shire residents and visitors.
The proposal includes a minor extension to the existing upper level of the dwelling house. The
proposal will have no material impact on the natural fluctuations of the coast and foreshore,
including allowance of climate change.
The proposal will maintain the existing design and materiality of the dwelling house and achieves
all relevant requirements of the Coastal protection and scenic amenity overlay code.
4.3 Summary
The proposal is identified as being consistent with the Low density residential zone code and Low
density housing code as the proposal will provide:
- A sympathetic design that incorporates lightweight materials which will have a positive
impact on the streetscape and coastal scenic amenity of the Peregian Beach foreshore;
- A bulk and scale that is in keeping with a dwelling house and the intent of the area and the
outcomes for the zone; and
- The proposal maintains a Dwelling house on the site in keeping with the intended land use
for the site.
Overall, the proposal is identified as meeting the relevant requirements of the Noosa Plan 2020. As
such, the application should be approved subject to reasonable and relevant conditions.
Park Lane Planning
PO Box 819, New Farm QLD 4005
Www.parklaneplanning.com.au
Page 12
5.0 Town Planning Framework
5.1 State Government
5.1.1 Planning Act 2016 – Framework
The Planning Act 2016 provides the statutory planning framework for the State of Queensland. As
outlined within Planning Act 2016 all Local Government Areas must prepare Planning Act 2016
compliance Planning Schemes that advance the purpose of the Act. The proposal will be assessed
in accordance with the Development Assessment Rules under section 68(1) of the Planning Act
2016.
5.1.2 State Planning Policies
Part E of the State Planning Policy outlines the State interest policies and assessment benchmarks.
These policies and assessment benchmarks are applicable to the assessment of development
applications to the extent that the new State Planning Policy has not been identified in a Planning
Scheme as being appropriately integrated.
The State Planning Policy is identified in the Noosa Plan 2020 as being appropriately integrated with
the exception of the Natural hazards, risk and resilience - coastal hazards - in part. The proposed
works are limited to an upper level extension only and no further assessment is required under the
State code for Natural hazards, risk and resilience state interest.
5.1.3 Referral Agency
In accordance with the Planning Regulation 2017, the application does not trigger any referrals.
The site is located within the Coast protection SEQ Planning Area. Notwithstanding, this only
requires referral for a material change of use or reconfiguration of a lot.
Figure 6: Development Assessment Mapping System (SARA)
Park Lane Planning
PO Box 819, New Farm QLD 4005
Www.parklaneplanning.com.au
Page 13
5.1.4 State Development Assessment Provisions
As this application does not trigger referral to the State Assessment and Referral Agency, the State
Development Assessment Provisions do not apply.
5.1.5 South-East Queensland Regional Plan
The subject site is identified within the Urban Footprint designation of SEQ Regional Plan 2017.
Land within the Urban Footprint is intended to incorporate the full range of urban uses including
housing, industry, business, infrastructure, community facilities and other integral components of
well-planned urban environments, such as local areas for sport and recreation and urban open
space. The proposal is consistent with the intent of the Regional Plan.
5.2 Local Government
5.2.1 Definition (Noosa Plan 2020)
Dwelling house: means a residential use of premises involving—
- 1 dwelling and any domestic outbuildings associated with the dwelling; or
- 2 dwellings, 1 of which is a secondary dwelling, and any domestic outbuildings associated
with either dwelling.
5.2.2 Level of Assessment
Under the Noosa Plan 2020, the site is identified within the Low density residential zone and the
following overlays:
- Acid sulfate soils overlay
- Bushfire hazard overlay
- Coastal protection overlay
In accordance with Part 5 of the Noosa Plan 2020, the proposed development is subject to the
following category of assessment:
Table Trigger LOA Benchmark
Low density In accordance with Table 5.7.1 – Accepted Low density
residential zone building work, not associated with a development residential zone code
material change of use is Accepted &
development, subject to compliance Low density housing
with the Low density residential zone code
code and Low density housing code.
Acid sulfate soils Table 5.9.1 only nominates Code Not Not applicable
overlay assessment where involving more applicable
than 100m³ of excavation or 500m³ of
fill.
Bushfire hazard Building works for dwelling houses Not Not applicable
overlay are excluded from requiring applicable
assessment in the Bushfire hazard
overlay under Table 5.9.3.
Park Lane Planning
PO Box 819, New Farm QLD 4005
Www.parklaneplanning.com.au
Page 14
Coastal Building works is Code assessable Code Coastal protection
protection and under Table 5.9.4. Assessable and scenic amenity
scenic amenity overlay code
overlay
In accordance with Part 5 of the Noosa Plan 2020, the application for building works in the Coastal
protection overlay triggers Code assessment.
5.2.3 Applicable Codes
In accordance with Part 5 of the Noosa Plan 2020, the following assessment benchmarks are
identified as being applicable to the proposal:
Site summary and project details
Zone code Low density residential zone code
Neighbourhood plan code Not applicable
Use code Low density housing code
Prescribed secondary codes Not applicable
Overlay codes Coastal protection and scenic amenity overlay code
Park Lane Planning
PO Box 819, New Farm QLD 4005
Www.parklaneplanning.com.au
Page 15
6.0 Conclusions
This report is submitted on behalf of Mary & Mike Perry (applicant) for building works involving
extensions to a dwelling house within the Coastal protection overlay upon land at 42 Lorikeet
Drive, Peregian Beach QLD 4573, formally described as Lot 636 on P93128.
This report addresses the merits of the proposal against the relevant provisions of the Noosa Plan
2020, the Planning Act 2016 and other relevant legislation. A detailed analysis of the proposal
against the local and state planning framework is included within this report and appendices.
The proposal seeks to extend the upper level to increase the size of the study in the north-west
corner of the house and convert this into an additional bedroom. The proposed extensions have
been designed in keeping with the existing dwelling’s features, materiality and finishes.
The proposed works are considered minor in nature. Notwithstanding, under section 5.9.4 of the
planning scheme, building works within the Coastal protection overlay triggers code assessment.
The proposal is identified as being consistent with the Low density residential zone code and Low
density housing code as the proposal will provide:
- A sympathetic design that incorporates lightweight materials which will have a positive
impact on the streetscape and coastal scenic amenity of the Peregian Beach foreshore;
- A bulk and scale that is in keeping with a dwelling house and the intent of the area and the
outcomes for the zone; and
- The proposal maintains a Dwelling house on the site in keeping with the intended land use
for the site.
Overall, the proposal is identified as meeting the relevant requirements of the Noosa Plan 2020. As
such, the application should be approved subject to reasonable and relevant conditions.
Park Lane Planning
PO Box 819, New Farm QLD 4005
Www.parklaneplanning.com.au
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