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kha
DEVELOPMENT
M A N A G E R S
TOWN PLANNING REPORT
PL A N N I N G | SU R V EY I NG | P R O J EC T M A NAGEMENT | COURT AP PE ALS
Sunshine Coast Suite 1, Corner Surf Road & Gardak St Alexandra Headland Qld 4572
PO Box 6380, Maroochydore BC Qld 4558
p | 07 5443 2844 f | 07 5443 7146 w | www.kenhicks.com.au
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Page 2
KHA DEVELOPMENT MANAGERS TOWN PLANNING REPORT 12128 TABLE OF CONTENTS 1.0 Executive Summary ................................................................................................................. 2 2.0 Introduction ............................................................................................................................ 3 3.0 Site Description ....................................................................................................................... 4 4.0 Proposal ................................................................................................................................. 5 5.0 Planning Assessment ............................................................................................................... 6 5.1 South East Queensland Regional Plan (SEQRP)...................................................................... 6 5.2 Queensland coastal plan ...................................................................................................... 6 5.3 The Noosa Plan ................................................................................................................... 7 5.3.2 Level of Assessment.......................................................................................................... 7 5.3.3 Applicable Overlays ........................................................................................................... 7 5.3.4 Applicable Codes............................................................................................................... 8 6.0 Conclusion .............................................................................................................................. 9 ATTACHMENTS Attachment A – Noosa Plan Code Assessment prepared by KHA Development Managers Attachment B – Architectural Plans prepared by Sparks Architects Attachment C – Adjoining Landowner Consent Development Application For Material Change of Use – Detached House 44 Seaview Terrace, Sunshine Beach
Page 3
KHA DEVELOPMENT MANAGERS TOWN PLANNING REPORT 12128
1.0 EXECUTIVE SUMMARY
SITE DETAILS
Address 44 Seaview Terrace, Sunshine Beach
Property Description Lot 58 on RP81810
Area 640m2
Local Authority Sunshine Coast Regional Council
Current Use Detached House
Registered Owners Louise Suzanne Yunker
SOUTH EAST QUEENSLAND REGIONAL PLAN
Land Use Designation Urban Footprint
PLANNING SCHEME DESIGNATIONS
Planning Scheme The Noosa Plan 2006
Locality Eastern Beaches
Zone Detached Housing
Overlays Environmental Protection Area
Landslide Hazard Area
Low Potential Acid Sulfate Area
Medium Bushfire Hazard
Coastal Protection Area
APPLICATION DETAILS
Applicant Louise Yunker C/- KHA Development Managers
Proposal Detached House
Application Type Development Permit for Material Change of Use
Level of Assessment Code Assessable
Applicable Codes Detached House Code
Natural Resources Overlay Code
Referral Agencies Department of Environment and Heritage Protection
Development Application For Material Change of Use – Detached House
44 Seaview Terrace, Sunshine Beach
Page 4
KHA DEVELOPMENT MANAGERS TOWN PLANNING REPORT 12128 2.0 INTRODUCTION This Town Planning report has been prepared by KHA Development Managers to accompany a Development Application made by Louise Yunker. The application seeks a Development Permit for Material Change of Use for a Detached House on land located at 44 Seaview Terrace, Sunshine Beach and described Lot 58 on RP81810. The property is situated in the Eastern Beaches Locality within the Detached Housing Zone under The Noosa Plan. The inclusion of the site within the Coastal Protection Area triggers Code Assessment. The purpose of this report is to describe the characteristics of the subject site and surrounding land uses, detail the proposed development, and address all relevant town planning issues in respect of the proposal. This report should be read in conjunction with the accompanying covering letter, IDAS Development Application forms and Architectural Plans prepared by Sparks Architects. Development Application For Material Change of Use – Detached House 44 Seaview Terrace, Sunshine Beach
Page 5
KHA DEVELOPMENT MANAGERS TOWN PLANNING REPORT 12128
3.0 SITE DESCRIPTION
The subject site is situated at 44 Seaview Terrace, Sunshine Beach and is described as Lot 58 on
RP81810. The site has an area of 640m2 with a frontage to Seaview Terrace of 14.75m.
The site, which is situated within an established residential neighbourhood, contains an existing
detached house which will be demolished. While generally flat, the site does slope away from the rear
of the site towards the beach. The site achieves a 30m (approx.) vegetation buffer between the rear
property boundary and the foreshore. The site does not contain any remnant vegetation.
The site has current connection to established physical infrastructure networks including
telecommunications, electricity, water, and sewer.
The location and context of the subject site in Sunshine Beach is illustrated in Figure 1 and Figure 2.
SUBJECT SITE
Figure 1 - Subject site (www.sunshinecoast.qld.gov.au/ Mymaps)
SUBJECT SITE
Figure 2 - Subject site’s location within the locality (www.sunshinecoast.qld.gov.au/ Mymaps)
Development Application For Material Change of Use – Detached House
44 Seaview Terrace, Sunshine Beach
Page 6
KHA DEVELOPMENT MANAGERS TOWN PLANNING REPORT 12128 4.0 PROPOSAL The proposal seeks to establish a Detached House in accordance with the Architectural Plans prepared by Sparks Architects included in Attachment C. The proposed development is 2 storeys / 8m in height and has been designed with a contemporary urban appearance which reflects the distinctive beachside character of the surrounding area. The building design incorporates variation in roof form and materials consisting of skillion roofs, roof top gardens “green roofs”, aluminium louvers, solar water heating panels and heat resistant glass roofs. Building materials include timber batten shutters, titanium zinc roof fascia and soft lining, smooth set render and off form concrete walls and timber battens and structures which promotes an articulated built form. The house features an entry nook with bench, double lock-up garage with internal work bench, kitchen with larder, laundry with drying deck, powder room, dining, lounge inc. fire nook, living room, winter court inc. bbq area, drying court, and deck on the ground floor. Six (6) bedrooms (two inc. ensuites), main bathroom and daybeds overlooking the internal atrium are included on the first floor. The house also features a swimming pool with outdoor shower, look-out deck and an internal atrium which promotes natural light and breezes throughout the dwelling. Lush landscaping is featured throughout the site, with 77% (498m2) of the site landscaped. A 23,000l water tank is also provided. A screened bin store and gas tank area is proposed beside the garage. Bins can be easily manoeuvred to the street for weekly servicing. Development Application For Material Change of Use – Detached House 44 Seaview Terrace, Sunshine Beach
Page 7
KHA DEVELOPMENT MANAGERS TOWN PLANNING REPORT 12128 5.0 PLANNING ASSESSMENT 5.1 SOUTH EAST QUEENSLAND REGIONAL PLAN (SEQRP) Figure 3: South East Queensland Regional Plan 2009 – 2031 Land Use Designation (www.information.qld.gov.au /RegPlan) Comment: The subject site is identified under the South East Queensland Regional Plan 2009 - 2031 as being in the Urban Footprint. The proposal does not trigger any assessment against the regulatory provisions of the Regional Plan. 5.2 DRAFT COASTAL PROTECTION STATE PLANNING REGULATORY PROVISION Figure 5: Queensland Coastal Plan (DEHP) Comment: The site is mapped under the Queensland Coastal Plan as being within the Coastal Zone and Coastal Management District and is traversed by the Coastal Building Line. The site is not subject to any Hazard area mapping. It is noted however that the Draft Coastal Protection State Planning Regulatory Provision has suspended the operation of the State Planning Policy 3/11: Coastal Protection. The application triggers referral to the Department of Environment and Heritage Protection under the Sustainable Planning Regulation. Development Application For Material Change of Use – Detached House 44 Seaview Terrace, Sunshine Beach
Page 8
KHA DEVELOPMENT MANAGERS TOWN PLANNING REPORT 12128
5.3 THE NOOSA PLAN
Under The Noosa Plan, the site is included in the Detached Housing Zone of the Eastern Beaches
Locality.
5.3.2 LEVEL OF ASSESSMENT
Under the table of assessment for Material Change of Use for the Detached Housing Zone in the
Eastern Beaches Locality, a Detached House, is a consistent use and subject to Self-assessment.
However, as the site is included within a Coastal Protection Area, the table of assessment for the
Natural Hazards and Natural Resources Overlays triggers Code Assessment.
5.3.3 APPLICABLE OVERLAYS
Overlays recognise a wide range of environmental features and values across localities and zone
boundaries and need to be given particular consideration in preparing and assessing development
proposals.
The subject site is subject to the Biodiversity Overlay and Natural Hazard: Bushfire & Acid Sulfate
Soils Overlay and Landslide and Flooding Overlay, Biodiversity Overlay and Natural Resources Overlay
as detailed below:
Overlays Comment
Biodiversity Overlay
The site is identified under the Biodiversity
Overlay as being within an Environmental
Protection Area.
In accordance with the applicable assessment
table a detached house is exempt, and no
further assessment is required.
Natural Hazard: Bushfire & Acid Sulfate Soils Overlay
The site is identified under the Natural Hazard:
Bushfire & Acid Sulfate Soils Overlay as
containing high and low potential acid sulfate
areas and Medium Bushfire Hazard Area.
The proposal involves less than 50m3 of cut.
In accordance with the applicable assessment
table a detached house is exempt, and no
further assessment is required.
Development Application For Material Change of Use – Detached House
44 Seaview Terrace, Sunshine Beach
Page 9
KHA DEVELOPMENT MANAGERS TOWN PLANNING REPORT 12128
Natural Hazard: Landslide and Flooding Overlay
The site is identified under the Natural Hazard:
Landslide and Flooding Overlay as being within a
Landslide Hazard Area.
In accordance with the applicable assessment
table a detached house is exempt, and no
further assessment is required.
Natural Resources Overlay
The site is identified under the Natural
Resources Overlay and as being within a Coastal
Protection Area.
In accordance with the applicable assessment
table the proposed detached house is subject to
assessment the Natural Resources Overlay Code.
An assessment against the relevant code is
included in Attachment A.
5.3.4 APPLICABLE CODES
The proposed development is Code Assessable and is subject to assessment against the following
codes:
Detached House Code
Natural Resources Overlay Code
An assessment of the applicable codes has been undertaken by KHA Development Managers and
included as Attachment A. This code assessment has determined that the proposal complies with
applicable specific outcomes. Where probable solutions are not met compliance with the specific
outcome is demonstrated.
Development Application For Material Change of Use – Detached House
44 Seaview Terrace, Sunshine Beach
Page 10
KHA DEVELOPMENT MANAGERS TOWN PLANNING REPORT 12128
6.0 CONCLUSION
This Town Planning report has been prepared by KHA Development Managers to accompany a
Development Application made by Louise Yunker. The application seeks a Development Permit for
Material Change of Use for Detached House on land located at 44 Seaview Terrace, Sunshine Beach
described as Lot 58 on RP81810.
The property is situated in the Eastern Beaches Locality within the Detached Zone under The Noosa
Plan. The proposed Detached House is subject to Code Assessment as the site is subject to the
Coastal Protection Area Overlay.
Planning support is justified on the following grounds:
The proposal is a consistent use under the Noosa Plan 2006;
The proposal generally complies with the applicable provisions of the Noosa Plan 2006.
Where the probable solutions of the codes are not met, compliance with the specific
outcomes has been demonstrated;
The proposed development can be achieved with no detrimental impact on the existing
streetscape or neighbourhood amenity; and
The proposed detached house position within the Coastal Protection Area is in line with and
consistent with existing built form included along Seaview Terrace, and maintains a
significant vegetation buffer (30m approx.) between the proposed dwelling and the
foreshore/dunes, thus ensuring that adequate coastal protection is achieved.
Approval of the application, subject to the imposition of reasonable and relevant conditions is
warranted.
Development Application For Material Change of Use – Detached House
44 Seaview Terrace, Sunshine Beach
Page 11
KHA DEVELOPMENT MANAGERS TOWN PLANNING REPORT 12128
ATTACHMENT A
NOOSA PLAN CODE ASSESSMENT
PREPARED BY KHA DEVELOPMENT MANAGERS
Development Application For Material Change of Use – Detached House
44 Seaview Terrace, Sunshine Beach
Page 12
DETACHED HOUSE CODE
Table 14-28 - Detached houses, Ancillary dwelling units and Multiple housing Type 1
Specific Outcomes Probable Solutions Proposal
14.54 Siting and Effects of Development
Setbacks S1.1 The minimum setback of the Alternative Solution
O1 Buildings and other structures are Detached house or dwelling unit and The dwelling is setback 6m from
appropriately designed and sited to— associated buildings and structures from the street frontage with the
a) provide amenity for users of the premises boundaries is not less than the minimum exception of the garage which
as well as preserve the visual and acoustic specified in Schedule 1. achieves a 2.5m front setback. The
privacy of adjoining and nearby land uses; Alternative provision to QDC Parts reduced garage setback is
b) preserve any existing vegetation that will MP1.1 and MP1.2, A1, A2 and A7 consistent with numerous examples
buffer the proposed building from adjoining existing within Seaview Terrace.
uses; The garage incorporates a roof
c) allow for landscaping to be provided garden and uses building materials
between buildings; which allow the structure to
d) maintain the visual continuity and pattern integrate with the detached house.
of buildings and landscape elements within Being Lower than the road
the street; frontage, the garage roof garden
e) for class 10a structures, do not visually provides the dominant view from
dominate the street; the street and softens any impact
f) avoid any significant adverse impacts on of the reduced setback.
the natural values of waterways and their
foreshores, including those of the Noosa A 1.5m setback to the first floor is
River and its lakes; and proposed to the northern side
g) do not interrupt the natural cycles of boundary. Setbacks and the
erosion and accretion of waterways and stepping of building mass from side
foreshore areas. boundaries is largely about sun
Alternative provision to QDC Parts access and privacy. As the proposal
MP1.1 and MP1.2, P1, P2 and P7 is on the southern side of a much
larger dwelling, the reduced
setback isn't going to affect the
northern neighbour. Privacy issues
have been addressed by landscape
screening, timber batten screening
and all glazing being frosted along
that northern elevation. All other
northern setbacks comply.
Two built to boundary elements are
proposed along the southern side
boundary, largely supported by the
QDC, being walls to a garage and
laundry. The garage wall is 8m in
length with a height of 1.8m – 2m.
This wall essentially acts as a
compliant height boundary screen
fence. As indicated above, the
garage includes a green roof,
providing a landscaping element
above the ‘screen wall and
softening the appearance to the
neighbouring property. A 2.3m
garden separates this wall from the
built to boundary laundry wall
which is 7.2m in length with a
height of 3m – 3.3m. This laundry
wall complies with the provisions of
the QDC. All other southern
setbacks comply.
The proposed reduced setbacks will
not have any adverse impact on
adjoining neighbours. Refer letter
from adjoining southern neighbour
in Attachment C confirming they
have no objection to the proposal.
Page 13
Flooding, drainage and earthworks16 S2.1 For new buildings or structures or Complies
O2 Buildings and other works are designed additions of more than 50m2 of gross The site is not subject to flooding
and sited to— floor area to an existing building or or Minimum floor levels.
a) provide flood free access to premises and structure – floor levels of habitable
flood free habitable areas; rooms are—
b) allow only minor, short term and a) for areas where minimum floor levels
infrequent flooding of non-habitable areas; are available—not less than the specified
c) ensure the protection of persons and level;
property in the event of a flood and power b) for areas where flood modelling is
failure; available—a minimum of 500mm above
d) ensure drainage does not adversely the modelled flood level; and
impact upon other premises; and c) for areas where flood modelling is not
e) ensure filling, excavation or retaining available, a minimum of 500mm above
structures do not adversely impact upon the highest known flood level;17
other premises by— AND
i. causing ponding of water on the site or S2.2 Enclosed car parking and Complies
nearby land; and manoeuvring areas are constructed at a The proposed garage is
ii. increasing flooding, which adversely level that permits the parking area to appropriately constructed. A grated
affects the safety or use of any land drain from the site by gravity means, drain is included outside the
upstream and downstream; and without the need for mechanical garage.
iii. adversely affecting the flow of water in pumping;
any overland flow path; AND
iv. adversely affecting the privacy or visual S2.3 Filling, other than accessways, Complies
amenity of surrounding properties. does not extend more than 1m beyond No fill will extend more than 1m
AND the footprint of any building or structure, beyond the footprint of any
measured from the outer walls of the building or structure.
building or structure.
O3 Finished surface levels ensure land is S3.1 No solution provided Complies
free draining. Advisory note The proposed building design
Council encourages building methods allows for free draining from the
that avoid the use of fill such as site.
suspended floor construction and
stepping down slopes rather than cutting
and filling.
O4 Filling or excavation does not adversely S4.1 Fill material placed over services Can Comply
affect sewer, stormwater or water utility does not impose any additional Any fill proposed over the site will
infrastructure. surcharge loading on the service. not interfere with any existing
infrastructure services.
S4.2 Where excavation is carried out Complies
a) a minimum cover of 600mm is No excavation will occur in the
maintained around all utility vicinity of utility infrastructure.
infrastructure (to top, sides and base of
services); or
b) a retaining wall is provided to support
the soil surrounding the service;
AND
S4.3 Compaction with a vibrating roller Noted
is not carried out within 600mm of any
utility infrastructure.
O5 Development does not adversely impact S5.1 Buildings or other structures within Not Applicable
on the Lake Macdonald water supply. the Lake Macdonald catchment
(indicated on Figure 14.7) are located
above the 98.5m AHD level.
Electricity supply infrastructure S6.1 Buildings and structures (including Complies
O6 Uses and works maintain an adequate swimming pools, sheds, tennis courts or Proposed buildings and structures
safe distance from electrical infrastructure outbuildings) are not constructed under will not be constructed under any
including substations, overhead powerlines, overhead electricity transmission lines, overhead electricity transmissions
power poles and transformers. or within electricity easements. lines or within any electricity
easements.
Steep Slopes and Landslide hazard S7.1 If on premises identified as a Complies
areas O7 Detached houses, Ancillary Landslide Hazard Area on Overlay Maps The proposed detached house does
dwelling units, Multiple housing Type 1 OM1.3–9.3, or on steep slopes the use not involve the removal of any
and associated uses are sited or constructed does not– remnant vegetation; involve more
to maintain the safety of people and a) involve the removal of vegetation than 50m3 of excavation or filling;
property from the risk of landslide. other than grass from use areas; or involve cut or fill with a depth of
b) involve excavating or filling of more more than 2m; redirect or impeded
than 50m3 of material (other than water flows; or involve construction
placement of topsoil not exceeding of an on-site effluent disposal
100mm in depth relative to natural system.
Page 14
ground level; or
c) involve cut or fill with a depth of more
than 2m relative to natural ground level;
or
d) redirect or impede water flows in an
existing watercourse or stormwater
drain; or
e) involve construction of an on-site
effluent disposal system;
OR
S7.2 A site specific geo-technical report Not Applicable
prepared by a registered professional Development complies with S7.1
engineer either—
a) certifies that the site is not at risk
from landslide emanating from the site
or from other land; or
b) identifies methods of stabilising all
buildings, accessways and use areas;
AND
S7.3 If the geo-technical report Not Applicable
identifies methods of stabilising Development complies with S7.1
buildings, accessways and use areas,
those methods are implemented.
Height S8.1 The maximum building height in Complies
O8 Buildings and other structures— metres and storeys is— The proposed detached house does
a) are low rise and present a building height a) if in the Visitor Mixed Use Zone – 12m not exceed 2 storeys / 8 metres.
consistent with structures on adjoining and (but not exceeding 3 storeys); or
surrounding land; b) if in the Noosa Heads Locality,
b) have a maximum building height of— Attached Housing Zone –
i) for Visitor Mixed Use Zone— 3 i) Lot 4 on SP 100064 in Serenity Close
storeys; or Noosa Heads – 15m (but not exceeding
ii) if in the Noosa Heads Locality Attached 4 storeys);
Housing Zone— ii) Otherwise – 12m (but not exceeding
3 storeys);
Noosa Heads— 4 storeys c) if in the Noosaville Locality and the
— 3 storeys Attached Housing Zone and with
iii) if in the Noosaville Locality and the frontage to the following streets: -
Attached Housing Zone with Russell St, William St and Howard St, or
frontage to the following streets: - Weyba Rd, James St and Albert St north
Russell St, William St and Howard St, or of their intersections with Elizabeth St
Weyba Rd, James St and Albert St north of (as well as properties fronting Gympie
their intersections with Elizabeth St (as well Terrace or Noosa Parade between
as properties fronting Gympie Terrace or Weyba Road and Russell Street)–12m
Noosa Parade between Weyba Road and (but not exceeding 3 storeys);
Russell Street)— 3 storeys; d) if in the Rural Zone or Rural
iv) otherwise– 2 storeys; Settlement Zone – 8m or 9m where the
c) do not visually dominate the street, pitched roof, but no other part of the
surrounding spaces or the existing skyline; building or structure, exceeds 8m (but
d) preserve the amenity of surrounding land not exceeding 2 storeys either way); or
including privacy, views and access to e) otherwise –8m (but not exceeding 2
sunlight; storeys).
e) respect the scale of surrounding
vegetation; and
f) respond to the topography of the site by
stepping down the slope or sitting above the
ground level on stumps, for sloping sites.
Site cover S9.1 With the exception of Ancillary Complies
O9 The site cover of buildings and other Dwelling Units and Multiple housing The proposed detached house
roofed structures— Type 1, the site cover of class 1 and achieves a 37% ground floor site
a) is of a scale that is compatible with class 10 buildings or structure does not cover and 37% first floor site
surrounding development; exceed— cover.
b) does not present an appearance of bulk a) for a single storey building – 50%; or
to adjacent properties, roads or other areas b) for a building of 2 or more storeys –
in the vicinity of the site; 50% on the ground floor and 30% for
c) maximises the retention of existing the upper storey(s), or 40% for all
vegetation and allows for soft landscaping storeys;
between buildings; Alternative provision to QDC Parts
d) allows for adequate area at ground level MP1.1 and MP1.2, A3
for outdoor recreation, entertainment, AND
clothes drying and other site facilities; and S9.2 If in the Eastern Beaches, Complies
e) facilitates on-site stormwater Noosaville, Noosa Heads or Noosa North Soft landscaping is achieved over
management and vehicular access. Shore Locality and in the Detached more than 20% of the site area.
Page 15
Alternative provision to QDC Parts Housing or Semi-Attached Housing
MP1.1 and MP1.2, P3 Zone–soft landscaping is provided and
retained over a minimum of 20% of the
site area.
Gross floor area - Noosa North Shore S10.1 If in the Noosa North Shore Not Applicable
Locality, Rural Settlement Zone Locality and in the Rural Settlement
O10 The gross floor area of buildings and Zone - the total gross floor area of the
structures– Detached house, Ancillary dwelling
a) has a low site impact to maximise the unit and Multiple housing Type 1
opportunity to retain natural site does not exceed 500m2.
characteristics, such as native vegetation
and natural landforms;
b) allows the opportunity to provide for soft
landscaping that uses vegetation of local
origin;
c) is of a scale that is compatible with
surrounding development; and
d) does not present an appearance of
excessive bulk and overdevelopment when
viewed from adjoining and adjacent
properties, any waterways or the street.
Gross floor area - Noosa Heads S11.1 If on premises at 6-14 Park Road Not Applicable
Locality, Detached House Zone, 6-14 Noosa Heads, the maximum gross floor
Park Road Noosa Heads area does not exceed 150m2.
O11 The gross floor area and bulk and
scale of buildings and other roofed
structures-–
a) has a low site impact to maximise the
opportunity to retain natural site
characteristics such as native vegetation
and natural landforms; and
b) maintains the safety of people and
property from the risk of landslide and
bushfire.
Materials and finishes–Eastern S12.1 No solution provided (no Complies
Beaches requirement for self-assessable The proposed Detached House
O12 Where development does not comply development). achieves a building design and
with the built form acceptable solutions Advisory note: finish that complements the
S1.1, S1.2, S1.3, S6.1 S8.1, S8.2 or S8.3— The following is a useful guide for ensuring surrounding beachside character
a) buildings and other structures use that buildings blend with the natural and natural landscape. Building
surrounds:
materials and finishes that complement the External building materials that are lightweight
colours will blend with the natural
beachside character and integrate with the and comprise predominantly timber or board, surrounds.
surrounding natural landscape and skyline stainless steel, glass, and corrugated iron will
vegetation; and generally be more in keeping with the
b) views of building or structures from the beach/riverside character than concrete
beach are framed or filtered through rendered block. Use external colours and roof
vegetation (see Figure 14.6). Figure 14- finishes which are non-reflective and which do
not cause glare. Shades that match the
6—Filtered views of buildings from the colours and tones of surrounding vegetation
beach will ensure the buildings are less visually
prominent from the beach or the water.
Appropriate 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–
d
Properties adjoining the Noosa River— S13.1 Dense landscaping, comprising a Not Applicable
Noosa North Shore Locality mix of native species of ground cover,
O13 Buildings and structures, excluding shrubs and trees, is provided for a width
jetties on premises adjoining the Noosa of 5m from the property boundary
River that are visible from the foreshore— adjoining the foreshore to provide
a) are designed to protect the character of adequate landscape buffering to the
the foreshore when viewed from the water foreshore.
and integrate with the surrounding natural Advisory note
landscape and skyline vegetation; and The following is a useful guide for ensuring
Page 16
b) are finished predominantly in colours and that buildings blend with the natural
hues of the surrounding natural landscape. surrounds:
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 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–
yellow.
Roof form S14.1 With the exception of removal Complies/Alternative solution
O14 Roof forms— houses, the roof of the Detached The proposed detached house
a) contribute positively to the local skyline; house, Ancillary dwelling unit or achieves a combination of 6o roof
b) complement the low density character of Multiple housing Type 1 has– pitch, together with ‘green roof’
the locality; a) a roof pitch no less than– areas. 55% of the roof perimeter
c) do not present an appearance of i if in Kin Kin village or Boreen Point is provided with eaves, which is the
excessive bulk to side neighbours (eg. avoid village - 12 degrees; large eaves signature aesthetic to
low pitched roofs or box profiles/parapets); ii otherwise - 5 degrees; and the east west pavilion. The
d) use simple traditional roof designs; b) if not in Precinct C or D of Noosa remaining area has green roofs and
e) offer shading to the walls and windows of Springs– minimum 600mm eaves to at a series of operable battened
the dwelling unit; least 75% of the perimeter of the screens. Theses screens serve the
f) do not create opportunities for residents dwelling unit. function of eaves – protection from
to overlook the private open space areas of Advisory note sun and rain and also articulation of
neighbouring properties. Note that 450mm eaves will achieve this mass.
solution provided there is a 150mm wide
gutter that brings the total width to 600mm.
AND
S14.2 Buildings and structures do not Complies
include roof top terrace areas. No roof top terrace areas are
proposed.
Streetscape & character–Kin Kin S15.1 If in Kin Kin village, buildings-– Not Applicable
village a) for the front elevation, have recessed
O15 For Kin Kin village, the predominant or framed windows and doorways that
Queensland vernacular detached housing are vertically proportioned and placed
form is retained and enhanced by symmetrically in the building façade;
incorporating design elements reflecting or and
interpreting elements of this style of b) if more than 1 storey - have clearly
housing. defined floors by way of design features
such as verandas or changes of
materials or finishes.
Streetscape & character–Boreen Point S16.1 If in Boreen Point village, any Not Applicable
village building within 9m of the primary
O16 For Boreen Point village, the lakeside frontage and more than 1 storey in
holiday detached housing character is height, has any upper storeys set back
maintained and enhanced by ensuring the at least 3m further from the primary
scale, bulk and siting of buildings and frontage than the storey below;
structures do not–- AND
a) visually dominate the lot, dwelling units S16.2 Where located on a lot less than
on adjoining lots or the frontage; 600m2 in area—
b) detract from the visual amenity of the a) the combined gross floor area of all
streetscape and surrounding village; and buildings does not exceed 180m2; or
c) result in a loss of natural light to b) If the Detached house consists of 3
adjoining dwellings or their private open or more buildings and at least 2 contain
space areas. habitable rooms, the combined gross
floor area of all buildings does not
exceed 230m2.
Garages, carports and other class 10a S17.1 Within the Detached Housing, Alternative Solution
structures Semi- Attached Housing, Attached Whilst providing a 1.8m boundary
Page 17
O17 Within the Detached Housing, Semi- Housing and Visitor Mixed Use Zones, setback, the garage incorporates a
Attached Housing, Attached Housing and garages, and carports and other class roof garden and uses building
Visitor Mixed Use Zones, garages, carports 10a structures— materials which allow the structure
and other class 10a structures are designed a) have a front boundary setback of at to integrate with the detached
and sited to visually integrate with the least 6m; and house. The garage door width
dwelling unit and avoid dominating the b) garage doors that face the street and does not exceed 6m. Being lower
street by— are visible from the road frontage have a than the road frontage, the garage
a) minimising the width of the structure; maximum width of 6m within any one roof garden provides the dominant
and plane, with additional garage doors view from the street and softens
b) minimising projection of the structure setback an additional 1m from the any impact of the reduced setback.
forward of the main face of dwelling unit. frontage to break up the width of the This reduced setback is consistent
garage façade. with several existing examples
within Seaview Terrace.
Water conservation and storage S18.1 If not in a water service area Not Applicable
O18 On-site water storage is provided, each Detached house is to be serviced The site is included in a water
designed and operated to support the with a rainwater tank of the following service area.
efficient use of water and is adequate for minimum storage capacity:-
occupants every day use. a) For Detached houses with no more
AND than 3 bedrooms – 45,000 litres; or
O19 Detached houses, Ancillary b) For Detached houses of more than
dwelling units and Multiple housing 3 bedrooms or where including a 2nd
Type 1 within Bushfire Hazard Areas have dwelling unit on the same premises –
sufficient water supply for fire fighting 60,000 litres; AND
purposes. S19.1 If not in a reticulated water
service area— there is, on the lot, a
dam, swimming pool or water tank
accessible for use by the fire brigade,
that contains at least 5,000 litres of
water.
Advisory note
The 5,000 litres required in S23.1 can be
included within the water required in S22.1
providing it is accessible for the purpose of fire
fighting at all times and not used for other
domestic purposes.
Effluent Disposal No solution provided (no requirement for Not Applicable
O20 Effluent disposal does not have a self assessable development)
significant adverse effect on biodiversity, Advisory note
natural vegetation or water quality. PSP24 – Effluent Disposal details requirements
for the design and siting of effluent disposal
systems where located outside a sewerage
O21 Treatment and disposal of wastewater service area. Compliance with PSP24 will be
does not have any detrimental impact on considered as part of Council’s assessment of
Noosa’s major water storage and supply – the plumbing and drainage application.
Lake Macdonald.
Environmental Protection S22.1 Where there is an existing Not Applicable
O22 The design, siting and construction of building envelope on the lot that No building envelope or vegetation
buildings and structures minimise the contains vegetation protection protection measures exist.
clearing of vegetation and where there is an measures, clearing of native vegetation
existing preliminary approval that includes and building works do not extend
vegetation protection measures for the beyond the building envelope, except for
property, the proposal is consistent with the purposes of a driveway access;
those measures. AND
S22.2 Where there is no building Complies
envelope existing on the lot, clearing of The subject site does not contain
native vegetation, other than for a any native vegetation requiring
driveway access does not extend clearing.
beyond—
a) 30m of a building or 10m of a
structure on lots greater than 10ha; or
b) 10m of a building or structure on lots
10ha or less but more than 0.3ha in
area; or
c) 3m of a building or structure on lots
0.3ha or less.
Carparking spaces S23.1 A minimum of 1 carparking space Complies
O23 Sufficient carparking is provided to per dwelling unit is provided on-site. Two (2) carparking spaces are
accommodate the number of vehicles likely Alternative provisions to QDC Parts provided within the garage of the
to use the site. MP1.1 and MP1.2, A8 detached house.
Alternative provision to QDC Parts
MP1.1 and MP1.2, P8
Amenity S24.1 No solution provided (no Complies
O24 Detached houses, Ancillary requirement for self-assessable The proposal does not create any
Page 18
dwelling units and Multiple housing development). adverse impacts on adjoining
Type 1 are located, designed and operated residents.
to avoid significant adverse changes to the
light, air quality, noise, accessibility or other
conditions enjoyed by users of associated,
adjoining or nearby premises;
AND
O25 Lighting and noise associated with the S25.1 A 1.5m landscaped buffer Not Applicable
use of the Detached house, Ancillary separates any private tennis court or No tennis courts are proposed.
dwelling unit and Multiple housing Type 1 half court from side property
or ancillary recreation uses such as outdoor boundaries;
tennis courts and half courts, do not have AND
an adverse impact upon the amenity S25.2 Courts are fenced with fencing of
enjoyed by users of adjoining or nearby 3.6m in height for a full sized court or
premises nor cause unreasonable 2.4m in height for a half court;
disturbance to local fauna. AND
S25.3 Any lit tennis court or sports
court is located at least 60m 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);
AND
S25.4 For lighting—
a) 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 1.5m outside the boundary and at
any level from ground level upward;
b) all flood lighting is hooded or baffled
to direct lighting downward or is of a
type that gives no upward component of
light when mounted horizontally;
c) all flood lighting is setback a minimum
of:
i 6m from the boundary to any frontage;
and
ii 2m to any other boundary; and
d) lighting structures are not more than
8m in height
Display homes S26.1 The display home is only used Not Applicable
O26 The use does not adversely impact on between the hours of 8:00a.m. and
the residential amenity enjoyed by users of 6:00p.m;
surrounding dwelling units through any of AND
the following— S26.2 Not more than 2 employees are
a) obtrusive lighting or signage; engaged in the operation of the display
b) excessive traffic generation or parking home at any one time;
congestion; AND
c) evening or early morning noise; or S26.3 Advertising devices—
d) invasion of privacy; a) do not exceed a total display area of
3m2;
b) are erected only on the same
allotment as the display home; and
c) do not include the use of bunting or
inflatable objects.
One Household Only S27.1 The Detached House contains Complies
O27 With the exception of approved no more than 1 kitchen; The detached house contains no
Multiple Housing Type 1 or approved AND more than 1 kitchen.
Ancillary Dwelling Units associated with
Agricultural Uses, only one dwelling unit S27.2 The Detached House contains Complies
is located on the premises and Class 1 no more than 1 laundry; The detached house contains no
buildings accommodate 1 household only. AND more than 1 laundry.
S27.3 Studios, pavilions or other Not Applicable
habitable outbuildings have a gross floor
area of 50m2 or less;
AND
S27.4 No part of the Detached house Not Applicable
containing habitable rooms is more than
25m from another part of the Detached
house.
Page 19
O28 Where located on existing lots within S28.1 Where located within an Not Applicable
proximity of protected extractive resources, extractive resource area on Overlay The site is not located in an
the detached house incorporates design, Maps OM1.5— extractive resource area.
orientation, and construction measures that OM9.5, the Detached house—
mitigate the effects of noise, dust, ground a) is located at least 200m from the
vibration, or air blast overpressure from the extractive resource/ processing area; or
extractive industry. b) achieves a minimum Sound
Transmission Class rating of 30 for all
windows or glass doors on the wall
closest to the extractive
resource/processing area.
14.55 Effects of Works
O29 The removal home does not have an S29.1 Any part of the removal home Not Applicable
adverse impact on the amenity of the that is affected by termite attack,
premises or surrounding premises. borers, dry rot or severe weathering is
Advisory note repaired or replaced using new or sound
Council’s Environmental Health Section has second-hand materials;
guidelines for the transportation and AND
disposal of building materials containing S29.2 Any part of the removal home
asbestos. Locally, asbestos can only be that is damaged as a consequence of
disposed of at Council’s landfill at Eumundi relocation is repaired using new or
Road Noosaville. sound second-hand materials;
AND
S29.3 Where located in a town or
village, external surfaces of the building
are cleaned and painted.
NATURAL RESOURCES OVERLAY CODE
Table 13.17 Coastal Protection Areas
Specific Outcomes Probable Solutions Proposal
13.48 Coastal Protection Areas
O16 The siting and design of S16.1 A mix of native landscaping, Alternative Solution
development and materials used within such as ground covers, shrubs and The proposed detached house and
the Coastal Protection Area, as trees, is provided for a width of 5m structures are appropriately sited on-
identified on the Natural Resources from the seaward or rear boundary of site, in line with the existing adjoining
Overlay Maps, do not cause any the site to provide adequate landscape and nearby built form. Landscape
significant adverse impacts on the buffering to protect the coastal dune setbacks range from 4.2m to 10.3m and
coastal resources of the location nor system. provide an average area exceeding 5m.
interrupt the natural cycles of erosion The proposed development will not
and accretion of foreshore areas and cause any significant adverse impacts
beaches. on the nearby coastal resources. A
AND vegetation buffer of about 30m wide
currently exists between the rear
property boundary and the frontal dune.
O17 Buildings, structures and works S17.1 A mix of native landscaping, Alternative Solution
within the Coastal Protection Area that such as ground covers, shrubs and The proposed detached house and
are visible from the beach— trees, is provided for a width of 5m structures are appropriately sited on-
a) are designed to protect the from the seaward or rear boundary of site, in line with the existing adjoining
character of the beachfront the site to provide adequate landscape and nearby built form. Landscape
when viewed from the water buffering to protect the character of the setbacks range from 4.2m to 10.3m and
and integrate with the beachfront. provide an average area exceeding 5m.
surrounding natural landscape The proposed development will not
and skyline vegetation (see result in any detrimental character
Figure 13.6); and impact of the beachfront when viewed
a) are finished predominately in from the water and will integrate with
colours and hues of the the surrounding natural landscape. A
surrounding natural vegetation buffer of about 30m wide
landscape. currently exists between the rear
AND property boundary and the frontal dune.
O18 Buildings and other structures S18.1 No solution provided. Alternative Solution
including swimming pools and retaining Part of the detached house and
walls do not extend seaward of the associated structures extend seaward of
coastal building line except— the coastal building line. However, the
a) uncovered and unenclosed proposed building line is consistent with
Page 20
cantilevered balconies that do not the built form adjoining and nearby to
extend greater than 3m seaward of the the subject site. The building line is
coastal building line and consistent with the approval granted by
b) are setback a minimum of 6m from Council for the detached house
the seaward boundary (See Figure adjoining to the north, approved in
13.7). 2007 after the commencement of the
AND current Noosa Plan.
O19 Where a coastal building line does S19.1 No solution provided. Not Applicable
not exist on properties fronting the Advisory note The site is subject to a Coastal Building
beachfront or a reserve adjoining the The following is a useful guide for ensuring Line.
beachfront– buildings, other structures that buildings blend with the natural
surrounds: External building materials that
and retaining walls are setback a are lightweight and comprise predominantly
minimum of 6m from the seaward timber or board, stainless steel, glass, and
boundary of corrugated iron will generally be more in
the site keeping with the beach/riverside character
AND 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 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.
O20 Rear fences adjacent to the S20.1 Rear fences adjacent to the Noted
beachfront within the Coastal Protection beachfront within the Coastal Protection Any rear fences proposed will not
Area are designed and sited to be Area incorporate the following— exceed 1.2m in height.
sympathetic with the visual amenity of a) no more than 1.2m in height; and
the beachfront and do not degrade the b) open construction (ie at least 50%
natural beachfront character. transparent);
c) lightweight materials (ie timber); and
d) dark colours to blend with the natural
landscape.
AND
S20.2 Gates are not installed in fences Noted
to gain direct access to the beachfront. No gates will be installed in any rear
fence.
Page 21
KHA DEVELOPMENT MANAGERS TOWN PLANNING REPORT 12128
ATTACHMENT B
PROPOSAL PLANS
PREPARED BY SPARKS ARCHITECTURE
Development Application For Material Change of Use – Detached House
44 Seaview Terrace, Sunshine Beach
Page 22
Rev Date Issued Details
B 17/10/12 Detailed Design For Review
Detailed Design
Detailed Design Drawing Schedule
of 1.0
1.1
Tiltle Sheet
Site Context
1.2 Site Plan
1.3 Ground Floor
Proposed New Residence 1.4 First Floor
1.5 Clerestory Plan
1.6 Roof Plan
for 1.7
1.6
1.7
Ground
Roof Floor Alternative Option
Plan
Ground Floor Alternative Option
2.1 North Elevation
2.2 East Elevation
Karl & Louise Yunker 2.3 South Elevation
2.4
2.3 West
SouthElevation
Elevation
2.4 West Elevation
at 3.1
3.2
Section A
Section B
3.3 Section C
44 Seaview Terrace, Sunshine 3.4 Section D
Beach, QLD
Date: 9th August, 2012
a: suite 6, 8 kingfisher drive, peregian beach, qld 4573
p: (07) 5471 3033 New Residence
sparks architects www.sparksarchitects.com
44 Seaview Terrace Sunshine Beach Karl & Louise Yunker 051 JW Tiltle Sheet DD1.0
sparks architects pty. ltd. abn 89 124 611 721
qld architect's registration No. 3974 project client job no. drawn drawing dwg no.
Page 23
Rev Date Issued Details
B 17/10/12 Detailed Design For Review
Detailed Design
S E A
46
V I E W
T E R
R A C
44
proposed new residence
E
a: suite 6, 8 kingfisher drive, peregian beach, qld 4573
p: (07) 5471 3033 New Residence 1:500 @ A2
Scale 1:200
sparks architects www.sparksarchitects.com
44 Seaview Terrace Sunshine Beach Karl & Louise Yunker 051 JW Site Context DD1.1
sparks architects pty. ltd. abn 89 124 611 721
qld architect's registration No. 3974 project client job no. drawn drawing dwg no.
Page 24
Rev Date Issued Details
B 17/10/12 Detailed Design For Review
Detailed Design
lot 60
SP215913
24.0 23.5 23.0 22.5 22.0 21.5 21.0 20.5 20.0 19.5 19.0
1,500
2,100
ground floor setback below
24.5
24.0
2,500
proposed new residence
Seaview
lot 58
23.5
RP81810 4,248
Terrace
6,000 10,325
gutter
2,000
2,440
1,800
23.0 22.5
22.0 21.5
21.020.5 20.0 19.5 19.0
lot 57
RP81810
g line
l buildin
coasta
a: suite 6, 8 kingfisher drive, peregian beach, qld 4573
p: (07) 5471 3033 New Residence Scale 1:200 @ A2
sparks architects www.sparksarchitects.com
44 Seaview Terrace Sunshine Beach Karl & Louise Yunker 051 JW Site Plan DD1.2 n
sparks architects pty. ltd. abn 89 124 611 721
qld architect's registration No. 3974 project client job no. drawn drawing dwg no.
Page 25
Rev Date Issued Details
A 19/09/2012 JW Detailed Design For Review
Detailed Design
Legend
ref. refrigerator
wo. wall oven
dw dishwasher
shr. shower
s sink
A B
t laundry tub 3.5 3.5
vb vanity basin
st store
r robe bridge over
lc laundry chute
c cooktop
ac air-conditioning unit zen decks
R1 roof sheeting type 1
R2 roof sheeting type 2 off form concrete walls
R3 roof sheeting type 3 -
glass building over 1 2 3 4 5 6
roof over
entry seat
garden trellis to boundary
batten roof over
power pole
24.0 23.5 23.0 22.5 22.0 21.5 21.0 20.5 20.0 19.5 19.0
plant HC HC
RL 24 300 drying court
brushed concrete bbq RL 22 840
paving
G ac
2 W
G
fire nook 3
A RL 23 300
3
A
24.5
TOW 24 300
living
look-out deck
RL 23 300
stone tiles
RL 22 980
TOW 23 700
4,500
atrium
winter court D D D
RL 23 100 2 3 4 lawn
lounge RL 22 660
C D C
RL 22 940 5
3.5 3.5
HC stone tiles
W
2
bookshelf / screen
B 24.0
B
1,200
W
G RL 23 660 RL 23 120 D RL 23 300 4
1 W 1
1
pool
C shelves / tv void over glass over glass over glass over void over
C
desk
dining D
RL 23 300 6
deck
(window over) c dw s s
stone tiles RL 23 270
5,400
D W
11
garage bench 10 kitchen
D RL 22 960 RL 23 660 D
3.5 3.5
brushed concrete hardwood
23.5
D D
12 wo wo ref 13
drinks cabinet under W
5
powder landing
lc vb W G
larder room RL 26 080 6 4
hardwood
G
D 5 D D D
10
D
W 8
D drying W
laundry
(window over)
11 dp dp 7
HC
9 7 deck
W W RL 23 860
roof over
RL 23 830
9 x stone tiles
timber decking
W wm dry wm dry dw t t W
W
y garden z
8
garden HC
23.0 22.5
22.0 21.5 21.0 20.5 20.0 19.5 19.0
bins and gas store
gas tanks
beach equipment store under
grated drain 4,500 2,700 3,600 2,700 4,500
building cantilevered over
roof over entry 1 2 3 4 5 6
building cantilevered over
outdoor shower
water heater
garden trellis to boundary
timber batten screen
bench
A B
3.5 3.5
timber batten screen
a: suite 6, 8 kingfisher drive, peregian beach, qld 4573
p: (07) 5471 3033 New Residence Scale 1:100 @ A2
sparks architects www.sparksarchitects.com
44 Seaview Terrace Sunshine Beach Karl & Louise Yunker 051 JW Ground Floor DD1.3 n
sparks architects pty. ltd. abn 89 124 611 721
qld architect's registration No. 3974 project client job no. drawn drawing dwg no.
Page 26
Rev Date Issued Details
A 19/09/2012 JW Detailed Design For Review
Detailed Design
Legend
ref. refrigerator
wo. wall oven
dw dishwasher
shr. shower
s sink
A B
t laundry tub 3.5 3.5
vb vanity basin
st store
r robe
lc laundry chute garden trellis to boundary
c cooktop
ac air-conditioning unit
R1 roof sheeting type 1 flue open shutters above
R2 roof sheeting type 2
R3 roof sheeting type 3 -
glass 1 2 3 4 5 6
24.5 24.0 23.5 23.0 22.5 22.0 21.5 21.0 20.5 20.0 19.5 19.0
TOW 26 260 TOW 27 360
SH
6 SH SH SH SH SH SH SH SH
7 8 9 10 11 12 13 14
bbq below
ac
W W W W W W
D 22 D bridge D 28 D
A SH
5
W
19
20
bed 4 24
21
14
timber decking
15
29
16 bed 5
30 SH
15 A
W
24.5 31
robe
daybed daybed robe
SH W W SH
4 18 32 16
4,500
winter PV
atrium PV
court 1 W W 3
below 23 void 27
C D west east D C
3.5 bed 3 23 gallery gallery 17 bed 6 3.5
SH W RL 26 260 daybed daybed RL 26 260
W SH
3 17 hardwood hardwood 33 17
W W W
24 25 26
robe robe
B 24.0
entry roof
bench B
below
1,200
SH W W
34
R2 2 16 PV D D D D PV SH SH
2 25 26 27 28 4 18 19
tiles
C void glass shr glass wc glass void
C
powder W W bathroom W W powder W
15 s robe 54 53 robe 36
W bench RL 26 260 35 bench
W
14 hardwood 37
D D D
22 29 18
TOW 25 460
D D deck
21 19 below
vb vb
garage
5,400
SH W vb vb W SH
D roof garden 1 13
hall
38 20 D
3.5 below bed 1 3.5
23.5 bed 2 ensuite 2 RL 26 260 ensuite 1
D hardwood
20
W
linen store
landing W
12 W
shr lc shr
W
W 51 RL 26 080 52 W 39
50 hardwood 40
D W
49
W
48
W
47
W
46
W
45
W
44
W
43
W
42
W
41
D
SH dp dp SH
24 21
roof over R3
deck
fall
1˚
below
garden below roof below
glass garden below
23.0
22.5 22.0 21.5 21.0 20.5 20.0 19.5 19.0
garden trellis to boundary
4,500 2,700 3,600 2,700 4,500
1 2 3 4 5 6
A B
3.5 3.5
a: suite 6, 8 kingfisher drive, peregian beach, qld 4573
p: (07) 5471 3033 New Residence Scale 1:100 @ A2
sparks architects www.sparksarchitects.com
44 Seaview Terrace Sunshine Beach Karl & Louise Yunker 051 JW First Floor DD1.4 n
sparks architects pty. ltd. abn 89 124 611 721
qld architect's registration No. 3974 project client job no. drawn drawing dwg no.
Page 27
Rev Date Issued Details
A 19/09/2012 JW Detailed Design For Review
Detailed Design
A B
3.5 3.5
1 2 3 4 5 6
A A
solar water heating
4,500
green roof atrium green roof
C C
3.5 3.5
B entry roof B
below
1,200
W W W W W W W W W
R2 56 57 58 59 60 61 62 63 64
C glass glass
C
W shr W W W
67 68 bathroom 69 wc 70
robe below robe below
garage
5,400
W W
R2 65 R2
D roof garden 55 D
3.5 below 3.5
bed 2 ensuite 2 hall ensuite 1 bed 1
linen store below stair below
D D
dp dp
W
66
glass roof below
4,500 2,700 3,600 2,700 4,500
1 2 3 4 5 6
A B
3.5 3.5
a: suite 6, 8 kingfisher drive, peregian beach, qld 4573
p: (07) 5471 3033 New Residence Scale 1:100 @ A2
sparks architects www.sparksarchitects.com
44 Seaview Terrace Sunshine Beach Karl & Louise Yunker 051 JW Clerestory Plan DD1.5
sparks architects pty. ltd. abn 89 124 611 721
qld architect's registration No. 3974 project client job no. drawn drawing dwg no.
Page 28
Rev Date Issued Details
A 19/09/2012 JW Detailed Design For Review
Detailed Design
Legend
ref. refrigerator
wo. wall oven
dw dishwasher
shr. shower
s sink
A B
t laundry tub 3.5 3.5
vb vanity basin
st store
r robe
lc laundry chute
c cooktop
ac air-conditioning unit
R1 roof sheeting type 1
R2 roof sheeting type 2
R3 roof sheeting type 3 -
glass 1 2 3 4 5 6
plant roof below
aluminium louvres
A A
solar water heating
4,500
green roof atrium green roof
(void)
C C
3.5 3.5
gutter
B entry roof B
below
1,200
aluminium louvres
R2
C C
fall
fall
garage
5,400
R1
R2 R2
D roof garden D
fall
3.5 3.5
6˚
below
fall
fall
D gutter dp dp
D
fall
1˚
R3
4,500 2,700 3,600 2,700 4,500
1 2 3 4 5 6
A B
3.5 3.5
a: suite 6, 8 kingfisher drive, peregian beach, qld 4573
p: (07) 5471 3033 New Residence Scale 1:100 @ A2
sparks architects www.sparksarchitects.com
44 Seaview Terrace Sunshine Beach Karl & Louise Yunker 051 JW Roof Plan DD1.6 n
sparks architects pty. ltd. abn 89 124 611 721
qld architect's registration No. 3974 project client job no. drawn drawing dwg no.
Page 29
Rev Date Issued Details
B 17/10/12 Detailed Design For Review
Detailed Design
Legend
HWD 1 Timber battens and structure
HB Hardwood boards
SR Smooth set render
OC Off form concrete
TZ Titanium zinc
R1 Zinc
R2 Zinc
R3 Heat resistant glass
B1 Balustrade type 1
B2 Balustrade type 2
B3 Balustrade type 3
B4 Balustrade type 4
Refer to Schedules For Details
6 5 4 3 2 1
timber batten shutters
solar water heater clearstory louvre window ventilation
8m height at Northern boundary
atrium behind
chimney flue
green roof stainless steel roof support struts
titanium zinc roof fascia and soffit lining
ceiling RL 28 960 HWD 1
titanium zinc roof over entry nook
2,700
TZ HWD 1 HB HWD 1 HWD 1 HB HWD 1 TZ air conditioning enclosure
B2
first floor FFL 26 260
300
ceiling RL 25 960
OC OC OC
garden trellis to southern TZ
boundary beyond
2,400
ocean lookout deck
kitchen FFL 23 860
B1
360 360
dining FFL 23 300
lounge FFL 22 940
SR
4,500 2,700 3,600 2,700 4,500
key plan
(scale 1:500)
a: suite 6, 8 kingfisher drive, peregian beach, qld 4573
p: (07) 5471 3033 New Residence Scale 1:100 @ A2
sparks architects www.sparksarchitects.com
44 Seaview Terrace Sunshine Beach Karl & Louise Yunker 051 JW North Elevation DD2.1
sparks architects pty. ltd. abn 89 124 611 721
qld architect's registration No. 3974 project client job no. drawn drawing dwg no.
Page 30
Rev Date Issued Details
B 17/10/12 Detailed Design For Review
Detailed Design
Legend
HWD 1 Timber battens and structure
HB Hardwood boards
SR Smooth set render
OC Off form concrete
TZ Titanium zinc
R1 Zinc
R2 Zinc
R3 Heat resistant glass
B1 Balustrade type 1
B2 Balustrade type 2
B3 Balustrade type 3
B4 Balustrade type 4
Refer to Schedules For Details
D C B A
titanium zinc roof fascia and soffit lining green roof
chimney flue
stainless steel roof support struts
southern boundary
northern boundary
8m height at line of eastern elevation
TZ
ceiling RL 28 960
titanium zinc downpipe
2,700
HWD HWD
first floor FFL 26 260
300
ceiling RL 25 960
outdoor shower
2,400
OC OC OC
kitchen FFL 23 860
B1
360 360
dining FFL 23 300
lounge FFL 22 940
SR OC
wet edge to pool
TZ cladding to fire onok
44 Seaview Terrace 46 - 48 Seaview Terrace
key plan
(scale 1:500)
a: suite 6, 8 kingfisher drive, peregian beach, qld 4573
p: (07) 5471 3033 New Residence Scale 1:100 @ A2
sparks architects www.sparksarchitects.com
44 Seaview Terrace Sunshine Beach Karl & Louise Yunker 051 JW East Elevation DD2.2
sparks architects pty. ltd. abn 89 124 611 721
qld architect's registration No. 3974 project client job no. drawn drawing dwg no.
Page 31
Rev Date Issued Details
B 17/10/12 Detailed Design For Review
Detailed Design
Legend
HWD 1 Timber battens and structure
HB Hardwood boards
SR Smooth set render
OC Off form concrete
TZ Titanium zinc
R1 Zinc
R2 Zinc
R3 Heat resistant glass
B1 Balustrade type 1
B2 Balustrade type 2
B3 Balustrade type 3
B4 Balustrade type 4
Refer to Schedules For Details
1 2 3 4 5 6
8m height at Southern boundary
aluminium louvres
R1
titanium zinc roof over entry nook
ceiling RL 28 960
TZ
TZ
2,700
OC
titanium zinc downpipes
first floor FFL 26 260
ceiling RL 25 960 HWD 1
300
HWD 1 HWD 1 garden trellis to boundary
SR
ocean lookout deck
2,400
timber batten screen with
garden nook behind
360
kitchen FFL 23 860 B1
dining FFL 23 300 B1
lounge FFL 22 940
360
wet edge to pool
4,500 2,700 3,600 2,700 4,500
key plan
(scale 1:500)
a: suite 6, 8 kingfisher drive, peregian beach, qld 4573
p: (07) 5471 3033 New Residence Scale 1:100 @ A2
sparks architects www.sparksarchitects.com
44 Seaview Terrace Sunshine Beach Karl & Louise Yunker 051 JW South Elevation DD2.3
sparks architects pty. ltd. abn 89 124 611 721
qld architect's registration No. 3974 project client job no. drawn drawing dwg no.
Page 32
Rev Date Issued Details
A 19/09/2012 JW Detailed Design For Review
Detailed Design
Legend
HWD 1 Timber battens and structure
HB Hardwood boards
SR Smooth set render
OC Off form concrete
TZ Titanium zinc
R1 Zinc
R2 Zinc
R3 Heat resistant glass
B1 Balustrade type 1
B2 Balustrade type 2
B3 Balustrade type 3
B4 Balustrade type 4
Refer to Schedules For Details
A B C D
titanium zinc roof fascia and soffit lining
stainless steel roof support struts 8m height line at boundary
green roof
chimney flue
compressed fibre cement gate to AC enclosure behind
ceiling RL 28 960 TZ titanium zinc gutter
titanium zinc downpipe
roof garden over garage
2,700
HWD 1
HWD 1 glass roof over laundry
first floor FFL 26 260
300
ceiling RL 25 960
HWD 1
SR
SR
2,400
HWD 1 HWD 1
kitchen FFL 23 860
360 360
dining FFL 23 300
lounge FFL 22 940
entry nook with bench
wheelie bin and gas cylinder enclosure
A B C D
key plan
(scale 1:500)
a: suite 6, 8 kingfisher drive, peregian beach, qld 4573
p: (07) 5471 3033 New Residence Scale 1:100 @ A2
sparks architects www.sparksarchitects.com
44 Seaview Terrace Sunshine Beach Karl & Louise Yunker 051 JW West Elevation DD2.4
sparks architects pty. ltd. abn 89 124 611 721
qld architect's registration No. 3974 project client job no. drawn drawing dwg no.
Page 33
Rev Date Issued Details
A 19/09/2012 JW Detailed Design For Review
Detailed Design
Legend
HWD 1 Timber battens and structure
HB Hardwood boards
SR Smooth set render
OC Off form concrete
TZ Titanium zinc
R1 Zinc
R2 Zinc
R3 Heat resistant glass
B1 Balustrade type 1
B2 Balustrade type 2
B3 Balustrade type 3
B4 Balustrade type 4
Refer to Schedules For Details
light well
green roof
D C B A
clothes line
galvanised steel gutter
ceiling RL 28 960
glass roof to laundry
2,700
boundary
boundary
ensuite 2 robe bed 3 bed 4
first floor FFL 26 260
300
ceiling RL 25 960
concrete block wall to boundary
2,400
laundry larder kitchen entry living
concrete block wall to boundary
kitchen FFL 23 860
360 360
dining FFL 23 300
lounge FFL 22 940
D C B A
key plan
(scale 1:500)
a: suite 6, 8 kingfisher drive, peregian beach, qld 4573
p: (07) 5471 3033 New Residence Scale 1:100 @ A2
sparks architects www.sparksarchitects.com
44 Seaview Terrace Sunshine Beach Karl & Louise Yunker 051 JW Section A DD3.1
sparks architects pty. ltd. abn 89 124 611 721
qld architect's registration No. 3974 project client job no. drawn drawing dwg no.
Page 34
Rev Date Issued Details
A 19/09/2012 JW Detailed Design For Review
Detailed Design
Legend
HWD 1 Timber battens and structure
HB Hardwood boards
SR Smooth set render
OC Off form concrete
TZ Titanium zinc
R1 Zinc
R2 Zinc
R3 Heat resistant glass
B1 Balustrade type 1
B2 Balustrade type 2
B3 Balustrade type 3
B4 Balustrade type 4
Refer to Schedules For Details
sunshade louvres
green roof
chimney flue
A B C D
ceiling RL 28 960
TZ timber batten screen
titanium zinc downpipe
bridge bathroom hall
full height windows with roll down blind to bathroom
glass roof to laundry
2,700
boundary
boundary
TZ
atrium
first floor FFL 26 260
300
ceiling RL 25 960
kitchen powder laundry concrete block wall to boundary
2,400
room
TZ OC
kitchen FFL 23 860
360 360
dining FFL 23 300
lounge FFL 22 940
A B C D
key plan
(scale 1:500)
a: suite 6, 8 kingfisher drive, peregian beach, qld 4573
p: (07) 5471 3033 New Residence Scale 1:100 @ A2
sparks architects www.sparksarchitects.com
44 Seaview Terrace Sunshine Beach Karl & Louise Yunker 051 JW Section B DD3.2
sparks architects pty. ltd. abn 89 124 611 721
qld architect's registration No. 3974 project client job no. drawn drawing dwg no.
Page 35
Rev Date Issued Details
A 19/09/2012 JW Detailed Design For Review
Detailed Design
Legend
HWD 1 Timber battens and structure
HB Hardwood boards
SR Smooth set render
OC Off form concrete
TZ Titanium zinc
R1 Zinc
R2 Zinc
R3 Heat resistant glass
B1 Balustrade type 1
B2 Balustrade type 2
B3 Balustrade type 3
B4 Balustrade type 4
Refer to Schedules For Details
1 2 3 4 5 6
green roof
chimney flue
46 - 48 Seaview Terrace
beyond
ceiling RL 28 960
boundary
boundary
bed 3 west PB PB east bed 6
2,700
HWD 1
gallery gallery
PB PB
timber batten shutters
B3
first floor FFL 26 260
300
ceiling RL 25 960 HWD 1
winter court
OC
lookout deck
SR atrium lounge
2,400
living
OC TZ fire nook
kitchen FFL 23 860 B1
360 360
dining FFL 23 300 B1
lounge FFL 22 940
ocean views
pool
beach vi
ews
location of look-out deck to
46 - 48 Seaview Terrace
shown triple dashed
key plan
(scale 1:500)
a: suite 6, 8 kingfisher drive, peregian beach, qld 4573
p: (07) 5471 3033 New Residence Scale 1:100 @ A2
sparks architects www.sparksarchitects.com
44 Seaview Terrace Sunshine Beach Karl & Louise Yunker 051 JW Section C DD3.3
sparks architects pty. ltd. abn 89 124 611 721
qld architect's registration No. 3974 project client job no. drawn drawing dwg no.
Page 36
Rev Date Issued Details
A 19/09/2012 JW Detailed Design For Review
Detailed Design
Legend
HWD 1 Timber battens and structure
HB Hardwood boards
SR Smooth set render
OC Off form concrete
TZ Titanium zinc
R1 Zinc
R2 Zinc
R3 Heat resistant glass
B1 Balustrade type 1
B2 Balustrade type 2
B3 Balustrade type 3
B4 Balustrade type 4
Refer to Schedules For Details
1 2 3 4 5 6
timber batten screen HWD 2
titanium zinc roof fascia and soffit lining
timber batten shutters
roof garden over garage
ceiling RL 28 960
FC PB bed 2 ensuite 2 PB PB ensuite 1 bed 1 PB FC
2,700
hall
first floor FFL 26 260
300
ceiling RL 25 960 HWD 1
OC
kitchen OC OC
deck
2,400
dining
beach
views
kitchen FFL 23 860 B1
B1
360 360
dining FFL 23 300 B1
lounge FFL 22 940
ocean views
beach equipment store
pool
water tank beach
views
precast concrete
key plan
(scale 1:500)
a: suite 6, 8 kingfisher drive, peregian beach, qld 4573
p: (07) 5471 3033 New Residence Scale 1:100 @ A2
sparks architects www.sparksarchitects.com
44 Seaview Terrace Sunshine Beach Karl & Louise Yunker 051 JW Section D DD3.4
sparks architects pty. ltd. abn 89 124 611 721
qld architect's registration No. 3974 project client job no. drawn drawing dwg no.
Page 37
KHA DEVELOPMENT MANAGERS TOWN PLANNING REPORT 12128
ATTACHMENT C
ADJOINING OWNERS CONSENT
Development Application For Material Change of Use – Detached House
44 Seaview Terrace, Sunshine Beach
Page 38
19 September 2012 The Chief Executive Officer Sunshine Coast Regional Council Locked Bag 72 SUNSHINE COAST MAIL CENTRE QLD 4560 Dear Sir PROPOSED NEW DETACHED HOUSE 44 SEAVIEW TERRACE, SUNSHINE BEACH LOT 58 RP 81810 We have viewed the plans of the proposed new detached house to be constructed on 44 Seaview Terrace as described by Sparks Architects drawings number DD1.0 — DD1.6, DD2.1 — 2.4 and DD 3.1 — 3.4 all noted Rev A and dated 19.09.21. We are aware of built to boundary wall, behind which is situated a garage and a laundry, on our common boundary. We advise that we have no objection to this proposed new development. Yours faithfully Smitherines Pty Ltd Cl Chan, P.O8mi bn Greg and Patricia Smith Directors Owners, 42 Seaview Terrace