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Town Planning Assessment Report (1)
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Our Ref: 20220554
3 February 2022
Noosa Council
PO Box 141
Tewantin QLD 4565
Via email: [email protected]
Attention: Development Services
Dear Sir/Madam,
DEVELOPMENT APPLICATION FOR A MATERIAL CHANGE OF USE FOR A
DWELLING HOUSE AT 24 PLOVER STREET, PEREGIAN BEACH (LOT 5 ON
P9313)
Please find enclosed a development application for a Material Change of Use for a Dwelling House to be
assessed by Noosa Council. In support of this application please find enclosed:
● DA Form 1;
● Owner’s consent; and
● Proposal Plans prepared by Aboda Design Group.
The Council application fee will be paid upon receipt of a Council invoice.
APPLICATION DETAILS
Street Address: 24 Plover Street, Peregian Beach
Real Property Description: Lot 5 on P9313
APPLICANT DETAILS
Applicant: Ingrid and Nick Hutton
PROPERTY DETAILS
Land Area: 505.52m2
Existing use of land: Dwelling house
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STATUTORY DETAILS
SEQRP Designation: Urban Footprint
Local Plan Area: Coastal Communities
Zone: Low Density Residential
Assessment type: Development Permit for a Material Change of Use
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 Overlay Code
APPLICATION DETAILS
The following type of approval is being applied for:
● Development Permit for a Material Change of Use (Dwelling House)
DOCUMENTATION FOR APPROVAL
Plan No. Rev Plan Title Date
WD.101 DA2 Cover Sheet, prepared by Aboda Design Group 01.02.22
2101583 A Contour and Feature Survey, prepared by Axis Surveys 23.03.21
X427758
2101583 A Ground / Prescribed Level Plan prepared by Axis Surveys 09.04.21
X427758
WD.104 DA2 GFA and Site Cover, prepared by Aboda Design Group 01.02.22
WD.105 DA2 Planning Envelope, prepared by Aboda Design Group 01.02.22
WD.201 DA2 Lower Level Plan, prepared by Aboda Design Group 01.02.22
WD.202 DA2 Main Level Plan, prepared by Aboda Design Group 01.02.22
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WD.203 DA2 Upper Level Plan, prepared by Aboda Design Group 01.02.22
WD.204 DA2 Roof Plan, prepared by Aboda Design Group 01.02.22
WD.501 DA2 North and West Elevations, prepared by Aboda Design Group 01.02.22
WD.502 DA2 South and East Elevation, prepared by Aboda Design Group 01.02.22
WD.601 DA2 Sections A & B, prepared by Aboda Design Group 01.02.22
WD.602 DA2 Sections C & D, prepared by Aboda Design Group 01.02.22
WD.603 DA2 Section E, prepared by Aboda Design Group 01.02.22
Site Location
The site is legally described as Lot 5 on P9313, or 24 Plover Street, Peregian Beach, and has a site area
of 505.52m2. The site is currently improved by a dwelling house and a pool. Refer to Figure 1 below.
Key location features include:
● The site currently includes a typical house in a low density residential setting;
● Lots surrounding the subject site predominantly includes dwelling houses, with a small number of
dual occupancies or low rise multiple dwellings interspersed within close proximity;
● Peregian Beach local centre is located approximately 232m to the north of the subject site.
● Bus stop facilities are located on the David Low Way, approximately 244m to the north-west of
the subject site.
Figure 1: Subject Site (Nearmap, accessed January 2022)
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Proposed Development
This application seeks a Development Permit for a Material Change of Use for a Dwelling House in
accordance with the attached Proposal Plans prepared by Aboda Design Group. The site is currently
occupied by an existing dwelling house and pool. The dwelling house will be demolished prior to the
construction of the proposed development. The pool will be retained.
The development proposes a three storey development with a building height of less than 8 metres. The
proposal presents as two storeys from Plover Street, as can be seen in Figure 2 below. The proposed site
cover is 43% (Lower Level), 42.9% (Main Level) and 13% (Upper Level).
The Lower Level comprises a workshop, craft / spare room, two bedrooms, two bathrooms and a
multi-purpose room. Expansive outdoor private open space areas are provided in the form of a pool, deck
and turfed area. The Main Level comprises a two car garage, laundry, media room, living, dining, kitchen
and study. Two courtyards and a deck are provided on this level. The Upper Level comprises a master
bedroom, ensuite and a study. All levels are accessible via stairs and a lift.
A stylish and high quality facade has been designed utilising varied building materials, which is shown on
the 3D render elevations.
Sufficient private open space is available on site as outlined above. New landscaping can be provided to
complement the proposed development as necessary. A total of 31% landscaping is proposed.
Access will be via a new single driveway crossover from Plover Street. The existing driveway and
crossover will be extinguished and the kerb will be reinstated.
Waste collection will be provided as per previous arrangements. The site can be connected to all essential
services. The legal point of discharge will be maintained.
Figure 2: Proposed Development - 3D Render of street presentation
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INFRASTRUCTURE
Infrastructure Agreement applicable? Not applicable
Existing lawful use for residential Development: 1x 4 bedroom dwelling house
Total lawful residential development on the site 1x 4 bedroom 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
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)
Planning Scheme Assessment
Under the Noosa Plan 2020, the site is within the Low Density Residential zone and the Coastal
Communities local plan area. Refer to the zoning map extract below in Figure 3.
Figure 3: Zoning Map (Noosa Council, accessed January 2022)
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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. However, as the Coastal Protection overlay is
applicable to the development, the proposed development is subject to code assessment. The proposed
development is required to be assessed against the following codes:
● Low density residential zone code;
● Low density housing code;
● Coastal hazard and protection overlay code.
The proposal has been assessed against the Acceptable Outcomes and Performance Outcomes of the
above codes and is considered compliant. Where the proposal does not comply with an Acceptable
Outcome, alternative solutions to satisfy the corresponding Performance Outcome have been provided
below.
CODE ASSESSMENT
Low Density Residential Code
Performance Outcome Acceptable Outcome Response
PO4 AO4 Not applicable
The Low density residential zone Dwelling houses and associated
includes established house blocks in domestic or home-based uses in
remote, secluded areas with little or well-landscaped settings remain the
no urban services or infrastructure. only form of development on small
village and waterfront lots in the
Low density residential zone:
1. on Noosa North Shore; or
2. at Lake Cooroibah.
PO5 AO5.1 Not applicable
A secondary dwelling may create No more than one secondary
permanent housing for an extended dwelling is provided on any site
family member or other member of regardless of site area.
the household resident in the
dwelling house while protecting the
low density character of the site AO5.2 Not applicable
and the zone. A secondary dwelling:
1. has a maximum gross floor
area of 65m²;
2. has no more than two
bedrooms; and
3. does not occur on any
property covered by a Building Unit
Plan.
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Building Height AO7.1 Alternate Solution -
PO7 Buildings and structures are no Partially complies with
Buildings and structures: more than 8 metres in building AO7.1
The proposal has a maximum
1. are low rise and present a height and do not exceed 2 storeys.
height of less than 8 metres.
building height consistent with
A small portion of the proposal
structures on adjoining and
is 3 storeys when viewed from
surrounding premises and with the
the north and south. The
predominant character of the area;
extent of 3 storeys is shown in
2. are designed to provide an the 3D Diagrammatic on
interesting streetscape and drawing number WD.603. We
complement landform changes; note specifically in the context
3. do not visually dominate of this proposal that the
the street or surrounding area; definition of ‘storey’ excludes
4. respect the scale of a space containing only a lift
surrounding vegetation and shaft, stairway and basement
maintain a vegetated skyline; with a ceiling not more than
1m above ground level.
5. do not unreasonably
obscure views or lead to
Despite this, the proposal is
overshadowing of neighbouring
considered compliant with
properties; and
PO7 and the relevant Overall
6. do not exceed two storeys. Outcomes of the code as
follows:
● The proposal considers
the existing topography,
and is a typical
construction form for a
site falling towards the
rear of the site, which is
also evident by
surrounding properties;
● Existing landscaping will
be maintained where
possible. New
landscaping including a
planter on the Upper
Level is also proposed to
soften and screen the
built form, and will also
assist in maintaining a
vegetated skyline;
● The proposal is within
the 8 metre height limit,
which does not result in
an unreasonable
obstruction of view lines
and does not result in
overshadowing of
adjoining neighbours;
● A low gradient roof pitch
is proposed to keep
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building height and bulk
to a minimum as the site
falls away from the
frontage;
● The proposal presents as
two storeys when viewed
from Plover Street.
Complies with AO7.2
AO7.2
Where excavation is required, the
maximum portion of the exposed
external façade of the building
cannot exceed 8m in building
height.
Editor's note—refer to Figure
AP3-13A
Alternative provision to the QDC
Site cover and gross floor area AO8.1 Alternate Solution -
PO8 Site cover of all buildings and Partially Compliant
Development: structures on site does not exceed: The development proposes a
Lower Level site cover of
1. is of a scale compatible 1. for a single storey building
43%, a Main Level site cover
with surrounding development and – 50%; of 42.9% and an Upper Level
the particular circumstances of the 2. for a building of 2 storeys – site cover of 13%. Despite this
site; 1. 50% for one of the storeys; non-compliance, the proposal
2. has a low site impact to and is considered to achieve
maximise the opportunity to retain 2. 30% for the other storey; compliance with PO8 in the
site characteristics, such as native or following ways:
vegetation and natural landforms;
3. 40% for both storeys.
3. allows the opportunity to Editor's note—refer to Figure ● Due to the sloping nature
provide soft landscaping between AP3-9A of the block to the rear of
buildings; the site, the Lower Level is
not visible from the street.
4. does not present an
As such, the proposal
appearance of bulk to adjacent
appears as a double storey
properties, roads or other areas in
development when viewed
the vicinity of the site.
from the street frontage.
From the side, and as
demonstrated in the 3D
Diagrammatic, only a small
slither of the side
elevations present as three
storeys;
● The development proposes
31% of landscaping across
the site, and proposes a
planter on the Upper Level
along the front and side
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elevations, which assists in
softening the built form,
and greatly exceeds the
minimum 20%
requirement;
● The use of varying building
finishes and materials,
coupled with recesses and
landscaping, does not
result in building bulk to
other adjoining properties.
AO8.2
Irrespective of site cover, the total Complies with AO8.2
gross floor area of combined The total gross floor area is
buildings does not exceed 500m2 387.92m .
2
with the exception of 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
Setback AO9.1 Alternate Solution -
PO9 Buildings and structures have a Complies with PO9
setback of 6 metres from the road The development proposes a
Buildings and structures are frontage, provided that setback to
front setback to the building
designed and sited to: one frontage may be reduced to facade ranging from
1. provide a high level of 4.5 metres where the lot: 5.685m-6.222m on the Main
amenity to users of the subject site 1. has frontage to more than and Upper Levels, resulting in
and adjoining premises, including one road; and an average setback of 5.95m.
provision of visual and acoustic It is noted that the 5.685m
privacy and access to sunlight; 2. is less than 600m2 in area;
setback is to the blade wall
or
2. not unreasonably obstruct and hood, with the front
views or cause overlooking of 3. is less than 15 metres in facade being setback 5.992m
private open space or habitable width. from the site frontage.
areas of adjoining premises;
3. provide adequate distance The eastern side of Plover
from adjoining land uses; Street is characterised by a
range of front setbacks, from
4. preserve existing
0.9m to compliant, which is
vegetation that will help buffer
considered to be in response
development;
to the sloping nature towards
5. allow for space and the east. The directly
landscaping to be provided between adjoining properties (#22 and
buildings including adequate area at #26) have setbacks of
ground level for landscaping with approximately 4.15m and
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trees, shrubs and outdoor living; 1.64m respectively. The
6. be consistent with the proposed front setback
predominant character of the intrusion is not considered to
streetscape; and impact on views or cause
7. protect the natural overlooking to adjoining
character and avoid adverse premises.
impacts on ecologically important
areas such as national parks, The hood provides a high level
waterways and wetlands. of amenity to residents by
providing weather protection
to the media and entry / foyer.
There are also a number of
sites within the street which
have existing setback
intrusions of less than 6m,
such that the proposed front
setback is considered to be
consistent with the varied
street pattern.
The proposal will not cause
any adverse impacts on
ecologically important areas.
New landscaping is proposed
and existing vegetation will be
retained where practical. 31%
of landscaping is proposed to
soften the built form, which
greatly exceeds the minimum
20% requirement.
AO9.2 Not applicable
Buildings and structures meet the The site is constrained by the
following minimum boundary Coastal Protection overlay,
setbacks to rear boundaries: which has a minimum rear
1. where the lot has an area setback requirement of 6m,
of at least 550m2, rear setbacks which overrides this AO.
comply with either: Assessment against PO4 of
Coastal Protection and Scenic
1. 3 metres setback up to 4.5 Amenity Overlay Code has
metres in height; and 6 metres been undertaken further
setback between 4.5 metres and 8 below.
metres height; or
2. no part of the building
protrudes beyond a projection line
that rises from 1.8 metres above
the ground at the 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
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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
Alternate Solution
Buildings and structures meet the
The development proposes
following minimum setbacks to
the following side setback
boundaries other than road
intrusions, which are
frontages and rear boundaries:
illustrated on the Relaxation
1. 1.5 metre setback up to 4.5 Plans to assist Council’s
metres height; assessment:
2. 2 metres setback between
4.5 metres and 7.5 metres height; ● On the Lower Level, the
and proposal is compliant with
3. 2.5 metres if above 7.5 the exception of the blade
metres height. wall to the northern
boundary, which provides a
1 metre setback;
● On the Main Level, the
garage, and parts of the
upper wall and roof are
within the 1.5m southern
side setback;
● On the Main Level, the
northern side wall setbacks
range from 1m - 2m;
● On the Upper Level, the
minimum setback to the
northern side boundary is 1
metre to the hood and 2
metres to the wall;
● On the Upper Level, the
minimum setback to the
southern side boundary is
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1.5m to the planter and 2
metres to the wall;
● Roof setbacks are proposed
at 1.447 metres (north)
and 1.5 metres (south).
Despite these encroachments,
the proposal is considered to
comply with PO9 for the
following reasons:
● The extent of the setback
intrusions to the north on
the Upper Level is an eave
and planter. The wall
setback to the upper study
is compliant at 2m. Privacy
is afforded to the resident
and northern adjoining
neighbour through the
inclusion of high window
sills, privacy screening and
exceeding setback
requirements. Though
seback 1m, the media
room on the Main Level
comprises a solid wall with
no openings to the north;
● The proposed
built-to-boundary wall to
the southern boundary is
of solid construction, which
results in minimal acoustic
or privacy impacts to the
southern neighbour.
Existing vegetation on the
adjoining sites will also
assist in maintaining visual
privacy. The roof planter
will provide additional
privacy measures to the
Upper Level;
● Sufficient landscaping is
proposed along site
boundaries where practical
to minimise the impact of
the built form, provide
screening and improve the
amenity of the proposal;
● A number of side setback
intrusions are evident
within the streetscape, and
the proposal is considered
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to complement the existing
streetscape;
● On the Lower Level,
sufficient space is provided
between the proposed
building and site boundary
through the inclusion of
outdoor living (pool and
deck) and landscaping.
As shown on the Relaxation
Plan, the proposed setback
intrusions are minor in nature
such that they do not
unreasonably impact on
views, sunlight, acoustic or
visual privacy.
AO9.4 Not applicable
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:
1. open carport;
2. swimming pool,
garage/shed; and
3. 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:
1. swimming pool less than
1m above ground level; or
2. decks or balconies less
than 1m above ground level.
Not applicable
AO9.5
Buildings and structures on
premises with frontage to the
Noosa River system are setback not
less than 10 metres from the mean
high water spring as shown in
Figure AP3-15A
Alternative provision to the QDC.
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Setback to a watercourse in the AO10 Not applicable
Noosa Waters estate, For premises adjoining a
Noosaville watercourse within the Noosa
Waters estate no building work,
PO10
filling or excavation works occurs
Land adjoining the revetment wall within 4.5 metres from the centre
and for a width of 4.5 metres line of the top of the concrete
serves flood detention and amenity revetment wall.
functions, free of structures and
impervious surfaces. Editor's note—refer to Figure
6.3.1.5
Alternative provision to the QDC
PO11 AO11.1 Not applicable
The flood detention and amenity A minimum of 25% of the area
functions of the area adjoining the within 4.5 metres of the revetment
Noosa Waters revetment wall are wall is gardens planted with shrubs
retained and enhanced by ensuring: and small trees with a mature
height of 3 metres or less.
1. works do not protrude
through a batter line of 1:4.5
measured from the centre line of
the revetment wall; AO11.2 Not applicable
2. there is no additional load The ground surface within the first
placed on the revetment wall; metre of the revetment wall—
3. works do not pose a risk to
1. is grass or ground cover;
the membrane adjoining the
and
revetment wall;
2. does not include shrubs.
4. the watercourse and
surrounding land uses are not
adversely affected by development AO11.3 Not applicable
(building works, filling or Side boundary fences within 4.5
excavation) ensuring: metres of the revetment wall taper
1. the area is predominantly down to a maximum height of 1.2
soft landscaping; metres at the revetment wall and
no more than 1.5 metres at a
2. a maximum of 25% of the
distance of 2.25 metres from the
area is impervious;
revetment wall.
3. dominant impervious areas
and masonry retaining walls are AO11.4 Not applicable
avoided; No shore side anchor points are
4. retaining structures and the within 4.5 metres of the revetment
like are light weight, low rise and wall.
screened by landscaping;
5. natural materials such as
timber or rock are used rather than
manufactured materials;
6. the acoustic privacy and
access to sunlight of surrounding
development is protected;
7. views are not impeded; and
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8. shore side anchor points
are avoided.
Streetscape and presentation AO12.1 Complies with AO12.1
PO12 Buildings are orientated towards The main entry is clearly
defined and articulated
Buildings and structures are the street by having the main
entrance easily recognisable from through the inclusion of an
designed to:
the street and including two or entry path and gate, a porch,
1. address the street and more of the following design an awning and window
contribute positively to the elements in the front facade: openings.
streetscape character;
1. verandahs;
2. avoid large continuous wall
planes and bulky elevations or boxy 2. porches;
profiles; 3. external stairs;
3. maintain a domestic 4. awning or shade
appearance consistent with structures; or
detached dwelling houses. 5. window openings.
AO12.2 Complies with AO12.2
No wall lengths are greater
No wall greater than 5 metres in
than 20m.
height has a length greater than 20
metres.
AO12.3 Not applicable
Where buildings are raised on posts
or stumps with a suspended floor,
the distance between the ground
and the lowest part of the floor of
the building does not exceed 3
metres.
Editor's note—refer to figure 6.9.1B
AO12.4 Complies with AO12.4
Development visible from the street The proposal includes a single
includes no more than: letterbox, electricity metre
box, area for three wheelie
1. one letter box;
bins and a double garage.
2. one electricity meter box;
3. three wheelie bins; and
4. three garage doors.
AO12.5 Not applicable
Any shipping containers, railway
carriages or similar are placed
behind a dwelling house and not
visible from the street.
PO13 AO13.1 Not applicable
Garages and carports are designed No more than three garage doors,
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and sited to visually integrate with having a combined total width not
the dwelling and avoid dominating exceeding 7.2 metres present to
the street by: the street front.
1. minimising the width of the AO13.2 Not applicable
garaging structure; Double width garages do not occur
2. minimising projection of the on any lot less than 10 metres
structure forward of the main face wide.
of the dwelling; and
3. ensuring the pedestrian
AO13.3 Not applicable
entrance / front door is visible from
the front property boundary. On a lot less than 12.5 metres wide
double garages are permitted only
where:
1. the lot is at least 10 metres
wide;
2. the building is more than
one storey in height; and
3. the total width of the
garage does not exceed 60% of the
width of the lot.
AO13.4 Not applicable
On lots with a width of at least 12.5
metres but not exceeding 14
metres the total width of the
garage does not exceed 50% of the
width of the lot and garage doors
do not exceed a total width of 6
metres.
AO13.5 Complies with AO13.5
On lots with a width of more than The garage doors will not
14.0 metres, garage doors within exceed a width of 6.7m.
10 metres of the front boundary do
not present a combined width of
more than 6.7 metres or 40% of
the lot width whichever is the
lesser.
Editor’s Note— The lot width would
be measured at the frontage unless
the lot was irregular in shape being
for example on a bend or at the
head of a cul-de-sac, in which case
it would be the width of the lot in
line with the front of the garage.
PO14 AO14 Not applicable
Basements (including the entry Basements:
points to them): 1. are limited to one access a
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1. do not dominate the street maximum of 6 metres wide; and
or building design; 2. do not encroach into
2. visually integrates with the boundary setback areas.
residential building; and Editor's note—refer to figure 6.9.2
3. do not present as a storey
to the street.
PO15 AO15 Complies with AO15
Driveways have a maximum width The proposed driveway has a
Hardstanding driveways and
of 6 metres within the property and maximum width of 6 metres
manoeuvring areas are designed so
only one footpath crossing is within the property and only
as not to dominate the streetscape
provided per property as part of the one footpath crossing is
nor adversely impact on the low
driveway. provided.
density residential amenity.
Roof design AO16.1 Not applicable
PO16 With the exception of the reuse or The site is in the Coastal
renovation of an existing building Communities local plan area.
Roof designs: which does not comply, in areas
1. contribute positively to the other than the Coastal Communities
character of the streetscape; and Noosa Heads local plan areas:
2. incorporate eaves and roof 1. the main roof of buildings
overhangs; has a pitch no less than 5 degrees;
3. avoid boxy elevations on and
the front facade of the building; 2. eaves apply to at least 75%
4. do not present an of the perimeter of the roof.
appearance of excessive bulk to the
street or neighbouring properties;
Editor’s Note — 450 millimetre
5. do not create opportunities eaves will achieve AO16.1(b)
for residents or building users to provided a 150 millimetre gutter is
overlook the private open space or used.
view into habitable windows or
doors of neighbouring properties.
AO16.2
Not applicable
The total width of any parapet wall
does not exceed 50% of the width
of the front facade of a building.
AO16.3 Not applicable
Development does not include No rooftop terrace proposed.
rooftop terraces.
PO17 AO17.1 Complies with AO17.1
Development is designed to Boundary fences and walls are The front fence proposes a
maintain the safety and security of designed to allow for casual height of approximately 2m.
persons on the premises and surveillance from the property to The fence provides privacy
nearby premises and to avoid the street and any adjoining public and security, whilst allowing
significant adverse changes to the spaces. for casual surveillance
solar access, air quality, noise, opportunities to the street
accessibility or other conditions Editors note- Casual can be through the inclusion of
enjoyed by users of associated, achieved by using open semi-transparent fencing and
adjoining or nearby premises. construction where no more than gates.
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50% of the fence or wall is solid
and can't be seen through.
AO17.2 Complies with AO17.2
Landscaping, fences or other works The proposed landscaping
on property boundaries or road within the site frontage does
reserves do not create impediments not impact on pedestrian and
for pedestrian or cyclist use of the cyclist networks.
footpath.
AO17.3 Not applicable
No more than one heavy 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 Not applicable
No flood lighting is used on site and
the vertical illumination resulting
from direct, reflected or other
incidental external lighting
emanating from the site does not
exceed 8 lux when measured at
any point 1.5 metre outside the
boundary and at any level from
ground level upward.
Sports courts AO18.1 Not applicable
PO18 A 1.5 metre landscaped buffer
Lighting and noise associated with separates any private tennis court,
outdoor tennis courts, half courts or half court or sports court from side
sports courts do not have an property boundaries where
adverse impact upon the amenity adjoining land in a residential zone
enjoyed by occupants of adjoining or in the Rural Residential zone.
or nearby premises nor cause
unreasonable disturbance to local AO18.2
Not applicable
fauna.
Courts are fenced to a height of—
1. 3.6 metres for a full sized
court; or
2. 2.4 metres for a half court.
AO18.3 Not applicable
Courts are not lit.
or
Not applicable
AO18.4
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For lit courts:
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
component of light when mounted
horizontally.
PO19 AO19.1 Can comply with PO19
For landscape amenity reasons, cut Refer Sections.
Development:
or fill is less than 1.5 metres in
1. has minimal impact on the depth relative to the ground level.
natural landform and landscape of
the site; AO19.2 Can comply with AO19.2
2. does not lead to erosion or Development does not result in
the transport of sediments off site; sediment or other material
and including building materials or
3. does not lead to the waste products being deposited or
disturbance of natural features, released into the road reserve,
buildings or structures of cultural stormwater drain or adjacent
heritage significance. properties.
AO19.3 Not applicable
Development on a site 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
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Schedule 2.
PO20 AO20.1 Can comply with PO20
Development on sloping sites: To protect scenic amenity and other Some excavation is required
to accommodate the proposed
1. is visually responsive to the landscape qualities:
development. The proposal
natural topography and sits within 1. buildings and structures are
responds to the topography of
the landscape rather than not constructed on land with a
the site.
dominating it; slope greater than 33%; and
2. steps down slopes or uses 2. buildings and structures are
suspended floor construction, only constructed on steep slopes if:
minimising cut or fill and avoiding 1. there are no other suitable
benching of the site; building sites on the property; and
3. retains natural vegetation 2. construction utilises
that assists in screening or visually suspended floors or pole footings
softening development; and rather than slab on ground
4. uses materials, finishes and construction.
colours that complement the
natural setting and integrate with AO20.2 Can comply with PO20
the landscape and skyline. The new roof will have a pitch
On sloping sites or on ridgelines at
of less than 15o.
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
Can comply with PO20
AO20.3
On sloping sites, slab on 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
Complies with AO20.4
AO20.4 Refer 3D renders and
Buildings: Elevations plans which shows
the proposal results in a range
1. are constructed in of lightweight building
lightweight materials such as
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timber or board, stainless steel, materials and exterior colours
glass and corrugated iron; to complement the existing
2. are finished with exterior locality and landscape. The
colours of moderate to darker proposal provides a range of
shades of olive green, brown, building finishes to reduce
green, blue, charcoal or wood building bulk and to provide a
stains that blend with the colour visually appealing building
and hues of the surrounding facade.
vegetation and landscape;
3. avoid large expanses of
solid colours or reflective surfaces.
PO21 AO21 Can comply with PO21
Filling and excavation for Filling and excavation for operation To be conditioned.
operational works do not directly, works are designed and
indirectly or cumulatively cause constructed to ensure overland flow
adverse impacts external to the and/or flooding is not worsened,
development site by: impeded, or otherwise diverted to
1. causing ponding of water adversely affect other properties or
on the site or nearby land; downstream environments.
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
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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
PO3 A secondary dwelling: 1. has a maximum gross floor
area of 65m²;
1. forms part of a dwelling
house and is not subdivided from 2. has no more than 2
the balance of the dwelling house; bedrooms;
2. contributes to housing 3. does not occur on any
choice for members of the one property covered by a Building Unit
household; Plan; and
3. protects the low density 4. does not occur on a
residential, rural residential or rural property that already contains a
character of the zone; dual occupancy or secondary
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.
Service and utilities AO5.1 If located within the urban Complies with AO5.1
PO5 Development is provided with: boundary, the dwelling is The site will maintain existing
connected to reticulated water arrangements.
1. a level of infrastructure and supply, sewerage, stormwater
services that is appropriate to its drainage and telecommunications
setting and sufficient for the infrastructure networks (where
intended use; available to the lot).
2. an effluent treatment and
disposal system that does not have
an adverse effect on ecologically Editor’s Note—the urban boundary
important areas or water quality; is indicated on the zone maps
and contained within Schedule 2.
3. adequate onsite water
storage to support the efficient use AO5.2 Where there is no Not applicable
of water and is adequate for reticulated water supply, the
everyday use of the occupants. premises is serviced with a
rainwater tank with the following
minimum water supply capacity:
1. for dwellings with no more
than 3 bedrooms – 45,000 litres; or
2. for dwellings of more than
3 bedrooms or where including a
secondary dwelling on the same
premises – 60,000 litres.
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AO5.3 If located on a lot where Not applicable
reticulated sewerage is not
available to the lot, the dwelling is
connected to an on-site effluent
treatment and disposal system.
Landscaping AO6 Soft landscaping is provided Complies with AO6
PO6 Buildings and structures allow and retained to a minimum of 20% 31% of the site area can be
for sufficient space for outdoor of the site area. retained for soft landscaping.
activities, garden areas and
screening to surrounding land uses.
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.
Access Design AO8.1 Driveways and crossovers Can comply with AO8.1
PO8 The design, management and are designed to comply with To be conditioned.
maintenance of the access Council's standard drawings
facilitates: RS-049, RS-050, RS-056 and
addendum as applicable.
1. safe and convenient use for
vehicles, pedestrians and cyclists;
2. vehicles negotiating without AO8.2 Where a footpath exists, the Not applicable
contacting the driveway or driveway meets the road reserve at
crossover surface; and the level of the existing footpath.
3. stormwater disposal
without any negative impacts on AO8.3 Driveways within the Complies with AO8.3
the surrounding area. property:
1. have a maximum gradient
of 20% and vertical curves to
ensure no scraping for a standard
vehicle; or
2. have a maximum gradient
of 25% provided–
A. the length of the driveway
steeper than 20% does not exceed
6 metres; and
B. there is a change in
gradient not less than 2 metres in
length and not greater than 12:5%
at the ends of the 25% section of
the driveway.
PO9 The driveway and crossover AO9 The driveway and crossover is Can comply with AO9
design avoids using structures designed without significant
within the road reserve. alteration to the existing road
reserve whereby the finished
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surface level of the driveway is
consistent in height with the
existing height of the road reserve.
Editor’s Note—Should the design
not comply with the standard
drawings, including any cut or fill
within the road reserve, an
operational works application to
Council for a non-standard
driveway is required.
Materials AO10 No pavers or permeable Complies with AO10
PO10 Driveways and crossovers pavement systems are used within
are to be able to withstand loadings the road reserve.
from vehicles and the use of pavers
is avoided. Editor’s Note—Examples of the
types of pavers to avoid include
clay, concrete and permeable
pavement products.
Surface water AO11 Driveways have a minimum Can comply with AO11
PO11 Driveways are designed to: grade of 1% away from any
adjoining buildings and are formed
1. prevent water from ponding to drain to landscaped areas.
or entering buildings;
2. provide an opportunity for
filtering of stormwater prior to it
leaving the site; and
3. not reduce the stormwater
carrying capacity of roadways.
Protection of infrastructure AO12 Driveways are located not Complies with AO12
PO12 Driveways do not damage or less than 1.0 metre from
interfere with the location, function stormwater infrastructure.
of, or access to Council Editor’s Note—If the driveway
infrastructure. covers or is within 1.0 metre of
stormwater infrastructure, an
operational works application to
Council for a non-standard
driveway is required.
Streetscape and effect on AO13.1 Areas adjoining driveways Can comply with AO13.1
traffic network disturbed as a result of the
PO13 The visual impact of driveway construction are grassed
driveways on the streetscape and or planted to minimise visual
surrounding area is minimised and impact and stabilise the soil.
significant adverse impacts on the
traffic network are avoided. AO13.2 Vehicular access avoids Complies with AO13.2
disturbance to the tree protection
zone of trees on public land.
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Driveway Location AO14.1 Only one driveway and Complies with AO14.1
PO14 Driveways and crossovers crossover is provided. One driveway and crossover is
are located so they do not impede proposed.
the safe and efficient use of the AO14.2 Where the premises has
road network. Not applicable
frontage to more than one formed
and sealed road and the roads have
differing orders in the Road
Hierarchy, the driveway and
crossover is provided on the
frontage with the lower order.
AO14.3 For corner lots, driveways Not applicable
and crossovers are located in The site is not a corner lot.
accordance with Council's standard
drawings.
Not applicable
AO14.4 If in the Rural zone or
The site is not in the Rural or
Rural Residential zone, the
Rural Residential zones.
driveway and crossover is located
to provide minimum safe sight
distances in accordance with
Austroads.
Editor's Note - An operational works
application is required for a second
driveway.
Bushfire Hazard Management AO15 Within a bushfire hazard Can comply with AO15
PO15 Where located in a Bushfire area where there is no reticulated
Hazard Area as shown on the water supply, the premises has:
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
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 as
and sited to ensure risk to people shown on Flood Hazard Overlay containing flood hazard areas.
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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
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.
PO19 Development is located and AO19 Noise emissions do not Not applicable
designed to avoid or minimise noise exceed 5db(A) above background The site is not mapped as
nuisance from the use of noise level internal to a habitable containing major electricity
infrastructure. building measured in accordance infrastructure or substations.
with AS1055.
PO20 Wherever practicable AO20 Where adjoining substations Not applicable
habitable buildings are orientated to or major electricity infrastructure, The site is not mapped as
avoid direct overlooking of major habitable buildings are orientated containing major electricity
electricity infrastructure or so that the majority of outdoor infrastructure or substations.
substations. living areas and windows of
habitable rooms face away from the
infrastructure.
Earthworks and Drainage AO21 Filling other than Can comply with AO21
accessways:
PO21 Earthworks and drainage
operational works do not directly, 1. does not extend more than
indirectly or cumulatively cause the equivalent of 3 metres around
adverse impacts external to the the main building, measured from
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development site by: the outer walls of the building;
1. causing ponding of water 2. is limited to a maximum of
on the site or nearby land; 500m2; and
2. increasing flooding, which 3. does not impact on the
adversely affects the safety or use local drainage of adjoining
of any land upstream and properties.
downstream;
3. adversely affecting the flow
of water in any overland flow path;
and
4. adversely affecting the
privacy or visual amenity of
surrounding property.
Editor's Note—Development should
ensure that filling does not impact
on the amenity and usability of
neighbouring properties (including
loss of privacy caused by relative
level changes) or offsite drainage.
Coastal Protection and Scenic Amenity Overlay Code
Performance Outcome Acceptable Outcome Response
PO4 Where a coastal building line No acceptable outcome provided Complies with OO(a)(b)(c)
does not exist on a lot fronting the On the Lower Level, the
beachfront or a reserve adjoining development exceeds the 6m
the beachfront, new buildings and rear setback requirement to
structures are setback no less the building wall. The existing
than 6 metres from the seaward pool will be maintained. New
boundary of the site. decking and steps to the
turfed area at the rear of the
site is proposed within the 6m
rear setback requirement. The
outermost projection of the
rear deck is 1.5m from the
rear boundary. This is
demonstrated on the
Relaxation Plan (drawing
number WD.105). Setbacks to
the rear on the Main and
Upper Levels greatly exceed
the minimum requirement.
Despite this, the proposal is
considered to comply with the
Overall Outcomes of the code
as follows:
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● The pool is to be
retained. The proposed
new deck and stairs are
to be partially
cantilevered. This assists
in ensuring that the
natural processes or
erosion and accretion
occurrences will not be
worsened or hindered;
● The development
responds to the slope of
the land and is
considered to integrate
with the surrounding
natural landscape;
● The proposal is
considered to
complement the existing
rear setback of the
locality;
● Landscaping is proposed
at the rear of the site to
maintain a vegetated
skyline.
PO5 Development within the AO5 A mix of native landscaping, Complies with PO5
Coastal Protection and Scenic such as ground covers, shrubs Sufficient landscaping can be
Amenity Area is— and trees, is provided for a width provided at the rear of the site
1. designed to protect of 5 metres from the seaward or to complement the existing
character and scenic rear boundary of the site to pool and proposed
amenity and integrate provide adequate landscape development, and to protect
with the surrounding buffering to protect the coastal the coastal dune system while
natural landscape and dune system. not jeopardising the bushfire
skyline vegetation (see buffer.
Figure AP3-3A); and Editor's Note—Refer to the Table
2. finished predominately in 3.1 & 3.2 of PSP2 Landscaping for
colours and hues of the suitable coastal species.
surrounding natural
landscape. Editor's Note The following is a
useful guide for ensuring that
buildings blend with the natural
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.
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Use external colours and roof
finishes which are non-reflective
and which do not cause glare.
Shades that match the colours
and tones of surrounding
vegetation will ensure the
buildings are less visually
prominent from the beach or the
water.
Appropriate wall colours will
depend on the existing native
vegetation and backdrop, but may
include muted
earth/environmental tones that
blend with the natural
environment, such as–
● green;
● olive green;
● blue green;
● grey green;
● green blue;
● indigo;
● brown;
● blue grey; and
● green yellow.
PO6 Rear fences adjacent to the AO6.1 Rear fences adjacent to the Complies with PO6
beachfront within the Coastal beachfront within the Coastal Part of the rear fence is
Protection Area are designed and Protection Area incorporate the existing and is proposed to be
sited to be sympathetic with the following— retained. A glass fence is
visual amenity of the beachfront 1. height of no more than 1.2 proposed on top of the
and do not degrade the natural metres; and existing fence. The proposed
beachfront character. 2. open construction (ie at height is approximately 2m,
least 50% transparent); with majority to comprise
glass (100% transparent).
3. lightweight materials (eg. The proposed fencing is
timber); and necessary to complement the
4. dark colours to blend with existing pool.
the natural landscape.
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OVERLAY
Overlay Compliance
Acid Sulfate Soils
The site is mapped as containing areas of Acid
Sulfate Soils. In accordance with Table 5.9.1,
an assessment of the Acid Sulfate Soils
overlay code is not required as excavation
does not occur below 5m AHD.
Bushfire Hazard
The site is mapped as containing areas of
Bushfire Hazard. In accordance with Table
5.9.3, an assessment of the Bushfire Hazard
overlay code is not required as the proposal is
for a dwelling house. Nonetheless, the site is
connected to reticulated water and can be
made available for firefighting purposes, and
standard fire brigade fittings can be provided.
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Coastal Protection and Scenic Amenity
The site is mapped as containing Coastal
Protection and Scenic Amenity. In accordance
with Table 5.9.4, an assessment of the Coastal
Protection and Scenic Amenity overlay code is
required. An assessment of the code has been
undertaken, with the non-compliances
addressed above within this report.
Landslide Hazard
The site is mapped as containing areas of
Landslide Hazard. In accordance with Table
5.9.8, an assessment of the Landslide Hazard
overlay code is not required as the proposal is
for a dwelling house.
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. Please do not hesitate to contact me
directly on 0404 924 160 to discuss.
Yours faithfully,
Adapt Development Management Pty Ltd
Tiani Boulton
Associate
E: [email protected]
M: 0404 924 160
A: PO Box 7618 Sippy Downs QLD 455
31