Original source · versioned page text
Information Response
Tuesday, 15 June 2021 Our Ref: 21038 Council Ref: MCU21/0031 NOOSA COUNCIL PO BOX 141 TEWANTIN QLD 4565 ATTENTION: PATRICK MURPHY Dear Patrick INFORMATION RESPONSE 497 BLACK MOUNTAIN ROAD, BLACK MOUNTAIN LOT 7 RP 838780 Further to your information request for the abovementioned development application we now respond to all of the information requested. 1. Amended plans and supporting written response demonstrating that the proposal complies, or proposed variations are suitably justified, with the relevant assessment benchmarks within the Low Density Housing Code. Response Please refer to the amended plans and assessment of the Low Density Housing Code at Attachments 1 and 2 respectively. 2. Amended plans to accurately demonstrate the slope on which the proposed building is to be sited and an assessment of the proposal against AO15 of the Rural Zone Code. Response Please refer to the amended plans at Attachment 1. The proposed accessway is not on land with a slope greater than 25%. 3. Demonstrate compliance with the requirements of the Regional Infrastructure Overlay Code. Response An assessment against Table 8.2.9.4 of the Regional Infrastructure Overlay Code is provided at Attachment 2. The electricity transmission line corridor is 119m wide. The proposed secondary dwelling is setback 27.9m from the easement and greater than 58m (approx.) from the overhead lines. The proposed siting of the secondary dwelling clearly provides adequate separation and does not compromise the operation of the electricity infrastructure. 4. Provide detailed plans, prepared by a RPEQ, clearly indicating the location and alignment of the proposed access to the proposed secondary dwelling, including details on, but not limited to: 4.1. dimensions, materials proposed to be used, gradients, cross falls, longitudinal section, cross-sections, extent of batters, etc.
See the original
The page text is free to read. Viewing or downloading an original file needs an account.
Log in to see the originalLog in to download the original file
Large file: the download may take up to a minute.
Searchable page text hides email addresses. Original files are unchanged and may show email addresses.
Full text of the other 23 pages
Page 2
Response
The attached long-section (refer Attachment 1) has been derived from levels from Council’s mapping
and shows that the new driveway has reasonable longitudinal grades ranging from 7% to 13.6% and
will therefore function satisfactorily. Cross-sections can only be provided properly when accurate
levels are obtained from a site survey. Due to relatively minor nature of the driveway works it is not
unreasonable to assume that RPEQ designed driveway and erosion and sediment control will meet all
Council’s Engineering design standards. At this stage of the application process, it is recommended
that conditions of approval requiring RPEQ driveway design and erosion and sediment control
measures could reasonably be applied.
5. Provide a detailed Erosion and Sediment Control Management Plan, prepared by a
CPESC or RPEQ, which includes information on, but not limited to:
5.1. Layout of proposed controls during construction;
5.2. How “dirty” water will be managed;
5.3. How “clean” water will be diverted from the destabilised area;
5.4. How the works will be stabilised immediately after being completed;
5.5. How areas that are not part of the final cut/fill pad but will be disturbed as part of the works
(access tracks, manoeuvring areas, etc.) will be stabilised in the short and long term;
5.6. Maintenance regime of the proposed controls;
5.7. Where the topsoil will be stockpiled and how it will be stabilised.
Response
As per response to 4. above. Due to relatively minor nature of the driveway works it is not
unreasonable to assume that RPEQ designed driveway and erosion and sediment control will meet all
Council’s Engineering design standards. At this stage of the application process, it is recommended
that conditions of approval requiring RPEQ driveway design and erosion and sediment control
measures could reasonably be applied.
6. Provide CPESC or RPEQ certification that all proposed E&S controls have been sized in
accordance with relevant standards and legislation, and suitable contingency measures will be
available onsite, or able to be deployed to site prior to being required.
Response
As per responses 4 and 5 above. It is appropriate for Council to condition the approval to require
RPEQ certification be submitted prior to a Development Permit for Buildings Works being issued.
Part 3: Information Request has now concluded and the application is now in Part 5: Decision.
Should you have any questions with respect to the above, please do not hesitate to contact me direct.
Yours faithfully
PROJECT URBAN
Amanda Madden
Senior Planner
Email: [email protected]
Page 3
ATTACHMENT 1 Amended Plans [OCR of page images] ATTACHMENT 1 Amended Plans
Page 4
NORTH
CONTOUR INTERVAL: 1.0m
CONTOUR INFORMATION DERIVED FROM 'NOOSA
COUNCIL ENTERPRISE MAPPING SYSTEM' WEBSITE
MODULE: PROPERTY RECREATION UTILITIES
LAYER: CONTOURS (1m)
DATE DOWNLOADED: 08/04/2021
AERIAL PHOTOGRAPH SOURCED
FROM NEARMAP 'VERTICAL' CAPTURE
DATED: 27/04/2020
PROPOSED BUILDING ENVELOPE LINEWORK
DERIVED FROM LINEA DESIGN & DRAFTING PLAN:
'PROPOSED SECONDARY DWELLING'
JOB NO.: 2020788
SHEET NO.: 1
DATED: 26/10/2020
EASEMENT A ON RP135782 LINEWORK
DERIVED FROM QUEENSLAND SPATIAL
CATALOGUE (QSPATIAL) DCDB.
DATED: 09/02/2021
LEGEND:
THIS IS A SITE PLAN ONLY AND IS SUBJECT TO
LOCAL AUTHORITY APPROVAL AND ENGINEERING
PROPOSED BUILDING ENVELOPE
CONSTRAINTS.
DISTANCES ARE APPROXIMATE ONLY AND
SUBJECT TO FINAL SURVEY. EXISTING BUILDING ENVELOPE
0 10 20 30 40 50 75 100 Metres EXISTING DRIVEWAY
Original Scale 1:1000 CONTOUR
DAVID WRIGHT HOUSE REMOVERS & DEMOLITION REVISION
-
DATE
080421
DESCRIPTION
FOR APPROVAL
DRAWN CHECKED
TT AM
DWG NO. 21038.01.D DATE 070521 SCALE 1:1000 @ A3 SHEET 1 OF 4 A 150421 UPD PROPOSED BLDG ENV & D'WAY TT AM
B 220421 UPDATED PROPOSED DRIVEWAY TT AM
C 300421 UPD ACCESS & TURNING AREA ADD TT AM
SITE PLAN - PROPOSED SECONDARY DWELLING D 040521 PRO DRIVEWAY SECTIONS ADDED TT AM
Sunshine Coast
tel. 07 5443 2844
[email protected]
OF LOT 7 ON RP838780 www.ProjectUrban.com.au
Project Urban Pty Ltd
497 BLACK MOUNTAIN ROAD, BLACK MOUNTAIN QLD ACN 608 895 923 ABN 97 608 895 923
Page 5
NORTH
LANDSLIDE HAZARD AREAS (HIGH & MODERATE)
INFORMATION DERIVED FROM 'NOOSA COUNCIL
ENTERPRISE MAPPING SYSTEM' WEBSITE
MODULE: NOOSA PLAN 2020
LAYERS: HIGH HAZARD AREA
& MODERATE HAZARD AREA
DATE DOWNLOADED: 08/04/2021
CONTOUR INTERVAL: 1.0m
CONTOUR INFORMATION DERIVED FROM 'NOOSA
COUNCIL ENTERPRISE MAPPING SYSTEM' WEBSITE
MODULE: PROPERTY RECREATION UTILITIES
LAYER: CONTOURS (1m)
DATE DOWNLOADED: 08/04/2021
AERIAL PHOTOGRAPH SOURCED
FROM NEARMAP 'VERTICAL' CAPTURE
DATED: 27/04/2020
PROPOSED BUILDING ENVELOPE LINEWORK
DERIVED FROM LINEA DESIGN & DRAFTING PLAN:
'PROPOSED SECONDARY DWELLING'
JOB NO.: 2020788
SHEET NO.: 1
DATED: 26/10/2020
EASEMENT A ON RP135782 LINEWORK LEGEND:
DERIVED FROM QUEENSLAND SPATIAL
CATALOGUE (QSPATIAL) DCDB. PROPOSED BUILDING ENVELOPE
DATED: 09/02/2021
EXISTING BUILDING ENVELOPE
THIS IS A SITE PLAN ONLY AND IS SUBJECT TO
LOCAL AUTHORITY APPROVAL AND ENGINEERING
EXISTING DRIVEWAY
CONSTRAINTS.
DISTANCES ARE APPROXIMATE ONLY AND
SUBJECT TO FINAL SURVEY. HIGH LANDSLIDE HAZARD AREA
0 10 20 30 40 50 75 100 Metres MODERATE LANDSLIDE HAZARD AREA
Original Scale 1:1000 CONTOUR
DAVID WRIGHT HOUSE REMOVERS & DEMOLITION REVISION
-
DATE
080421
DESCRIPTION
FOR APPROVAL
DRAWN CHECKED
TT AM
DWG NO. 21038.01.D DATE 070521 SCALE 1:1000 @ A3 SHEET 3 OF 4 A 150421 UPD PROPOSED BLDG ENV & D'WAY TT AM
B 220421 UPDATED PROPOSED DRIVEWAY TT AM
C 300421 UPD ACCESS & TURNING AREA ADD TT AM
SITE PLAN - LANDSLIDE HAZARD AREA D 040521 PRO DRIVEWAY SECTIONS ADDED TT AM
Sunshine Coast
tel. 07 5443 2844
[email protected]
OF LOT 7 ON RP838780 www.ProjectUrban.com.au
Project Urban Pty Ltd
497 BLACK MOUNTAIN ROAD, BLACK MOUNTAIN QLD ACN 608 895 923 ABN 97 608 895 923
Page 6
NORTH
PROPOSED DRIVEWAY
PLAN VIEW
SCALE 1:500
PROPOSED DRIVEWAY
LONGITUDINAL SECTION A-A1
SCALE 1:250
AERIAL PHOTOGRAPH SOURCED
FROM NEARMAP 'VERTICAL' CAPTURE
DATED: 27/04/2020 LEGEND:
PROPOSED BUILDING ENVELOPE
PROPOSED BUILDING ENVELOPE LINEWORK
DERIVED FROM LINEA DESIGN & DRAFTING PLAN:
'PROPOSED SECONDARY DWELLING' EXISTING DRIVEWAY
JOB NO.: 2020788
SHEET NO.: 1
DATED: 26/10/2020 CONTOUR
EASEMENT A ON RP135782 LINEWORK
DERIVED FROM QUEENSLAND SPATIAL PROPOSED DRIVEWAY SECTIONS DERIVED FROM
CATALOGUE (QSPATIAL) DCDB. NOOSA COUNCIL CONTOUR INFORMATION
DATED: 09/02/2021
CONTOUR INTERVAL: 1.0m
THIS IS A SITE PLAN ONLY AND IS SUBJECT TO CONTOUR INFORMATION DERIVED FROM 'NOOSA
LOCAL AUTHORITY APPROVAL AND ENGINEERING COUNCIL ENTERPRISE MAPPING SYSTEM' WEBSITE
CONSTRAINTS. MODULE: PROPERTY RECREATION UTILITIES
DISTANCES ARE APPROXIMATE ONLY AND LAYER: CONTOURS (1m)
SUBJECT TO FINAL SURVEY. DATE DOWNLOADED: 08/04/2021
PROPOSED DRIVEWAY
0 5 10 15 20 25 Metres CROSS SECTION B-B1
SCALE 1:250
Original Scale 1:250
DAVID WRIGHT HOUSE REMOVERS & DEMOLITION REVISION
-
DATE
080421
DESCRIPTION
FOR APPROVAL
DRAWN CHECKED
TT AM
DWG NO. 21038.01.D DATE 070521 SCALE 1:1000 @ A3 SHEET 4 OF 4 A 150421 UPD PROPOSED BLDG ENV & D'WAY TT AM
B 220421 UPDATED PROPOSED DRIVEWAY TT AM
C 300421 UPD ACCESS & TURNING AREA ADD TT AM
SITE PLAN - DRIVEWAY LONG SECTIONS D 040521 PRO DRIVEWAY SECTIONS ADDED TT AM
Sunshine Coast
tel. 07 5443 2844
[email protected]
OF LOT 7 ON RP838780 www.ProjectUrban.com.au
Project Urban Pty Ltd
497 BLACK MOUNTAIN ROAD, BLACK MOUNTAIN QLD ACN 608 895 923 ABN 97 608 895 923
Page 7
NORTH-EAST ELEVATION NORTH-WEST ELEVATION
THIS PLAN COINCIDES WITH RL INFORMATION DERIVED FROM CONTOUR PROPOSED SECONDARY DWELLING LINEWORK THIS IS A PROPOSAL PLAN ONLY
SITE PLAN 21038.01 REVISION D. INFORMATION FROM 'NOOSA COUNCIL DERIVED FROM LINEA DESIGN & DRAFTING AND IS SUBJECT TO LOCAL
ENTERPRISE MAPPING SYSTEM' WEBSITE PLAN: PROPOSED SECONDARY DWELLING AUTHORITY SUBDIVISION APPROVAL
0 1 2 3 4 5 10 Metres MODULE: PROPERTY RECREATION UTILITIES JOB NO: 2020788 AND ENGINEERING CONSTRAINTS.
LAYER: CONTOURS (1m) SHEET NO: 4 HEIGHTS ARE APPROXIMATE ONLY
Original Scale 1:100 DATE DOWNLOADED: 08/04/2021 DATED: 26/10/2020 AND SUBJECT TO FINAL SURVEY.
DAVID WRIGHT HOUSE REMOVERS & DEMOLITION REVISION DATE
- 200521
DESCRIPTION
FOR APPROVAL
DRAWN CHECKED
TT AM
DWG NO. 21038.02 DATE 200521 SCALE 1:100 @ A3 SHEET 2 OF 2
PROPOSED SECONDARY DWELLING ELEVATIONS WITH APPROXIMATE RL SHOWN Sunshine Coast
tel. 07 5443 2844
[email protected]
OF LOT 7 ON RP838780 www.ProjectUrban.com.au
Project Urban Pty Ltd
497 BLACK MOUNTAIN ROAD, BLACK MOUNTAIN QLD ACN 608 895 923 ABN 97 608 895 923
Page 8
SOUTH-WEST ELEVATION SOUTH-EAST ELEVATION
THIS PLAN COINCIDES WITH RL INFORMATION DERIVED FROM CONTOUR PROPOSED SECONDARY DWELLING LINEWORK THIS IS A PROPOSAL PLAN ONLY
SITE PLAN 21038.01 REVISION D. INFORMATION FROM 'NOOSA COUNCIL DERIVED FROM LINEA DESIGN & DRAFTING AND IS SUBJECT TO LOCAL
ENTERPRISE MAPPING SYSTEM' WEBSITE PLAN: PROPOSED SECONDARY DWELLING AUTHORITY SUBDIVISION APPROVAL
0 1 2 3 4 5 10 Metres MODULE: PROPERTY RECREATION UTILITIES JOB NO: 2020788 AND ENGINEERING CONSTRAINTS.
LAYER: CONTOURS (1m) SHEET NO: 4 HEIGHTS ARE APPROXIMATE ONLY
Original Scale 1:100 DATE DOWNLOADED: 08/04/2021 DATED: 26/10/2020 AND SUBJECT TO FINAL SURVEY.
DAVID WRIGHT HOUSE REMOVERS & DEMOLITION REVISION DATE
- 200521
DESCRIPTION
FOR APPROVAL
DRAWN CHECKED
TT AM
DWG NO. 21038.02 DATE 200521 SCALE 1:100 @ A3 SHEET 1 OF 2
PROPOSED SECONDARY DWELLING ELEVATIONS WITH APPROXIMATE RL SHOWN Sunshine Coast
tel. 07 5443 2844
[email protected]
OF LOT 7 ON RP838780 www.ProjectUrban.com.au
Project Urban Pty Ltd
497 BLACK MOUNTAIN ROAD, BLACK MOUNTAIN QLD ACN 608 895 923 ABN 97 608 895 923
Page 9
PLANNING ACT – 2016
Date: 18/12/2020
ZĞĨĞƌĞŶĐĞEŽ͗ RAB20/0253
This Plan Accompanies the
Concurrence Agency Response
[OCR of page images]
NOTE:
1. WATER CLOSET DOORS OPENING INWARDS TO BE FITTED
WITH LIFT OFF HINGES & BE FITTED TO ALLOW THE DOOR
TO BE REMOVED WHEN IN THE CLOSED POSITION
2. PROVIDE SMOKE ALARMS IN ACCORDANCE,
WITH THE B.C.A. PART 3.7.2
NOTE:
EXISTING REMOVAL DWELLING.
EXISTING PINE TIMBER FRAME.
EXISTING UPPER FLOOR BRACING TO
COMPLY WITH AS 1684.2-2010
75
7
[540
2700
2780
75
75 “|
910 |[620|
7855
91
75
75
3325
3325
75
75
/_- EXISTING WALL LAYOUT PLAN
Yo) SCALE -1 : 100
|, 1300 2250 11055 1435
!
2250 3550 2510 1500 _ || 3120
75 75 75 1175 75
1585 || 4215 2510 885 || 2670 | 2500
175 75 75 75 175
fridgel
PLANNING ACT — 2016
Date: 18/12/2020
Reference No: RAB20/0253
This Plan Accompanies the
Concurrence Agency Response
2320 \) 1910 |j
!
{75
3325
7095
2670
990 ||
75 75
2250 9990
75 “75
2500
p 54 929 655
f 54 929 659
m 0438 871 237
e [email protected]
LINEA
PESIGN # PRAFTING
This grawing shall remain the
roperty of Linea Design & Drafting
and Sd
and shall not be copied in whole
or in part without written approval
of the author.
©COPYRIGHT
PROJEC
" PROPOSED SECONDARY DWELLING
P.& A. SCIVYER
497 BLACK MOUNTAIN ROAD
BLACK MOUNTAIN
CLIENT
ADDRESS
JOB No.
2020788
SHEET No.
02
Date 26 OCT. 2020 Scale 1:100 Drawn AJL
QBCC:1139817
LP: SIP =
“7 House Removers & Demolition
a - House Removing - Demolition - Asbestos Removal -
ph: 07 38882234
240 Bruce Hwy Eastern Service Road, Burpengary East
www.davidwright.com.au
Page 10
PLANNING ACT – 2016
Date: 18/12/2020
ZĞĨĞƌĞŶĐĞEŽ͗ RAB20/0253
This Plan Accompanies the
Concurrence Agency Response
[OCR of page images]
NOTE:
1. WATER CLOSET DOORS OPENING INWARDS TO BE FITTED
WITH LIFT OFF HINGES & BE FITTED TO ALLOW THE DOOR
TO BE REMOVED WHEN IN THE CLOSED POSITION 6)
2. PROVIDE SMOKE ALARMS IN ACCORDANCE,
WITH THE B.C.A. PART 3.7.2 4
NOTE:
EXISTING REMOVAL DWELLING. ELEVATION KEY
EXISTING PINE TIMBER FRAME.
EXISTING UPPER FLOOR BRACING TO
COMPLY WITH AS 1684.2-2010
| 1300 2250 11055 1435
2250 3550 2510 1500 _ | 3120
75 75 75 {| 75 75
1585 || 4215 2510 885 | 2745 | 2500
4175 75 75 475 4
wo 09.24sw 0906sw lo
ny ~ —_ OOO TT OTT OD ~~
Tio 1 *
wo 3
{oF °o 2
. Wigs | s| 8
zg | Bedroom 2 »
8 3 Bedroom 1 | ah
6 Snfoke L
N | = Aan
Smok 3
= ham ® = 3 S
e Ge < | “Is
t iN So
B smok 3 S
2 a 0 = wo Alam: 2 | >=
= 1—— Line of existing wall PLAN NING ACT _ 20 16
removed 2 ‘9
2 Ny
1, 5
| i 8 Date: 18/12/2020
lo lo 8 1—— New 100x100 hwd posts.
g| 8 3 | pasion oes a: Ref No: RAB20/0253
o o | columns below. © ererence NO:
New 150x42 LVL 15 % . .
| beam over-Continuous. ~ lo This Plan Accompanies the
re Je [! 1 | 2im12 bolts to each post. _ = Concurrence Agency Response
Remove hi Noosa Plan 2020
‘emove hip roof over.
1585 | 7160 5845 A03
A secondary dwelling:
75 ry dwelling
(| 600 a) has a maximum gross floor area of 65m?;
6495 | 2645 b) has no more than 2 bedrooms;
75 75 | 100 c) does not occur on any property covered by a Building Unit Plan; and
| 4300 2250 6645 3345 2500 d) does not occur on a property that already contains a dual occupancy or secondary dwelling.
Gross floor area
gross floor area for a building, means the total floor area of all storeys of the building, measured from the
outside of the external walls and the centre of any common walls of the building, other than areas used for—
FLOOR AREAS a) building services, plant or equipment; or
TT b) access between levels; or
LIVING AREA: 65.00 m? c) a ground floor public lobby; or
PORCH AREA: 16.70 m? d) a mall; or
(- > P RO POS E D P LAN DECK AREA: 34.00 m? e) parking, loading or manoeuvring vehicles; or
. 2 f) unenclosed private balconies, whether roofed or not.
Yo) SCALE -1: 100 TOTAL AREA: 115.70 m’
Noosa Shire Planning Scheme - Definitions
PROJEC
p 4 920655 " PROPOSED SECONDARY DWELLING /"°**
y
i CLIENT 2020788 5) a se Dodvi Aa en
LINEA mn o438 871 237 P. & A. SCIVYER Or a $4 House Removers & Demolition
497 BLACK MOUNTAIN ROAD
ESIGN = PRAFTING
BESIDE RETIN: ne seine ara BLACK MOUNTAIN 03 ph: 07 38882234
and shall not be copied in whole .
or in part without written approval 240 Bruce Hwy Eastern Service Road, Burpengary East
©COPYRIGHT Date 26 OCT. 2020 Scale 1:100 Drawn AJL QBCC:1139817 www.davidwright.com.au
Page 11
ATTACHMENT 2
Planning Scheme Code Assessment:
Low Density Housing Code
Regional Infrastructure Overlay Code
Page 12
Table 9.3.1.3 - Criteria for assessment
Location 9.3.1.3 Criteria for assessment (part)
Performance outcomes Acceptable Outcomes Compliance
Location
PO1 AO1.1 Not relevant to this application.
Dwelling houses, rooming accommodation, Dwelling houses (including secondary dwellings)
community residences and short-term and community residences are anticipated in the
accommodation (for holiday homes) are Low density residential zone, Rural residential
located where they: zone and Rural zone.
1. provide a high level of comfort and amenity for AO1.2
occupants; Rooming accommodation provides housing
2. maintain amenity and privacy of neighbouring choice within urban boundaries.
premises;
3. are compatible with the character and
streetscape of the local area; and
4. do not occupy land intended for higher density
living.
Effects of Use 9.3.1.3 Criteria for assessment (part)
Performance outcomes Acceptable Outcomes Compliance
Effects of Use
Removal homes AO2.1 Complies with A02.1
PO2 Any part of a removal home that is affected by The proposed removal home is in good condition and free from
A removal home— termite attack, borers, dry rot or severe termite attack, borers, dry rot and severe weathering.
weathering or is damaged as a consequence of
1. does not have an adverse impact on the relocation, is repaired or replaced using new or
amenity of the premises or surrounding sound second-hand materials.
premises; and
2. maintains the safety of people and property. AO2.2 Not relevant to this application.
Where located within the urban boundary,
external surfaces of the building are cleaned and
painted.
Page 13
Performance outcomes Acceptable Outcomes Compliance
Editor’s Note— the urban boundary is indicated
on the zone maps contained within Schedule 2.
Editor’s Note— applicants will be required to pay
a performance bond to Council before
final building approval is granted. The bond is
held by Council until all external building works
are completed to a satisfactory level, usually
within a 12 to 24 month time frame.
Housing choice Complies with A03.
PO3 AO3 The proposed secondary dwelling has a maximum gfa of 65m2 and
A secondary dwelling: A secondary dwelling: contains two (2) bedrooms. It is noted gfa excludes unenclosed
private balconies, whether roofed or not. The land is not covered
1. forms part of a dwelling house and is not 1. has a maximum gross floor area of 65m²; by a Building Unit Plan and only contains a single dwelling house.
subdivided from the balance of the dwelling 2. has no more than 2 bedrooms;
house; 3. does not occur on any property covered by
2. contributes to housing choice for members of a Building Unit Plan; and
the one household; 4. does not occur on a property that already
3. protects the low density residential, rural contains a dual occupancy or secondary
residential or rural character of the zone; dwelling.
4. does not occur on a property covered by
a Building Unit Plan or any property already
containing more than one dwelling;
5. is accompanied by sufficient car parking.
PO4 AO4 Not relevant to this application.
Rooming accommodation is located on a site with Rooming accommodation provides housing
convenient access to employment or education as choice within urban boundaries is limited to sites
well as goods and services including public transport. within:
1. 1,500 metres walking distance, via a sealed
pathway, of land within the Major centre
zone, District centre zone or 800 metres of
land within the Neighbourhood centre zone;
or
2. 800 metres walking distance, via a sealed
pathway of a pedestrian access point of
a hospital or tertiary education
establishment; or
3. 400 metres walking distance, via a sealed
pathway, of a Translink bus stop.
Page 14
Building design and services 9.3.1.3 Criteria for assessment (part)
Performance outcomes Acceptable Outcomes Compliance
Building design and services
Service and utilities
PO5 AO5.1 Not relevant to this application.
Development is provided with: If located within the urban boundary,
the dwelling is connected to reticulated water
1. a level of infrastructure and services that is supply, sewerage, stormwater drainage and
appropriate to its setting and sufficient for thetelecommunications 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 is indicated on
important areas or water quality; and the zone maps contained within Schedule 2.
3. adequate onsite water storage to support the
efficient use of water and is adequate for AO5.2
everyday use of the occupants. Where there is no reticulated water supply, the Can be conditioned to comply with A05.2.
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.
AO5.3 Not relevant to this application.
If located on a lot where reticulated sewerage is not
available to the lot, the dwelling is connected to an
on-site effluent treatment and disposal system.
Landscaping Not relevant to this application.
PO6 AO6
Buildings and structures allow for sufficient space for Soft landscaping is provided and retained to a
outdoor activities, garden areas and screening to minimum of 20% of the site area.
surrounding land uses.
Car parking Not relevant to this application.
PO7 AO7
Sufficient car parking is provided to accommodate Car parking is provided in accordance with Table
the number of vehicles likely to use the site. 9.4.1.4 of the Driveways and parking code.
Driveway and crossover
Page 15
Performance outcomes Acceptable Outcomes Compliance
Editor’s Note—In addition to the following benchmarks for accepted development subject to requirements for driveway and crossovers, approval is required from Council
to construct or modify all crossovers.
Access Design Can be conditioned to comply with A08.1
PO8 AO8.1 A new driveway crossover is proposed to provide access to the
The design, management and maintenance of Driveways and crossovers are designed to comply dwelling house from Easement B in Lot 6 RP 838780. The
the access facilitates: with Council's standard drawings RS-049, RS- driveway and crossover will be designed to comply with Council’s
050, RS-056 and addendum as applicable. standard drawing.
1. safe and convenient use for vehicles,
pedestrians and cyclists; AO8.2 Not relevant to this application – there is no footpath.
2. vehicles negotiating without contacting the Where a footpath exists, the driveway meets
driveway or crossover surface; and the road reserve at the level of the existing
3. stormwater disposal without any negative footpath.
impacts on the surrounding area.
AO8.3 Complies with A08.3
Driveways within the property: The attached long-section (refer Attachment 1) has been derived
from levels from Council’s mapping and shows that the new
1. have a maximum gradient of 20% and vertical driveway has reasonable longitudinal grades ranging from 7% to
curves to ensure no scraping for a standard 13.6% and will therefore function satisfactorily.
vehicle; or
2. have a maximum gradient of 25% provided–
1. the length of the driveway steeper than
20% does not exceed 6 metres; and
2. 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 AO9 Complies with A09
The driveway and crossover design avoids using The driveway and crossover is designed without The proposed driveway and crossover is from land contained
structures within the road reserve. significant alteration to the existing road within an access easement and does not require any alteration to
reserve whereby the finished surface level of the the road reserve.
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 Not relevant to this application.
PO10 AO10
Driveways and crossovers are to be able to No pavers or permeable pavement systems are
Page 16
Performance outcomes Acceptable Outcomes Compliance
withstand loadings from vehicles and the use of used within the road reserve.
pavers is avoided.
Editor’s Note—Examples of the types of pavers to
avoid include clay, concrete and permeable
pavement products.
Surface water Not relevant to this application.
PO11 AO11
Driveways are designed to: Driveways have a minimum grade of 1% away from
any adjoining buildings and are formed to drain to
1. prevent water from ponding or entering landscaped areas.
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 Complies with A012
PO12 AO12 Stormwater infrastructure is not located within 1m of the
Driveways do not damage or interfere with the Driveways are located not less than 1.0 metre from proposed driveway.
location, function of, or access to Council stormwater infrastructure.
infrastructure.
Editor’s Note—If the driveway covers or is within
1.0 metre of stormwater infrastructure, an
operational works application to Council for a non-
standard driveway is required.
Streetscape and effect on traffic network Can be conditioned to comply with A013.1
PO13 AO13.1
The visual impact of driveways on the streetscape Areas adjoining driveways disturbed as a result of
and surrounding area is minimised and significant the driveway construction are grassed or planted to
adverse impacts on the traffic network are avoided. minimise visual impact and stabilise the soil.
AO13.2 Complies with A013.2
Vehicular access avoids disturbance to the tree Vehicular access has been sited to ensure no clearing of
protection zone of trees on public land. vegetation is required.
Driveway Location Complies with A014.1
PO14 AO14.1 One driveway and crossover is provided directly from the road
Driveways and crossovers are located so they do not Only one driveway and crossover is provided. reserve while a second driveway will be provided for the
impede the safe and efficient use of the road secondary dwelling from a rear access handle within an easement.
network. AO14.2
Where the premises has frontage to more than one Not relevant to this application.
formed and sealed road and the roads have
differing orders in the Road Hierarchy, the driveway
Page 17
Performance outcomes Acceptable Outcomes Compliance
and cross-over is provided on the frontage with the
lower order.
AO14.3 Not relevant to this application.
For corner lots, driveways and crossovers are
located in accordance with Council's standard
drawings.
AO14.4 Complies with A014.4
If in the Rural zone or Rural Residential zone, the The driveway is not located in road reserve however has been
driveway and cross-over is located to provide located to achieve safe sight distances.
minimum safe sight distances in accordance with
Austroads.
Editor's Note - An operational works application is
required for a second driveway.
Bushfire Hazard Management Complies with A015
PO15 AO15 The site is located within a Potential impact buffer area and has
Where located in a Bushfire Hazard Area as shown Within a bushfire hazard area where there is no access to on-site water tanks and a swimming pool for firefighting
on the Bushfire Hazard Overlay Map in Schedule 2 reticulated water supply, the premises has: purposes. The secondary dwelling will also be provided with a
and not in a water service area, an adequate, reliable, tank for water supply and will also be fitted with a standard fire
safely located and freely accessible water supply is 1. an accessible dam, swimming pool or water brigade fitting.
provided for fire fighting purposes, which is in tank available for firefighting purposes with an
addition to day to day water supply. onsite water volume of not less than 5,000
litres; and
2. a water supply outlet pipe 50 millimetres in
diameter and fitted with a standard fire
brigade fitting connected to the water supply
(other than where the water supply is in a
swimming pool or dam).
Editor’s Note — Water supply capacity for
firefighting purposes is in addition to water supply
capacity for household use.
Flood Hazards Not relevant to this application.
PO16 AO16.1 The site is not located in the Flood Hazard Area.
Development is designed and sited to ensure risk to Where the development is located in the Flood
people and property from flooding is avoided or Hazard Area as shown on Flood Hazard Overlay
minimised. Map in Schedule 2,
the finished floor level of habitable rooms is at least
300 millimetres above the Defined flood event
(DFE).
Page 18
Performance outcomes Acceptable Outcomes Compliance
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.
PO17 Not relevant to this application.
Underground car parking areas are designed to No acceptable outcome provided
drain and function safely during a flood event and
power failure.
Editor's note—Basements should have flood
immunity above the 1%AEP defined flood event with
alternative means to mechanical pumping used to
achieve such immunity.
Major Electricity Infrastructure & Substations Alternate solution proposed to A018.1
PO18 AO18.1 The secondary dwelling is setback 27.9m from the transmission
Development is sufficiently separated from major Development including any sensitive land uses is at line easement. The proposed secondary dwelling is setback
electricity infrastructure and substations to minimise least: greater than 58m (approx.) from the overhead lines. The proposed
the likelihood of nuisance or complaint. siting of the secondary dwelling clearly provides adequate
1. 50 metres from a transmission substation; separation and does not compromise the operation of the
2. 10 metres from any other substation; and electricity infrastructure. Compliance is therefore achieved with
3. 30 metres from a transmission line easement. PO18.
AO18.2
Habitable buildings are not located within an
easement for a distribution line.
PO19 AO19 Not relevant to this application
Development is located and designed to avoid or Noise emissions do not exceed 5db(A) above There is no noise associated with the overhead electricity
minimise noise nuisance from the use of background noise level internal to a infrastructure.
infrastructure. habitable building measured in accordance with
AS1055.
PO20 AO20 Not relevant to this application.
Wherever practicable habitable buildings are Where adjoining substations or major electricity
orientated to avoid direct overlooking of major infrastructure, habitable buildings are orientated so
electricity infrastructure or substations. that the majority of outdoor living areas and
Page 19
Performance outcomes Acceptable Outcomes Compliance
windows of habitable rooms face away from
the infrastructure.
Earthworks and Drainage Not relevant to this application.
PO21 AO21 Minimal earthworks are proposed. The proposed secondary
Earthworks and drainage operational works do not Filling other than accessways: dwelling will be transported to the site and sits on a stumps.
directly, indirectly or cumulatively cause adverse
impacts external to the development site by: 1. does not extend more than the equivalent of
3 metres around the main building, measured
1. causing ponding of water on the site or nearby from the outer walls of the building;
land; 2. is limited to a maximum of 500m2; and
2. increasing flooding, which adversely affects the 3. does not impact on the local drainage of
safety or use of any land upstream and adjoining 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.
Landslide Hazard Area Not relevant to this application.
PO22 AO22.1 The proposed secondary dwelling, including associated access is
Development maintains the safety of people, Development, including associated access, is not located outside the moderate, high and very high landslide hazard
property and hazardous materials stored in bulk located on land identified as a landslide hazard areas on the Landslide Hazard Overlay Map. Please refer to
from the risk of landslide. area on a Landslide Hazard Overlay Map. Drawing No 21038.01D, Sheet 3 of 4 at Attachment 1 for
confirmation.
AO22.2
Development, including associated access, is
located outside moderate, high and very high
landslide hazard areas and areas with 15% slope or
greater, as determined by a site-specific slope-
analysis.
Editor's Note—A site- specific geotechnical
assessment may be used to demonstrate that
although the proposed development is shown on
the Landslide Hazard Overlay as being in the
moderate, high or very high landslide hazard area,
the landslide risk is low or very low.
Page 20
Performance outcomes Acceptable Outcomes Compliance
OR
AO22.3
A site-specific geotechnical assessment is prepared
by a registered professional engineer to certify that:
1. the stability of the site, including associated
buildings and infrastructure, will be
maintained and operational for the life of the
development;
2. the site is not subject to the risk of landslide
activity originating from other land, including
land above the site; and
3. development of the site will not increase the
risk of landslide activity on other land.
Editor's Note— PSP8 Natural Hazards provides
further guidance on assessing landslide hazard.
AO22.4
Any specific measures identified in a site specific
geotechnical assessment for stabilising the site or
development are to be fully implemented.
You have reached the end of the page.
Page 21
Table 8.2.9.4 Criteria for assessable development - Gas pipeline and Major Electricity Infrastructure
Performance outcomes Acceptable outcomes Compliance
Gas pipeline corridor and buffer area
PO1 AO1.1 Not relevant to this application.
Development, including uses and works are Buildings and structures are setback a minimum of 40 The site is not in a gas pipeline corridor and buffer area on the
constructed and operated to avoid: metres from a gas pipeline corridor. Regional Infrastructure Overlay Map.
1. compromising the viability of the gas AO1.2
pipeline corridor; or The use does not involve the storage of flammable,
2. damaging or adversely affecting the explosive or other hazardous materials within 200
existing or future operation of a gas metres of the gas pipeline corridor.
pipeline within the gas pipeline corridor. OR
AO1.3
Written conformation of the pipeline license holder
of Petroleum Pipeline License 32 that
the setback distance and design of the development
does not impact the future use of the gas pipeline.
Editor's note- should a lesser setback distance be
proposed, it is recommended that the applicant
consult with the relevant gas pipeline manager prior
to the lodgement of a development application to
determine how compliance with the performance
outcome can be achieved.
Page 22
Performance outcomes Acceptable outcomes Compliance
Major Electricity Infrastructure
PO2 Complies with PO2.
Development does not increase risk to No acceptable outcome provided The electricity transmission line corridor is 119m wide. The
community health or safety, or the operation proposed secondary dwelling is setback 27.9m from the
and reliability of major electricity infrastructure easement and greater than 58m (approx.) from the overhead
lines and will not increase risk to community health or safety or
the operation of the electricity infrastructure.
PO3 AO3.1 Alternate solution to A03.1 proposed
Development involving a sensitive land use is With the exception of class 10 buildings, buildings The secondary dwelling is setback 27.9m from the transmission
sufficiently separated from major electricity associated with a sensitive land use maintain line easement. The proposed secondary dwelling is setback
infrastructure and substations to minimise the a setback of at least: greater than 58m (approx.) from the overhead lines. The
likelihood of nuisance or complaint. proposed siting of the secondary dwelling clearly provides
adequate separation and does not compromise the operation
a) 50 metres from a transmission substation; of the electricity infrastructure.
b) 10 metres from any other substation; and
c) 30 metres from a transmission line easement.
AO3.2 Complies with A03.2
Buildings are not located within an easement for a The proposed secondary dwelling is not located within the
distribution line. easement.
PO4 AO4 Not relevant to this application. The proposed secondary
Development adjoining substations are located For development adjoining substations, noise dwelling does not adjoin a substation.
and designed to avoid noise nuisance from emissions do not exceed 5db(A) above background
infrastructure. noise level at the sensitive receptor of
a building associated with a sensitive land use,
measured in accordance with AS1055.
PO5 AO5 The majority of the site is occupied by easement containing
Wherever practicable new lots and buildings are Buildings are orientated so that the majority of overhead electricity lines running through the site in a
orientated to avoid direct overlooking of outdoor living areas and windows of habitable rooms north/south direction. It is not possible to avoid direct
electricity infrastructure. face away from towers or other major electricity overlooking of electricity infrastructure.
infrastructure.
Page 23
PO6 AO6 Not relevant to this application. There are no poles or towers
For sensitive land uses, there is sufficient space A minimum 3 metres wide densely planted that need to be screened.
within the site to establish landscaping which landscaped buffer is provided along the boundary
substantively screens and softens poles, towers, adjoining the electricity infrastructure, including
or other structures and equipment associated provision for advanced trees and shrubs that will
with major electricity infrastructure and grow to a minimum height of 10 metres.
substations.
Editor's note- Applicants may find guidance in
Powerlink Queensland's brochure
"Using Vegetation to screen transmission
lines". Applicants should also note
that vegetation will need to maintain statutory
clearances.
PO7 AO7.1 Not relevant to this application. Planting of additional
Vegetation does not pose a risk to the safety or Vegetation planted within the easement of an vegetation within the easement in not warranted as a result of
reliability of electricity infrastructure. overhead powerline or, where there is no easement, this application.
the area of influence of a powerline, has a mature
height of no more than 3.5 metres.
AO7.2 Not relevant to this application.
Vegetation planted within an underground powerline
easement does not have a mature root system in
excess of 150 millimetres in depth and is not located
directly over the powerline.
AO7.3 Not relevant to this application. Existing vegetation is
Regardless of the width of the maintained adjoining the easement to ensure it does not pose
easement, vegetation adjoining easements must be a risk to the safety or reliability of electricity infrastructure.
separated from the power pole or other
infrastructure by a distance at least equal to the
maximum mature height of the vegetation.
PO8 AO8.1 Complies with A08.1
Any earthworks are undertaken in a way which: For overhead distribution infrastructure, no There will be no earthworks undertaken within 10m of a tower,
earthworks are undertaken within 10 metres of a pole or stay.
a) ensures stability of the land on or adjoining tower, pole or stay.
the electricity infrastructure;
b) does not otherwise impact on the safety and AO8.2 Complies with A08.2
reliability of the electricity infrastructure; and For overhead transmission infrastructure, no There will be no earthworks undertaken within 20m of a tower,
c) does not restrict the placement or use of the earthworks are undertaken within 20 metres of a pole or stay.
electricity infrastructure provider's equipment. tower, pole or stay.
Page 24
PO9 AO9.1 Complies with A09.1
Services and infrastructure works (such as Underground services are not located within 20 Underground services will not be located within 20m of a tower,
stormwater, sewerage, water and the like) do metres of a tower, pole, stay or substation boundary. pole, stay or substation boundary.
not impact on the safety and reliability of
substations or major electricity infrastructure. AO9.2 Complies with A09.2
No valve pits occur within: There will be no valve pits within 20 or 60m of the electricity
infrastructure.
a) for transmission infrastructure, 60 metres of a
tower, pole or stay; or
b) for distribution infrastructure, 20 metres of a
tower, pole or stay.
AO9.3 Complies with A09.3
Underground services traversing an easement cross There are no underground services traversing the easement.
at right angles to the overhead or underground lines.