Council archive · source document
Town Planning Assessment Report · MCU25/0087
Our Ref: 20251021
7 August 2025
Noosa Council
PO Box 141
Tewantin QLD 4565
Via email: [email protected]
Attention: Development Services
Dear Sir/Madam,
DEVELOPMENT PERMIT FOR A MATERIAL CHANGE OF USE (DWELLING
HOUSE) AT 17 THE ESPLANADE, SUNSHINE BEACH (LOT 678 RP48111)
Please find enclosed a Development Permit for a Material Change of Use to be assessed by Noosa
Council. In support of this application please find enclosed:
● DA Form 1;
● Landowner consent;
● Proposal Plans prepared by Aboda Design Group;
● Stormwater Management Report prepared by Westera Partners.
The Council application fee will be paid upon receipt of a Council payment link.
1.0 APPLICATION SUMMARY
APPLICATION DETAILS
Street Address: 17 The Esplanade, Sunshine Beach
Real Property Description: Lot 678 RP48111
APPLICANT DETAILS
Applicant and Land Owner: C. Seymour
PROPERTY DETAILS
Land Area: 505.5m2
Existing use of land: Dwelling House and ancillary structures
See the original
The page text is free to read. Viewing or downloading an original file needs an account.
Log in to see the originalFull text of the other 32 pages
Page 2
STATUTORY DETAILS
SEQRP Designation: Urban Footprint
Local Plan Area: Coastal Communities
Zone: Low Density Residential
Overlays: ● Coastal Protection: Coastal Protection and Scenic Amenity
● Landslide Hazard: Moderate Hazard Area
Assessment type: Development Permit for a Material Change of Use
Statutory referrals: Not applicable
STATUTORY ASSESSMENT
State Instruments: ● State Planning Policy (SPP);
● South East Queensland (SEQ) Regional Plan;
● State referral requirements;
● State development assessment provisions (SDAP); and
● Schedules 10 and 11 of the Planning Regulation.
Local Instruments: Noosa Plan 2020
● Low density residential zone code;
Applicable Codes ● Low density housing code;
● Queensland Development Code MP1.2;
● Coastal protection and scenic amenity overlay code;
● Landslide hazard overlay code.
APPLICATION DETAILS
The following type of approvals are being applied for:
● Development Permit for a Material Change of Use (Dwelling House).
DOCUMENTATION FOR APPROVAL
Plan No. Rev Plan Title Date
WD.101 DA1 Cover Sheet, prepared by Aboda Design Group 27.06.25
WD.102 DA1 Presentation, prepared by Aboda Design Group 27.06.25
WD.103 DA1 Site Survey Plan, prepared by Aboda Design Group 27.06.25
WD.104 DA1 Natural Surface Contours, prepared by Aboda Design Group 27.06.25
WD.105 DA1 GFA and Site Cover, prepared by Aboda Design Group 27.06.25
2
Page 3
WD.106 DA1 Planning Envelope, prepared by Aboda Design Group 27.06.25
WD.107 DA1 External Finishes Overview, prepared by Aboda Design Group 27.06.25
WD.108 DA1 Internal Finishes Overview, prepared by Aboda Design Group 27.06.25
WD.201 DA1 Basement Level Plan, prepared by Aboda Design Group 27.06.25
WD.202 DA1 Main Level Plan, prepared by Aboda Design Group 27.06.25
WD.203 DA1 Upper Level Plan, prepared by Aboda Design Group 27.06.25
WD.204 DA1 Roof Plan, prepared by Aboda Design Group 27.06.25
WD.501 DA1 East and West Elevations, prepared by Aboda Design Group 27.06.25
WD.502 DA1 North Elevation, prepared by Aboda Design Group 27.06.25
WD.503 DA1 South Elevation, prepared by Aboda Design Group 27.06.25
WD.601 DA1 Section A, prepared by Aboda Design Group 27.06.25
WD.602 DA1 Sections B and D, prepared by Aboda Design Group 27.06.25
WD.603 DA1 Section C, prepared by Aboda Design Group 27.06.25
S25-127 - Stormwater Management Report, prepared by Westera Partners 06/08/25
2.0 SITE LOCATION
The site is legally described as Lot 678 RP48111 or 17 The Esplanade, Sunshine Beach, and has a site
area of 505.5m2. The site is currently improved by an existing multi-storey dwelling house and ancillary
structures, which will be demolished prior to construction of the proposed dwelling house. Refer to Figure
1 below.
Key location features include:
● Lots surrounding the subject site comprise a mix of dwelling houses, dual occupancies and
multiple dwellings;
● The site is surrounded by a mix of low, medium and high density residential zoning and
environmental management and conservation zoning to the east;
● Sunshine Beach is located approximately 82m to the east of the subject site;
● Bus stop facilities are located on Belmore Terrace approximately 90m to the south-west of the
subject site.
3
Page 4
Figure 1: Subject Site (Noosa Council, accessed July 2025)
3.0 PROPOSED DEVELOPMENT
This application seeks a Development Permit for a Material Change of Use for a new Dwelling House in
accordance with the attached Proposal Plans prepared by Aboda Design Group and supporting specialist
documentation. The site is currently occupied by an existing dwelling house, which will be demolished
prior to the construction of the proposed dwelling.
The proposed dwelling does not exceed 8 metres in height. In accordance with the definition of storey,
the proposed dwelling will be two storeys with a basement. As per the Section Plans, the proposed
basement ceiling does not exceed 1m above natural ground level.
The dwelling has a gross floor area of 496.49m2. Whilst the basement level will be located less than 1m
above natural ground level, this level is required to be calculated as site cover as this level is not wholly
used for car parking. As such, the proposed site cover is:
● Basement Level: 30%;
● Main Level: 46%;
● Upper Level: 33%.
The Basement Level will comprise a double garage, workshop/car stacker, wine cellar, music room,
cinema room, wet room, gym and store room. The Main Level comprises a pool room, two bedrooms with
a shared bathroom, family room, office/bedroom, powder room, laundry, mud room, a bedroom with an
ensuite and the main dwelling entry. This level also comprises a number of private open space areas
including a lap pool, terrace, alfresco and seating area. The Upper Level comprises the master bedroom,
walk-in-robe and ensuite, powder room, an outdoor courtyard, outdoor lounge, kitchen, dining and
lounge. Internal stairs and lift access connect each level.
A modern and high quality facade has been designed utilising varied building materials and finishes, and
a modern colour palette. Refer to Elevation Plans and perspective images for more details.
4
Page 5
Figure 2: Proposed Development - 3D Render of street presentation
Sufficient private open space is provided on site as described above. New landscaping is proposed to be
incorporated to complement the proposed development. The proposal provides 21% soft landscaping
across the site at ground level plus an additional 16% additional landscaping within courtyard/seating
areas.
Access is provided from The Esplanade via a private laneway that achieves access for both the subject
site and the adjoining site to the north. The proposal seeks to maintain the existing access point as per
current arrangements, with the driveway finish to be upgraded to suit the proposal.
The proposed design provides a separate pedestrian entry to the site, which clearly delineates access to
the main entrance through the inclusion of external stairs and landscaping.
Waste collection will be provided as per previous arrangements via kerbside collection on the nominated
day of collection. The site can be connected to all essential services. The legal point of discharge will be
maintained.
The attached Stormwater Management Report prepared by Westera Partners confirms that runoff from
roof and hardstand areas from the proposed development is to be collected on site and discharged via
proposed new stormwater outlets along the western edge of the shared driveway. Runoff will continue
downslope in line with existing conditions and ultimately into stormwater infrastructure on The
Esplanade. Refer to report for further details.
5
Page 6
4.0 STATE 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 Urban Footprint 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.
5.0 PLANNING SCHEME ASSESSMENT
Under the Noosa Plan 2020, the site is within the Low Density Residential zone. Refer to the zoning map
extract below in Figure 3.
6
Page 7
Figure 3: Zoning Map (Noosa Council, accessed July 2025)
5.1 TABLE OF ASSESSMENT
Under the relevant tables of assessment, the proposed use is subject to Code Assessment due to mapped
overlays. The proposed development is required to be assessed against the following codes:
● Low density residential zone code;
● Low density housing code;
● Queensland Development Code MP1.2;
● Coastal protection and scenic amenity overlay code;
● Landslide hazard overlay code.
The proposal has been assessed against the Acceptable Outcomes and Performance Outcomes of the
above codes and is considered compliant. An assessment of the relevant benchmarks has been
undertaken and is included in Attachment A of this letter. Where the proposal does not comply with an
Acceptable Outcome, alternative solutions to satisfy the corresponding Performance Outcome have been
provided below.
7
Page 8
5.2 PLANNING SCHEME NON-COMPLIANCES
PO8/AO8.1 of the Low Density Residential Zone Code
PO8 of the Low Density Residential Zone Code states:
PO8 Site cover and gross floor area
Development:
A. is of a scale compatible with surrounding development and the particular circumstances of
the site;
B. has a low site impact to maximise the opportunity to retain site characteristics, such as native
vegetation and natural landforms;
C. allows the opportunity to provide soft landscaping between buildings;
D. does not present an appearance of bulk to adjacent properties, roads or other areas in the
vicinity of the site.
AO8.1 of the Low Density Residential Zone Code states:
AO8.1 Site cover of all buildings and structures on site does not exceed:
1. for a single storey building – 50%;
2. for a building of 2 storeys –
i.50% for one of the storeys; and
ii.30% for the other storey; or
iii.40% for both storeys.
Response: Whilst the basement level will be located less than 1m above natural ground level, this level
is required to be calculated as site cover as this level is not wholly used for car parking. As such, the
proposed site cover is:
● Basement Level: 30%;
● Main Level: 46%;
● Upper Level: 33%.
It is important to note however that the basement level otherwise meets the definition of basement
within the Planning Scheme and does not exceed 1m above natural ground level. The basement, while
presenting a portion less than 1 metre above natural ground level (NGL), is designed to be backfilled and
screened, effectively appearing as a subterranean level from adjoining properties, thereby ensuring the
overall development presents as a two-storey structure. The site has two distinct advantages, being that
a) it slopes towards the street frontage and b) the site is accessed via a private laneway that adjoins
environmental management and conservation zoned land, resulting in limited pedestrian access past the
site. The design also incorporates backfilling and strategic screening from adjoining neighbours. This is
crucial for mitigating visual impact. Consequently, the basement level will not contribute to the visual bulk
and scale that the corresponding performance outcome prescribes.
In this regard, the key non-compliance relates to a 3% surplus on the Upper Level, however the Main
Level is well below the 50% requirement by 4%. The total site cover is 79%. The proposal provides 21%
soft landscaping across the site at ground level plus 16% additional landscaping to soften the built form.
Landscaping is provided along most boundaries where practical. In light of the additional landscape and
high quality facade presentation, it is considered that the 3% surplus site cover on the Upper Level can
8
Page 9
be appropriately offset and the proposal overall achieves the desired outcome of managing bulk and
scale, consistent with the objectives of the Planning Scheme.
PO19/AO19.1 of the Low Density Residential Zone Code
PO19 of the Low Density Residential Zone Code states:
PO19 Environment, heritage and scenic amenity
Development:
a. has minimal impact on the natural landform and landscape of the site;
b. does not lead to erosion or the transport of sediments off site; and
c. does not lead to the disturbance of natural features, buildings or structures of cultural
heritage significance.
AO19.1 of the Low Density Residential Zone Code states:
AO19.1 For landscape amenity reasons, cut or fill is less than 1.5 metres in depth relative to the
ground level.
Response: Excavation exceeding 1.5m in depth is proposed for the basement level. Civil Engineering
design has been attached to address this element.
5.3 OVERLAYS
The site is constrained the following overlays:
Overlay Comment
Coastal Protection and Scenic Amenity
The site is mapped as coastal protection and
scenic amenity. In accordance with Table 5.9.4,
code assessment is required. Refer to Appendix A
of this report.
9
Page 10
Landslide Hazard
The site is mapped as containing moderate
hazard areas. In accordance with Table 5.9.8,
code assessment is required, however, as the
proposal is located outside of mapped areas (with
the exception of some entry stairs), no further
assessment is considered required.
6.0 CONCLUSION
We thank the Council on behalf of the applicant for assessing the above application.
Based on the information provided in this application we respectfully request that Council proceed to
commence their assessment and approve the development subject to reasonable and relevant conditions.
Should you have any questions, please do not hesitate to contact the undersigned.
Yours faithfully,
Adapt Development Management Pty Ltd
Tiani Boulton
Director
E: [email protected]
M: 0404 924 160
10
Page 11
APPENDIX A CODE ASSESSMENT ADAPT 11
Page 12
Low Density Residential Zone Code
Performance Outcome Acceptable Outcome Response
PO4 The Low density residential AO4 Dwelling houses and Not applicable
zone includes established house associated domestic or
blocks in remote, secluded areas home-based uses in
with little or no urban services or well-landscaped settings remain
infrastructure. the only form of development on
small village and waterfront lots in
the Low density residential zone:
a. on Noosa North Shore; or
b. at Lake Cooroibah.
PO5 A secondary dwelling may AO5.1 No more than one Not applicable
create permanent housing for an secondary dwelling is provided on
extended family member or other any site regardless of site area.
member of the household resident
in the dwelling house while AO5.2 A secondary dwelling: Not applicable
protecting the low density character
a. has a maximum gross floor
of the site and the zone.
area of 65m²;
b. has no more than two
bedrooms; and
c. does not occur on any
property covered by a
Building Unit Plan.
Building height AO7.1 Buildings and structures are The proposal is less than 8
PO7 Buildings and structures: no more than 8 metres in building metres and does not exceed 2
height and do not exceed 2 storeys. Refer to sections.
a. are low rise and present a storeys.
building height consistent
with structures on adjoining
and surrounding premises
and with the predominant AO7.2 Where excavation is The basement level is less
character of the area; required, the maximum portion of than 1 metre above ground
b. are designed to provide an the exposed external façade of the level and will be backfilled on
interesting streetscape and building cannot exceed 8m in the main level so that the
complement landform building height. basement level is not viewable
changes; by adjoining neighbours or
c. do not visually dominate the Editor's note—refer to Figure AP3-13A from the street frontage.
street or surrounding area;
d. respect the scale of
surrounding vegetation and Alternative provision to the QDC
maintain a vegetated
skyline;
e. do not unreasonably
obscure views or lead to
overshadowing of
neighbouring properties;
12
Page 13
and
f. do not exceed two storeys.
PO8 Site cover and gross floor AO8.1 Site cover of all buildings Alternate solution
area and structures on site does not Refer to section 4.2 of this
Development: exceed: report.
a. is of a scale compatible with a. for a single storey building
surrounding development – 50%;
and the particular b. for a building of 2 storeys
circumstances of the site; –
b. has a low site impact to i. 50% for one of the
maximise the opportunity to storeys; and
retain site characteristics, ii. 30% for the other
such as native vegetation storey; or
and natural landforms;
iii. 40% for both
c. allows the opportunity to storeys.
provide soft landscaping
Editor's note—refer to Figure AP3-9A
between buildings;
d. does not present an
appearance of bulk to AO8.2 Irrespective of site cover, The proposed GFA is <500m .
2
adjacent properties, roads the total gross floor area of
or other areas in the vicinity combined buildings does not
of the site. exceed 500m2 with the exception
of the following properties at Park
Road Noosa Heads, where a
maximum gross floor area of
150m2 applies:
a. Lot 57 RP230895;
b. Lot 56 RP230895;
c. Lot 55 RP52918;
d. Lot 54 RP52918; and
e. Lot 3 RP122368.
Alternative provision to the QDC
PO9 Setback AO9.1 Buildings and structures Refer to floor plans. Each level
Buildings and structures are have a setback of 6 metres from is setback 6m from the front
designed and sited to: the road frontage, provided that boundary. The walls within the
setback to one frontage may be front setback are less than 2m
a. provide a high level of reduced to 4.5 metres where the
in height and comply with
amenity to users of the lot:
A1(d)(ii). Refer to Relaxation
subject site and adjoining
a. has frontage to more than Plan.
premises, including
provision of visual and one road; and
acoustic privacy and access b. is less than 600m2 in area;
to sunlight; or
b. not unreasonably obstruct c. is less than 15 metres in
views or cause overlooking width.
of private open space or
habitable areas of adjoining
AO9.2 Buildings and structures The site is <550m . Refer to
2
13
Page 14
premises; meet the following minimum AO9.3 below.
c. provide adequate distance boundary setbacks to rear
from adjoining land uses; boundaries:
d. preserve existing vegetation a. where the lot has an area
that will help buffer of at least 550m2, rear
development; setbacks comply with
either:
e. allow for space and
landscaping to be provided i. 3 metres setback
between buildings including up to 4.5 metres in
adequate area at ground height; and 6
level for landscaping with metres setback
trees, shrubs and outdoor between 4.5
living; metres and 8
metres height; or
f. be consistent with the
predominant character of ii. no part of the
the streetscape; and building protrudes
beyond a
g. protect the natural
projection line that
character and avoid adverse
rises from 1.8
impacts on ecologically
metres above the
important areas such as
ground at the
national parks, waterways
property boundary
and wetlands.
to a point 8 metres
in height 6 metres
in from the
property boundary,
providing that no
building or
structure is
setback less than 1
metre from the
boundary, as
shown in Figure
6.3.1.4
b. where the lot area is less
than 550m2 the rear
boundary setback is per
other boundaries as
addressed in AO9.3 below;
c. where the rear boundary of
a lot adjoins a reserve,
public open space or
access easement the rear
boundary setback may be
as for other boundaries as
addressed in AO9.3 below.
Editor’s Note—Where the property is a
corner lot with two road frontages,
there is no “rear boundary” and both
common property boundaries are
considered as other boundaries as
14
Page 15
addressed in AO9.3.
AO9.3 Buildings and structures Refer to floor and section
meet the following minimum plans, which confirms the
setbacks to boundaries other than proposed side and rear
road frontages and rear setbacks are compliant with
boundaries: AO9.3.
a. 1.5 metre setback up to
4.5 metres height;
b. 2 metres setback between
4.5 metres and 7.5 metres
height; and
c. 2.5 metres if above 7.5
metres height.
AO9.4 Notwithstanding the Pool compliant with QDC
provisions of AO9.2 and AO9.3, a MP1.2. Opportunities for
lesser building setback to: landscaping exists between
a. side and rear boundaries the pool and side boundary.
may apply for the following
provided they comply with
the Queensland
Development Code:
i. open carport;
ii. swimming pool,
garage/shed; and
iii. rainwater tank,
retaining walls,
screens and fences
not exceeding 2
metres in height; and
b. front boundaries may apply
for the following provided
they comply with the
Queensland Development
Code:
i. swimming pool less
than 1m above
ground level; or
ii. decks or balconies
less than 1m above
ground level.
AO9.5 Buildings and structures on Not applicable
premises with frontage to the
Noosa River system are setback
not less than 10 metres from the
mean high water spring as shown
in Figure AP3-15A
15
Page 16
Alternative provision to the QDC
PO10 Land adjoining the revetment AO10 For premises adjoining a Not applicable
wall and for a width of 4.5 metres watercourse within the Noosa
serves flood detention and amenity Waters estate no building work,
functions, free of structures and filling or excavation works occurs
impervious surfaces. within 4.5 metres from the centre
line of the top of the concrete
revetment wall.
Editor's note—refer to Figure 6.3.1.5
Alternative provision to the QDC
PO11 The flood detention and AO11.1 A minimum of 25% of the Not applicable
amenity functions of the area area within 4.5 metres of the
adjoining the Noosa Waters revetment wall is gardens planted
revetment wall are retained and with shrubs and small trees with a
enhanced by ensuring: mature height of 3 metres or less.
a. works do not protrude
through a batter line of AO11.2 The ground surface within Not applicable
1:4.5 measured from the the first metre of the revetment
centre line of the revetment wall—
wall; a. is grass or ground cover;
b. there is no additional load and
placed on the revetment b. does not include shrubs.
wall;
c. works do not pose a risk to AO11.3 Side boundary fences Not applicable
the membrane adjoining the within 4.5 metres of the revetment
revetment wall; wall taper down to a maximum
height of 1.2 metres at the
d. the watercourse and
revetment wall and no more than
surrounding land uses are
1.5 metres at a distance of 2.25
not adversely affected by
metres from the revetment wall.
development (building
works, filling or excavation)
ensuring: AO11.4 No shore side anchor Not applicable
i. the area is points are within 4.5 metres of the
predominantly soft revetment wall.
landscaping;
ii. a maximum of 25%
of the area is
impervious;
iii. dominant
impervious areas
and masonry
retaining walls are
avoided;
iv. retaining structures
and the like are
light weight, low
rise and screened
by landscaping;
16
Page 17
v. natural materials
such as timber or
rock are used
rather than
manufactured
materials;
vi. the acoustic privacy
and access to
sunlight of
surrounding
development is
protected;
vii. views are not
impeded; and
viii. shore side anchor
points are avoided.
PO12 Streetscape and AO12.1 Buildings are orientated The proposal is oriented
presentation towards the street by having the towards the street frontage.
Buildings and structures are main entrance easily recognisable The main entry point is easily
designed to: from the street and including two recognisable via a separate
or more of the following design pedestrian entry, gate, steps
a. address the street and elements in the front facade:
and landscaping. The street
contribute positively to the
a. verandahs; facing elevation also
streetscape character;
b. porches; incorporates window
b. avoid large continuous wall c. external stairs; openings, balconies, a porch,
planes and bulky elevations d. awning or shade external stairs, and
or boxy profiles; structures; or overhangs.
c. maintain a domestic e. window openings.
appearance consistent with
detached dwelling houses. AO12.2 No wall greater than 5 No wall lengths exceed 20m in
metres in height has a length length.
greater than 20 metres.
AO12.3 Where buildings are raised Not applicable
on posts or stumps with a
suspended floor, the distance
between the ground and the lowest
part of the floor of the building
does not exceed 3 metres.
Editor's note—refer to figure 6.9.1B
AO12.4 Development visible from The proposal will include one
the street includes no more than: letter box, one electricity
a. one letter box; metre box, three wheel bins
b. one electricity meter box; and a double garage door.
c. three wheelie bins; and
d. three garage doors.
AO12.5 Any shipping containers, Not applicable
railway carriages or similar are
17
Page 18
placed behind a dwelling house
and not visible from the street.
PO13 Garages and carports are AO13.1 No more than three Not applicable
designed and sited to visually garage doors, having a combined
integrate with the dwelling and total width not exceeding 7.2
avoid dominating the street by: metres present to the street front.
a. minimising the width of the
garaging structure; AO13.2 Double width garages do Not applicable
b. minimising projection of the not occur on any lot less than 10
structure forward of the metres wide.
main face of the dwelling;
and AO13.3 On a lot less than 12.5 Not applicable
c. ensuring the pedestrian metres wide double garages are
entrance / front door is permitted only where:
visible from the front a. the lot is at least 10 metres
property boundary. wide;
b. the building is more than
one storey in height; and
c. the total width of the
garage does not exceed
60% of the width of the
lot.
Not applicable
AO13.4 On lots with a width of at
least 12.5 metres but not
exceeding 14 metres the total
width of the garage does not
exceed 50% of the width of the lot
and garage doors do not exceed a
total width of 6 metres.
AO13.5 On lots with a width of The proposal has a garage
more than 14.0 metres, garage door width not exceeding 6m.
doors within 10 metres of the front
boundary do not present a
combined width of more than 6.7
metres or 40% of the lot width
whichever is the lesser.
Editor’s Note— The lot width would be
measured at the frontage unless the lot
was irregular in shape being for
example on a bend or at the head of a
cul-de-sac, in which case it would be
the width of the lot in line with the
front of the garage.
PO14 Basements (including the AO14 Basements: The basement will include one
entry points to them): a. are limited to one access a access point not exceeding 6m
a. do not dominate the street maximum of 6 metres in width. The basement level
or building design; wide; and does not intrude on boundary
b. do not encroach into setback areas. Refer to
b. visually integrates with the boundary setback areas.
18
Page 19
residential building; and Basement Level Plan.
c. do not present as a storey Editor's note—refer to figure 6.9.2
to the street.
PO15 Hardstanding driveways and AO15 Driveways have a maximum The driveway width is 6m in
manoeuvring areas are designed so width of 6 metres within the width.
as not to dominate the streetscape property and only one footpath
nor adversely impact on the low crossing is provided per property
density residential amenity. as part of the driveway.
PO16 Roof design AO16.1 With the exception of the Not applicable - the site is
Roof designs: reuse or renovation of an existing within the Coastal
building which does not comply, in Communities local plan area.
a. contribute positively to the areas other than the Coastal
character of the Communities and Noosa Heads
streetscape; local plan areas:
b. incorporate eaves and roof a. the main roof of buildings
overhangs; has a pitch no less than 5
c. avoid boxy elevations on degrees; and
the front facade of the b. eaves apply to at least
building; 75% of the perimeter of
d. do not present an the roof.
appearance of excessive
bulk to the street or Editor’s Note — 450 millimetre eaves
will achieve AO16.1(b) provided a 150
neighbouring properties;
millimetre gutter is used.
e. do not create opportunities
for residents or building AO16.2 The total width of any
No parapet walls proposed.
users to overlook the parapet wall does not exceed 50%
private open space or view of the width of the front facade of
into habitable windows or a building.
doors of neighbouring
properties.
No rooftop terrace proposed.
AO16.3 Development does not
include rooftop terraces.
PO17 Safety and amenity AO17.1 Boundary fences and walls Balconies are proposed on the
Development is designed to are designed to allow for casual Main and Upper Level to
maintain the safety and security of surveillance from the property to facilitate casual street
persons on the premises and nearby the street and any adjoining public surveillance. The front
premises and to avoid significant spaces. boundary fence will comprise
adverse changes to the solar a mix of solid stone and open
access, air quality, noise, Editors note- Casual surveillance can batten screening.
accessibility or other conditions be achieved by using open construction
where no more than 50% of the fence
enjoyed by users of associated,
or wall is solid and can't be seen
adjoining or nearby premises. through.
AO17.2 Landscaping, fences or Landscaping, fencing and the
other works on property feature entry pathway will be
boundaries or road reserves do not located wholly within the site.
create impediments for pedestrian
or cyclist use of the footpath.
19
Page 20
AO17.3 No more than one heavy Not applicable
vehicle (or combination of heavy
vehicles) of more than 4.5 tonnes,
or with a total length in excess of
7.5 metres is parked on the
property overnight.
Not applicable
AO17.4 No flood lighting is used
on site and the vertical illumination
resulting from direct, reflected or
other incidental external lighting
emanating from the site does not
exceed 8 lux when measured at
any point 1.5 metre outside the
boundary and at any level from
ground level upward
PO18 Sports courts AO18.1 A 1.5 metre landscaped Not applicable
Lighting and noise associated with buffer separates any private tennis
outdoor tennis courts, half courts or court, half court or sports court
sports courts do not have an from side property boundaries
adverse impact upon the amenity where adjoining land in a
enjoyed by occupants of adjoining residential zone or in the Rural
or nearby premises nor cause Residential zone.
unreasonable disturbance to local
fauna. AO18.2 Courts are fenced to a Not applicable
height of—
a. 3.6 metres for a full sized
court; or
b. 2.4 metres for a half court.
AO18.3 Courts are not lit. Not applicable
or
AO18.4 For lit courts: Not applicable
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
20
Page 21
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.
PO19 Environment, heritage AO19.1 For landscape amenity Alternate Solution
and scenic amenity reasons, cut or fill is less than 1.5 Refer report.
Development: metres in depth relative to the
ground level.
a. has minimal impact on the
natural landform and
landscape of the site; AO19.2 Development does not
To be addressed at the
b. does not lead to erosion or result in sediment or other material detailed design phase.
the transport of sediments including building materials or
off site; and waste products being deposited or
released into the road reserve,
c. does not lead to the
stormwater drain or adjacent
disturbance of natural
properties.
features, buildings or
structures of cultural
heritage significance. AO19.3 Development on a site Not applicable
adjoining a local heritage place
respects the cultural heritage
significance of the place by
mitigating any adverse impacts on
the setting or integrity of the
heritage values.
Editor’s Note—Local heritage places are
identified on the Heritage and
Character Area Overlay Maps in
Schedule 2.
PO20 Development on sloping AO20.1 To protect scenic amenity Can comply
sites: and other landscape qualities:
a. is visually responsive to the a. buildings and structures
natural topography and sits are not constructed on
within the landscape rather land with a slope greater
than dominating it; than 33%; and
b. steps down slopes or uses b. buildings and structures
suspended floor are only constructed on
construction, minimising cut steep slopes if:
or fill and avoiding benching i. there are no other
of the site; suitable building
21
Page 22
c. retains natural vegetation sites on the
that assists in screening or property; and
visually softening ii. construction
development; and utilises suspended
d. uses materials, finishes and floors or pole
colours that complement footings rather
the natural setting and than slab on
integrate with the landscape ground
and skyline. construction.
AO20.2 On sloping sites or on
ridgelines at the uppermost edge Can comply
of a hill slope:
a. roof lines are generally
parallel with contours of
the land;
b. roofs do not exceed a pitch
of 15 degrees;
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 AP3-3B
AO20.3 On sloping sites slab on
ground construction is avoided to Can comply
minimise building bulk and
benching of the site. Split-level
buildings with small floorplates are
used as an alternative. Post and
beam construction or suspended
floor or pole footings may be
appropriate.
Editor's note—refer to Figure 6.9.1A
and Figure 6.9.1B
AO20.4 Buildings:
Can comply - Refer elevations
a. are constructed in
and render images.
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
22
Page 23
green, brown, green, blue,
charcoal or wood stains
that blend with the colour
and hues of the
surrounding vegetation and
landscape;
c. avoid large expanses of
solid colours or reflective
surfaces.
PO21 Earthworks and drainage AO21 Filling and excavation for Can comply
Filling and excavation for operation works are designed and
operational works do not directly, constructed to ensure overland
indirectly or cumulatively cause flow and/or flooding is not
adverse impacts external to the worsened, impeded, or otherwise
development site by: diverted to adversely affect other
properties or downstream
a. causing ponding of water environments.
on the site or nearby land;
b. increasing flooding, which
adversely affects the safety
or use of any land upstream
or downstream; or
c. adversely affecting the flow
of water in any overland
flow path.
Low Density Housing Code
Performance Outcome Acceptable Outcome Response
PO1 Dwelling houses, rooming AO1.1 Dwelling houses (including The proposal provides a
accommodation, community secondary dwellings) and Dwelling House in the Low
residences and short-term community residences are Density Residential zone.
accommodation (for holiday anticipated in the Low density
homes) are located where they: residential zone, Rural residential
a. provide a high level of zone and Rural zone.
comfort and amenity for
occupants;
b. maintain amenity and
privacy of neighbouring
premises;
c. are compatible with the
character and
streetscape of the local
area; and
d. do not occupy land
intended for higher
density living.
Removal homes AO2.1 Any part of a removal Not applicable
23
Page 24
PO2 A removal home— home that is affected by termite
a. does not have an attack, borers, dry rot or severe
adverse impact on the weathering or is damaged as a
amenity of the premises consequence of relocation, is
or surrounding premises; repaired or replaced using new or
and sound second-hand materials.
b. maintains the safety of
people and property. AO2.2 Where located within the Not applicable
urban boundary, external surfaces
of the building are cleaned and
painted.
Editor’s Note— the urban boundary is
indicated on the zone maps contained
within 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: The proposal does not include
PO3 A secondary dwelling: a. has a maximum gross floor a secondary dwelling.
area of 65m²;
a. forms part of a dwelling
house and is not b. has no more than 2
subdivided from the bedrooms;
balance of the dwelling c. does not occur on any
house; property covered by a
b. contributes to housing Building Unit Plan; and
choice for members of d. does not occur on a
the one household; property that already
c. protects the low density contains a dual occupancy
residential, rural or secondary dwelling.
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 one
dwelling;
e. is accompanied by
sufficient car parking.
PO5 Development is provided with: AO5.1 If located within the urban Can comply with AO5.1
boundary, the dwelling is
a. a level of infrastructure
connected to reticulated water
and services that is
supply, sewerage, stormwater
appropriate to its setting
drainage and telecommunications
and sufficient for the
24
Page 25
intended use; infrastructure networks (where
b. an effluent treatment and available to the lot).
disposal system that does
not have an adverse Editor’s Note—the urban boundary is
indicated on the zone maps contained
effect on ecologically
within Schedule 2.
important areas or water
quality; and AO5.2 Where there is no
c. adequate onsite water reticulated water supply, the Not applicable
storage to support the premises is serviced with a
efficient use of water and rainwater tank with the following
is adequate for everyday minimum water supply capacity:
use 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 Not applicable
reticulated sewerage is not
available to the lot, the dwelling is
connected to an on-site effluent
treatment and disposal system.
PO6 Buildings and structures allow AO6 Soft landscaping is provided 21% soft landscaping
for sufficient space for outdoor and retained to a minimum of 20% proposed.
activities, garden areas and of the site area.
screening to surrounding land uses.
Car parking AO7 Car parking is provided in Two covered car parking
PO7 Sufficient car parking is accordance with Table 9.4.1.4 of spaces can be provided in the
provided to accommodate the the Driveways and parking code. garage.
number of vehicles likely to use the
site.
PO8 The design, management and AO8.1 Driveways and crossovers Can comply with AO8.1
maintenance of the access are designed to comply with
facilitates: Council's standard drawings
a. safe and convenient use RS-049, RS-050, RS-056 and
for vehicles, pedestrians addendum as applicable.
and cyclists;
b. vehicles negotiating AO8.2 Where a footpath exists, the
Not applicable
without contacting the driveway meets the road reserve at
driveway or crossover the level of the existing footpath.
surface; and
c. stormwater disposal
AO8.3 Driveways within the Can comply with AO8.3
without any negative
property:
impacts on the
surrounding area. a. have a maximum gradient
of 20% and vertical curves
25
Page 26
to ensure no scraping for a
standard vehicle; or
b. have a maximum gradient
of 25% provided–
i. the length of the
driveway steeper than
20% does not exceed
6 metres; and
ii. 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 Can comply with AO9
design avoids using structures designed without significant
within the road reserve. alteration to the existing road
reserve whereby the finished
surface level of the driveway is
consistent in height with the
existing height of the road reserve.
Editor’s Note—Should the design not
comply with the standard drawings,
including any cut or fill within the road
reserve, an operational works
application to Council for a
non-standard driveway is required.
PO10 Driveways and crossovers AO10 No pavers or permeable Complies with AO10
are to be able to withstand loadings pavement systems are used within
from vehicles and the use of pavers the road reserve.
is avoided.
Editor’s Note—Examples of the types of
pavers to avoid include clay, concrete
and permeable pavement products.
PO11 Driveways are designed to: AO11 Driveways have a minimum Can comply with AO11
a. prevent water from grade of 1% away from any
ponding or entering adjoining buildings and are formed
buildings; to drain to landscaped areas.
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 Driveways do not damage or AO12 Driveways are located not Can comply with AO12
26
Page 27
interfere with the location, function less than 1.0 metre from
of, or access to Council stormwater infrastructure.
infrastructure.
Editor’s Note—If the driveway covers or
is within 1.0 metre of stormwater
infrastructure, an operational works
application to Council for a
non-standard driveway is required.
PO13 The visual impact of AO13.1 Areas adjoining driveways Can comply with AO13.1
driveways on the streetscape and disturbed as a result of the
surrounding area is minimised and driveway construction are grassed
significant adverse impacts on the or planted to minimise visual
traffic network are avoided. impact and stabilise the soil.
AO13.2 Vehicular access avoids
Can comply with AO13.2
disturbance to the tree protection
zone of trees on public land.
PO14 Driveways and crossovers AO14.1 Only one driveway and Complies with AO14.1
are located so they do not impede crossover is provided.
the safe and efficient use of the
road network.
AO14.2 Where the premises has
Not applicable
frontage to more than one formed
The site does not have
and sealed road and the roads have
frontage to more than one
differing orders in the Road
formed and sealed road.
Hierarchy, the driveway and
cross-over is provided on the
frontage with the lower order.
AO14.3 For corner lots, driveways Not applicable
and crossovers are located in The site is not a corner lot.
accordance with Council's standard
drawings.
AO14.4 If in the Rural zone or Not applicable
Rural Residential zone, the The site is in the Low Density
driveway and cross-over is located Residential zone.
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 Not applicable
PO15 Where located in a Bushfire area where there is no reticulated The site can be connected to
Hazard Area as shown on the water supply, the premises has: reticulated water.
Bushfire Hazard Overlay Map in d. an accessible dam,
Schedule 2 and not in a water swimming pool or water
27
Page 28
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
e. 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 The site is not mapped in the
and sited to ensure risk to people shown on Flood Hazard Overlay Flood Hazard Area.
and property from flooding is Map in Schedule 2, the finished
avoided or minimised. floor level of habitable rooms is at
least 300 millimetres above the
Defined flood event (DFE).
OR
AO16.2 Where the DFE has not Not applicable
been modelled for the area, the
finished floor level of habitable
rooms is at least 500 millimetres
above the highest recorded flood.
Editor's Note—The QDC mandatory
provisions MP3.5 also apply to the
construction of buildings in flood hazard
areas.
Major Electricity Infrastructure AO18.1 Development including any Not applicable
& Substations sensitive land uses is at least: The site is not mapped as
PO18 Development is sufficiently a. 50 metres from a containing major electricity
separated from major electricity transmission substation; infrastructure or substations.
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 Not applicable
located within an easement for a The site is not mapped as
distribution line. containing major electricity
28
Page 29
infrastructure or substations.
PO19 Development is located and AO19 Noise emissions do not Can comply with AO19
designed to avoid or minimise noise exceed 5db(A) above background
nuisance from the use of noise level internal to a habitable
infrastructure. building measured in accordance
with AS1055.
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.
PO21 Earthworks and drainage AO21 Filling other than Can comply
operational works do not directly, accessways:
indirectly or cumulatively cause a. does not extend more than
adverse impacts external to the the equivalent of 3 metres
development site by: around the main building,
a. causing ponding of water measured from the outer
on the site or nearby walls of the building;
land; b. is limited to a maximum of
b. increasing flooding, which 500m2; and
adversely affects the c. does not impact on the
safety or use of any land local drainage of adjoining
upstream and properties.
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 of privacy caused by relative
level changes) or offsite drainage.
Landslide Hazard Area AO22.1 The site is mapped as
Development, including associated containing moderate hazard
PO22
access, is not located on land areas in the south-eastern
Development maintains the safety identified as a landslide hazard area corner of the site. This area will
of people, property and hazardous on a Landslide Hazard Overlay Map. contain landscaping, an outdoor
materials stored in bulk from the shower and entry stairs. As
risk of landslide. AO22.2 such, the requirement for a
Development, including associated Geotechnical Investigation is
access, is located outside not considered to be necessary
29
Page 30
moderate, high and very high for this application.
landslide hazard areas and areas
with 15% slope or greater, as
determined by a site-specific
slope-analysis.
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
AO22.3
A site-specific geotechnical
assessment is 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.
AO22.4
Any specific measures identified in
a site specific geotechnical
assessment for stabilising the site
or development are to be fully
implemented.
Coastal Protection and Scenic Amenity Overlay Code
30
Page 31
Performance Outcome Acceptable Outcome Response
PO1 Development allows for No acceptable outcome provided. The proposed built form is
natural fluctuations of the coast and setback 6m from the seaward
foreshores to occur, including boundary as per PO4 of this
allowance of climate change. code, with necessary vehicular
and pedestrian access and
Editor's note—Coastal erosion areas are fencing being the only built
identified on Council's online mapping for the form elements within this
years 2040, 2070 and 2100. setback.
PO2 Development is located, No acceptable outcome provided. The proposal is setback 6m
designed and constructed to: from the seaward boundary as
a. maintain dune crest heights per PO4 of this code, with
and minimise and mitigate necessary vehicular and
the risk to development pedestrian access and fencing
from wave overtopping and being the only built form
storm tide inundation; and elements within this setback.
b. maintain or enhance coastal
ecosystems and natural
features such as coastal
creeks and marine plants
including mangroves, salt
marshes and coastal
wetlands, to assist in
protecting and buffering
communities and
infrastructure from sea-level
rise and coastal inundation
impacts.
PO3 Where a coastal building line No acceptable outcome provided. The site does not contain a
exists on a lot, all buildings, mapped coastal building line.
structures and retaining walls do
not extend seaward of the coastal
building line for the site, other
than—
a. uncovered and unenclosed
cantilevered balconies that
do not extend greater than
3 metres seaward of the
coastal building line; and
b. are setback a minimum of 6
metres from the seaward
boundary (see Figure
8.2.4.4).
Editor's Note—State coastal building
lines are identified on the Coastal
Protection Overlay Maps. State coastal
building lines are declared under the
Coastal Protection and Management Act
1995.
31
Page 32
PO4 Where a coastal building line No acceptable outcome provided. The proposal is setback 6m
does not exist on a lot fronting the from the seaward boundary as
beachfront or a reserve adjoining per PO4 of this code, with
the beachfront, new buildings and necessary vehicular and
structures are setback no less than pedestrian access and fencing
6 metres from the seaward being the only built form
boundary of the site. elements within this setback.
PO5 Development within the AO5 A mix of native landscaping, This requirement can be
Coastal Protection and Scenic such as ground covers, shrubs and conditioned. Sufficient area is
Amenity Area is— trees, is provided for a width of 5 available to allow for suitable
a. designed to protect metres from the seaward or rear on-site landscaping.
character and scenic boundary of the site to provide
amenity and integrate with adequate landscape buffering to
the surrounding natural protect the coastal dune system.
landscape and skyline
Editor's Note—Refer to the Table 3.1 &
vegetation (see Figure
3.2 of PSP2 Landscaping for suitable
AP3-3A); and coastal species.
b. finished predominately in
colours and hues of the Editor's Note The following is a useful
surrounding natural guide for ensuring that buildings blend
with the natural surrounds.
landscape.
External building materials that are
lightweight and comprise
predominantly timber or board,
stainless steel, glass, and corrugated
iron will generally be more in keeping
with the beach/riverside character than
concrete rendered block.
Use external colours and roof finishes
which are non-reflective and which do
not cause glare. Shades that match the
colours and tones of surrounding
vegetation will ensure the buildings are
less visually prominent from the beach
or the water.
Appropriate wall colours will depend on
the existing native vegetation and
backdrop, but may include muted
earth/environmental tones that blend
with the natural environment, such as–
● green;
● olive green;
● blue green;
● grey green;
● green blue;
● indigo;
● brown;
● blue grey; and
● green yellow.
PO6 Rear fences adjacent to the AO6.1 Rear fences adjacent to the Not applicable.
beachfront within the Coastal beachfront within the Coastal
Protection Area are designed and Protection Area incorporate the
sited to be sympathetic with the following—
32
Page 33
visual amenity of the beachfront a. height of no more than 1.2
and do not degrade the natural metres; and
beachfront character. b. open construction (ie at
least 50% transparent);
c. lightweight materials (eg.
timber); and
d. dark colours to blend with
the natural landscape.
AO6.2 Gates are not installed in
fences as direct access to the
beachfront does not occur.
AO6.3 Only beach access points
for use by the community are
constructed.
33
Used in these records
Town Planning Assessment Report.pdfRelated documentApplication case desk ↗
About this file
- File size
- 4.2 MB (large file)
- File type
No other editions are linked here.
Original file
Log in to download the original file
The download may take up to a minute.