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ECM_22343518_v1_Town Planning Assessment Report (1)
Our Ref: 20220681
14 March 2023
Noosa Council
PO Box 141
Tewantin QLD 4565
Via email: [email protected]
Attention: Development Services
Dear Sir/Madam,
DEVELOPMENT PERMIT FOR BUILDING WORKS (DEMOLITION, AND
ALTERATIONS AND ADDITIONS TO AN EXISTING DWELLING HOUSE) AT 2
ARAKOON CRESCENT, SUNSHINE BEACH (LOT 783 ON RP48111)
Please find enclosed a request for a Development Permit for Building Works to be assessed by Noosa
Council. In support of this application please find enclosed:
● DA Form 2 and Referral Checklist;
● Proposal Plans (including Demolition Plans) prepared by Aboda Design Group;
● Arboricultural Impact Assessment prepared by Consult Arborist;
● Geotechnical Investigation prepared by Tectonic;
● Stormwater Management Report prepared by Westera Partners;
● Coastal Hazard Assessment prepared by Royal Haskoning Australia.
The Council application fee will be paid upon receipt of a Council invoice.
1.0 APPLICATION SUMMARY
APPLICATION DETAILS
Street Address: 2 Arakoon Crescent, Sunshine Beach
Real Property Description: Lot 783 on RP48111
APPLICANT DETAILS
Applicant: Christopher Kelly
Document Set ID: 22343518
Version: 1, Version Date: 16/03/2023
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PROPERTY DETAILS
Land Area: 865.99m2
Existing use of land: Dwelling House
STATUTORY DETAILS
SEQRP Designation: Urban Footprint
Local Plan Area: Coastal Communities
Zone: Low Density Residential
Assessment type: Development Permit for Building Work
Statutory referrals: Not applicable
STATUTORY ASSESSMENT
State Instruments: Not Applicable
Local Instruments: Noosa Plan 2020
● Low Density Residential Zone Code;
Applicable Codes ● Low Density Housing Code;
● Coastal Protection and Scenic Amenity Overlay Code.
APPLICATION DETAILS
The following type of approval is being applied for:
● Development Permit for Building Works (Demolition, and Alterations and Additions to an
Existing Dwelling House).
DOCUMENTATION FOR APPROVAL
Plan No. Rev Plan Title Date
WD.101 DA Cover Sheet, prepared by Aboda Design Group 18.01.23
WD.102 DA Renders, prepared by Aboda Design Group 18.01.23
WD.103 DA Renders, prepared by Aboda Design Group 18.01.23
M4371 3000 01 A Contour and Detail Survey Plan, prepared by MinStaff Survey 20.05.22
Sheet 1 of 2
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M4371 3000 01 A Contour and Detail Pre Construction Surface, prepared by 20.05.22
Sheet 2 of 2 MinStaff Survey
WD.106 DA Site Setout Plan, prepared by Aboda Design Group 18.01.23
WD.107 DA GFA and Site Cover, prepared by Aboda Design Group 18.01.23
WD.108 DA Massing Study, prepared by Aboda Design Group 18.01.23
WD.109 DA Beach Elevation Study, prepared by Aboda Design Group 18.01.23
WD.110 DA Beach View, prepared by Aboda Design Group 18.01.23
WD.201 DA Lower Level Plan, prepared by Aboda Design Group 18.01.23
WD.202 DA Main Level Plan, prepared by Aboda Design Group 18.01.23
WD.203 DA Upper Level Plan, prepared by Aboda Design Group 18.01.23
WD.204 DA Demolition Plans, prepared by Aboda Design Group 18.01.23
WD.501 DA Elevations, prepared by Aboda Design Group 18.01.23
WD.502 DA Elevations, prepared by Aboda Design Group 18.01.23
WD.503 DA Elevations, prepared by Aboda Design Group 18.01.23
WD.504 DA Elevations, prepared by Aboda Design Group 18.01.23
WD.601 DA Sections (A+B), prepared by Aboda Design Group 18.01.23
WD.602 DA Sections (C+D), prepared by Aboda Design Group 18.01.23
23_02_10_AIA_ One Arboricultural Impact Assessment, prepared by Consult 10.02.23
Adapt_2 Arborist
PA3303 R1 Coastal Hazard Assessment, prepared by Royal Haskoning 20.02.23
DHV
22484-001 0 Geotechnical Investigation, prepared by Tectonic 24.02.23
S22-003 A Stormwater Management Report, prepared by Westera 02.03.23
Partners
1.1 Pre-lodgement meeting notes
A pre-lodgement meeting was held with Noosa Council on 27 October 2022 (Council Ref: PLM22/0055).
The key items raised in the meeting are detailed below.
Item Response
The height of the wall associated with the BBQ Although only partially a Class 10a structure, the
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and outdoor living area and associated roofline on proposed northern built-to-boundary wall follows
the boundary are an issue in terms of amenity on the same requirements as per QDC MP1.2 A2(d),
adjoining property. These structures are to comply with the exception of a minor encroachment of
with the setback requirements in Noosa Plan. The the mean height being 3.57m. An alternative
garage on the boundary must also comply with solution to justify this non-compliance is provided
QDC requirements, if it is to be on the boundary. in section 4.2 of this report.
The pool and trellis structure also do not meet the The trellis structure has been removed. The pool
setback requirements and this compromises the is less than 4.5m in height, and achieves the
amenity on adjoining land. Due to the height of minimum 1.5m setback requirement.
these structures, they are to comply with the
setback requirements in Noosa Plan.
Further, there is a concern with the height of the See above. The setback to the pool now achieves
pool. This presents significant overlooking the minimum 1.5m setback requirement. The pool
opportunities to the adjoining property. The height is not inground, and had been reduced in length,
of the pool is also a concern as it will be seaward such that it does not extend more than 3 metres
to the coastal building line and will be clearly seen seaward of the coastal building line.
from the beach, especially when lit. There is no
support for a pool seaward of the coastal building
line and at the proposed height and setback to
the side boundary. Please note that the pool that
is more than 1 metre above ground is considered
site cover.
Currently part of the dwelling is within the 6 Given the extent of the coastal building line and
metre setback to Arakoon Crescent. There is a the minimum front setback requirement of 6
concern that the redevelopment will include metres, there is a very little building footprint to
another structure in the front setback which is the work with. In order to protect the coastal dunes,
front entry/ramp which is roofed to a large extent. the proposed extension provided some new built
There is a reluctance to accept this as it will be form in the front setback. Justification to address
quite dominant to the street and it is unlikely to this is provided in section 4.2 of this report.
be supported.
With the application, include with the plan set, the The GFA and Site Cover Plan shows the extent of
coastal building line and ensure the site and floor the building on the site. The coastal building line
plans shows all boundaries of the lot. is shown on the floor plans.
Council’s coastal hazards mapping identifies the Refer to the attached Geotechnical Investigation
site as being within an erosion prone area. Part of and Coastal Hazard Assessment.
the site is within the 2020, while most of the site
is within the 2040 and all of the site is located in
the 2070 area. Provide a Geotechnical Report and
Coastal Hazard Assessment from a registered
engineer who is an expert in coastal erosion
processes.
Provide a stormwater management report that Please refer to the attached Stormwater
aligns with the geotechnical report. Management Report.
Council officers will need to engage geotechnical Noted.
& hydrological engineer to peer review the above
mentioned reports, which will need to be paid for
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by applicant.
The pool and part of the building extends out Refer to section 4.2 of this report.
beyond the coastal line which is not the existing
situation. This is not supported.
Confirmation of setback requirements to The Refer to section 4.2 of this report.
Esplanade - as per the coastal building line. There
is no support for structures seaward of the coastal
building line.
The location of the new driveway may impact on Refer to attached Arboricultural Impact
the health of the existing Norfolk Pine tree. It is Assessment. This tree has been reported to be in
recommended to include an arborist report with fair condition, and has been recommended to be
the application that details recommendations for removed.
the location and construction of the driveway to
ensure its roots and long term health is protected.
It is understood from the modelling shown that No changes to the existing rooftop terrace is
the existing roof top terrace is over height. Please proposed, apart from cosmetic finishes to achieve
note that the roof top terrace approved in 2018 a more natural colour palette.
was conditioned as follows:
Building Height
3. The maximum height of the development must
not exceed 8 metres above the finished ground
level and the natural ground surface. In this
regard the landing balustrade to the roof terrace
must be reduced in height to comply with this
condition.
This means that any modifications to the building
should ensure the roof top terrace complies with
this approval. There is no support for the roof top
terrace and associated balustrade to exceed 8
metres.
The location and extent of the proposed new The proposal does not result in non-worsening of
driveway will need to ensure that the construction on-street parking.
and ongoing use does not reduce the available
carparking on the street or negatively impact on
the significant vegetation in the road reserve.
The extent of earthworks in the road reserve must To be conditioned accordingly.
be kept to the minimum required. The finished
levels must match smoothly with the adjoining
verge areas. Please note that Council will not
support private retaining structures in the road
reserve.
The site is mapped in part as being effected by Stormwater Management Report and Geotechnical
the landslide hazard overlay of the Noosa Plan Investigation attached.
2020. Stormwater runoff from the proposed
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development has the potential to impact on the
stability of the subject site and the adjoining
lands. Any application will need to include a
stormwater management plan and a geotechnical
report which are consistent in regard to the
recommendations for stormwater collection and
disposal.
2.0 SITE LOCATION
The site is legally described as Lot 783 on RP48111, or 2 Arakoon Crescent, Sunshine Beach, and has a
site area of 865.99m2. The site is currently improved by a single dwelling house. Refer to Figure 1 below.
Key location features include:
● The site currently includes a two storey dwelling house with a rooftop terrace. Parts of the house
will be demolished to incorporate the alterations and additions of the proposal;
● Lots surrounding the subject site predominantly a mix of single dwelling houses, duplexes and
apartments;
● Sunshine Beach is located approximately 56m to the east of the subject site;
● Bus stop facilities are located on Belmore Terrace approximately 211m walking distance to the
south-west of the subject site.
Figure 1: Subject Site (Nearmap, accessed November 2022)
3.0 PROPOSED DEVELOPMENT
This application seeks a Development Permit for a Building Works (Demolition and Alterations and
Additions to an existing Dwelling House) in accordance with the attached Proposal Plans prepared by
Aboda Design Group.
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The site is currently occupied by an existing two storey dwelling house with a rooftop terrace. The
development proposes to maintain the existing built form, which comprises two storeys plus a roof
terrace. No new works are proposed over 8 metres in height. The proposed site cover is:
● Lower Level: 30%;
● Main Level: 30.6%.
The Lower Level comprises a double car garage, store room, games room, cellar, study, bar,
multi-purpose room, bedroom, bathroom, laundry and terrace. The Main Level comprises the master
bedroom with ensuite, powder room, kitchen, living, dining, pool and two separate alfresco areas. The
existing roof terrace will be maintained, with changes limited to being cosmetic changes to suit the
proposed natural muted tones. An internal stairwell and lift connects all levels.
A modern and high quality facade has been designed utilising varied building materials, finishes, and a
modern colour palette. Refer to elevation plans and renders in the Proposal Plans, and overleaf in Figures
2 and 3 for more details.
Figure 2: Proposed Development - 3D Render of street presentation
Figure 3: Proposed Development - 3D Render from the rear
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Sufficient private open space is provided on site in the form of a terrace and turfed area on the Lower
Level, two separate alfresco areas and a pool on the Main Level and the existing rooftop terrace. New
landscaping will be incorporated to complement the proposed development. More than 20% soft
landscaping is proposed. The proposed design provides a separate pedestrian entry to the site, which
provides clearly identifiable access to the main entrance through the inclusion of a pathway and
landscaping.
The existing driveway will be extinguished, and a new driveway is proposed further to the south to suit
the proposed design. The existing street trees will be maintained with the exception of one existing pine
tree, which will be removed to accommodate the proposed driveway. The Arborist report prepared by
Consult Arborist provides a summary of tree retention status, protection and work requirements for the
site. A total of nine trees are proposed to be removed (noting that of these nine, three may be
transplanted if deemed appropriate) and fifteen trees will be retained to accommodate the proposal. The
report indicates that the nominated trees for removal of transplanting are awarded a low retention status,
and some are in poor condition.
Waste collection will be provided as per previous arrangements via kerbside collection on the nominated
day of collection. The site can be connected to all essential services.
The proposed lawful point of discharge for the roofwater from the proposed development shall be The
Esplanade kerb and channel via the construction of a new kerb outlet. Runoff from the upper impervious
ground level areas shall be directed to a soakage trench with the remaining lower pervious areas
continuing to discharge to the east as sheet flow. Roofwater runoff from the proposed development shall
be collected on site and directed to the new outlet via the construction of new on site drainage. Refer to
Stormwater Management Report prepared by Westera Partners.
The Coastal Hazard Assessment prepared by Royal Haskoning Australia confirms that the proposed
extension is unlikely to be subject to erosion from the sea during the expected asset lifespan (i.e. 60
years for a residential house). The assessment further recommends a site-specific slope stability
assessment is undertaken to inform the foundation design to mitigate potential beach erosion impacts
associated with future climate changes.
The Geotechnical Investigation prepared by Tectonic confirms the proposed extension results in Low Risk
of slope instability subject to the recommendations outlined in section 7.0 of the report.
INFRASTRUCTURE
Infrastructure Agreement applicable? Not applicable
Existing lawful use for residential Development: 1 dwelling house
Total lawful residential development on the site 1 dwelling house
upon completion of the proposed development:
Existing impervious area (m²). Non-residential Not applicable
development only
Total impervious area (m²) on the site upon Not applicable
completion of the proposed development.
Non-residential development only.
Existing Non-residential GFA Not applicable
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Total GFA – Non-residential upon completion of Not applicable
the proposed development
Services available/ Water (Y)
connections to the property Sewerage (Y)
Electricity (Y)
Telecommunications (Y)
4.0 PLANNING SCHEME ASSESSMENT
Under the Noosa Plan 2020, the site is within the Low Density Residential zone. Refer to the zoning map
extract below in Figure 4.
Figure 4: Zoning Map (Noosa Council, accessed November 2022)
4.1 Table of Assessment
Under the relevant table of assessment for the Low Density Residential zone, the proposed use is subject
to Accepted Development subject to requirements. The proposed development is required to be assessed
against the following codes:
● Low density residential zone code;
● Low density housing code;
● Coastal protection and scenic amenity overlay code.
The proposal has been assessed against the Acceptable Outcomes and Performance Outcomes of the
above codes and is considered compliant. An assessment of the relevant benchmarks has been
undertaken and is included in Attachment A of this letter. Where the proposal does not comply with an
Acceptable Outcome, alternative solutions to satisfy the corresponding Performance Outcome have been
provided below.
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4.2 Planning Scheme Non-Compliances
AO9.1 of the Low Density Residential Zone Code
AO9.1 of the Low Density Residential Zone Code states:
Buildings and structures have a setback of 6 metres from the road frontage, provided that
setback to one frontage may be reduced to 4.5 metres where the lot:
1. has frontage to more than one road; and
2. is less than 600m2 in area; or
3. is less than 15 metres in width.
Parts of the new proposed works are located within the minimum six metre setback requirement. The site
is heavily constrained in terms of the site being located on a bend with a 56m road frontage, and the
coastal building line, leaving a small portion available for development if complied with. Figure 5 shows a
6m setback confirming as such. It is noted however that the existing Dwelling House has been previously
approved with front setback encroachments.
Figure 5: 6m setback requirement
Despite the proposed non-compliances, the proposed is considered compliant with PO9 of the Low
Density Residential zone code in the following ways:
● New works do not exceed the 8 metre height limit, and will therefore not obstruct easterly ocean
views from the western properties across from the subject site. The extent of the
built-to-boundary wall within the front setback has a maximum height of 3.577m (and a mean
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height of 3.57m - 0.07m more than the preferred mean height under QDC MP1.2). This does not
result in any adverse impacts in terms of sunlight to the northern adjoining property. The the
south is a public beach access;
● Visual amenity to the streetscape is improved as a result of the proposal. Building finishes and
materials will be updated to complement the proposed alterations and additions, resulting in a
high quality outcome to the streetscape and adjoining neighbours;
● The extent of the built-to-boundary wall within the front setback is solid with no openings, and
therefore aids in reducing acoustic, overlooking and privacy impacts to the northern adjoining
neighbour;
● As per the Arboricultural Impact Assessment, 9 trees will be removed and 15 trees will be
preserved within the road reserve, allowing for appropriate buffering and softening;
● Within the site, a 1.5m setback is proposed to the new store/garage, with this area proposed to
be landscaped. The remainder of the front of the site comprises the driveway, the existing drying
court and existing landscaping;
● The existing road reserve is on average larger than normal, ranging from 5.8m-10m
approximately, which further assists in offsetting the proposed reduced front setback;
● A number of front setback encroachments are evident in the street; ranging from
built-to-boundary to compliant or exceeding compliance;
● The proposed renovation considers the coastal building line requirements and protection of such
environmental values. The existing terrace on the Lower Level, which sits outside of the coastal
building line, will be maintained. Whilst covered, the Main Level alfresco area projects no more
than 3 metres past the coastal building line and is cantilevered.
In light of the above, the proposal is considered compliant with PO9 of the Low Density Residential zone
code.
AO9.3 and AO9.4 of the Low Density Residential Zone Code
AO9.3 of the Low Density Residential Zone Code states:
Buildings and structures meet the following minimum setbacks to boundaries other than road
frontages and rear boundaries:
1. 1.5 metre setback up to 4.5 metres height;
2. 2 metres setback between 4.5 metres and 7.5 metres height; and
3. 2.5 metres if above 7.5 metres height.
AO9.4 of the Low Density Residential Zone Code states:
Notwithstanding the provisions of AO9.2 and AO9.3, a lesser building setback to:
1. side and rear boundaries may apply for the following provided they comply with the
Queensland Development Code:
a. open carport;
b. swimming pool, garage/shed; and
c. rainwater tank, retaining walls, screens and fences not exceeding 2 metres in height;
and
2. front boundaries may apply for the following provided they comply with the Queensland
Development Code:
a. swimming pool less than 1m above ground level; or
b. decks or balconies less than 1m above ground level.
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We note that parts of the existing house are sited against the northern boundary, with the current height
being 3.892m at its highest point. The proposed 9m long solid built-to-boundary wall is proposed along
the northern boundary in a similar location. The northern built-to-boundary wall has a maximum height of
3.577mm, and a mean height of 3.57m. The mean height is marginally over the preferred 3.5m mean
height by 0.07 of a metre.
The proposal results in a high level of amenity to the adjoining premises in terms of acoustic and visual
privacy, and access to sunlight. This wall is generally compliant in accordance with QLD MP1.2 A2(d),
departing from the fact that only part of this component of the building is a class 10a structure. Although
it is acknowledged that the Main Level of this wall includes a BBQ area, privacy is considered through the
inclusion of a solid wall with no openings, and a herb garden to provide further setbacks to habitable
spaces. Private open space of the northern adjoining owner is situated to the north and east of the
house.
The proposal is considered compliant with PO9 for the following reasons:
● The development achieve the minimum setback requirements to the remainder of the building to the
northern boundary;
● The extent of the mean height encroachment is minimal, and is not considered to adversely affect the
subject site or adjoining site in terms of ventilation and access to sunlight, daylight and breezes;
● The site and its surrounds are oriented to capture prevailing eastern ocean views. The western side of
Arakoon Crescent sits higher than the eastern side, such that the mean height encroachment will not
adversely affect view lines. In addition, no new works occur above the 8 metre height limit;
● Landscaping is provided along all boundaries where practical to provide screening and to soften the
built form. Some vegetation will be maintained as outlined in the Arboricultural Impact Assessment. A
green roof above the BBQ area is proposed. More than 20% soft landscaping is proposed;
● An aerial review of the site and its surrounds has been undertaken, which confirms the proposal is
consistent with the predominant character of the streetscape as described above; and
● The site is not mapped as containing any ecologically important areas such as waterways and
wetlands. The site adjoins environmental open space, however appropriate setbacks are provided to
the eastern boundary.
AO22.1 of the Low Density Housing Code
AO22.1 of the Low Density Housing Code provides specific requirements around development in mapped
landslide hazard areas. As demonstrated in section 4.3 below, the site is mapped as containing landslide
hazard areas. A Geotechnical Investigation is attached which confirms low risk of instability subject to
recommendations.
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4.3 Overlays
The site is constrained the following overlay:
Overlay Comment
Acid Sulfate Soils
The proposal contains areas of Area 2 Acid Sulfate
Soils. The proposal does not include any
excavation of 100m³ or more of material at or
below 5 metres AHD. In accordance with Table
5.9.1, no further assessment is required.
Coastal Protection Area
The site is entirely mapped as coastal protection
and scenic amenity. In accordance with Table
5.9.4, assessment of the Coastal protection and
scenic amenity overlay code is required, and has
been undertaken.
The Coastal Hazard Assessment prepared by
Royal Haskoning Australia confirms that the
proposed extension is unlikely to be subject to
erosion from the sea during the expected asset
lifespan (i.e. 60 years for a residential house). The
assessment further recommends a site-specific
slope stability assessment is undertaken to inform
the foundation design to mitigate potential beach
erosion impacts associated with future climate
changes.
Landslide Hazard
Parts of the site are mapped as containing
moderate hazard areas. In accordance with Table
5.9.8, assessment of the overlay code is not
required as the proposal is for demolition work
and includes renovations to an existing dwelling
house.
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5.0 CONCLUSION
We thank the Council on behalf of the applicant for assessing the above application.
Based on the information provided in this application we respectfully request that Council proceed to
commence their assessment and approve the development subject to reasonable and relevant conditions.
Should you have any questions, please do not hesitate to contact the undersigned.
Yours faithfully,
Adapt Development Management Pty Ltd
Tiani Boulton Liam Pinese
Director Managing Director
E: [email protected] E: [email protected]
M: 0404 924 160 M: 0432497857
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APPENDIX A
CODE ASSESSMENT
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ADAPT
APPENDIX A
CODE ASSESSMENT
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Low Density Residential Zone Code
Performance Outcome Acceptable Outcome Response
PO5 A secondary dwelling may AO5.1 No more than one Not applicable
create permanent housing for an secondary dwelling is provided on
extended family member or other any site regardless of site area.
member of the household resident
in the dwelling house while AO5.2 A secondary dwelling: Not applicable
protecting the low density character
1. has a maximum gross floor
of the site and the zone.
area of 65m²;
2. has no more than two
bedrooms; and
3. does not occur on any
property covered by a
Building Unit Plan.
Building height AO7.1 Buildings and structures are Complies with PO7
PO7 Buildings and structures: no more than 8 metres in building The proposal is a renovation
height and do not exceed 2 to an existing dwelling house,
1. are low rise and present a storeys.
which is over the preferred 8
building height consistent
metre height limit. We note
with structures on adjoining
that no new works are
and surrounding premises
proposed above the 8 metre
and with the predominant
height limit. Some minor
character of the area;
cosmetic modifications are
2. are designed to provide an proposed to the rooftop
interesting streetscape and terrace to complement the
complement landform proposal.
changes;
3. do not visually dominate AO7.2 Where excavation is Complies with AO7.2
the street or surrounding required, the maximum portion of
area; the exposed external façade of the
4. respect the scale of building cannot exceed 8m in
surrounding vegetation and building height.
maintain a vegetated
skyline;
Editor's note—refer to Figure
5. do not unreasonably
AP3-13A
obscure views or lead to
overshadowing of
neighbouring properties; Alternative provision to the QDC
and
6. do not exceed two storeys.
PO8 Site cover and gross floor AO8.1 Site cover of all buildings Complies with AO8.1
area and structures on site does not The development proposes
Development: exceed: 30% (Lower Level) and 30.6%
1. is of a scale compatible 1. for a single storey building (Main Level).
with surrounding – 50%;
development and the 2. for a building of 2 storeys –
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particular circumstances of a. 50% for one of the
the site; storeys; and
2. has a low site impact to b. 30% for the other
maximise the opportunity to storey; or
retain site characteristics, c. 40% for both
such as native vegetation storeys.
and natural landforms;
Editor's note—refer to Figure
3. allows the opportunity to
AP3-9A
provide soft landscaping
between buildings;
4. does not present an AO8.2 Irrespective of site cover,
Complies with AO8.2
appearance of bulk to the total gross floor area of
The proposed gross floor area
adjacent properties, roads combined buildings does not
is 423.2m2.
or other areas in the vicinity exceed 500m with the exception of
2
of the site. the following properties at Park
Road Noosa Heads, where a
maximum gross floor area of
150m2 applies:
1. Lot 57 RP230895;
2. Lot 56 RP230895;
3. Lot 55 RP52918;
4. Lot 54 RP52918; and
5. Lot 3 RP122368.
Alternative provision to the QDC
PO9 Setback AO9.1 Buildings and structures Alternate Solution
Buildings and structures are have a setback of 6 metres from Refer to section 4.2 of this
designed and sited to: the road frontage, provided that report.
setback to one frontage may be
1. provide a high level of reduced to 4.5 metres where the
amenity to users of the lot:
subject site and adjoining
premises, including 4. has frontage to more than
provision of visual and one road; and
acoustic privacy and access 5. is less than 600m2 in area;
to sunlight; or
2. not unreasonably obstruct 6. is less than 15 metres in
views or cause overlooking width.
of private open space or
habitable areas of adjoining
AO9.2 Buildings and structures
premises; Not applicable
meet the following minimum
3. provide adequate distance boundary setbacks to rear The setback requirements
from adjoining land uses; boundaries: within the Coastal Protection
4. preserve existing vegetation and Scenic Amenity overlay
1. where the lot has an area code apply.
that will help buffer of at least 550m2, rear
development; setbacks comply with
5. allow for space and either:
landscaping to be provided a. 3 metres setback
between buildings including up to 4.5 metres in
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adequate area at ground height; and 6
level for landscaping with metres setback
trees, shrubs and outdoor between 4.5
living; metres and 8
6. be consistent with the metres height; or
predominant character of b. no part of the
the streetscape; and building protrudes
7. protect the natural beyond a
character and avoid adverse projection line that
impacts on ecologically rises from 1.8
important areas such as metres above the
national parks, waterways ground at the
and wetlands. property boundary
to a point 8 metres
in height 6 metres
in from the
property boundary,
providing that no
building or
structure is setback
less than 1 metre
from the boundary,
as shown in Figure
6.3.1.4
2. where the lot area is less
than 550m2 the rear
boundary setback is per
other boundaries as
addressed in AO9.3 below;
3. where the rear boundary of
a lot adjoins a reserve,
public open space or
access easement the rear
boundary setback may be
as for other boundaries as
addressed in AO9.3 below.
Editor’s Note—Where the property
is a corner lot with two road
frontages, there is no “rear
boundary” and both common
property boundaries are considered
as other boundaries as addressed
in AO9.3.
AO9.3 Buildings and structures Alternate Solution
meet the following minimum Refer to section 4.2 of this
setbacks to boundaries other than report.
road frontages and rear
boundaries:
4. 1.5 metre setback up to
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4.5 metres height;
5. 2 metres setback between
4.5 metres and 7.5 metres
height; and
6. 2.5 metres if above 7.5
metres height.
AO9.4 Notwithstanding the Complies with AO9.4
provisions of AO9.2 and AO9.3, a Refer to section 4.2 of this
lesser building setback to: report.
3. side and rear boundaries
may apply for the following
provided they comply with
the Queensland
Development Code:
a. open carport;
b. swimming pool,
garage/shed; and
c. rainwater tank,
retaining walls,
screens and fences
not exceeding 2
metres in height; and
4. front boundaries may apply
for the following provided
they comply with the
Queensland Development
Code:
a. swimming pool less
than 1m above
ground level; or
b. decks or balconies
less than 1m above
ground level.
AO9.5 Buildings and structures on
premises with frontage to the Not applicable
Noosa River system are setback not
less than 10 metres from the mean
high water spring as shown in
Figure AP3-15A
Alternative provision to the QDC
PO10 Land adjoining the revetment AO10 For premises adjoining a Not applicable
wall and for a width of 4.5 metres watercourse within the Noosa
serves flood detention and amenity Waters estate no building work,
functions, free of structures and filling or excavation works occurs
impervious surfaces. within 4.5 metres from the centre
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line of the top of the concrete
revetment wall.
Editor's note—refer to Figure
6.3.1.5
Alternative provision to the QDC
PO11 The flood detention and AO11.1 A minimum of 25% of the Not applicable
amenity functions of the area area within 4.5 metres of the
adjoining the Noosa Waters revetment wall is gardens planted
revetment wall are retained and with shrubs and small trees with a
enhanced by ensuring: mature height of 3 metres or less.
works do not protrude through a
batter line of 1:4.5 measured from AO11.2 The ground surface within Not applicable
the centre line of the revetment the first metre of the revetment
wall; wall—
there is no additional load placed on is grass or ground cover; and
the revetment wall; does not include shrubs.
works do not pose a risk to the
membrane adjoining the revetment AO11.3 Side boundary fences Not applicable
wall; within 4.5 metres of the revetment
wall taper down to a maximum
the watercourse and surrounding height of 1.2 metres at the
land uses are not adversely affected revetment wall and no more than
by development (building works, 1.5 metres at a distance of 2.25
filling or excavation) ensuring: metres from the revetment wall.
the area is predominantly soft
landscaping; AO11.4 No shore side anchor Not applicable
a maximum of 25% of the area is points are within 4.5 metres of the
impervious; revetment wall.
dominant impervious areas and
masonry retaining walls are
avoided;
retaining structures and the like are
light weight, low rise and screened
by landscaping;
natural materials such as timber or
rock are used rather than
manufactured materials;
the acoustic privacy and access to
sunlight of surrounding
development is protected;
views are not impeded; and
shore side anchor points are
avoided.
PO12 Streetscape and AO12.1 Buildings are orientated Complies with AO12.1
presentation towards the street by having the The proposal is oriented
Buildings and structures are main entrance easily recognisable towards the street frontage.
designed to: from the street and including two The main entry point is easily
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address the street and contribute or more of the following design recognisable via a separate
positively to the streetscape elements in the front facade: pedestrian arrival, external
character; 1. verandahs; stairs, landscaping, and
avoid large continuous wall planes 2. porches; window
and bulky elevations or boxy 3. external stairs; openings/semi-transparent
profiles; 4. awning or shade screening.
structures; or
maintain a domestic appearance
5. window openings.
consistent with detached dwelling
houses.
AO12.2 No wall greater than 5 Complies with AO12.2
metres in height has a length No wall greater than 5 metres
greater than 20 metres. in height has a length greater
than 20 metres.
AO12.3 Where buildings are raised Complies with AO12.3
on posts or stumps with a The maximum distance is
suspended floor, the distance approximately less than 3m.
between the ground and the lowest
part of the floor of the building
does not exceed 3 metres.
Editor's note—refer to figure 6.9.1B
AO12.4 Development visible from
the street includes no more than: Complies with AO12.4
The proposal will include one
1. one letter box;
letter box, one electricity
2. one electricity meter box;
metre box, three wheelie bins
3. three wheelie bins; and
and a double garage door.
4. three garage doors.
AO12.5 Any shipping containers, Not applicable
railway carriages or similar are
placed behind a dwelling house and
not visible from the street.
PO13 Garages and carports are AO13.1 No more than three Complies with AO13.1
designed and sited to visually garage doors, having a combined A double garage door is
integrate with the dwelling and total width not exceeding 7.2 proposed which has a width of
avoid dominating the street by: metres present to the street front. <7.2m.
1. minimising the width of the
garaging structure; AO13.2 Double width garages do Not applicable
2. minimising projection of the not occur on any lot less than 10
structure forward of the metres wide.
main face of the dwelling;
and AO13.3 On a lot less than 12.5 Not applicable
3. ensuring the pedestrian metres wide double garages are
entrance / front door is permitted only where:
visible from the front 1. the lot is at least 10 metres
property boundary. wide;
2. the building is more than
one storey in height; and
3. the total width of the
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garage does not exceed
60% of the width of the
lot.
AO13.4 On lots with a width of at Not applicable
least 12.5 metres but not
exceeding 14 metres the total
width of the garage does not
exceed 50% of the width of the lot
and garage doors do not exceed a
total width of 6 metres.
AO13.5 On lots with a width of Complies with AO13.5
more than 14.0 metres, garage The proposal has a garage
doors within 10 metres of the front door width of less than 6.7m.
boundary do not present a
combined width of more than 6.7
metres or 40% of the lot width
whichever is the lesser.
Editor’s Note— The lot width would
be measured at the frontage unless
the lot was irregular in shape being
for example on a bend or at the
head of a cul-de-sac, in which case
it would be the width of the lot in
line with the front of the garage.
PO14 AO14 Not applicable
Basements (including the entry Basements: No basement is proposed.
points to them): 1. are limited to one access a
maximum of 6 metres
1. do not dominate the street wide; and
or building design; 2. do not encroach into
2. visually integrates with the boundary setback areas.
residential building; and
3. do not present as a storey Editor's note—refer to figure 6.9.2
to the street.
PO16 Roof design AO16.1 With the exception of the Not applicable
Roof designs: reuse or renovation of an existing The site is within the Coastal
building which does not comply, in Communities local plan area.
1. contribute positively to the areas other than the Coastal
character of the Communities and Noosa Heads
streetscape; local plan areas:
2. incorporate eaves and roof 1. the main roof of buildings
overhangs; has a pitch no less than 5
3. avoid boxy elevations on degrees; and
the front facade of the 2. eaves apply to at least
building; 75% of the perimeter of
4. do not present an the roof.
appearance of excessive
bulk to the street or Editor’s Note — 450 millimetre
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neighbouring properties; eaves will achieve AO16.1(b)
5. do not create opportunities provided a 150 millimetre gutter is
for residents or building used.
users to overlook the
private open space or view AO16.2 The total width of any Complies with AO16.2
into habitable windows or parapet wall does not exceed 50% No parapet walls proposed.
doors of neighbouring of the width of the front facade of
properties. a building.
Complies with PO16
AO16.3 Development does not
The existing rooftop terrace
include rooftop terraces.
will be maintained, with some
minor cosmetic changes
proposed (natural tones and
colours) to complement the
proposed alterations.
PO17 Safety and amenity AO17.1 Boundary fences and walls Complies with AO17.1
Development is designed to are designed to allow for casual The front fence comprises a
maintain the safety and security of surveillance from the property to combination of stone wall and
persons on the premises and the street and any adjoining public transparent batten screen
nearby premises and to avoid spaces. gates to allow for casual
significant adverse changes to the surveillance opportunities, and
solar access, air quality, noise, Editors note- Casual surveillance to provide clearly articulated
accessibility or other conditions can be achieved by using open vehicle and pedestrian access
enjoyed by users of associated, construction where no more than points. The portion of solid
adjoining or nearby premises. 50% of the fence or wall is solid fence is setback behind
and can't be seen through. landscaping which softens the
form of the fence from the
streetscape. The fence has
been designed to maintain the
safety and security of the
subject site and to the
streetscape.
AO17.2 Landscaping, fences or Complies with AO17.2
other works on property boundaries Landscaping, fencing and the
or road reserves do not create feature entry pathway will be
impediments for pedestrian or located wholly within the site.
cyclist use of the footpath.
AO17.3 No more than one heavy
Not applicable
vehicle (or combination of heavy
vehicles) of more than 4.5 tonnes,
or with a total length in excess of
7.5 metres is parked on the
property overnight.
AO17.4 No flood lighting is used Not applicable
on site and the vertical illumination
resulting from direct, reflected or
other incidental external lighting
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emanating from the site does not
exceed 8 lux when measured at
any point 1.5 metre outside the
boundary and at any level from
ground level upward
PO18 Sports courts AO18.1 A 1.5 metre landscaped Not applicable
Lighting and noise associated with buffer separates any private tennis
outdoor tennis courts, half courts or court, half court or sports court
sports courts do not have an from side property boundaries
adverse impact upon the amenity where adjoining land in a
enjoyed by occupants of adjoining residential zone or in the Rural
or nearby premises nor cause Residential zone.
unreasonable disturbance to local
fauna. AO18.2 Courts are fenced to a Not applicable
height of—
1. 3.6 metres for a full sized
court; or
2. 2.4 metres for a half court.
AO18.3 Courts are not lit. Not applicable
or
AO18.4 For lit courts: Not applicable
1. lighting structures are not
more than 8 metres in
height and set back at least
2 metres from any property
boundary;
2. the court is located at least
60 metres from the
external wall of an existing
or approved residential
dwelling on an adjacent or
nearby lot (as measured
from the centre line of the
court);
3. the vertical illumination
resulting from direct,
reflected or other incidental
lighting emanating from
the site does not exceed 8
lux when measured at any
point 1.5 metres outside
the boundary and at any
level from ground level
upward; and
4. lighting is hooded or
baffled to direct lighting
downward or is of a type
that gives no upward
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component of light when
mounted horizontally.
PO19 Environment, heritage AO19.1 For landscape amenity Complies with AO19.1
and scenic amenity reasons, cut or fill is less than 1.5 The maximum depth of any
Development: metres in depth relative to the earthworks is less than 1.5m.
ground level.
1. has minimal impact on the
natural landform and
Can comply with AO19.2
landscape of the site; AO19.2 Development does not
To be addressed at the
2. does not lead to erosion or result in sediment or other material detailed design phase as
the transport of sediments including building materials or required.
off site; and waste products being deposited or
released into the road reserve,
3. does not lead to the
stormwater drain or adjacent
disturbance of natural
properties.
features, buildings or
structures of cultural
heritage significance. AO19.3 Development on a site Not applicable
adjoining a local heritage place
respects the cultural heritage
significance of the place by
mitigating any adverse impacts on
the setting or integrity of the
heritage values.
Editor’s Note—Local heritage places
are identified on the Heritage and
Character Area Overlay Maps in
Schedule 2.
PO20 Development on sloping AO20.1 To protect scenic amenity Can comply with AO20.1
sites: and other landscape qualities:
Please refer to Geotechnical
1. is visually responsive to the 1. buildings and structures Investigation prepared by
natural topography and sits are not constructed on land Tectonic.
within the landscape rather with a slope greater than
than dominating it; 33%; and
2. steps down slopes or uses 2. buildings and structures
suspended floor are only constructed on
construction, minimising cut steep slopes if:
or fill and avoiding a. there are no other
benching of the site; suitable building
3. retains natural vegetation sites on the
that assists in screening or property; and
visually softening b. construction
development; and utilises suspended
4. uses materials, finishes and floors or pole
colours that complement footings rather
the natural setting and than slab on
integrate with the ground
landscape and skyline. construction.
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AO20.2 On sloping sites or on Can comply with AO20.2
ridgelines at the uppermost edge of
a hill slope:
1. roof lines are generally
parallel with contours of
the land;
2. roofs do not exceed a pitch
of 15 degrees;
3. buildings do not protrude
above the height of
prevailing vegetation; and
4. undercroft areas exceeding
1.5 metres in height are
screened with landscaping
or battens.
Editor's note—refer to Figure
AP3-3B
AO20.3 On sloping sites slab on Complies with PO20
ground construction is avoided to
minimise building bulk and
benching of the site. Split-level
buildings with small floorplates are
used as an alternative. Post and
beam construction or suspended
floor or pole footings may be
appropriate.
Editor's note—refer to Figure
6.9.1A and Figure 6.9.1B
AO20.4 Buildings: Complies with AO20.4
1. are constructed in Refer elevations and renders.
lightweight materials such
as timber or board,
stainless steel, glass and
corrugated iron;
2. are finished with exterior
colours of moderate to
darker shades of olive
green, brown, green, blue,
charcoal or wood stains
that blend with the colour
and hues of the
surrounding vegetation and
landscape;
3. avoid large expanses of
solid colours or reflective
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surfaces.
PO21 Earthworks and drainage AO21 Filling and excavation for Can comply with AO21
Filling and excavation for operation works are designed and To be addressed at the
operational works do not directly, constructed to ensure overland detailed design phase.
indirectly or cumulatively cause flow and/or flooding is not
adverse impacts external to the worsened, impeded, or otherwise
development site by: diverted to adversely affect other
properties or downstream
1. causing ponding of water environments.
on the site or nearby land;
2. increasing flooding, which
adversely affects the safety
or use of any land upstream
or downstream; or
3. adversely affecting the flow
of water in any overland
flow path.
Low Density Housing Code
Performance Outcome Acceptable Outcome Response
Removal homes AO2.1 Any part of a removal Not applicable
PO2 A removal home— home that is affected by termite
1. does not have an adverse attack, borers, dry rot or severe
impact on the amenity of the weathering or is damaged as a
premises or surrounding premises; consequence of relocation, is
and repaired or replaced using new or
2. maintains the safety of sound second-hand materials.
people and property.
AO2.2 Where located within the Not applicable
urban boundary, external surfaces
of the building are cleaned and
painted.
Editor’s Note— the urban
boundary is indicated on the zone
maps contained within Schedule
2.
Editor’s Note— applicants will be
required to pay a performance
bond to Council before final
building approval is granted. The
bond is held by Council until all
external building works are
completed to a satisfactory level,
usually within a 12 to 24 month
time frame.
Housing choice AO3 A secondary dwelling: Not applicable
1. has a maximum gross floor
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PO3 A secondary dwelling: area of 65m²; The proposal does not include
1. forms part of a dwelling 2. has no more than 2 a secondary dwelling.
house and is not subdivided from bedrooms;
the balance of the dwelling house; 3. does not occur on any
2. contributes to housing property covered by a Building Unit
choice for members of the one Plan; and
household; 4. does not occur on a
3. protects the low density property that already contains a
residential, rural residential or rural dual occupancy or secondary
character of the zone; dwelling.
4. does not occur on a
property covered by a Building Unit
Plan or any property already
containing more than one dwelling;
5. is accompanied by
sufficient car parking.
PO4 AO4 Not applicable
Rooming accommodation is located Rooming accommodation provides The proposal does not include
on a site with convenient access to housing choice within urban rooming accommodation.
employment or education as well as boundaries is limited to sites within:
goods and services including public 1. 1,500 metres walking
transport. distance, via a sealed
pathway, of land within the
Major centre zone, District
centre zone or 800 metres of
land within the
Neighbourhood centre zone;
or
2. 800 metres walking distance,
via a sealed pathway of a
pedestrian access point of a
hospital or tertiary education
establishment; or
3. 400 metres walking distance,
via a sealed pathway, of a
Translink bus stop.
Car parking AO7 Car parking is provided in Complies with AO7
PO7 Sufficient car parking is accordance with Table 9.4.1.4 of Two covered car parking
provided to accommodate the the Driveways and parking code. spaces can be provided in the
number of vehicles likely to use the garage.
site.
Bushfire Hazard Management AO15 Within a bushfire hazard Not applicable
PO15 Where located in a Bushfire area where there is no reticulated The site is not mapped in the
Hazard Area as shown on the water supply, the premises has: Bushfire Hazard Area.
Bushfire Hazard Overlay Map in 1. an accessible dam,
Schedule 2 and not in a water swimming pool or water tank
service area, an adequate, reliable, available for firefighting purposes
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safely located and freely accessible with an onsite water volume of not
water supply is provided for fire less than 5,000 litres; and
fighting purposes, which is in 2. a water supply outlet pipe
addition to day to day water supply. 50 millimetres in diameter and
fitted with a standard fire brigade
fitting connected to the water
supply (other than where the water
supply is in a swimming pool or
dam).
Editor’s Note — Water supply
capacity for firefighting purposes is
in addition to water supply capacity
for household use.
Flood Hazards AO16.1 Where the development is Not applicable
PO16 Development is designed located in the Flood Hazard Area as The site is not mapped in the
and sited to ensure risk to people shown on Flood Hazard Overlay Flood Hazard Area.
and property from flooding is Map in Schedule 2, the finished
avoided or minimised. floor level of habitable rooms is at
least 300 millimetres above the
Defined flood event (DFE).
OR
AO16.2 Where the DFE has not Not applicable
been modelled for the area, the
finished floor level of habitable
rooms is at least 500 millimetres
above the highest recorded flood.
Editor's Note—The QDC mandatory
provisions MP3.5 also apply to the
construction of buildings in flood
hazard areas.
Major Electricity Infrastructure AO18.1 Development including any Not applicable
& Substations sensitive land uses is at least: The site is not mapped as
PO18 Development is sufficiently 1. 50 metres from a containing major electricity
separated from major electricity transmission substation; infrastructure or substations.
infrastructure and substations to 2. 10 metres from any other
minimise the likelihood of nuisance substation; and
or complaint.
3. 30 metres from a
transmission line easement.
AO18.2 Habitable buildings are not Not applicable
located within an easement for a The site is not mapped as
distribution line. containing major electricity
infrastructure or substations.
Landslide Hazard Area AO22.1 Alternate Solution
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PO22 Development, including associated Refer to section 4.2 of this
access, is not located on land report.
Development maintains the safety
identified as a landslide hazard area
of people, property and hazardous
on a Landslide Hazard Overlay Map.
materials stored in bulk from the
risk of landslide.
AO22.2 Complies with AO22.3
Development, including associated below.
access, is located outside Refer to the attached
moderate, high and very high Geotechnical Report prepared
landslide hazard areas and areas by Tectonic.
with 15% slope or greater, as
determined by a site-specific
slope-analysis.
Editor's Note—A site- specific
geotechnical assessment may be
used to demonstrate that although
the proposed development is
shown on the Landslide Hazard
Overlay as being in the moderate,
high or very high landslide hazard
area, the landslide risk is low or
very low.
OR
AO22.3
A site-specific geotechnical
assessment is prepared by a
registered professional engineer to
certify that:
1. the stability of the site,
including associated
buildings and
infrastructure, will be
maintained and
operational for the life
of the development;
2. the site is not subject
to the risk of landslide
activity originating from
other land, including
land above the site;
and
3. 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.
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AO22.4 Can comply with AO22.4
Any specific measures identified in
a site specific geotechnical
assessment for stabilising the site
or development are to be fully
implemented.
Coastal Protection and Scenic Amenity Overlay Code
Performance Outcome Acceptable Outcome Response
PO1 Development allows for natural No acceptable outcome provided. Complies with PO1
fluctuations of the coast and Refer to Coastal Hazard
foreshores to occur, including Assessment.
allowance of climate change.
Editor's note—Coastal erosion areas are
identified on Council's online mapping for the
years 2040, 2070 and 2100.
PO2 Development is located, No acceptable outcome provided. Complies with PO2
designed and constructed to: Refer to Coastal Hazard
1. maintain dune crest heights Assessment.
and minimise and mitigate
the risk to development
from wave overtopping and
storm tide inundation; and
2. maintain or enhance coastal
ecosystems and natural
features such as coastal
creeks and marine plants
including mangroves, salt
marshes and coastal
wetlands, to assist in
protecting and buffering
communities and
infrastructure from sea-level
rise and coastal inundation
impacts.
PO3 Where a coastal building line No acceptable outcome provided. Complies with PO3
exists on a lot, all buildings, The coastal building line is
structures and retaining walls do noted on the floor plans within
not extend seaward of the coastal the Proposal Plan set prepared
building line for the site, other by Aboda Design Group as a
than— red line. The Lower Level
1. uncovered and unenclosed comprises an existing terrace.
cantilevered balconies that No changes are proposed. The
do not extend greater than Main Level proposes a new
3 metres seaward of the cantilevered deck. Section 7
coastal building line; and of the Coastal Hazard
2. are setback a minimum of 6 Assessment provides further
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metres from the seaward discussions on the proposal
boundary (see Figure and the coastal building line.
8.2.4.4).
Editor's Note—State coastal building lines are
identified on the Coastal Protection Overlay
Maps. State coastal building lines are
declared under the Coastal Protection and
Management Act 1995.
PO4 Where a coastal building line No acceptable outcome provided. Not applicable
does not exist on a lot fronting the
beachfront or a reserve adjoining
the beachfront, new buildings and
structures are setback no less than
6 metres from the seaward
boundary of the site.
PO5 Development within the AO5 A mix of native landscaping, Complies with AO5
Coastal Protection and Scenic such as ground covers, shrubs and Existing vegetation to be
Amenity Area is— trees, is provided for a width of 5 maintained and any tree to be
1. designed to protect metres from the seaward or rear removed will be supplemented
character and scenic boundary of the site to provide 3 to 1. No clearing will occur
amenity and integrate with adequate landscape buffering to seaward of the coastal
the surrounding natural protect the coastal dune system. building line.
landscape and skyline
Editor's Note—Refer to the Table 3.1 & 3.2
vegetation (see Figure of PSP2 Landscaping for suitable coastal
AP3-3A); and species.
2. finished predominately in
Editor's Note The following is a useful guide
colours and hues of the for ensuring that buildings blend with the
surrounding natural natural surrounds.
landscape.
External building materials that are
lightweight and comprise predominantly
timber or board, stainless steel, glass, and
corrugated iron will generally be more in
keeping with the beach/riverside character
than concrete rendered block.
Use external colours and roof finishes which
are non-reflective and which do not cause
glare. Shades that match the colours and
tones of surrounding vegetation will ensure
the buildings are less visually prominent
from the beach or the water.
Appropriate wall colours will depend on the
existing native vegetation and backdrop, but
may include muted earth/environmental
tones that blend with the natural
environment, such as–
● green;
● olive green;
● blue green;
● grey green;
● green blue;
● indigo;
● brown;
● blue grey; and
● green yellow.
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PO6 Rear fences adjacent to the AO6.1 Rear fences adjacent to the Not applicable
beachfront within the Coastal beachfront within the Coastal Existing rear fencing to be
Protection Area are designed and Protection Area incorporate the maintained.
sited to be sympathetic with the following—
visual amenity of the beachfront 1. height of no more than 1.2
and do not degrade the natural metres; and
beachfront character. 2. open construction (ie at
least 50% transparent);
3. lightweight materials (eg.
timber); and
4. dark colours to blend with
the natural landscape.
AO6.2 Gates are not installed in
fences as direct access to the
beachfront does not occur.
AO6.3 Only beach access points for
use by the community are
constructed.
33
Document Set ID: 22343518
Version: 1, Version Date: 16/03/2023