Council archive · source document
Town Planning Report (rec. 16.04.25) · MCU25/0042
Wynne Planning & Development PY" TOWN PLANNING SPECIALIST Development Application for Development Permit for Material Change of Use — Dwelling House Street Address: 19 Attunga Heights, NOOSA HEADS Property Description: Lot 10 RP89506 Applicant: M & E Bennett Our Ref: 2025NSC022 elephone: (07) 4945 1976 Sturn [email protected] toe Shop 5 Deickie Arcade, 38 Main Street, Proserpine Qld 4800
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Table of Contents
1. Development Application Details ...................................................................................................................... 3
1.1. Applicant Details ........................................................................................................................................... 3
1.2. Development Application Details......................................................................................................... 3
1.3. Location of Premises ................................................................................................................................. 3
1.4. Planning Scheme Details ........................................................................................................................ 3
1.5. Referral Agencies ........................................................................................................................................ 4
2. Proposed Development .......................................................................................................................................... 4
3. Property Characteristics ......................................................................................................................................... 5
4. Background or History of Site ............................................................................................................................. 6
5. Planning Legislation ................................................................................................................................................. 6
6. State Assessment and Referral Assessment ............................................................................................. 7
7. State Planning Policies ........................................................................................................................................... 7
8. Planning Scheme..................................................................................................................................................... 12
9. Planning Scheme Overlays ....................................................................................................................................... 31
10. Adopted Infrastructure Charges Resolution (No. 8 of 2024) ............................................................ 40
11. Conclusion ................................................................................................................................................................... 40
12. APPENDICIES .......................................................................................................................................................... 41
Appendix 1 – Locality Plan ..................................................................................................................................41
Appendix 2 – IDAS Forms ...................................................................................................................................42
Appendix 3 – Proposal Plans .............................................................................................................................43
Appendix 4 – Slope Stability Report...............................................................................................................44
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1. DEVELOPMENT APPLICATION DETAILS
1.1. APPLICANT DETAILS
Applicant Name: M & E Bennett
Postal Address: C/- Wynne Planning and Development Pty Ltd, Office 3/20 Carlo
Drive, CANNONVALE QLD 4802
Mobile Number: 0400 108 121
Email Address: [email protected]
Owners Consent: Refer Appendix 2
1.2. DEVELOPMENT APPLICATION DETAILS
Nature of Development: Material Change of Use
Approval Type: Development Permit
Description of Proposal: Dwelling House
Level of Assessment: Code assessment
Public Notification: Not applicable
Pre-lodgement Meeting: Not applicable
Application Fees: $2,645.00
1.3. LOCATION OF PREMISES
Real Property Description: Lot 10 RP89506
Street Address: 19 Attunga Heights
Locality: NOOSA HEADS
Total Area of Premises: 506m2
Existing Easements: Nil
Existing Covenants: Nil
Current Use of Premises: Existing dwelling – to be demolished
1.4. PLANNING SCHEME DETAILS
Planning Scheme: Noosa Shire Planning Scheme 2020
Planning Scheme Medium Density Residential
Zone:
Planning Scheme Agriculture land
Overlay/s: Biodiversity, waterways and wetlands
Bushfire hazard
Coastal protection – erosion prone areas
Landslide hazard
Local Plan: Yes – Noosa Plan Zones (2020)
Superseded Nil
Planning Scheme:
Medium density Accepted development subject to Acceptable Outcomes AO3, AO8,
residential zone requirements AO10, AO11, AO12.1, AO12.2,
Dwelling house AO12.4, AO13, AO14.5, AO15,
AO16, AO17, AO19, AO21.2,
AO21.3, AO22.1, AO22.2,
AO23.1, AO23.2 and AO24 of
the Medium Density Residential
Zone Code
Acceptable Outcomes AO2, AO3,
AO5, AO6, AO7, AO8, AO9,
AO10, AO11, AO12, AO13,
AO14, AO15, AO16, AO18,
AO19, AO20 and AO21 of the Low
Density Housing Code
Bushfire hazard Code assessment Bushfire Hazard Overlay Code
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Material change of use other than: The proposed is a dwelling house • in an existing building; No further assessment required or • a Dwelling house; or • a Community residence; or • a Home-based business; or • Rooming accommodation if in a Low Density Residential Zone; or Short-term accommodation, if within a dwelling house. Landslide hazard Code assessment Landslide Hazard Overlay Code Material change of use, where not: • in an existing building; or • a Dwelling house; or • a Community residence; or • a Home-based Business; or • Rooming accommodation in the Low Density Residential Zone; or Short-term accommodation if within a Dwelling house. 1.5. REFERRAL AGENCIES Material change of use Not applicable Application fee Nil Prelodgement meeting NA 2. PROPOSED DEVELOPMENT The subject site is Lot 10 RP89506 with an area of 506m2 and located at 19 Attunga Heights, Noosa Heads. The proposal is a Material Change of Use for a dwelling house. The proposed dwelling contains 4 bedrooms, 3 bathrooms, a study, an open planned kitchen and living area, retreat area connected to the master bedroom, lift, outdoor alfresco area, swimming pool and plunge pool, and a large under croft area which contains the garage. Page |4 TOWN PLANNING REPORT
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The proposed dwelling is setback less than 6.0m from the front boundary, appropriately from the side
boundaries and 3.0m from the rear boundary. The proposed dwelling does not exceed 8.0m in height.
A dispensation is required from Council due to non-compliances with the applicable codes.
The proposal plans are included in Appendix 3 of this report.
3. PROPERTY CHARACTERISTICS
The subject site is described as Lot 10 RP89506, contains an area of 506m2 and located at 19 Attunga
Heights, Noosa.
Locality Plan
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Aerial View 4. BACKGROUND OR HISTORY OF SITE There is an existing dwelling house on the subject site. This will be demolished to accommodate the new dwelling house. 5. PLANNING LEGISLATION The subject site is zoned Medium Density Residential under the Noosa Shire Planning Scheme 2020. The application level of assessment and assessment benchmarks are as follows: Page |6 TOWN PLANNING REPORT
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Medium density Accepted development subject to Acceptable Outcomes AO3, AO8,
residential zone requirements AO10, AO11, AO12.1, AO12.2,
Dwelling house AO12.4, AO13, AO14.5, AO15,
AO16, AO17, AO19, AO21.2,
AO21.3, AO22.1, AO22.2,
AO23.1, AO23.2 and AO24 of
the Medium Density Residential
Zone Code
Acceptable Outcomes AO2, AO3,
AO5, AO6, AO7, AO8, AO9,
AO10, AO11, AO12, AO13,
AO14, AO15, AO16, AO18,
AO19, AO20 and AO21 of the Low
Density Housing Code
Bushfire hazard Code assessment Bushfire Hazard Overlay Code
Material change of
use other than: The proposed is a dwelling house
• in an
existing building; or No further assessment required
• a Dwelling house;
or
• a Community
residence; or
• a Home-based
business; or
• Rooming
accommodation if
in a Low Density
Residential Zone; or
Short-term
accommodation, if
within a dwelling
house.
Landslide hazard Code assessment Landslide Hazard Overlay Code
Material change of
use, where not:
• in an
existing building; or
• a Dwelling house;
or
• a Community
residence; or
• a Home-based
Business; or
• Rooming
accommodation in
the Low Density
Residential Zone; or
Short-term
accommodation if
within a Dwelling
house.
6. STATE ASSESSMENT AND REFERRAL ASSESSMENT
There are no matters of State Interest for this site.
7. STATE PLANNING POLICIES
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State Planning Policy (SPP) commenced in July, 2017 and is a key component to Queensland’s land use
planning system, which enables development to occur while protecting the natural environment and
allows communities to grow and prosper.
The State Planning Policy provides for Part E which is the Interim Development Assessment Requirements
for assessment until the Policy has been integrated into the relevant Planning Scheme.
State Interest – Liveable Communities
A development application in an All of the following requirements The site is not contained in a
urban area involving premises are assessment benchmarks for community title scheme.
that is, or will be, accessed by the development”
common property title for: (1) Development ensures fire The site provides for access
(1) A material change of hydrants are installed and from a local government road
use or reconfiguration located to enable fire and the proposal also
of a lot; services to access water provides for access from a
(2) The application involves safely, effectively and local government road.
buildings – either efficiently.
attached or detached (2) Road widths, and
that are not covered by construction within the
other legislation or development, are
planning provisions adequate for fire
making fire hydrants. emergency vehicles to gain
access to a safe working
area close to buildings and
near water supplies
whether or not on-street
parking spaces are
occupied.
(3) Fire hydrants are suitably
identified so that fire
services can locate them at
all hours.
State Interest – Mining and Extractive Resources
A development application for: All the following requirements The subject site is not located
(1) reconfiguring a lot are assessment benchmarks: within a resource / processing
within a KRA, or 1) development within a area for a KRA.
(2) a material change of resource/processing
use within the resource/ area for a KRA will not
processing area of a impede on the
KRA or the separation undertaking of an
area for the existing or future
resource/processing extractive industry
area of a KRA, or development.
(3) a material change of 2) Development of sensitive
use within the transport land uses is avoided
route separation area within the separation
of a KRA that will result area for a
in an increase in the resource/processing
number of people living area of a KRA, if it
in the transport route could impede the
separation area, and extraction of the
However, requirements of (2) resource.
and (3) above do not apply to 3) Development not
the assessment of a material associated with
change of use for a: extractive industry in the
1) dwelling house on an transport route
existing lot, or separation area of a
2) home-based business KRA does not increase
(where not employing the number of people
more than two non- working or residing in
resident people on a the transport route
full-time equivalent separation area unless
basis), or the development
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Page 9
3) caretaker’s mitigates the impacts of
accommodation noise, dust and vibration
(associated with an generated by the
extractive industry), or haulage of extractive
4) animal husbandry, or materials along the
5) cropping. route.
4) development adjacent
to the transport route
does not adversely
affect the safe and
efficient use of the
transport route by
vehicles transporting
extractive resources.
State Interest – Water Quality
For receiving waters, a The development application is Not applicable to this
development application for: to be assessed against the application.
(1) Material change of use following requirements: For a
or an urban purpose development application
that involves premises mentioned under the heading
2500 metres2 or ‘Receiving waters’ Development:
greater in size; and (1) avoids or otherwise minimises
(a) Will result in six or adverse impacts on the
more dwellings; or environmental values of
(b) Will result in an receiving waters, arising
impervious area from:
greater than 25 (a) altered stormwater
per cent of the net quality or flows, and
developable area; (b) wastewater (other than
or contaminated stormwater
(2) Reconfiguration of a lot and sewage), and
for an urban purpose (c) the creation or
that involves premises expansion of non-tidal
2500 metres’ or artificial waterways, and
greater in size and will (2) by demonstrating it complies
result in six or more lots; with the SPP code: Water
or quality.
(3) Operational works for
an urban purpose that The following requirements are
involves disturbing a assessment benchmarks for the
land area 2500 development:
metres2 or greater in (1) Development is located,
size. designed and
For water supply buffer areas, a constructed and
development application: operated to avoid or
(4) Located wholly outside minimise adverse
an urban area and impacts on
relating to premsies that environmental values
is within, or partly arising from:
within, a water supply (a) Altered stormwater
buffer area, that quality and
involves: hydrology
(a) A material change (b) Wastewater
of use for the (c) The creation or
intensive animal expansion of non-
industry, medium tidal artificial
and high-impact waterways
industry, noxious (d) The release and
and hazardous mobilisation of
industry, extractive nutrients and
industry, utility sediments
installation that (2) Development achieves
involves sewerage the applicable
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services, drainage stormwater
or stormwater management design
services, waste objectives outlined in
management tables A and B
facilities, or motor (Appendix 2)
sport facility; or (3) Development in a water
(b) Reconfiguration of supply buffer area
a lot to create five avoids adverse impacts
or more additional on drinking water
lots if any resultant supply environmental
lot is less than 16 values.
hectares in size,
and any of the lots
created will rely on
on-site wastewater
treatment.
State Interest – Natural Hazards, Risk and Resilience
A development application for a The following requirements are The subject site is on the
material change of use, assessment benchmarks for the following overlays:
reconfiguring a lot or development:
operational works on land within: Erosion pone areas within a
(1) Bushfire prone areas coastal management district: • Bushfire hazard
(2) Flood hazard areas (1) Development does not • Landslide hazard
(3) Landslide hazard areas occur in an erosion
(4) Storm tide inundation prone area within a Refer to assessment below.
areas coastal management
(5) Erosion prone area district unless the
development cannot
feasibly be located
elsewhere and is:
(a) Coastal-dependent
development; or
(b) Temporary, readily
relocatable or able
to be abandoned
development; or
(c) Essential community
infrastructure; or
(d) Minor development
of an existing
permanent building
or structure that
cannot be
relocated or
abandoned.
(2) Development permitted
in (1) above, mitigates
the risks to people and
property to an
acceptable or tolerable
level.
Bushfire, flood, landslide, storm
tide inundation and erosion
prone areas outside the coastal
management district:
(3) Development other than
that assessed against
(1) above, avoids
natural hazard areas,
or where it is not
possible to avoid the
natural hazard area,
development mitigates
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the risks to people and
property to an
acceptable or tolerable
level.
All natural hazard areas:
(4) Development supports
and does not hinder
disaster management
response or recovery
capacity and
capabilities.
(5) Development directly,
indirectly and
cumulatively avoids an
increase in the severity
of the natural hazard
and potential for
damage on the site or
to other properties.
(6) Risks to public safety
and the environment
from the location of
hazardous materials
and the release as a
result of a natural
hazard are avoided.
(7) The natural processes
and the protective
function of landforms
and the vegetation that
can mitigate risks
associated with the
natural hazard are
maintained or
enhanced.
State Interest – Strategic Airports and Aviation Facilities
A development application for: All of the following requirements The subject site is not located
(1) a material change of use of are assessment benchmarks: within close proximity to a
premises which will result in a (1) Development and strategic port.
building, structure or associated activities do
associated activity intruding not create a permanent
into the operational airspace or temporary physical
of a strategic airport; or or transient intrusion
(2) a material change of use of into a strategic airport’s
premises where any part of operational airspace,
the premises is within the light unless the intrusion is
restriction zone or lighting approved in
area buffer or a strategic accordance with the
airport; or relevant federal
(3) A material change of use of legislation.
premises where nay part of (2) Development and
the premises is within a associated activities do
wildlife hazard buffer zone not include light sources
of a strategic airport; or or reflective surfaces
(4) A material change o fuse of that could distract or
premises or reconfiguration confuse pilots within a
of a lot where any part of light restriction zone or
the premises is within a public lighting area buffer.
safety area of a strategic (3) Emissions do not
airport; or significantly increase air
(5) a material change of use of turbulence, reduce
premises or reconfiguring a visibility or compromise
lot where any part of the the operation of
P a g e | 11 TOWN PLANNING REPORT
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premises is within the 20 aircraft engines in a
ANEF contour, or greater, for strategic airport’s
a strategic airport, or operational airspace.
(6) a material change of use of (4) Development and
premises that will result in a associated activities do
building, structure or not attract wildlife or
associated activity intruding increase wildlife
into the building restricted hazards within a
area of an aviation facility; wildlife hazard buffer
or zone.
(7) Building work not associated (5) Development and
with a material change of associated activities
use, that will result in a within a building
building, structure or restricted area do not
associated activity intruding interfere with the
into the operational airspace function of aviation
of a strategic airport; or facilities.
(8) Building work not associated (6) Development does not
with a material change of increase the risk to
use where any part of the public safety within a
premises is within the light public safety area.
restriction zone or lighting (7) Development within the
area buffer of a strategic 20 ANEF contour or
airport; or greater is
(9) Building work not associated appropriately located
with a material change of and designed to
use that will result in a prevent adverse
building, structure or impacts from aircraft
associated activity intruding noise.
into the building restricted
area of an aviation facility;
or
(10) Operational work not
associated with a material
change of use where the
work or associated activity
will intrude into the
operational airspace of a
strategic airport; or
(11) Operational work not
associated with a material
change of use where any
part of the premises is within
the light restriction zone or
lighting area buffer of a
strategic airport; or
(12) Operational work not
associated with a material
change of use where the
work or associated activity
will intrude into the building
restricted area of an aviation
facility.
8. PLANNING SCHEME
The subject site is zoned Medium Density Residential zone under the Noose Shire Council Planning Scheme
2020 as depicted in the following Zoning Map:
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Low Density Housing Code
Performance outcomes Acceptable outcomes Assessment
Effects of use
PO2 A removal home— AO2.1 Any part of a removal The existing dwelling house
(a) does not have an home that is affected by will be removed from the site.
adverse impact on termite attack, borers,
the amenity of the dry rot or severe
premises or weathering or is
surrounding premises; damaged as a
and consequence of
relocation, is repaired or
P a g e | 13 TOWN PLANNING REPORT
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(b) maintains the safety replaced using new or
of people and sound second-hand
property. materials.
PO3 A secondary dwelling: AO3 A secondary dwelling: No secondary dwelling
(a) forms part of (a) has a maximum gross proposed - not applicable
a dwelling house and floor area of 65m²;
is not subdivided (b) has no more than 2
from the balance of bedrooms;
the dwelling house; (c) is not used for short
(b) contributes to housing term accommodation
choice for permanent or home hosted
residents; accommodation;
(c) protects the low (d) does not occur on
density residential, any property
rural residential or covered by
rural character of the a Building Unit Plan;
zone; and
(d) does not occur on a (e) does not occur on a
property covered by property that
a Building Unit Plan already contains
or any property a dual
already containing occupancy or second
more than ary dwelling.
one dwelling;
(e) is accompanied by
sufficient car
parking.
PO4 Rooming AO4.1 Rooming No rooming accommodation
accommodation is located accommodation provides proposed - not applicable
on a site with housing choice within
convenient access to urban boundaries is
employment or education limited to sites within:
as well as goods and (a) 1,500 metres walking
services including public distance, via a
transport. sealed pathway, of
land within the Major
centre zone, District
centre zone or 800
metres of land within
the Neighbourhood
centre zone; or
(b) 800 metres walking
distance, via a
sealed pathway of a
pedestrian access poi
nt of a hospital or
tertiary education
establishment; or
(c) 400 metres walking
distance, via a
sealed pathway, of a
Translink bus stop.
Building design and services
PO5 Development is provided AO5.1 If located within The subject site will be
with: the urban boundary, connected to reticulated water
(a) a level of the dwelling is connected supply, sewerage, stormwater
infrastructure and to reticulated water drainage and
services that is supply, sewerage, telecommunication
appropriate to its stormwater drainage and infrastructure networks.
setting and sufficient telecommunications
for the intended use; infrastructure networks
(where available to the
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Page 15
(b) an effluent treatment lot).
and disposal system
that does not have an Editor’s Note—the urban
adverse effect boundary is indicated on
on ecologically the zone maps contained
important areas or within Schedule 2.
water quality; and AO5.2 Where there is no Not applicable to this
(c) adequate onsite reticulated water supply, application.
water storage to the premises is serviced
support the efficient with a rainwater tank
use of water and is with the following
adequate for minimum water supply
everyday use of the capacity:
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 to this
reticulated sewerage is application.
not available to the lot,
the dwelling is connected
to an on-site effluent
treatment and disposal
system.
PO6 Buildings and structures AO6 Soft landscaping is The proposed new dwelling
allow for sufficient space provided and retained to house will incorporate
for outdoor activities, a minimum of 20% of significant outdoor open
garden areas and the site area. space areas and landscaping
screening to surrounding for screening and acoustic
land uses. purposes.
PO7 Sufficient car parking is AO7 Car parking is provided Table 9.4.1.4 nominates 2
provided to in accordance with Table covered spaces for a dwelling
accommodate the number 9.4.1.4 of the Driveways house
of vehicles likely to use and parking code.
the site. Carparking is proposed in
accordance with relevant
requirements
Driveway and crossover
PO8 The design, management AO8.1 Driveways and crossovers The new driveway crossover
and maintenance of are designed to comply will comply with Council’s
the access facilitates: with Council's standard standard drawing at the time
(a) safe and convenient drawings RS-049, RS- of building works.
use for vehicles, 050, RS-056 and
pedestrians and addendum as applicable.
cyclists; AO8.2 Where a footpath exists, There is no footpath within the
(b) vehicles negotiating the driveway meets street frontage.
without contacting the the road reserve at the
driveway or level of the existing
crossover surface; footpath.
and AO8.3 Driveways within the A suitable grade will be
(c) stormwater disposal property: provided to ensure it meets
without any negative (a) have a maximum the requirements for access.
impacts on the gradient of 20% and
surrounding area. vertical curves to
ensure no scraping
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Page 16
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 AO9.1 The driveway and The proposed access will not
crossover design avoids crossover is designed impact on the existing road
using structures within without significant reserve.
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 AO10.1 No pavers or permeable Not applicable to this
are to be able to pavement systems are application.
withstand loadings from used within the road
vehicles and the use of reserve. The access will be to a
pavers is avoided. concrete standard.
Editor’s Note—Examples
of the types of pavers to
avoid include clay,
concrete and permeable
pavement products.
PO11 Driveways are designed AO11.1 Driveways have a Drainage will be provided
to: minimum grade of 1% withing the driveway and
(a) prevent water from away from any adjoining drained to a lawful point or
ponding or entering buildings and are formed landscaped areas.
buildings; to drain to landscaped
(b) provide an areas.
opportunity for
filtering of
stormwater prior to it
leaving the site; and
(c) not reduce the
stormwater carrying
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Page 17
capacity of
roadways.
PO12 Driveways do not AO12.1 Driveways are located The proposed driveway is not
damage or interfere with not less than 1.0 metre located in close proximity to
the location, function of, from stormwater stormwater infrastructure.
or access to Council 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 All areas disturbed during
driveways on the driveways disturbed as a construction will be re-
streetscape and result of the driveway established.
surrounding area is construction are grassed
minimised and significant or planted to minimise
adverse impacts on the visual impact and
traffic network are stabilise the soil.
avoided. AO13.2 Vehicular access avoids The cross over is existing and
disturbance to the tree will not impact on any trees.
protection zone of trees
on public land.
PO14 Driveways and crossovers AO14.1 Only one driveway and Only one driveway is
are located so they do crossover is provided. proposed.
not impede the safe and AO14.2 Where the premises Not applicable to this
efficient use of the road has frontage to more application.
network. than one formed and
sealed road and the
roads have differing
orders in the Road
Hierarchy, the driveway
and cross-over is
provided on
the frontage with the
lower order.
AO14.3 For corner lots, driveways Not applicable to this
and crossovers are application.
located in accordance
with Council's standard
drawings.
AO14.4 If in the Rural Not applicable to this
zone or Rural Residential application.
zone, the driveway and
cross-over is located to
provide minimum safe
sight distances in
accordance with
Austroads.
Editor's Note - An
operational works
application is required for
a second driveway.
PO15 Where located in a AO15 Within a bushfire hazard Reticulated water supply is
Bushfire Hazard Area as area where there is no available to the site
shown on the Bushfire reticulated water supply,
Hazard Overlay Map in the premises has:
Schedule 2 and not in a (a) an accessible dam,
water service area, an swimming pool or
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Page 18
adequate, reliable, water tank available
safely located and freely for firefighting
accessible water supply is purposes with an
provided for fire fighting onsite water volume
purposes, which is in of not less than
addition to day to day 5,000 litres; and
water supply. (b) a water supply outlet
pipe 50 millimetres in
diameter and fitted
with a standard fire
brigade fitting
connected to the
water supply (other
than where the water
supply is in a
swimming pool or
dam).
PO16 Development is designed AO16.1 Where the development The site is not within a flood
and sited to ensure risk to is located in the Flood hazard area - not applicable
people and property Hazard Area as shown
from flooding is avoided on Flood Hazard
or minimised. Overlay Map in Schedule
2,
the finished floor level of
habitable rooms is at lea
st 300 millimetres above
the Defined flood event
(DFE).
AO16.2 Where the DFE has not The site is not within a flood
been modelled for the hazard area - not applicable
area, the finished floor
level of habitable rooms
is at least 500 millimetres
above the highest record
ed flood.
PO18 Development is AO18.1 Development including Not applicable to this
sufficiently separated any sensitive land uses is application.
from major electricity at least:
infrastructure and (a) 50 metres from a
substations to minimise transmission substatio
the likelihood of nuisance n;
or complaint. (b) 10 metres from any
other substation; and
(c) 30 metres from a
transmission line
easement.
AO18.2 Habitable buildings are Not applicable to this
not located within an application.
easement for a
distribution line.
PO19 Development is located AO19.1 Noise emissions do not The building has been
and designed to avoid or exceed 5db(A) above designed to be sympathetic to
minimise noise nuisance background noise level neighbouring properties.
from the use of internal to a Suitable fencing and
infrastructure. habitable building measu landscaping will be installed
red in accordance with to provide for privacy and
AS1055. acoustic purposes.
PO20 Wherever practicable AO20.1 Where adjoining Not applicable to this
habitable buildings are substations or major application.
orientated to avoid direct electricity infrastructure,
overlooking of major habitable buildings are
electricity orientated so that the
P a g e | 18 TOWN PLANNING REPORT
Page 19
infrastructure or majority of outdoor living
substations. areas and windows of
habitable rooms face
away from
the infrastructure.
PO21 Earthworks and drainage AO21.1 Filling other than No filling is proposed.
operational works do not accessways:
directly, indirectly or (a) does not extend
cumulatively cause more than the
adverse impacts external equivalent of 3
to the development site metres around the
by: main building,
(a) causing ponding of measured from the
water on the site or outer walls of
nearby land; the building;
(b) increasing flooding, (b) is limited to a
which adversely maximum of 500m2;
affects the safety or and
use of any land (c) does not impact on
upstream and the local drainage of
downstream; adjoining properties.
(c) adversely affecting t
he flow of water in a
ny
overland flow path;
and
(d) adversely affecting t
heprivacy 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.
PO22 Landslide Hazard Area AO22.1 Development, including The subject site is included on
Development maintains associated access, is not the landslide hazard overlay
the safety of people, located on land map.
property and hazardous identified as a landslide
materials stored in bulk hazard area on a
from the risk of landslide. Landslide Hazard
Overlay Map.
AO22.2 Development, including The subject site has a small
OR associated access, is corner included in the medium
located outside hazard area.
moderate, high and very
high landslide hazard
areas and areas with
15% slope or greater, as
determined by a site
specific slope analysis
AO22.3 A site specific A slope stability report has
geotechnical assessment been prepared for the site
is prepared by a and confirms the site can
P a g e | 19 TOWN PLANNING REPORT
Page 20
registered professional remain low risk in the short
engineer to certify that: and long term.
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.
AO22.4 Any specific measures The slope stability report
identified in a site provides for recommendations
specific geotechnical to ensure stability during
assessment for stabilising construction.
the site or development
are to be fully
implemented.
Medium density residential zone code
Performance outcomes Acceptable outcomes Assessment
Role and function
PO2 Alternative models of A02 No acceptable outcome The proposal does not include
housing including housing provided. housing for people with
for people with special special needs, therefore not
needs are appropriate applicable.
where they are in
keeping with the medium
density residential
amenity and density.
PO3 A secondary AO3.1 No more than one No secondary dwelling is
dwelling may create secondary dwelling is proposed – not applicable
permanent housing for an provided on any site
extended family member regardless of site area.
or other member of the AO3.2 A secondary dwelling: No secondary dwelling is
household (a) has a maximum gross proposed – not applicable
resident in the dwelling floor area of 65m²;
house while protecting (b) has no more than two
the low density character bedrooms; and
of the site and the zone. (c) does not occur on any
property covered by
a Building Unit Plan.
PO4 Sites that are currently A04.1 Various sites listed for The subject site is not listed as
used for, or approved A04.2 relocatable homes and being a preferred site for
for the use of, retirement facilities relocatable homes or
relocatable home parks retirement facilities – not
or retirement facilities applicable.
continue to provide such
residential
accommodation into the
future.
PO7 Peregian Beach AO7 Offices and health care The proposed use does not
Offices and health care services are developed in involve offices or health care
services are allowed for conjunction with services.
in conjunction with small residential units in a
P a g e | 20 TOWN PLANNING REPORT
Page 21
dwellings in a mixed use mixed use format
format on premises providing:
located on the western (a) No commercial
side of David Low Way tenancy exceeds
(street numbers 233- 250m² gross floor
245), Peregian Beach on
area;
land described as Lots
16, 17, 18, 19, 20 and (b) Non- residential
22 P9315 and all lots on use(s) do not
BUP 9496. constitute shops;
(c) The total gross floor
area of the non-
residential use(s)
does not exceed the
gross floor area of
the residential use(s);
(d) Non-residential uses
are limited to the
ground floor;
(e) At least one small
dwelling is provided
for every 90m² of
lettable commercial
gross floor area;
and
(f) Car parking is to be
located at the rear
of the building.
Built form
PO8 Buildings and structures: AO8.1 Buildings and structures The proposed dwelling house
(a) are low rise and are no more than 8 contains two storeys and an
present a building metres in building under croft.
height consistent with height and do not
structures on exceed 2 storeys. Noosa plan defines building
adjoining and height as—
surrounding premises; (a) the vertical distance,
(b) are designed to measured in metres,
provide an between the ground level
interesting of the building and the
streetscape and highest point on the roof
complement landform of the building, other than
changes and a point that is part of an
landscapes; aerial, chimney, flagpole
(c) do not visually or load-bearing antenna;
dominate the street or
or surrounding area; (b) the number of storeys in
(d) maintain a vegetated the building above
skyline; ground level.
(e) do not unreasonably
Concept plans 12 shows a
obscure views or lead
height that has a minor
to overshadowing of
intrusion on the South
neighbouring
Elevation and the proposal
properties; and
does not include a basement,
(f) do not exceed two
therefore the building is only
storeys.
2 storeys.
The design provides for an
attractive streetscape and a
P a g e | 21 TOWN PLANNING REPORT
Page 22
two storey building from the
street.
The building has been
designed to step with the site
to minimise earthworks and to
be in keeping the sounding
area.
The subject site adjoins a unit
development to the south
which provides for buildings
of 3 storeys.
The proposed dwelling house
will be in keeping the
surrounding area.
AO8.2 Where excavation is Concept plans 12 show a
required, the maximum height that has a minor
portion of the exposed intrusion on the South
external façade of the Elevation and the proposal
building cannot exceed does not include a basement,
8m in building height. therefore the building is only
2 storeys.
Editor's note - refer to The external façade from
figure AP3-13A Street View provides for a
two storey building not
Alternative provision to exceeding 8.0 metres.
the QDC
The building provides for an
undercroft adjacent to the
garage.
Based on the above, the
design provides for an
acceptable external façade.
PO10 Site cover of AO10. For a dwelling house, site Noosa plan defines site cover
development: 1 cover does not exceed as the portion of the site,
(a) does not exceed 40% of the site area. expressed as a percentage,
40% of that will be covered by a
the site area; or Alternative provision to building or structure,
(b) for small dwellings or the QDC measured to its outermost
for development projection, after the
which provides a development is carried out,
ratio of at least other than a building or
three small structure, or part of a
dwellings to one building or structure, that is—
other dwelling, does (a) in a landscaped or open
not exceed 45% of space area, including, for
the site area. example a gazebo or
shade structure or;
(b) a basement that is
completely below ground
level and used for car
parking; or
(c) the eaves of a building;
or
(d) a sun shade.
Site cover exceeds 40%. The
proposed site cover is
42.7%. The design however
provides for large balconies
and outdoor recreation areas.
The intent of site coverage is
P a g e | 22 TOWN PLANNING REPORT
Page 23
to ensure the site maintains a
suitable area for outdoor
open space. The proposal
provides for this outcome by
providing useable outdoor
space.
PO11 Plot ratio of AO11. For a dwelling house, Does not comply
development: 1 plot ration of
(a) does not exceed development does not Noosa plan defines plot
0.4:1; or exceed 0.4:1 ratio as the ratio of the gross
(b) for small dwellings or floor area of a building on a
for development site to the area of the site.
which provides a
ratio of at least Plot ratio exceeds 0.4:1
three small
dwellings to one The design however provides
other dwelling, does for large balconies and
not exceed 0.5:1. outdoor recreation areas.
PO12 Buildings and structures AO12. Buildings and structures Front setback is 6.0m for
are designed and sited 1 meet the following basement and ground levels;
to: minimum boundary the upper level has the planter
(a) provide a high level setbacks: box encroaching into the
of amenity to users of (a) for frontages — 6 6.0m front setback area.
the metres
subject site and adjoi (b) for side Side boundary complies with
ning premises, boundaries— the setback provisions.
including provision of i. 1.5 metres
visual and acoustic setback up to 4.5 Rear setback is 3.0m – does
privacy; metres height; not comply. The site contains
(b) not unreasonably ii. 2 metres setback 506m2, a 6.0 metre setback
obstruct views or between 4.5 for the front and rear would
cause overlooking metres and 7.5 make the allotment unusable.
of private open metres height;
space or habitable and No other adjoining property
areas of adjoining iii. 2.5 metres where contains a 6.0 metre rear
premises; above 7.5 metres setback.
(c) provide adequate height
distance from (c) for the rear The subject site only contains
adjoining land uses; boundary - 6 metres a 25.16 metre wide depth,
(d) preserve existing therefore only heaving 13.16
vegetation that will metre wide dwelling house.
help buffer
development; The proposed setback of 3.0
(e) allow for space and metres complies with the
landscaping to be Queensland Development
provided between Code.
buildings including
adequate area at The adjoining property at the
ground level for rear is heavily landscaped
landscaping with along this boundary which will
trees, shrubs, outdoor provide for privacy. The
living and utilities; proposal will include
(f) be consistent with the additional landscaping to
predominant ensure private is maintained.
character of the AO12. The front 6 metres of the The pool is setback 2.0m from
surrounding area; 2 property is landscaped the front boundary
and open space, provided
(g) protect the natural that uncovered visitor The front 6.0m of the
character and avoid parking, or swimming property will be landscaped.
adverse impacts pools protruding no more
on ecologically than 1 metre above
important areas such the ground level, can be
P a g e | 23 TOWN PLANNING REPORT
Page 24
as national parks, as close as 2 metres from
waterways and the front boundary.
wetlands.
AO12. Relocatable homes are No relocatable homes
3 set back not less than: proposed – not applicable
(a) 6 metres from a
road frontage;
(b) 1.5 metres from any
other site boundary;
and
(c) 3 metres from an
internal road
AO12. Buildings and structures The site does not have
4 on premises with frontage to the Noosa River
frontage to the Noosa system - not applicable
River system are set back
not less than 10 metres
from mean high water
spring as shown in Figure
AP3-15A.
Alternative provision to
the QDC
PO13 Land adjoining the AO13. For premises adjoining a The site does not adjoin a
revetment wall and for a 1 watercourse within the watercourse within the Noosa
width of 4.5 metres Noosa Waters estate Rivers estate - not applicable
serves flood detention no building work, filling
and amenity functions, or excavation works
free of structures and occurs within 4.5 metres
impervious surfaces. 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
Design
PO14 Development: AO14. Development provides Concept.Z.17 shows
(a) contributes positively 1 visual interest to the asymmetrical design elements
to the locality; street and surrounding resulting in an attractive
(b) addresses and areas through: presentation to the street.
enhances the (a) highlighting
streetscape by individual dwellings Positioning of the proposed
incorporating and land uses; dwelling house has been
articulation and (b) an asymmetrical offset from adjoining
individual design design presentation dwellings providing variation
elements that add to the street; to the frontage.
visual interest to the (c) offsetting or
development; staggering dwellings
(c) has a form and to provide variation
architectural in the frontage;
scale that does not (d) varying the roof form
dominate the AO14. Buildings have the main The main entrance is easily
streetscape or the 2 entrance easily recognisable from the street
surrounding recognisable from the and varying design elements
properties; street and include design have been included.
(d) does not detract from elements in the front
the visual amenity of façade such as
adjoining properties verandahs, external
P a g e | 24 TOWN PLANNING REPORT
Page 25
through the impact on stairs, awning or shade
views, access to structures and window
sunlight or openings.
overlooking;
(e) takes the form of
small separate AO14. Buildings and structures Various design elements have
buildings, rather than 3 are designed to: been incorporated adding
large single bulky (a) have a visual interest and increasing
development; and maximum wall amenity.
(f) sits within a length of 15 metres
landscaped setting. and external walls There is no continuous wall
incorporate at least greater than 15.0m to the
one design element frontage.
to add visual interest
and amenity; Landscape treatments are also
(b) allow for landscape included to further soften the
treatments to soften development.
the development;
(c) avoid more than six
dwellings attached in
any one plane; and
(d) have no more than
four dwellings are
attached along a
street frontage.
AO14. For corner sites, The site is not a corner site –
4 the building design not applicable.
addresses both street
frontages by:
(a) including doors and
windows that front
each road; and
(b) providing separate
vehicle access points
to each road.
Editor’s Note—for
examples of designs
see Figure 6.3.2.4 and Fi
gure 6.3.2.5
AO14. For a dwelling house, The vertical distance between
5 development provides the ground and the upper
visual interest to the level is 3.0m
street and the
surrounding area through: Each external wall does
(a) limiting the vertical include variation by way of
distance between the windows and architectural
ground and the design elements providing
lowest suspended visual interest.
floor to no more than
3 metres; Openings are also included to
(b) limiting the length of promote outdoor living.
any external wall in
one plane to 15
metres; and
(c) ensuring each
external wall includes
at least one design
element such as
verandahs, external
stairs, window
openings, awnings or
porches.
P a g e | 25 TOWN PLANNING REPORT
Page 26
PO15 Garages, garage doors AO15. Garage doors that face No garage wall faces the
and carports do not 1 the street are no more street – not applicable.
dominate the street or than 6 metres in width or
the building design. 50% of the frontage,
whichever is the lesser.
AO15. Where multiple garages No garage wall faces the
2 face the street, they are street – not applicable.
separated by a minimum
of 2 metres or are
staggered in setback by
a minimum of 1 metre.
AO15. Garages that are visible No garage wall faces the
3 from the street, but do street – not applicable.
not face the street,
include a
landscaped setback to
the street and provide
articulation, windows or a
mix of materials to
provide interest to the
garage facade.
PO16 Basements: AO16 Basements: There is no basement within
(a) visually integrate (a) are limited to the proposal.
with the building; one access a
(b) do not dominate the maximum of 6 metres
street wide; and
or building design; (b) do not encroach
(c) are screened through into building setback
landscaping; and areas.
(d) do not present as
a storey to the street. Editor's note— refer to
Figure 6.9.2
PO17 Front fences and walls AO17. Front fences or walls are The front fence is not setback
are designed and sited 1 set back an average of 1 1.0m and does not provide
to: metre and are ‘stepping’ every 5m – refer
(a) contribute to the articulated to provide below assessment
attractiveness of the visual interest by
streetscape; stepping the design at a
(b) be compatible with maximum of 5
the existing metre intervals.
streetscape AO17. Where located on the The front fence is to be
character; 2 boundary: located on the boundary.
(c) avoid interference (a) the solid portion of
with movement of front fences and The fence is 2.0m high and
surface stormwater; walls is no more than does not comply.
(d) allow for casual 1.2 metres high; or
surveillance of the (b) the walls contain The walls are not 50%
street; openings or materials transparent and does not
(e) provide planting in that ensure it is 50% comply.
front of solid fences transparent and has
and walls; and a height not The fencing provides for a
(f) ensure plantings exceeding 1.8 mix of treatment to provide
between the front metres. for an attractive façade to
fence and the break up the horizontal plane.
footpath does not
create an impediment The front fence is required to
for pedestrians using be 2m for privacy and
the footpath security as the street is a
public walkway thoroughfare.
At end of this street (2 houses
down from the subject site) is
a public walkway used as part
of a large event route
P a g e | 26 TOWN PLANNING REPORT
Page 27
(Sunshine Coast Big Walk).
The street is constantly full of
tourists parking and walking.
This is also due to the street
containing many short term
accommodations, as well as
the public walkway to
Hastings St, Main Beach. Our
private open space is behind
the fence. Houses in street,
numbers 22 and 23 also have
fences higher than 1.8m.
The proposed fence is
therefore is consistent with the
surrounding area.
AO17. Solid front fences and The fence is 2.0m high and
3 walls may be 1.8 metres does not comply
in height if the property The fencing provides for a
has frontage to an mix of treatment to provide
arterial road or a for an attractive façade to
distributor road. break up the horizontal plane.
AO17. The area of land The proposed front fence is to
4 between the front fence be located on the boundary.
and the boundary is
landscaped to screen the The road reserve is already
fence from the street constrained and does not
however landscaping provide a footpath.
does not encroach more
than 500 millimeters into The proposed fencing
the road reserve or provides for an attractive
within 1.5 metres of a façade which is in keeping
sealed footpath. with the dwelling house
design.
Editor's note— for
examples refer
to figure AP3-
4A and figure AP3-4B
PO19 Roof forms: AO19. With the exception of The proposal provides for
(a) contribute positively 1 Noosa Heads and Kliplock roofing and provides
to the local skyline; Coastal Communities for a 3.0 degree pitch.
(b) complement the Local Areas, the
character of the main roof of This style of roofing provides
locality and the the building has a roof for bold rib rising from wide
topography of pitch no less than 5 fluted pans to create a
the site; degrees and has distinctive linear visual.
(c) avoid box minimum 600 millimetre
profiles/parapets; eaves to at least 75% of This roofing was chosen to
and the perimeter of add to the visual appearance
(d) do not create the building. of the dwelling house.
opportunities for
overlooking The building provides for
the private open 600mm eaves as depicted on
space or internal the roof plan.
spaces of AO19. Development does not The proposed includes a
neighbouring 2 include rooftop terraces. balcony to the upper level
properties. accessing from the master
bedroom /retreat to provide
private open space for this
level.
AO19. The total width of any Not applicable.
3 parapet wall does not
exceed 50% of the width
P a g e | 27 TOWN PLANNING REPORT
Page 28
of the front facade of
a building.
Safety and amenity
PO21 Mechanical plant, vehicle AO21. Communal outdoor The proposed is a single
manoeuvring, utilities and 1 recreational facilities dwelling house – not
communal outdoor including swimming pools, applicable
recreation uses: spas and sports courts
(a) do not have an are:
adverse effect on the (a) setback at least 12
amenity enjoyed by metres from the
users of adjacent or boundary of land in
nearby premises a residential zone
through emission of and screened by a 5
noise, light, fumes or metre wide buffer
smoke; and densely planted with
(b) do not cause trees and shrubs
unreasonable including species
disturbance to local from 1 metre to 8
fauna through light or metres in height; or
smoke emissions. (b) located internally to
the arrangement of
buildings on the site;
and
(c) not used between the
hours of 9:00pm and
6:30am the following
day.
AO21. For a lit sports court: No sports court proposed –
2 (a) the court is located at not applicable
least 60 metres from
the external wall of
an existing or
approved
dwelling on adjoining
or nearby premises
(as measured from
the centre line of the
court); and
(b) the vertical
illumination resulting
from direct, reflected
or other incidental
light 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
(c) any floodlighting is
restricted to the
types that give no
upward component
of light were
mounted horizontally
(i.e. a full cut off
luminaire).
AO21. Mechanical plant is- All plant and equipment is
3 (a) located at least 2 located at least 2.0 metres
metres from the side
P a g e | 28 TOWN PLANNING REPORT
Page 29
or rear property away from side and rear
boundaries; boundaries.
(b) where located at
ground level, Fencing and landscaping is
screened by fencing proposed on the site and rear
1.5 metres in height boundaries provide for
or dense additional privacy and to
vegetation of at least assist in noise attenuation.
1.5 metres in width
incorporating
grouped trees and
shrubs with a
maximum separation
distance of 1 metre
measured from the
centre of the plant;
(c) where located above
ground level,
enclosed or screened
such that it is not
visible from the
street frontage nor
adjoining properties;
and
(d) visually integrated
into the line and
plane of
the building and roof
design and does not
project beyond the
height or width of the
building when viewed
from the street and
adjoining properties.
Editor’s Note—
Mechanical plant includes
generators, motors,
compressors and pumps
such as air-conditioning or
pool equipment.
AO21. Waste storage areas, These areas are screened
4 clothes drying areas and from the street
external storage areas
are screened from the
street.
AO21. Letterboxes and The letterbox complements the
5 detached carports architecture and landscaping
complement the of the site
architecture and
landscaping of the site.
Environment, heritage and scenic amenity
PO22 Development: AO22. For landscape amenity The cut is less than 1.5 metres.
(a) has minimal impact 1 reasons, cut or fill is less
on the natural than 1.5 metres in depth
landform of the site; relative to the ground
(b) does not lead to level.
erosion or the AO22. Development does not Measures to be implemented
transport of 2 result in sediment or other during construction
sediments off site; material including
and building materials or
(c) does not lead to the waste products being
disturbance of deposited or released
P a g e | 29 TOWN PLANNING REPORT
Page 30
natural features, into the road reserve,
buildings or structures stormwater drain or
of cultural heritage adjacent properties.
significance. AO22. Development on a site Site does not adjoin a local
3 adjoining a local heritage place - not
heritage place respects applicable
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 Areas
Overlay maps in Schedule
2.
PO23 Development on sloping AO23. Building and structures Slope does not exceed 25% -
sites: 1 are not constructed on not applicable
(a) is visually responsive land with a slope greater
to the natural than 25%.
topography and sits AO23. On sloping sites, split Not applicable
within the landscape 2 level buildings with small
rather than floorplates, that step
dominating it; and down the slope are used
(b) steps down slopes or as an alternative to
uses suspended floor standard single or
construction, double
minimising cut or fill storey construction to
and avoiding minimise building bulk
benching of the site. and benching of the
sites.
Editor's note- refer
to Figure 6.9.1A and
Figure 6.9.1B
AO23. The distance between The elevations confirm 3.0
3 the ground level and the metres is not exceeded.
lowest part of the floor
of the building does not
exceed 3 metres.
Earthworks and drainage
PO24 Filling and excavation for AO24 Filling and excavation for Filling and excavation will be
operational works do not operational works is undertaken as part of
directly, indirectly or designed and constructed building works and will ensure
cumulatively cause to ensure overland flow no off site impacts.
adverse impacts external and/or flooding is not
to the development worsened, impeded, or
site by: otherwise diverted to
(a) causing ponding of adversely affect other
water on the site or properties or
nearby land; downstream
(b) increasing flooding, environments.
which adversely
affects the safety or
use of any land
upstream or
downstream; or
(c) adversely affecting
the flow of water in
P a g e | 30 TOWN PLANNING REPORT
Page 31
any overland flow
path.
9. PLANNING SCHEME OVERLAYS
Landslide hazard overlay code
Performance outcomes Acceptable outcomes Assessment
Landslide hazard
PO1 Development maintains AO1.1 Development, including The site is mapped as
the safety of people, associated access, is not moderate landslide hazard
property and hazardous located on land area. A Geotechnical report
materials stored in bulk identified as a landslide is attached to support this
from the risk of landslide. hazard area on application.
a Landslide Hazard
Overlay Map;
OR
AO1.2 Development, including The site is mapped as
associated access, is moderate landslide hazard
located outside area. A Geotechnical report
moderate, high and very is attached to support this
high landslide hazard application.
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
AO1.3 A site-specific The site is mapped as
geotechnical moderate landslide hazard
assessment is prepared area. A Geotechnical report
by a registered is attached to support this
professional engineer to application.
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
P a g e | 31 TOWN PLANNING REPORT
Page 32
(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.
AND
AO1.4 Any specific measures The site is mapped as
identified in moderate landslide hazard
a site specific area. A Geotechnical report
geotechnical assessment is attached to support this
for stabilising the site or application.
development are to be
fully implemented.
Essential community infrastructure
PO2 Essential community AO2.1 Development The proposed is a single
infrastructure is able to involving essential dwelling house and does not
function effectively community involve essential community
during and immediately infrastructure is not infrastructure – not applicable
after landslide events. located within a landslide
hazard area as
identified on a Landslide
Hazard Overlay Map;
OR
AO2.2 Development The proposed is a single
involving essential dwelling house and does not
community infrastructure involve essential community
is located in a low or infrastructure – not applicable
very low landslide
hazard area and on land
less than 15% slope, 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.
AO2.3 A site-specific The proposed is a single
geotechnical assessment dwelling house and does not
is prepared by a involve essential community
registered professional infrastructure – not applicable
engineer to certify that:
(a) the long term stability
of the site, including
associated buildings
and infrastructure,
will be maintained
and operational for
P a g e | 32 TOWN PLANNING REPORT
Page 33
the life of the
development;
(b) access to the site will
not be impeded by a
landslide event;
(c) the community
infrastructure will not
be adversely
affected by landslide
activity originating
from other land,
including land above
the site; and
(d) development of
the site will not
increase the risk of
landslide activity on
other land.
Sloping sites, landscape character and scenic amenity
PO3 Development, including AO3.1 Buildings present no more The proposed dwelling is 2-
associated access, is than two storeys at any storeys.
designed and constructed one point when viewed
to: from the road or other
(a) be responsive to the public space.
natural topography AO3.2 Buildings and associated Site does not have a slope
and constraints accesses are not greater than 25% - not
imposed by constructed on land with applicable
the slope; a slope greater than
(b) retain the natural 25%.
landforms, landscape AO3.3 No additional lots No additional lots proposed –
character, vegetation intended to provide not applicable
, including the visual house sites are created
amenity of hill slopes on land with a slope of
and ridgelines; 25% or greater.
(c) visually integrate into AO3.4 Buildings are designed to The design of the building
the streetscape and follow the natural provides for stepping down
the natural surrounds; landform rather than with the slope.
and modify it.
(d) ensure buildings and Earthworks is minimised.
structures are not Editor's note- Designs that
visually obtrusive, step down the slope using The design ensures the under
particularly from split level construction or croft of the building provides
ridgelines, public elevated construction on for usable space.
open spaces, scenic suspended floors are a
routes and other preferred alternative to
critical vantage standard slab on ground
points, outside construction reliant on cut
the site. and fill of sites.
AO3.5 The extent of filling or Landscaping is proposed
excavation
is revegetated
immediately following
completion of the works.
AO3.6 Any building, including The proposed dwelling does
any associated car not include exposed
parking structure:- undercroft areas
(a) has a maximum
undercroft height at
the perimeter of the
building of 3 metres
above ground level;
or
P a g e | 33 TOWN PLANNING REPORT
Page 34
(b) incorporates
landscape screening
for the full height of
any undercroft higher
than 3 metres above
ground level at the
perimeter of the
building.
Editor's note- Vertical
battens are also useful to
enclose the undercroft
area.
AO3.7 On sloping sites roof lines Roof line is parallel with the
are generally parallel land and roof pitch does not
with contours of the land exceed 15 degrees
and roof pitch does not
exceed 15 degrees.
PO4 Development on sloping AO4.1 Driveways are not The proposal plans
sites provides safe and steeper than 20% demonstrate the driveway
efficient access for for more than 20 metres contains a slope of less than
vehicles and pedestrians or one quarter of 20%.
their length, whichever is
the lesser, and The driveway provides a slope
not steeper than 25% in of 9%.
any location.
AO4.2 Vehicle turning areas are Turning area is provided
provided at the end of
driveways so that it is not
necessary to reverse up
or down driveways.
AO4.3 Where a driveway is Not applicable
steeper than 20% in any
part, it is provided with a
slip-resistant surface.
Queensland development code
Performance criteria Acceptable solutions Assessment
Buildings and structures
P1 The location of a building A1(a) For a detached dwelling, Alternative provision within
or structure facilitates an garage or a carport the medium density residential
acceptable streetscape, minimum road setback is zone code.
appropriate for – –
(a) the bulk of the (i) 6m; or Refer assessment above.
building or (ii) where there are
structure; and existing detached
(b) the road boundary dwellings on both
setbacks of adjoining lots and at
neighbouring least one of the
buildings or detached dwellings is
structures; and setback from the
(c) the outlook and road between 3m
views of and 6m, and the
neighbouring difference between
residents; and their road setbacks
(d) nuisance and safety is-
to the public. (A) not more than
2m-a distance
between the
two buildings
(Figure 1); or
(B) more than 2m-
the average of
P a g e | 34 TOWN PLANNING REPORT
Page 35
the road
setbacks of the
adjacent
buildings (Figure
2); and
A1(b) For a corner lot, the Not applicable to this
minimum road setbacks application.
are-
(i) as for A1(a)(i); or
(ii) where the lot has an
average depth of 24
m or less –
(A) for the
nominated road
frontage – as in
Table A1; and
(B) for the other
road frontage -
as for A1(a)(i);
and
(C) no building or
structure over
2m high is built
within a 9m by
9m truncation at
the corner of
the 2 road
frontages
(Figure 3).
A1(c) For open carports, the Not applicable to this
minimum road setback application.
may be less than
required by A(i)(a) if –
(i) the aggregate
perimeter dimension
of walls, solid
screens, and supports
located within the
setback does not
exceed 15% of the
total perimeter
dimension (along the
line of supports) of
that part of the
carport within the
same setback (Figure
4); and
(ii) there is no alternative
on-site location for a
garage or carport
that –
(A) complies with
A(i)(a); and
(B) will allow
vehicular access
having a
minimum width
of 2.5m; and
(C) has a maximum
gradient of 1 in
5.
A1(d) For structures the minimum Alternative provision for
road setbacks are as for swimming pool included within
P a g e | 35 TOWN PLANNING REPORT
Page 36
A1(a),(b), and (c) except medium density residential
for – zone code.
(i) swimming pools,
where the minimum Refer assessment above.
distance from the
water to the road The roofed gatehouse is
frontage is – 1.58m x 2.190m (3.46m2).
(A) where the
vertical distance
to the coping
above the
finished ground
level is not more
than 1.2m –
1.5m; or
(B) where a solid
wall or fence at
least 1.8m high
above finished
ground level is
constructed
between the
water and the
road frontage
and the top of
the wall or
fence is at least
1.0m above the
top of the
coping of the
pool – no
requirement;
and
(ii) screens, fences,
retaining walls or a
combination of
screens, fences or
retaining walls not
more than 2m in
height; and
(iii) roofed gatehouses
and arches having –
(A) a maximum
area of 4m2;
and
(B) not more than
2m wide
elevation to
street; and
(C) not more than
3m in height.
P2 Buildings and structures – A2(a) The side and rear Alternative provision within
(a) provide adequate boundary clearance for medium density residential
daylight and a part of the building or zone code.
ventilation to structure is –
habitable rooms; (i) where the height of Refer assessment above.
and that part is 4.5m or
(b) allow adequate less - 1.5m; and
light and ventilation (ii) where the height of
to habitable rooms that part is greater
of buildings on than 4.5m but not
adjoining lots. more than 7.5m - 2m;
and
P a g e | 36 TOWN PLANNING REPORT
Page 37
(c) do not adversely (iii) where the height is
impact on the greater that 7.5m -
amenity and 2m plus 0.5m for
privacy of residents every 3m or part
on adjoining lots. exceeding 7.5m.
A2(b) For a rectangular or near Not applicable to this
rectangular narrow lot application.
with a 15m or less
frontage, the minimum
side and rear setbacks
for that part are –
(i) where the height is
not more than 7.5m –
in accordance with
Table A2; and
(ii) where the height is
more than 7.5m – 2m
plus 0.5m for every
3m or part of 3m by
which the height
exceeds 7.5m.
A2(c) Structures may be Fencing to the side boundary
exempted from A2 (a) exceeds 2.0m in places.
and (b) where –
(i) the structure is not a The fence height is required
deck, patio, pergola, for privacy as the street is a
verandah, gazebo or public walkway thoroughfare.
the like other than At the end of the street, there
one permitted under is a public walkway used as a
A2 (c) (v) large part of the Sunshine
(ii) the structure is not Coast Big Walk. The street is
used for constantly busy year round
entertainment, with locals and tourists
recreational purposes parking and walking due to
or the like this walking route and also
(iii) a screen, fence or the number of short term
retaining wall or a accommodation properties.
combination of The proposed fence conceals
screens, fences or the residences open space and
retaining walls is ensures privacy. There are
not more than 2m in also a number of other fences
height or in the street that exceed the
(iv) a rainwater tank, height requirement for several
including any reasons.
supporting structure
such as a stand, is not
more than 2.4m high.
(v) subject to (ii), it is a
pergola or other
structure which is-
(A) not enclosed by
walls or roofed;
and
(B) not more than
2.4m in height
at the
boundary; and
(C) primarily
ornamental or
for horticultural
purposes.
A2(d) Subject to A2(c), class Not applicable to this
10a buildings or parts application.
P a g e | 37 TOWN PLANNING REPORT
Page 38
may be within the
boundary clearances
nominated in A2(a) and
(b) where –
(i) the height of a part
within the boundary
clearance is not more
than 4.5m and has a
mean height of not
more than 3.5m; and
(ii) the total length of all
buildings or parts, of
any class, within the
boundary clearance
is not more than 9m
along any one
boundary; and
(iii) the class 10a
buildings or parts
within the boundary
clearance are
located no closer
than 1.5m to a
required window in a
habitable room of an
adjoining dwelling.
A2(e) Swimming pools may be The swimming pool is located
within the boundary 2.0 metres from the front
clearances nominated in boundary.
A2(a) and (b) where –
(i) a solid wall or fence, A splash proof fence will be
constructed to provided on the side
prevent water entry boundary to ensure
onto adjoining lots, at compliance.
least 1.8m high
above finished
ground level, is
erected between the
swimming pool and
the boundary of the
lot; and
(ii) the top of the wall or
fence is at least 1.0m
above the top of the
coping of the pool.
P3 Adequate open space is A3 The maximum area Alternative provision within
provided for recreation, covered by all buildings medium density residential
service facilities and and structures roofed zone code.
landscaping. with impervious materials,
does not exceed 50% of Refer assessment above.
the lot area.
P4 The height of a building is A4 For lot slopes – Alternative provision within
not to unduly – (a) up to 15%, the medium density residential
(a) overshadow building height is not zone code.
adjoining houses; more than 8.5m; and
and (b) of 15% or more, the Refer assessment above.
(b) obstruct the outlook building height is not
from adjoining lots. more than 10m.
P5 Buildings are sited and A5 Where the distance Not applicable to this
designed to provide separating a window or application.
adequate visual privacy balcony of a detached
for neighbours. dwelling from the side or
P a g e | 38 TOWN PLANNING REPORT
Page 39
rear boundary is less
than 1.5 m –
(a) a permanent window
and a balcony has a
window/balcony
screen extending
across the line of
sight from the sill to
at least 1.5m above
the adjacent floor
level; or
(b) a window has a sill
height more than
1.5m above the
adjacent floor level,
or
(c) a window has obscure
glazing below 1.5m
(Figure 5).
P6 The location of a building A6 A wall is – Not applicable to this
or structure facilitates (a) set back a minimum of application.
normal building 750mm from the side
maintenance. or rear boundary; or
(b) where less than
750mm to the
boundary,
maintenance free,
such as unpainted or
untreated masonry or
prefinished steel
sheeting.
P7 The size and location of A7 Fences, screens, and Not applicable to this
structures on corner sites retaining walls and other application.
provide for adequate structures are not more
sight lines. than 1m high within a
truncation made by 3
equal chords of a 6m
radius curve at the corner
of the 2 road frontages
(Figure 6).
P8 Sufficient space for on- A8 For each detached Complies
site carparking to satisfy dwelling, space is The proposed provides for 2
the projected needs of provided for parking two undercover vehicle spaces
residents and visitors, vehicles on the lot and
appropriate for – the space has –
(a) the availability of (a) minimum dimensions
public transport; as follows:
and (i) for a single
(b) the availability of uncovered
on-street parking; parking space-
and 4.9m by 2.6m
(c) the desirability of wide; and
on-street parking in (ii) for a single
respect to the covered
streetscape; and parking space-
(d) the residents 5m by 3m wide;
likelihood to have and
or need a vehicle. (iii) for a double
covered
parking space 5
by 5.5m wide;
and
P a g e | 39 TOWN PLANNING REPORT
Page 40
(iv) for a single
garage6m by
3m wide
internally; and
(v) for a double
garage 6m by
5.7m wide
internally.
(b) Car parking spaces
may be in tandem,
provided one space
is behind the road
setback required
under Element
1(Figure 7).
10. ADOPTED INFRASTRUCTURE CHARGES RESOLUTION (NO. 8 OF 2024)
Noosa Shire Council made a resolution under the Planning Act 2016 adopted a charge for the entire
Noosa Regional Council local government area. This resolution took effect on and from 15 August,
2024.
The proposal will dwelling will not trigger any additional charges.
11. CONCLUSION
This assessment report has demonstrated the proposed development is consistent with the intent of the
2020 Noosa Plan and therefore should be approved with reasonable and relevant conditions.
P a g e | 40 TOWN PLANNING REPORT
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