Planning Report · RAL26/0027

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TABLE OF CONTENTS


1     EXECUTIVE SUMMARY ..........................................................................................................................................4
    1.1      INTRODUCTION .............................................................................................................................................4
    1.2      APPLICATION SUMMARY ..............................................................................................................................4
2     SITE LOCATION AND DESCRIPTION .......................................................................................................................5
    2.1      SITE CHARACTERISTICS..................................................................................................................................5
    2.2      COUNCIL OVERLAYS ......................................................................................................................................7
    2.3      ADJOINING AND SURROUNDING DEVELOPMENT ........................................................................................8
3     PROPOSED DEVELOPMENT...................................................................................................................................9
    3.1      PROPOSAL .....................................................................................................................................................9
    3.2      ACCESS AND TRAFFIC ....................................................................................................................................9
    3.3      SERVICES .......................................................................................................................................................9
4     LEGISLATIVE MATTERS........................................................................................................................................11
    4.1      PLANNING ACT 2016 ...................................................................................................................................11
    4.2      STATE PLANNING POLICY ............................................................................................................................11
    4.3      SOUTH EAST QUEENSLAND REGIONAL PLAN .............................................................................................11
    4.4      DEVELOPMENT REFERRALS FOR ASSESSMENT ...........................................................................................11
5     NOOSA PLAN 2020..............................................................................................................................................12
    5.1      APPLICABLE CODES .....................................................................................................................................12
    5.2      LEVEL OF ASSESSMENT ...............................................................................................................................12
    5.3      CODES OF THE NOOSA PLAN 2020 .............................................................................................................12
                      5.3.1       COASTAL COMMUNITIES LOCAL PLAN CODE .......................................................................12
                      5.3.2       LOW DENSITY RESIDENTIAL CODE ........................................................................................12
                      5.3.3       RECONFIGURING A LOT CODE ..............................................................................................13
                      5.3.4       DRIVEWAYS AND PARKING CODE .........................................................................................14
                      5.3.5       WATER QUALITY AND DRAINAGE CODE ...............................................................................14
6     CONCLUSION ......................................................................................................................................................15




Planning Report | 2 & 4 Paldao Rise, Peregian Beach | 28/09/2026                                                                                               2

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TABLES
Table 1: Summary of Application ................................................................................................................................4
Table 2: State Interests ..............................................................................................................................................11
Table 3: Referral Triggers ...........................................................................................................................................11

FIGURES
Figure 1: Site Location..................................................................................................................................................5
Figure 2: SmartMap .....................................................................................................................................................6
Figure 3: Aerial Photo ..................................................................................................................................................6
Figure 4: Landslide Hazard Overlay Map.....................................................................................................................7
Figure 5: Zones .............................................................................................................................................................8
Figure 6: Kerb adapter – Lot 461 ...............................................................................................................................10
Figure 7: Kerb adapter Lot 476 ..................................................................................................................................10




LIST OF ATTACHMENTS
  Attachment              Document

           1              DA Form 1

           2              Owner’s Consent

           3              Current Title Searches

           4              SmartMaps

           5             Colston Surveyors Plan of Development

           6             Email from Council confirming assessment pathway




Disclaimer: This Planning Report is prepared using data from other sources and any opinions expressed in this report have relied on such data. Out of the
Woods Planning can give no guarantee as to the accuracy of the data and any financial decisions based on this report should be made in conjunction with
other advice. This report has been prepared for the sole use of the client and may not be used by a third party without the consent of Out of the Woods
Planning.



Document Control:
  Version              Description                                                                                      Author                    Date
  1.0                  Final                                                                                            WW                        28/09/2026




Planning Report | 2 & 4 Paldao Rise, Peregian Beach | 28/09/2026                                                                                               3

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1       EXECUTIVE SUMMARY

1.1     INTRODUCTION

We act for the applicant, Katie Ellis, and submit a Development Application on their behalf for Council approval
for a Development Permit for Reconfiguring a Lot for a boundary realignment.

The subject land, being Lots 461 and 476 on Crown Plan MCH4836, encompasses 2 and 4 Paldao Rise, Peregian
Beach. Both lots contain a single dwelling.

The development application is made under the Noosa Plan 2020 which classifies the land as being within the Low
Density Residential Zone. The proposal has been identified in the Planning Scheme as being Code Assessable
because the proposed lot sizes can meet the minimum lot sizes specified in Column 2 of Table 9.5.1.4 of the
Reconfiguring a Lot Code. Council confirmed by email that a boundary realignment was an acceptable pathway.

The application is made in accordance with the Planning Act 2016 for assessment under the Development
Assessment Rules against the current Planning Scheme.

To assist with the processing of the application, we have set out details below of the proposal and supporting
information.



1.2     APPLICATION SUMMARY

Table 1: Summary of Application
 Address of Subject Land           2 & 4 Paldao Rise, Peregian Beach

 Real Property Description         Lots 461 & 476 on Crown Plan MCH4836

 Area of Subject Land              Lot 461 – 914m2
                                   Lot 476 – 800m2

 Zone                              Low Density Residential Zone

 Local Plan Area                   Coastal Communities Local Plan Area

 Council Overlays                  Landslide Hazard (small part of Lot 476 only)

 Name of Landowner                 Katie Jane Ellis

 Type of Application               Development Permit for Reconfiguring a Lot – Boundary Realignment

 Level of Assessment               Code Assessable

 Previous Approvals                None

 Referral Agencies                 SARA – refer to section 4.4




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2       SITE LOCATION AND DESCRIPTION

2.1     SITE CHARACTERISTICS

The subject land, being Lots 461 and 476 on Crown Plan MCH4836, encompasses 2 and 4 Paldao Rise, Peregian
Beach and is approximately 2.3km by road north of Peregian Beach CBD, as shown in Figure 1 below.

The subject land is identified as being located within the Low Density Residential Zone according to the Noosa
Plan 2020.

The property contains a single dwelling house on each lot.

Vehicular access to the dwelling house on 2 Paldao Rise is via an existing crossover from Persimmon Drive.

Vehicular access to the dwelling house on 4 Paldao Rise is via an existing crossover from Paldao Rise.

The subject land is connected to all reticulated services.



Figure 1: Site Location



                    Subject Land




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Figure 2: SmartMap




Figure 3: Aerial Photo

                                                    Subject land




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2.2     COUNCIL OVERLAYS

The subject land is affected by the following Council overlays:

Figure 4: Landslide Hazard Overlay Map




Part of Lot 476 is affected by the Landslide Hazard Overlay Map – Moderate Landslide Hazard.




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2.3     ADJOINING AND SURROUNDING DEVELOPMENT

The subject land is located in the Low Density Residential Zone and is surrounded by Low Density Residential
developments as shown in the figure below.

Figure 5: Zones




                                                           Subject Land




Planning Report | 2 & 4 Paldao Rise, Peregian Beach | 28/09/2026                                        8

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3       PROPOSED DEVELOPMENT


It is proposed to obtain a Development Permit over the subject land for Reconfiguring a Lot for a boundary
realignment. Please refer to Colston Surveyors Plan of Development in Attachment 5.



3.1     PROPOSAL

The proposal is to realign the common boundary of the two lots, resulting in the following lot sizes:

        Existing Lot 461: 914m2          Proposed Lot 46:     702m2

        Existing Lot 476: 800m2          Proposed Lot 47: 1012m2

Both lots will retain the existing dwelling houses and accesses.

The purpose of the proposed boundary realignment is to formalise the existing occupation and use of the two
properties. The current owner purchased both properties approximately 15 years ago and subsequently relocated
the dividing fence to provide additional land to Proposed Lot 47. The proposed boundary realignment seeks to
align the cadastral boundaries with this long-established physical arrangement, thereby ensuring that the legal
property boundaries reflect the existing use and occupation of the land.

Council has confirmed by email that a boundary realignment was an acceptable pathway. Please refer to
Attachment 6.
The proposal does not create any additional lots, with both resulting lots remaining comfortably above the
minimum lot size of 600m².



3.2     ACCESS AND TRAFFIC

Both lots will have separate vehicular accesses via the existing crossovers as shown on the Plan of Development in
Attachment 5.

Vehicular access to the dwelling house on 2 Paldao Rise is via an existing crossover from Persimmon Drive.

Vehicular access to the dwelling house on 4 Paldao Rise is via an existing crossover from Paldao Rise.

No changes to this arrangement are proposed.



3.3     SERVICES

Both lots are currently serviced by existing water supply and sewerage infrastructure, however, the proposed
boundary realignment will result in the existing water meter and sewerage connection servicing Existing Lot 461
being located within Proposed Lot 47.

The applicant acknowledges that the existing servicing arrangements will need to be considered as part of the
boundary realignment. Subject to the requirements of Unitywater, appropriate arrangements may include
retaining the existing infrastructure, establishing easements where necessary, or relocating the affected services.

The applicant will address any servicing requirements identified through this process.
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No changes to the existing stormwater arrangements will be required as both lots drain to the road via existing
kerb adapters as shown in the figures below.

Existing electricity arrangements will also not require changes.

Figure 6: Kerb adapter – Lot 461




                                               Kerb adapter




Figure 7: Kerb adapter Lot 476




                                                         Kerb adapter



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4       LEGISLATIVE MATTERS

4.1     PLANNING ACT 2016

The Planning Act 2016 is the overriding legislation for this Development Application. Compliance with the Act and
any subordinate legislation will be demonstrated and where any conflict exists with compliance, sufficient
justification will be provided.



4.2     STATE PLANNING POLICY

The subject land has been identified as containing state interests and therefore the State Planning Policy (SPP) is
applicable to the development. These interests are detailed in Table 2 below.

Table 2: State Interests
 State Interest                                         Details

 Natural Hazards Risks and Resilience                   Flood hazard area – Local Government flood mapping area

 Strategic Airports and Aviation Facilities             Obstacle limitation surface area

Part 2 of the Noosa Plan 2020 states that the State Planning Policy has been integrated into the planning scheme
and therefore this report is not required to address the above state interests.



4.3     SOUTH EAST QUEENSLAND REGIONAL PLAN

The subject land is located in the Urban Footprint of the South East Queensland Regional Plan and the
development is consistent with the intent of the South East Queensland Regional Plan.



4.4     DEVELOPMENT REFERRALS FOR ASSESSMENT

In accordance with the Planning Regulation 2017, the development will require referral for the following matter:

Table 3: Referral Triggers
 Relevant Provisions of the Planning Regulation 2017 Triggered by the Application                  Referral Authority

 Premises contaminated because of unexploded ordnance: Schedule 10, Part 4, Division 3, Table 1          SARA
 – Reconfiguring a Lot that is assessable development under s 21

      Development application for the following development, if all or part of the premises are
      shown as an area of substantial unexploded ordnance potential in a mapping layer in the
      development assessment mapping system published on the department’s website—

          (a) reconfiguring a lot that is assessable development under section 21;
          (b) a material change of use that is assessable development under a local categorising
              instrument




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5         NOOSA PLAN 2020


5.1       APPLICABLE CODES

The following codes of the Noosa Plan 2020 are applicable to this development:
      •   Coastal Communities Local Plan Code
      •   Low Density Residential Zone Code
      •   Reconfiguring a Lot Code
      •   Driveways and Parking Code
      •   Water Quality and Drainage Code

The Codes are addressed in 5.3 below. The proposed development will demonstrate compliance with all
applicable codes and where any conflict exists with compliance, sufficient justification will be provided.



5.2       LEVEL OF ASSESSMENT

The proposal has been identified in the Planning Scheme as being Code Assessable because the proposed lot sizes
can meet the minimum lot sizes specified in Column 2 of Table 9.5.1.4 of the Reconfiguring a Lot Code. Council
confirmed by email that a boundary realignment was an acceptable pathway. Please refer to Attachment 6.



5.3       CODES OF THE NOOSA PLAN 2020

5.3.1 COASTAL COMMUNITIES LOCAL PLAN CODE

The proposed realignment complies with the intent of the Coastal Communities Local Plan Code by providing a
complying development within the urban boundary.

The subject land is not adjacent to a gateway or special place identified in Figure 7.2.6.4 Peregian Beach
Framework and Character Plan. The subject land is also not in a primary streetscape treatment area or a key
development site.

Given dwelling houses are existing on both lots, it is not expected there will be any interruption or encroachment
upon key contextual views.

There are no existing footpaths in Paldao Rise or Persimmon Drive.

Both lots have significant existing landscaping.

5.3.2 LOW DENSITY RESIDENTIAL CODE

The proposed realignment complies with the intent of the Low Density Residential Code by providing a
reconfiguration intended for a low density dwelling type. The look of the neighbourhood will be able to be
maintained given the small change to the common boundary.

All reticulated services are connected to the site and the development will not have an impact on services, subject
to Unitywater’s requirements for existing water and sewer connections.

The subject land is well-landscaped, and all mature trees will be retained.
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5.3.3 RECONFIGURING A LOT CODE

The proposed development involves the realignment of the common boundary between two existing residential
lots. No additional lots are proposed, and both properties will retain their existing dwelling houses, vehicular
access arrangements and established residential uses.

The proposed lot areas of 702m² and 1,012m² exceed the minimum lot size of 600m² applicable to the Low
Density Residential Zone.

The proposal does not involve additional residential development, new roads, vegetation clearing or earthworks.
The existing residential character and amenity of the locality will be maintained.

Both lots will retain their existing vehicular accesses and stormwater discharge arrangements. Existing water
supply and sewerage infrastructure will be considered during the assessment process, with Council liaising with
Unitywater to determine any necessary servicing requirements.

Given the limited nature of the proposal, the assessment focuses on PO26, which specifically addresses the
rearrangement of existing lot boundaries.

PO26 – Rearrangement of Lot Boundaries

PO26 requires that the rearrangement of lot boundaries represents an improvement on the existing situation.

The proposed boundary realignment seeks to formalise the established occupation and use of the two properties.
The current owner purchased both properties approximately 15 years ago and subsequently relocated the
dividing fence to provide additional land to Proposed Lot 47.

The proposed realignment will align the cadastral boundary with this long-established physical arrangement,
removing the discrepancy between the existing legal boundary and the established occupation of the properties.

Although the proposal reduces the area of Proposed Lot 46, both resulting lots will remain above the minimum lot
size of 600m² and retain their existing dwelling houses, independent vehicular accesses and established
residential uses.

The proposed realignment will not result in additional development or alter the established residential character
of the locality.

The proposal therefore represents an improvement on the existing situation by formalising the long-established
occupation of the properties while maintaining appropriately sized and functional residential lots.

Accordingly, the proposal satisfies PO26 of the Reconfiguring a Lot Code.




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5.3.4 DRIVEWAYS AND PARKING CODE

The proposed boundary realignment complies with the intent of the Driveways and Parking Code in that the
proposal already provides appropriate accesses.

Both lots have separate vehicular accesses via existing crossovers.

Vehicular access to the dwelling house on 2 Paldao Rise is via an existing crossover from Persimmon Drive.

Vehicular access to the dwelling house on 4 Paldao Rise is via an existing crossover from Paldao Rise.

No changes to this arrangement are proposed.



5.3.5 WATER QUALITY AND DRAINAGE CODE

The proposed reconfiguration is consistent with the Water Quality and Drainage Code, as both lots have existing
stormwater drainage systems that discharge to Council's stormwater infrastructure via existing kerb adapters.

No changes to the existing stormwater arrangements are proposed.




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6       CONCLUSION


This development application seeks a Development Permit for Reconfiguring a Lot involving the realignment of
the common boundary between two existing residential lots.

The proposal will formalise the long-established occupation of the properties without creating additional lots or
changing their established residential uses. Both proposed lots exceed the minimum lot size of 600m² and will
retain their existing dwelling houses and vehicular accesses.

The proposal is consistent with the intent of the applicable planning scheme codes. In particular, the proposed
realignment satisfies PO26 of the Reconfiguring a Lot Code by improving the existing situation through aligning
the cadastral boundaries with the established occupation and use of the properties.

The existing water supply and sewerage arrangements will be considered in consultation with Unitywater during
the assessment process, and any necessary servicing requirements will be addressed accordingly.

The proposal maintains the established residential character and amenity of the locality and is considered
appropriate for approval, subject to reasonable and relevant conditions.



Yours Sincerely



Wendy Wood | Principal Planner




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