Council archive · source document
Town Planning Assessment Report · MCU25/0020
Our Ref: 20250975
21 February 2025
Noosa Council
PO Box 141
Tewantin QLD 4565
Via email: [email protected]
Attention: Development Services
Dear Sir/Madam,
DEVELOPMENT APPLICATION FOR MATERIAL CHANGE OF USE FOR A
DWELLING HOUSE AT 11 RAVENWOOD DRIVE, NOOSA HEADS (LOT 2
SP281580)
Please find enclosed a Development Permit for a Material Change of Use to be assessed by Noosa
Council. In support of this application please find enclosed:
● DA Form 1;
● Landowner Consent;
● Flood Certificate;
● Civil Engineering Plans prepared by SCG Consulting Engineers;
● Dewatering Management Plan prepared by ADG Consulting; and
● Proposal Plans prepared by Chris Clout Design.
The Council application fee will be paid upon receipt of a Council payment link.
1.0 APPLICATION SUMMARY
APPLICATION DETAILS
Street Address: 11 Ravenwood Drive, Noosa Heads
Real Property Description: Lot 2 SP281580
APPLICANT DETAILS
Applicant and Landowner: Sunshine Beach Noosa Developments Pty Ltd
PROPERTY DETAILS
Land Area: 621.6m2
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Existing use of land: Vacant land, previously a large dwelling house and approved for a
large dwelling house that was partially constructed. Refer below
development application history. RAP17/0012.02 approved 13
August 2021 is the latest approval over the subject site.
STATUTORY DETAILS
SEQRP Designation: Urban Footprint
Local Plan Area: Noosa Heads
Zone: Low Density Residential
Overlays: ● Acid Sulfate Soils: (Area 1 - 5m AHD or below);
● Flood Hazard (Flooding and inundation extent);
● Landslide Hazard (Moderate hazard area).
Assessment type: Development Permit for a Material Change of Use - New Dwelling
House with Basement
Statutory referrals: Not applicable
STATUTORY ASSESSMENT
State Instruments: ● State Planning Policy (SPP);
● South East Queensland (SEQ) Regional Plan;
● State referral requirements;
● State development assessment provisions (SDAP).
Local Instruments: Noosa Plan 2020
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● Low Density Residential Zone Code;
Applicable Codes ● Low Density Housing Code;
● Queensland Development Code MP1.2;
● Acid Sulfate Soils Overlay Code; and
● Flood Hazard Overlay Code.
APPLICATION DETAILS
The following type of approvals are being applied for:
● Development Permit for a Material Change of Use (Dwelling House).
DOCUMENTATION FOR APPROVAL
Plan No. Rev Plan Title Date
C0.0 - Cover, prepared by Chris Clout Design 21/02/25
C0.1 - Aerial Plan, prepared by Chris Clout Design 21/02/25
C1.0 - Site and Roof Plan, prepared by Chris Clout Design 21/02/25
C1.1 - Basement Floor Plan, prepared by Chris Clout Design 21/02/25
C1.2 - Ground Floor Plan, prepared by Chris Clout Design 21/02/25
C1.3 - Upper Floor Plan, prepared by Chris Clout Design 21/02/25
C2.0 - Elevations, prepared by Chris Clout Design 21/02/25
C2.1 - Elevations, prepared by Chris Clout Design 21/02/25
C3.0 - Section, prepared by Chris Clout Design 21/02/25
C3.1 - Section, prepared by Chris Clout Design 21/02/25
C4.0 - Site Cover, prepared by Chris Clout Design 21/02/25
C4.1 - Approved Design Site Cover, prepared by Chris Clout Design 21/02/25
C5.0 - Landscaping Plan, prepared by Chris Clout Design 21/02/25
C5.1 - Proposed and Approved Site Plan, prepared by Chris Clout Design 21/02/25
C5.2 - Proposed and Approved Facade, prepared by Chris Clout Design 21/02/25
C5.3 - Proposed and Approved Elevations, prepared by Chris Clout Design 21/02/25
ADG1786.25 0 Dewatering Management Plan, prepared by ADG Consulting 21/02/25
0280-CS - Cover Sheet, prepared by SCG Consulting Engineers Feb 2025
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0280-CN - Construction Notes, prepared by SCG Consulting Engineers Feb 2025
0280-OW1.1 - Existing Survey and Services, prepared by SCG Consulting Feb 2025
Engineers
0280-OW2.1 - Silt and Sediment Erosion, prepared by SCG Consulting Engineers Feb 2025
0280-OW3.1 - Bulk Earthworks and Retention, prepared by SCG Consulting Feb 2025
Engineers
0280-OW3.2 - Earthworks Sections, prepared by SCG Consulting Engineers Feb 2025
0280-OW4.1 - Driveway and Access, prepared by SCG Consulting Engineers Feb 2025
0280-OW4.2 - Driveway Details, prepared by SCG Consulting Engineers Feb 2025
0280-OW5.1 - Vehicle Maneuvering, prepared by SCG Consulting Engineers Feb 2025
0280-SW1.1 - Stormwater Management, prepared by SCG Consulting Engineers Feb 2025
2.0 PRE-LODGEMENT MEETING
A pre-lodgement meeting was held with Noosa Council on 17 October 2024 (Council ref: PLM24/0040)
with the designer and applicant. A summary of the key items discussed are detailed below:
Item Response
The inclusion of a basement triggers a material This application seeks a Development Permit for a
change of use for the purpose of a Dwelling Material Change of Use for a new Dwelling House
House. as requested by Council.
For clarity, the car lift forms part of the dwelling Refer attached revised proposal plans with revised
and associated basement, and therefore car lift setbacks.
Acceptable outcomes AO9 and AO14 of the Low
Density Residential Zone Code remain applicable. Key flood concerns including flood immunity
addressed via attached engineering
Key concerns: documentation.
● The necessary safety cage, walls around
the platform to achieve flood immunity, The proposal achieves a 6.2m setback to the entry
flood gate, activation and warning system of the car lift, which enables a car to park wholly
results in an obvious structure within the on the site rather than in the road reserve/nature
front setback. strip.
● Requirement for day to day use of the lift
which may require a driver to hold / park
in the road reserve or nature strip which
also raises traffic concerns.
Basement setbacks to be clear of the building See section 6.2 of this report. 28.4% of the
setback requirements to allow for meaningful subject site is now landscaped via deep planting
landscaping. or planters connected to deep landscape areas.
The plans detail habitable areas below the Addressed via attached engineering
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Defined Flood Event, the development is to be documentation.
designed to remove the habitable spaces below
the flood level.
Any future application is to suitably demonstrate
that the basement has flood immunity above the
1% AEP defined flood event with alternative
means to mechanical pumping used to achieve
such immunity.
Landslide hazard geotechnical assessment to be This report is currently being prepared and will be
provided at lodgement. submitted as an application addendum.
As the “basement” is not completely below ground Refer attached revised proposal plans showing
level and used for car parking this area is to amended basement level.
contributes to site cover, including the area that
services the car lift. Site cover has been calculated on Drawing No.
4.0.
Building eaves are excluded from site cover
calculations where they function as a building Site and Roof Plan shown in Drawing No. C1.0.
eave not a roof to a usable area below, for
example, an outdoor entertaining area etc.
Any future applicable is to include roof plan clearly
notating building eaves.
Engineering - basement excavation requirements. Refer to engineering documentation. The
Dewatering Management Plan provides details on
the dewatering methodology, groundwater
treatment, monitoring and reporting procedures to
be employed at the site during dewatering
activities, and effective management procedures
to prevent environmental harm resulting from the
discharge of extracted groundwater from the site.
3.0 SITE LOCATION
The site is legally described as Lot 2 SP281580 or 11 Ravenwood Drive, Noosa Heads, and has a site area
of 621.6m2. The site is currently vacant and previously contained a significant dwelling house approved
and partially constructed under RAP17/0012.02. Refer to Figure 1 below for aerial view of site location.
Key location features include:
● Lots surrounding the subject site comprise predominantly single dwelling houses and a mix of
houses and apartments/townhouses along Noosa Parade;
● The site is surrounded by low density residential zoning, and medium density residential zoning
along Noosa Parade;
● The subject site is bounded by a canal to the east;
● A public open space is located to the north on Noosa Parade; and
● Bus stop facilities are located on Noosa Parade, with the nearest stop being located approximately
120m walking distance to the north-west of the subject site.
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Figure 1: Subject Site (Noosa Council, accessed February 2025)
4.0 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 Chris Clout Design. The site is currently vacant
and previously contained a significant dwelling house approved and partially constructed under
RAP17/0012.02.
The key development parameters are:
● Gross floor area: 498.1m2;
● Site cover: 38.7% per level;
● Landscaping: 28.4% (including deep planting and structural soil planter beds connected to deep
soil); and
● Height/storeys: 2 storeys plus basement not more than exceeding 1m above natural ground level.
The Basement Floor comprises a garage with a turn table, gym, media room, bar, bathroom, powder
room, mudroom, sauna, steam room, laundry, cellar and services/store room. The Ground Floor
comprises an open living area including a dining area, kitchen and pantry, a study, powder room, entry
and family room.
A turfed area, outdoor terrace, outdoor entertaining area and pool are located on this level, and are
directly accessible from the main living area. These areas are oriented to take advantage of the
waterfront views. The proposed car lift access is provided on the Ground Floor level, and connects to the
basement level to house vehicles.
The Upper Floor comprises the master bedroom including an ensuite and walk-in-robe, three bedrooms,
each with their own ensuite, and a terrace that is oriented towards the canal. Internal stairs and lift
access connect each level.
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A high quality facade has been designed utilising varied building materials and finishes, and a modern
colour palette. Extensive landscaping is proposed to the site. Refer to Elevation Plans and perspective
images for more details.
Figure 2: Proposed development - street presentation
Figure 3: Proposed development - canal presentation
Sufficient private open space is provided on site as described above. New landscaping is incorporated to
complement the proposed development. The proposal provides 28.4% soft landscaping across the site at
ground level plus additional landscaping within raised planters.
A single driveway is proposed from Ravenwood Drive to the car lift entry, which connects to the basement
level. The car lift entry is setback 6.2m to allow a vehicle to stand wholly on site when entering or exiting
the site. The proposed design provides a separate pedestrian entry to the site, which provides clearly
identifiable access to the main entrance through the inclusion of a gatehouse, pathway and landscaping.
Waste collection will be provided as per previous arrangements via kerbside collection on the nominated
day of collection. The site can be connected to all essential services. The legal point of discharge has
been detailed in the attached civil engineering design.
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INFRASTRUCTURE
Infrastructure Agreement applicable? Not applicable
Existing lawful use for residential Development: Vacant land (prior dwelling house)
Total lawful residential development on the site 1x4 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)
5.0 STATE PLANNING PROVISIONS
5.1 State Planning Interests
The Planning Act 2016 provides the framework and process of planning instruments and processes for
development applications. The following planning instruments have been considered in this application
and are discussed in further detail below in the State Planning Policy (SPP), South East Queensland
(SEQ) Regional Plan, State referral requirements, State development assessment provisions (SDAP), and
Schedules 10 and 11 of the Planning Regulation.
5.2 State Planning Policy (SPP)
Part E of the State Planning Policy provides a comprehensive review of the state interests, the related
policies and assessment benchmarks under five broad themes. Section 2.1 of the Noosa Plan 2020
confirms it integrates all State Planning Policies of the State Planning Policy into the Planning Scheme
with the exception of Natural Hazards, Risk and Resilience - coastal hazards - in part. Refer attached civil
engineer response and flood search certificate in relation to coastal hazard compliance.
5.3 Regional Plan
Section 2.2 of the Planning Scheme confirms it appropriately advances the SEQ Regional Plan. No further
assessment is required.
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5.4 State Referral
Referral to the State Assessment Referral Agency (SARA) is not considered to apply at this stage. We
welcome discussion with Council about any potential referral triggers as part of their assessment.
5.5 State Development Assessment Provisions (SDAP)
State Development Assessment Provisions (SDAP) includes a series of benchmarks in which SARA will
assess an application against. SDAP assessment is not currently required.
5.6 Schedules 10 and 11 of the Planning Regulation
A review of Schedule 10 of the Planning Regulation confirms that the proposed development is not
prohibited development and no referral to State Assessment Referral Agency (SARA) is required. A review
of Schedule 11 of the Planning Regulation provides assessment benchmarks in relation to koala habitat in
the SEQ Region where for development on premises in a koala priority area not interfering with koala
habitat and for development in an identified koala broad-hectare area. The site is not mapped as
containing koala habitat or broad hectare area and the assessment benchmarks are therefore not
applicable to this development.
6.0 PLANNING SCHEME ASSESSMENT
Under the Noosa Plan 2020, the site is within the Low Density Residential zone. Refer to the zoning map
extract below in Figure 4.
Figure 4: Zoning Map (Noosa Council, accessed February 2025)
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6.1 Table of Assessment
Under the relevant tables of assessment, the proposed use is subject to Accepted Development subject
to requirements. However, code assessment is triggered through the inclusion of the proposed basement
and other siting and built form non-compliances as detailed in section 6.2 below. The proposed
development is required to be assessed against the following codes:
● Low density residential zone code;
● Low density housing code;
● Queensland Development Code MP1.2;
● Acid Sulfate Soils Overlay Code; and
● Flood Hazard Overlay Code.
The proposal has been assessed against the Acceptable Outcomes and Performance Outcomes of the
above codes and can be considered compliant. An assessment of the relevant benchmarks has been
undertaken and is included in Attachment A of this letter. Where the proposal does not comply with an
Acceptable Outcome, alternative solutions to satisfy the corresponding Performance Outcome have been
provided below.
6.2 Planning Scheme Non-Compliances
PO9 of the Low Density Residential Zone Code
PO9 of the Low Density Residential Zone Code states:
PO9 Buildings and structures are designed and sited to:
a) provide a high level of amenity to users of the subject site and adjoining premises, including
provision of visual and acoustic privacy and access to sunlight;
b) not unreasonably obstruct views or cause overlooking of private open space or habitable areas
of adjoining premises;
c) provide adequate distance from adjoining land uses;
d) preserve existing vegetation that will help buffer development;
e) allow for space and landscaping to be provided between buildings including adequate area at
ground level for landscaping with trees, shrubs and outdoor living;
f) be consistent with the predominant character of the streetscape; and
g) protect the natural character and avoid adverse impacts on ecologically important areas such
as national parks, waterways and wetlands.
AO9.1 of the Low Density Residential Zone Code
AO9.1 of the Low Density Residential Zone Code states:
AO9.1 Buildings and structures have a setback of 6 metres from the road frontage, provided that
setback to one frontage may be reduced to 4.5 metres where the lot:
a) has frontage to more than one road; and
b) is less than 600m2 in area; or
c) is less than 15 metres in width.
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AO9.3 of the Low Density Residential Zone Code
AO9.3 of the Low Density Residential Zone Code states:
AO9.3 Buildings and structures meet the following minimum setbacks to boundaries other than road
frontages and rear boundaries:
a) 1.5 metre setback up to 4.5 metres height;
b) 2 metres setback between 4.5 metres and 7.5 metres height; and
c) 2.5 metres if above 7.5 metres height.
Response: The proposal is setback from the front boundary as follows:
● Basement level: 1.65m;
● Ground Floor: 6.2m (compliant);
● Upper Floor: 6m (compliant).
The proposal is setback from the side and rear boundaries as follows:
North:
● Basement level: 210mm;
● Ground Floor: 1.538m (compliant);
● Upper Floor: 2.032m (compliant).
South:
● Basement level: 150mm;
● Ground Floor: 1.5m (compliant);
● Upper Floor: 1.5m to concrete slab, 2m to wall.
Rear (canal):
● Basement level: 2m (compliant);
● Ground Floor: 1.533m to wet edge of pool, stairs <1m, wall 3.703m (compliant);
● Upper Floor: 2.1m (compliant).
The proposal is considered compliant with PO9 as follows:
● The articulated design of the proposal enhances visual appeal to its surrounds, while internal
layout and building materials address acoustic privacy. Window placement optimises sunlight
access without overlooking neighbouring premises. Outdoor living areas have been strategically
located to address the canal;
● Window placement and screening (where needed) is proposed to minimise overlooking of
neighbouring properties. The proposed house position and design avoids direct overlooking;
● The design respects existing views where possible of adjoining neighbours. Majority of the side
setback intrusions relate to the basement level, which is below ground level and does not impact
views. The Upper Level southern setback is 2m to the building wall, with the exception of a minor
encroachment of 500mm to the ensuite screen and the concrete slab, which do not result in
adverse view impacts;
● Landscaping will complement existing greenery in the local area with 28.4% of the site proposed
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for landscaping. Ample space is allocated for trees, shrubs, and outdoor living. Plant selection will
be selected to suit the local environment;
● The building materials, finishes and scale are compatible with the streetscape's character;
● The site is not near sensitive ecological areas. Construction works will be managed to minimise
environmental impact, with native plants to be prioritised in landscaping.
A dwelling house was previously approved and partially constructed under RAP17/0012.02. While this
dwelling has since been demolished, its approved design provides a relevant context for evaluating the
current proposal. It is important to highlight that the previously approved dwelling represented a
substantial development, with a site cover of up to 45.56% (birds eye view). Furthermore, its building
height, whilst within the 8m height limit, exceeds what is being proposed. The current proposal reduces
the building height compared to the previously approved dwelling. This directly translates to a reduction
in the bulk and scale of the proposal, and therefore results in a more sensitive integration with the
streetscape, canal frontage, and neighbouring properties.
The current design prioritises a high-quality design outcome, emphasising both outdoor entertaining
areas and the desirable waterfront views. The focus on outdoor living and views is achieved through
careful articulation in both the height and depth of the building's form, creating visual interest and
reducing the perceived mass of the structure. The proposed building articulation enhances the aesthetic
appeal of the dwelling to its surroundings. Figures 5-7 below shows the approved versus proposed site
plan, external facade and elevations. The proposed design provides a unique and innovative solution that
is consistent with the predominant character of the streetscape and surrounding area. The development
allows adequate space for landscaping at ground level with trees and shrubs, and offers access to
sunlight and ventilation. The design also offers an improvement to the previously approved dwelling
house. No vegetation exists on site, the proposed development offers an improvement to the situation
and incorporates landscaping elements as part of the development.
Figure 5: Approved versus proposed building external finishes
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Figure 6: Approved versus proposed site plan
Figure 7: Approved versus proposed elevations
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PO12 of the Low Density Residential Zone Code
PO12 of the Low Density Residential Zone Code states:
PO12 Buildings and structures are designed to:
a) address the street and contribute positively to the streetscape character;
b) avoid large continuous wall planes and bulky elevations or boxy profiles;
c) maintain a domestic appearance consistent with detached dwelling houses.
AO12.2 of the Low Density Residential Zone Code
AO12.2 of the Low Density Residential Zone Code states:
AO12.2 No wall greater than 5 metres in height has a length greater than 20 metres.
Response: The southern elevation slightly exceeds the preferred 20 metre wall length requirement by 2
metres. A number of building materials and finishes are proposed to provide visual interest to the
adjoining neighbour.
The proposed dwelling has been designed to address the street and positively contribute to the
established streetscape character of predominantly large, detached houses. The design incorporates
articulation of the facade, avoiding large continuous wall planes and bulky, boxy profiles. The materials,
detailing, and overall form of the dwelling are consistent with a domestic scale, ensuring the new house
maintains a residential appearance appropriate for the low-density context.
PO14 of the Low Density Residential Zone Code
PO14 of the Low Density Residential Zone Code states:
PO14 Basements (including the entry points to them):
a) do not dominate the street or building design;
b) visually integrates with the residential building; and
c) do not present as a storey to the street.
AO14 of the Low Density Residential Zone Code
AO14 of the Low Density Residential Zone Code states:
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AO14 Basements:
a) are limited to one access a maximum of 6 metres wide; and
b) do not encroach into boundary setback areas.
Response: The proposed basement is located predominately below natural ground level, and does not
exceed 1m above natural ground level. The proposal will be backfilled and will include turfed areas,
gardens or recreational areas for residents that obscure/hide/diminish the basement level completely
from the streetscape, canal or adjoining properties, and subsequently will not present as a storey. The
proposal also includes a unique design feature (car lift) that visually integrates with the building through
the inclusion of a retractable batten garage door that complements the external building materials and
finishes proposed. 28.4% of the subject site is extensively landscaped.
PO17 of the Low Density Residential Zone Code
PO17 of the Low Density Residential Zone Code states:
PO17 Development is designed to maintain the safety and security of persons on the premises and
nearby premises and to avoid significant adverse changes to the solar access, air quality, noise,
accessibility or other conditions enjoyed by users of associated, adjoining or nearby premises.
AO17.1 of the Low Density Residential Zone Code
AO17.1 of the Low Density Residential Zone Code states:
AO17.1 Boundary fences and walls are designed to allow for casual surveillance from the property to
the street and any adjoining public spaces.
Editors note- Casual surveillance can be achieved by using open construction where no more than 50% of the fence or wall is
solid and can't be seen through.
Response: The proposal incorporates a mix of fencing comprising solid stonework and timber battens as
shown in the image below. The proposal has been designed to maintain the safety and security of
occupants, however contains openings to the street that allow for casual surveillance opportunities.
PO19 of the Low Density Residential Zone Code
PO19 of the Low Density Residential Zone Code states:
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PO19 Development:
a) has minimal impact on the natural landform and landscape of the site;
b) does not lead to erosion or the transport of sediments off site; and
c) does not lead to the disturbance of natural features, buildings or structures of cultural
heritage significance.
AO19.1 of the Low Density Residential Zone Code
AO19.1 of the Low Density Residential Zone Code states:
AO19.1 For landscape amenity reasons, cut or fill is less than 1.5 metres in depth relative to the
ground level.
Response: Excavation exceeding 1.5m in depth is proposed for the basement level. Civil Engineering
design has been attached to address this element, and a detailed geotechnical engineering report will be
provided to Council as an application addendum.
PO16 of the Low Density Housing Code
PO16 of the Low Density Housing Code states:
PO16 Development is designed and sited to ensure risk to people and property from flooding is
avoided or minimised.
AO16.1 of the Low Density Housing Code
AO16.1 of the Low Density Housing Code states:
AO16.1 Where the development is located in the Flood Hazard Area as shown on Flood Hazard
Overlay Map in Schedule 2, the finished floor level of habitable rooms is at least 300 millimetres
above the Defined flood event (DFE).
Response: A Flood Information Certificate confirms the applicable minimum floor level for habitable
rooms is 2.7m. Refer attached flood search certificate and civil engineering design for compliance
solution.
P1 of the Queensland Development Code MP1.2
P1 of the Queensland Development Code MP1.2 states:
P1 The location of a building or structure facilitates an acceptable streetscape, appropriate for –
(a) the bulk of the building or structure; and
(b) the road boundary setbacks of neighbouring buildings or structures; and
(c) the outlook and views of neighbouring residents; and
(d) nuisance and safety to the public
A1(d)(iii) of the Queensland Development Code MP1.2
A1(d)(iii) of the Queensland Development Code MP1.2 states:
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A1 (d) For structures the minimum road setbacks are as for A1(a),(b), and (c) except for – …
… (iii) roofed gatehouses and arches having –
(A) a maximum area of 4m2 ; and
(B) not more than 2m wide elevation to street; and
(C) not more than 3m in height…
Response: The proposed gatehouse is 2.4m wide, 5.76m2 in area and has a height of 2.85m. The entry
gate faces perpendicular to the front boundary to reduce bulk to the street, and the gatehouse roof
provides a void to reduce bulk. The proposed gatehouse is commensurate to the size of the proposed
Dwelling House without contributing to excessive bulk and scale that complements the proposed built
form.
PO1 and PO2 of the Flood Hazard Overlay Code
PO1 of the Flood Hazard Overlay Code states:
PO1 Development provides that for all flood events up to and including the DFE :
a) the safety of people on the site is protected; and
b) the risk of damage to property on the site is avoided or minimised as far as practicable.
AND
PO2 of the Flood Hazard Overlay Code states:
PO2 All lots have sufficient area that is above the DFE flood level or where modelling is not
available, the highest recorded flood level, to safely and adequately accommodate the intended use.
AO1 and AO2 of the Flood Hazard Overlay Code
AO1 of the Flood Hazard Overlay Code states:
AO1 The finished flood level is not less than the minimum design levels specified in Table 8.2.6.4.
AND
AO2 of the Flood Hazard Overlay Code states:
AO2 The minimum area above flood level (flood free area) for each lot, is in accordance with Table
8.2.6.5.
PO3 of the Flood Hazard Overlay Code
PO3 of the Flood Hazard Overlay Code states:
PO3 For reconfiguring a lot or operational works, development is undertaken in a manner that
ensures:
a) natural hydrological systems are protected from erosion, scour or flood damage on the
premises or other premises;
b) natural landforms and drainage lines are maintained to protect the hydraulic performance of
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waterways and flood plain; and
c) development integrates with the natural landform rather than modifying the landform to suit
the development as far as practicable.
AO3 of the Flood Hazard Overlay Code
AO3 of the Flood Hazard Overlay Code states:
AO3 Development areas are not filled to reduce flood risk.
PO10 of the Flood Hazard Overlay Code
PO10 of the Flood Hazard Overlay Code states:
PO10 Excavation and filling for operational works only occur where they:
a) result in the protection, rehabilitation and repair of ecologically important areas,
watercourses, drainage lines and wetlands;
b) do not adversely impact on the overall hydrology, hydraulics and flood capacity of a
waterway;
c) do not directly, indirectly or cumulatively cause adverse impacts external to the site;
d) do not cause increased flooding, which adversely affects the safety or use of any land
upstream or downstream;
e) do not cause ponding of water on the site or nearby land;
f) do not result in a reduction in flood storage capacity;
g) do not adversely affect the flow of water in any overland flow path; and
h) do not adversely affect the privacy or visual amenity of surrounding property.
Editor’s Note— The Earthworks Code sets out further requirements for earthworks.
AO10 of the Flood Hazard Overlay Code
AO10 of the Flood Hazard Overlay Code states:
AO10 Filling, other than accessways:
a) does not extend more than the equivalent of 3 metres around the main building, measured
from the outer walls of the building;
b) is limited to a maximum of 500m2; and
c) does not impact on the local drainage of adjoining properties.
Response: A Flood Information Certificate confirms the applicable minimum floor level for habitable
rooms is 2.7m. Refer attached flood search certificate and civil engineering design for compliance
solution.
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6.3 Overlays
The site is constrained the following overlays:
Overlay Comment
Acid Sulfate Soils
The site is mapped containing area 1 acid sulfate
soils. In accordance with Table 5.9.1, an
assessment of the Acid Sulfate Soils overlay code
is required as the proposed results in >100m3
excavation. A geotechnical report is underway and
will be provided under separate cover.
Flood Hazard
The site is mapped as being subject to flood
hazard areas. Code assessment is triggered for
the proposal. A Flood Information Certificate
confirms the applicable minimum floor level for
habitable rooms is 2.7m. The ground and upper
levels achieve this requirement. Civil Engineering
documentation and a Dewatering Management
Plan has been prepared as attached to address
flood immunity for the development.
Landslide Hazard
The site is mapped as containing moderate
landslide hazard areas. A Geotechnical
Investigation is underway and will be provided to
Council under separate cover.
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7.0 CONCLUSION
We thank the Council on behalf of the applicant for assessing the above application.
Based on the information provided in this application we respectfully request that Council proceed to
commence their assessment and approve the development subject to reasonable and relevant conditions.
Should you have any questions, please do not hesitate to contact the undersigned.
Yours faithfully,
Adapt Development Management Pty Ltd
Tiani Boulton
Director
E: [email protected]
M: 0404 924 160
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APPENDIX A CODE ASSESSMENT ADAPT 21
Page 22
Low Density Residential Zone Code
Performance Outcome Acceptable Outcome Response
PO4 The Low density residential AO4 Dwelling houses and Not applicable
zone includes established house associated domestic or
blocks in remote, secluded areas home-based uses in
with little or no urban services or well-landscaped settings remain
infrastructure. the 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 A secondary dwelling may AO5.1 No more than one Not applicable
create permanent housing for an secondary dwelling is provided on
extended family member or other any site regardless of site area.
member of the household resident
in the dwelling house while AO5.2 A secondary dwelling: Not applicable
protecting the low density character
1. has a maximum gross floor
of the site and the zone.
area of 65m²;
2. has no more than two
bedrooms; and
3. does not occur on any
property covered by a
Building Unit Plan.
Building height AO7.1 Buildings and structures are Complies with AO7.1
PO7 Buildings and structures: no more than 8 metres in building The proposal is two storeys
height and do not exceed 2 plus a basement <1m above
1. are low rise and present a storeys.
natural ground level, and is no
building height consistent
higher than 8 metres.
with structures on adjoining
and surrounding premises
Complies with AO7.2
and with the predominant AO7.2 Where excavation is The exposed external facade
character of the area; required, the maximum portion of does not exceed 8m in
2. are designed to provide an the exposed external façade of the building height. Refer
interesting streetscape and building cannot exceed 8m in elevations / sections.
complement landform building height.
changes;
3. do not visually dominate the
Editor's note—refer to Figure
street or surrounding area;
AP3-13A
4. respect the scale of
surrounding vegetation and
maintain a vegetated Alternative provision to the QDC
skyline;
5. do not unreasonably
obscure views or lead to
overshadowing of
neighbouring properties;
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and
6. do not exceed two storeys.
PO8 Site cover and gross floor AO8.1 Site cover of all buildings Complies with AO8.1
area and structures on site does not The proposed site cover is
Development: exceed: 38.7% per level including
1. is of a scale compatible with 1. for a single storey building basement and pool areas.
surrounding development – 50%;
and the particular 2. for a building of 2 storeys
circumstances of the site; –
2. has a low site impact to a. 50% for one of the
maximise the opportunity to storeys; and
retain site characteristics, b. 30% for the other
such as native vegetation storey; or
and natural landforms;
c. 40% for both
3. allows the opportunity to storeys.
provide soft landscaping
Editor's note—refer to Figure
between buildings;
AP3-9A
4. does not present an
appearance of bulk to
adjacent properties, roads AO8.2 Irrespective of site cover,
or other areas in the vicinity the total gross floor area of Complies with AO8.2
combined buildings does not The proposed GFA is 498.1m .
2
of the site.
exceed 500m2 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
PO9 Setback AO9.1 Buildings and structures Alternative Solution
Buildings and structures are have a setback of 6 metres from Refer Proposal Plans and
designed and sited to: the road frontage, provided that Section 6.2 of report.
setback to one frontage may be
1. provide a high level of reduced to 4.5 metres where the
amenity to users of the lot:
subject site and adjoining
premises, including 1. has frontage to more than
provision of visual and one road; and
acoustic privacy and access 2. is less than 600m2 in area;
to sunlight; or
2. not unreasonably obstruct 3. is less than 15 metres in
views or cause overlooking width.
of private open space or
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habitable areas of adjoining AO9.2 Buildings and structures Not applicable
premises; meet the following minimum Refer to AO9.3 below for rear
3. provide adequate distance boundary setbacks to rear setback requirements.
from adjoining land uses; boundaries:
4. preserve existing vegetation 1. where the lot has an area
that will help buffer of at least 550m2, rear
development; setbacks comply with
5. allow for space and either:
landscaping to be provided a. 3 metres setback
between buildings including up to 4.5 metres in
adequate area at ground height; and 6
level for landscaping with metres setback
trees, shrubs and outdoor between 4.5
living; metres and 8
6. be consistent with the metres height; or
predominant character of b. no part of the
the streetscape; and building protrudes
7. protect the natural beyond a
character and avoid adverse projection line that
impacts on ecologically rises from 1.8
important areas such as metres above the
national parks, waterways ground at the
and wetlands. property boundary
to a point 8 metres
in height 6 metres
in from the
property boundary,
providing that no
building or
structure is
setback less than 1
metre from the
boundary, as
shown in Figure
6.3.1.4
2. where the lot area is less
than 550m2 the rear
boundary setback is per
other boundaries as
addressed in AO9.3 below;
3. where the rear boundary of
a lot adjoins a reserve,
public open space or
access easement the rear
boundary setback may be
as for other boundaries as
addressed in AO9.3 below.
Editor’s Note—Where the property
is a corner lot with two road
frontages, there is no “rear
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boundary” and both common
property boundaries are considered
as other boundaries as addressed
in AO9.3.
AO9.3 Buildings and structures
meet the following minimum Alternative Solution
setbacks to boundaries other than Refer Proposal Plans and
road frontages and rear Section 6.2 of report.
boundaries:
1. 1.5 metre setback up to
4.5 metres height;
2. 2 metres setback between
4.5 metres and 7.5 metres
height; and
3. 2.5 metres if above 7.5
metres height.
AO9.4 Notwithstanding the Complies with AO9.4
provisions of AO9.2 and AO9.3, a
lesser building setback to:
1. side and rear boundaries
may apply for the following
provided they comply with
the Queensland
Development Code:
a. open carport;
b. swimming pool,
garage/shed; and
c. rainwater tank,
retaining walls,
screens and fences
not exceeding 2
metres in height; and
2. front boundaries may apply
for the following provided
they comply with the
Queensland Development
Code:
a. swimming pool less
than 1m above
ground level; or
b. decks or balconies
less than 1m above
ground level.
AO9.5 Buildings and structures on
premises with frontage to the Not applicable
Noosa River system are setback
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not less than 10 metres from the
mean high water spring as shown
in Figure AP3-15A
Alternative provision to the QDC
PO10 Land adjoining the revetment AO10 For premises adjoining a Not applicable
wall and for a width of 4.5 metres watercourse within the Noosa
serves flood detention and amenity Waters estate no building work,
functions, free of structures and filling or excavation works occurs
impervious surfaces. within 4.5 metres from the centre
line of the top of the concrete
revetment wall.
Editor's note—refer to Figure
6.3.1.5
Alternative provision to the QDC
PO11 The flood detention and AO11.1 A minimum of 25% of the Not applicable
amenity functions of the area area within 4.5 metres of the
adjoining the Noosa Waters revetment wall is gardens planted
revetment wall are retained and with shrubs and small trees with a
enhanced by ensuring: mature height of 3 metres or less.
works do not protrude through a
batter line of 1:4.5 measured from AO11.2 The ground surface within Not applicable
the centre line of the revetment the first metre of the revetment
wall; wall—
there is no additional load placed on is grass or ground cover; and
the revetment wall; does not include shrubs.
works do not pose a risk to the
membrane adjoining the revetment AO11.3 Side boundary fences Not applicable
wall; within 4.5 metres of the revetment
wall taper down to a maximum
the watercourse and surrounding height of 1.2 metres at the
land uses are not adversely affected revetment wall and no more than
by development (building works, 1.5 metres at a distance of 2.25
filling or excavation) ensuring: metres from the revetment wall.
the area is predominantly soft
landscaping; AO11.4 No shore side anchor Not applicable
a maximum of 25% of the area is points are within 4.5 metres of the
impervious; revetment wall.
dominant impervious areas and
masonry retaining walls are
avoided;
retaining structures and the like are
light weight, low rise and screened
by landscaping;
natural materials such as timber or
rock are used rather than
manufactured materials;
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the acoustic privacy and access to
sunlight of surrounding
development is protected;
views are not impeded; and
shore side anchor points are
avoided.
PO12 Streetscape and AO12.1 Buildings are orientated Complies with AO12.1
presentation towards the street by having the The proposal is oriented
Buildings and structures are main entrance easily recognisable towards the street frontage.
designed to: from the street and including two The main entry point is easily
or more of the following design recognisable via a separate
address the street and contribute elements in the front facade:
pedestrian entry, gate,
positively to the streetscape
1. verandahs; pathway and landscaping. The
character;
2. porches; street facing elevation also
avoid large continuous wall planes 3. external stairs; incorporates window
and bulky elevations or boxy 4. awning or shade openings, a porch, external
profiles; structures; or stairs, and awnings.
maintain a domestic appearance 5. window openings.
consistent with detached dwelling
houses. AO12.2 No wall greater than 5 Alternative Solution
metres in height has a length Refer Proposal Plans and
greater than 20 metres. Section 6.2 of report.
AO12.3 Where buildings are raised
on posts or stumps with a Not applicable
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 Development visible from
Complies
the street includes no more than:
The proposal will include one
1. one letter box; letter box, one electricity
2. one electricity meter box; metre box, three wheel bins
3. three wheelie bins; and and a single garage door (car
4. three garage doors. lift).
AO12.5 Any shipping containers, Not applicable
railway carriages or similar are
placed behind a dwelling house
and not visible from the street.
PO13 Garages and carports are AO13.1 No more than three Not applicable
designed and sited to visually garage doors, having a combined The proposal includes a single
integrate with the dwelling and total width not exceeding 7.2 garage door for the proposed
avoid dominating the street by: metres present to the street front. car lift.
1. minimising the width of the
garaging structure;
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2. minimising projection of the AO13.2 Double width garages do Not applicable
structure forward of the not occur on any lot less than 10
main face of the dwelling; metres wide.
and
3. ensuring the pedestrian AO13.3 On a lot less than 12.5 Not applicable
entrance / front door is metres wide double garages are
visible from the front permitted only where:
property boundary. 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 On lots with a width of at Not applicable
least 12.5 metres but not
exceeding 14 metres the total
width of the garage does not
exceed 50% of the width of the lot
and garage doors do not exceed a
total width of 6 metres.
AO13.5 On lots with a width of Complies with AO13.5
more than 14.0 metres, garage The proposal has a single
doors within 10 metres of the front garage door width of less than
boundary do not present a 6.7m.
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 Alternative Solution
Basements (including the entry Basements: Refer Proposal Plans and
points to them): 1. are limited to one access a Section 6.2 of report.
maximum of 6 metres
1. do not dominate the street wide; and
or building design; 2. do not encroach into
2. visually integrates with the boundary setback areas.
residential building; and
3. do not present as a storey Editor's note—refer to figure 6.9.2
to the street.
PO15 AO15 Complies with AO15
Hardstanding driveways and Driveways have a maximum width The driveway width is 5.99m
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manoeuvring areas are designed so of 6 metres within the property and wide. One separate pedestrian
as not to dominate the streetscape only one footpath crossing is access is proposed via the
nor adversely impact on the low provided per property as part of gatehouse.
density residential amenity. the driveway.
PO16 Roof design AO16.1 With the exception of the Not applicable
Roof designs: reuse or renovation of an existing The site is within the Noosa
building which does not comply, in Heads local plan area.
1. contribute positively to the areas other than the Coastal
character of the Communities and Noosa Heads
streetscape; local plan areas:
2. incorporate eaves and roof 1. the main roof of buildings
overhangs; has a pitch no less than 5
3. avoid boxy elevations on degrees; and
the front facade of the 2. eaves apply to at least
building; 75% of the perimeter of
4. do not present an the roof.
appearance of excessive
bulk to the street or Editor’s Note — 450 millimetre
neighbouring properties; eaves will achieve AO16.1(b)
provided a 150 millimetre gutter is
5. do not create opportunities
used.
for residents or building
users to overlook the
Not applicable
private open space or view AO16.2 The total width of any
No parapet walls proposed.
into habitable windows or parapet wall does not exceed 50%
doors of neighbouring of the width of the front facade of
properties. a building.
AO16.3 Development does not Not applicable
include rooftop terraces. No rooftop terrace proposed.
PO17 Safety and amenity AO17.1 Boundary fences and walls Alternative Solution
Development is designed to are designed to allow for casual Refer Proposal Plans and
maintain the safety and security of surveillance from the property to Section 6.2 of report.
persons on the premises and nearby the street and any adjoining public
premises and to avoid significant spaces.
adverse changes to the solar
access, air quality, noise, Editors note- Casual surveillance can be
achieved by using open construction where
accessibility or other conditions no more than 50% of the fence or wall is
enjoyed by users of associated, solid and can't be seen through.
adjoining or nearby premises.
AO17.2 Landscaping, fences or
Can comply with AO17.2
other works on property
boundaries or road reserves do not Landscaping, fencing and the
create impediments for pedestrian feature entry pathway will be
or cyclist use of the footpath. located wholly within the site.
AO17.3 No more than one heavy Not applicable
vehicle (or combination of heavy
vehicles) of more than 4.5 tonnes,
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or with a total length in excess of
7.5 metres is parked on the
property overnight.
AO17.4 No flood lighting is used Not applicable
on site and the vertical illumination
resulting from direct, reflected or
other incidental external lighting
emanating from the site does not
exceed 8 lux when measured at
any point 1.5 metre outside the
boundary and at any level from
ground level upward
PO18 Sports courts AO18.1 A 1.5 metre landscaped Not applicable
Lighting and noise associated with buffer separates any private tennis
outdoor tennis courts, half courts or court, half court or sports court
sports courts do not have an from side property boundaries
adverse impact upon the amenity where adjoining land in a
enjoyed by occupants of adjoining residential zone or in the Rural
or nearby premises nor cause Residential zone.
unreasonable disturbance to local
fauna. AO18.2 Courts are fenced to a Not applicable
height of—
1. 3.6 metres for a full sized
court; or
2. 2.4 metres for a half court.
AO18.3 Courts are not lit. Not applicable
or
AO18.4 For lit courts: Not applicable
1. lighting structures are not
more than 8 metres in
height and set back at
least 2 metres from any
property boundary;
2. the court is located at least
60 metres from the
external wall of an existing
or approved residential
dwelling on an adjacent or
nearby lot (as measured
from the centre line of the
court);
3. the vertical illumination
resulting from direct,
reflected or other
incidental lighting
emanating from the site
does not exceed 8 lux
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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 Environment, heritage AO19.1 For landscape amenity Alternative Solution
and scenic amenity reasons, cut or fill is less than 1.5 Refer Engineering Plans and
Development: metres in depth relative to the Section 6.2 of report.
ground level.
1. has minimal impact on the
natural landform and
landscape of the site; AO19.2 Development does not
Can comply with AO19.2
2. does not lead to erosion or result in sediment or other material To be addressed at the
the transport of sediments including building materials or detailed design phase.
off site; and waste products being deposited or
released into the road reserve,
3. does not lead to the
stormwater drain or adjacent
disturbance of natural
properties.
features, buildings or
structures of cultural
heritage significance. AO19.3 Development on a site Not applicable
adjoining a local heritage place
respects the cultural heritage
significance of the place by
mitigating any adverse impacts on
the setting or integrity of the
heritage values.
Editor’s Note—Local heritage places
are identified on the Heritage and
Character Area Overlay Maps in
Schedule 2.
PO20 Development on sloping AO20.1 To protect scenic amenity Not applicable
sites: and other landscape qualities:
1. is visually responsive to the 1. buildings and structures
natural topography and sits are not constructed on
within the landscape rather land with a slope greater
than dominating it; than 33%; and
2. steps down slopes or uses 2. buildings and structures
suspended floor are only constructed on
construction, minimising cut steep slopes if:
or fill and avoiding benching a. there are no other
of the site; suitable building
3. retains natural vegetation sites on the
that assists in screening or property; and
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visually softening b. construction
development; and utilises suspended
4. uses materials, finishes and floors or pole
colours that complement footings rather
the natural setting and than slab on
integrate with the landscape ground
and skyline. construction.
AO20.2 On sloping sites or on
ridgelines at the uppermost edge Not applicable
of a hill slope:
1. roof lines are generally
parallel with contours of
the land;
2. roofs do not exceed a pitch
of 15 degrees;
3. buildings do not protrude
above the height of
prevailing vegetation; and
4. undercroft areas exceeding
1.5 metres in height are
screened with landscaping
or battens.
Editor's note—refer to Figure
AP3-3B
AO20.3 On sloping sites slab on Not applicable
ground construction is avoided to
minimise building bulk and
benching of the site. Split-level
buildings with small floorplates are
used as an alternative. Post and
beam construction or suspended
floor or pole footings may be
appropriate.
Editor's note—refer to Figure
6.9.1A and Figure 6.9.1B
AO20.4 Buildings:
Not applicable
1. are constructed in
lightweight materials such
as timber or board,
stainless steel, glass and
corrugated iron;
2. are finished with exterior
colours of moderate to
darker shades of olive
green, brown, green, blue,
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charcoal or wood stains
that blend with the colour
and hues of the
surrounding vegetation and
landscape;
3. avoid large expanses of
solid colours or reflective
surfaces.
PO21 Earthworks and drainage AO21 Filling and excavation for Can comply with AO21.
Filling and excavation for operation works are designed and Refer attached civil
operational works do not directly, constructed to ensure overland engineering plans.
indirectly or cumulatively cause flow and/or flooding is not
adverse impacts external to the worsened, impeded, or otherwise
development site by: diverted to adversely affect other
properties or downstream
1. causing ponding of water environments.
on the site or nearby land;
2. increasing flooding, which
adversely affects the safety
or use of any land upstream
or downstream; or
3. adversely affecting the flow
of water in any overland
flow path.
Low Density Housing Code
Performance Outcome Acceptable Outcome Response
PO1 Dwelling houses, rooming AO1.1 Dwelling houses (including Complies with AO1.1
accommodation, community secondary dwellings) and The proposal provides a
residences and short-term community residences are Dwelling House in the Low
accommodation (for holiday anticipated in the Low density Density Residential zone.
homes) are located where they: residential zone, Rural residential
1. provide a high level of zone and Rural zone.
comfort and amenity for
occupants;
2. maintain amenity and
privacy of neighbouring
premises;
3. are compatible with the
character and
streetscape of the local
area; and
4. do not occupy land
intended for higher
density living.
Removal homes AO2.1 Any part of a removal Not applicable
PO2 A removal home— home that is affected by termite
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1. does not have an attack, borers, dry rot or severe
adverse impact on the weathering or is damaged as a
amenity of the premises consequence of relocation, is
or surrounding premises; repaired or replaced using new or
and sound second-hand materials.
2. maintains the safety of
people and property. AO2.2 Where located within the Not applicable
urban boundary, external surfaces
of the building are cleaned and
painted.
Editor’s Note— the urban
boundary is indicated on the zone
maps contained within Schedule
2.
Editor’s Note— applicants will be
required to pay a performance
bond to Council before final
building approval is granted. The
bond is held by Council until all
external building works are
completed to a satisfactory level,
usually within a 12 to 24 month
time frame.
Housing choice AO3 A secondary dwelling: Not applicable
PO3 A secondary dwelling: 1. has a maximum gross floor The proposal does not include
area of 65m²; a secondary dwelling.
1. forms part of a dwelling
house and is not 2. has no more than 2
subdivided from the bedrooms;
balance of the dwelling 3. does not occur on any
house; property covered by a Building Unit
2. contributes to housing Plan; and
choice for members of 4. does not occur on a
the one household; property that already contains a
3. protects the low density dual occupancy or secondary
residential, rural dwelling.
residential or rural
character of the zone;
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.
PO5 Development is provided with: AO5.1 If located within the urban Can comply with AO5.1
boundary, the dwelling is
1. a level of infrastructure
connected to reticulated water
and services that is
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appropriate to its settingsupply, sewerage, stormwater
and sufficient for the drainage and telecommunications
intended use; infrastructure networks (where
2. an effluent treatment and available to the lot).
disposal system that does
not have an adverse Editor’s Note—the urban boundary
effect on ecologically is indicated on the zone maps
important areas or water contained within Schedule 2.
quality; and
AO5.2 Where there is no Not applicable
3. adequate onsite water
reticulated water supply, the
storage to support the
premises is serviced with a
efficient use of water and
rainwater tank with the following
is adequate for everyday
minimum water supply capacity:
use of the occupants.
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 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.
PO6 Buildings and structures allow AO6 Soft landscaping is provided Complies with AO6
for sufficient space for outdoor and retained to a minimum of 20% 28.4% landscaping proposed.
activities, garden areas and of the site area.
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
provided to accommodate the the Driveways and parking code.
number of vehicles likely to use the
site.
PO8 The design, management and AO8.1 Driveways and crossovers Can comply with AO8.1
maintenance of the access are designed to comply with
facilitates: Council's standard drawings
1. safe and convenient use RS-049, RS-050, RS-056 and
for vehicles, pedestrians addendum as applicable.
and cyclists;
2. vehicles negotiating AO8.2 Where a footpath exists, the
Not applicable
without contacting the driveway meets the road reserve at
driveway or crossover the level of the existing footpath.
surface; and
3. stormwater disposal
AO8.3 Driveways within the Can comply with AO8.3
without any negative
property:
impacts on the
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surrounding area. 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–
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 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
surface level of the driveway is
consistent in height with the
existing height of the road reserve.
Editor’s Note—Should the design
not comply with the standard
drawings, including any cut or fill
within the road reserve, an
operational works application to
Council for a non-standard
driveway is required.
PO10 Driveways and crossovers AO10 No pavers or permeable Complies with AO10
are to be able to withstand loadings pavement systems are used within
from vehicles and the use of pavers the road reserve.
is avoided.
Editor’s Note—Examples of the
types of pavers to avoid include
clay, concrete and permeable
pavement products.
PO11 Driveways are designed to: AO11 Driveways have a minimum Can comply with AO11
1. prevent water from grade of 1% away from any
ponding or entering adjoining buildings and are formed
buildings; to drain to landscaped areas.
2. provide an opportunity
for filtering of stormwater
prior to it leaving the site;
and
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3. not reduce the
stormwater carrying
capacity of roadways.
PO12 Driveways do not damage or AO12 Driveways are located not Can comply with AO12
interfere with the location, function less than 1.0 metre from
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.
PO13 The visual impact of AO13.1 Areas adjoining driveways Can comply with AO13.1
driveways on the streetscape and disturbed as a result of the
surrounding area is minimised and driveway construction are grassed
significant adverse impacts on the or planted to minimise visual
traffic network are avoided. impact and stabilise the soil.
AO13.2 Vehicular access avoids
Can comply with AO13.2
disturbance to the tree protection
zone of trees on public land.
PO14 Driveways and crossovers AO14.1 Only one driveway and Complies with AO14.1
are located so they do not impede crossover is provided.
the safe and efficient use of the
road network.
AO14.2 Where the premises has
Not applicable
frontage to more than one formed
The site does not have
and sealed road and the roads have
frontage to more than one
differing orders in the Road
formed and sealed road.
Hierarchy, the driveway and
cross-over 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.
AO14.4 If in the Rural zone or Not applicable
Rural Residential zone, the The site is in the Low Density
driveway and cross-over is located Residential zone.
to provide minimum safe sight
distances in accordance with
Austroads.
Editor's Note - An operational works
application is required for a second
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driveway.
Bushfire Hazard Management AO15 Within a bushfire hazard Not applicable
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 Alternate Solution
PO16 Development is designed located in the Flood Hazard Area as Alternative Solution
and sited to ensure risk to people shown on Flood Hazard Overlay Refer Proposal Plans and
and property from flooding is Map in Schedule 2, the finished Section 6.2 of report.
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
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or complaint. 3. 30 metres from a
transmission line easement.
Not applicable
AO18.2 Habitable buildings are not
The site is not mapped as
located within an easement for a
containing major electricity
distribution line.
infrastructure or substations.
PO19 Development is located and AO19 Noise emissions do not Can comply with AO19
designed to avoid or minimise noise exceed 5db(A) above background
nuisance from the use of noise level internal to a habitable
infrastructure. building measured in accordance
with AS1055.
PO20 Wherever practicable AO20 Where adjoining substations Not applicable
habitable buildings are orientated to or major electricity infrastructure,
avoid direct overlooking of major habitable buildings are orientated
electricity infrastructure or so that the majority of outdoor
substations. living areas and windows of
habitable rooms face away from the
infrastructure.
PO21 Earthworks and drainage AO21 Filling other than Can comply with PO21
operational works do not directly, accessways: Refer attached civil
indirectly or cumulatively cause 1. does not extend more than engineering documentation.
adverse impacts external to the the equivalent of 3 metres
development site by: around the main building,
1. causing ponding of water measured from the outer
on the site or nearby walls of the building;
land; 2. is limited to a maximum of
2. increasing flooding, which 500m2; and
adversely affects the 3. does not impact on the local
safety or use of any land drainage of adjoining
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.
Landslide Hazard Area AO22.1 Can comply with PO22
Development, including associated The proposal contains mapped
PO22
access, is not located on land moderate hazard areas. A
Development maintains the safety
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of people, property and hazardous identified as a landslide hazard area Geotechnical Investigation is
materials stored in bulk from the on a Landslide Hazard Overlay Map. being prepared, and will be
risk of landslide. submitted under separate
cover.
AO22.2
Development, including associated As above
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.
OR
AO22.3 As above
A site-specific geotechnical
assessment is prepared by a
registered professional engineer to
certify that:
1. the stability of the site,
including associated
buildings and
infrastructure, will be
maintained and
operational for the life
of the development;
2. the site is not subject
to the risk of landslide
activity originating from
other land, including
land above the site;
and
3. development of the site
will not increase the
risk of landslide activity
on other land.
Editor's Note— PSP8 Natural
Hazards provides further guidance
on assessing landslide hazard.
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AO22.4 As above
Any specific measures identified in
a site specific geotechnical
assessment for stabilising the site
or development are to be fully
implemented.
41
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