Council archive · source document
planning report 22 lorikeet - draft · MCU25/0146
Development Application
Planning Report
Material Change of Use for a Dwelling House
situated at 22 Lorikeet Drive, Peregian Beach
described as Lot 708 P93127
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Contents
1.0 Summary ........................................................................................................................... 3
1.1 Development application details ................................................................................................3
1.2 Planning instrument details .......................................................................................................3
1.3 Referral Agencies .......................................................................................................................3
2.0 Site details ......................................................................................................................... 4
2.1 Site description ..........................................................................................................................4
2.2 Surrounding land uses ................................................................................................................4
3.0 Proposed development details .......................................................................................... 5
4.0 Planning assessment .......................................................................................................... 6
4.1 Coastal Protection and Scenic Amenity Overlay Code .................................................................6
4.2 Low Density Residential Zone Code and Low-Density Housing Code ...........................................8
4.2.1 Setbacks ..................................................................................................................................... 9
4.2.2 Roof terrace ............................................................................................................................. 11
5.0 State assessment and other matters ................................................................................ 12
5.1 State interests .......................................................................................................................... 12
5.1.1 Matters established in the Planning Regulation ............................................................................ 12
5.1.2 State Planning Policy ...................................................................................................................... 12
6.0 Conclusion ....................................................................................................................... 12
Client Name: M Constance & K Howe
Prepared by: Jack Lewis B.Sc Hons UNSW, M.Plan OTAGO RPIA
Version: 1
Date: 6 December 2025
This report is based on the QLD Government’s planning report template (Department of
Infrastructure, Local Government and Planning), which adopts a ‘report-by-exception’ approach. The
planning report only discusses the key issues and matters where a proposed development does not
exactly meet the requirements of, or conflicts with, a planning scheme or other planning instrument.
Disclaimer: While every care has been taken in preparing this report, Pivotal Perspective Pty Ltd
accepts no responsibility for decisions or actions taken as a result of any data, information, statement
or advice, expressed or implied, contained within. To the best of our knowledge, the content was
correct at the time of publishing.
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1.0 Summary
1.1 Development application details
Proposed development: Material Change of Use – Dwelling House
Site address: 22 Lorikeet Drive, Peregian Beach
Real property description: Lot 708 on P93127
Site area: 729m2
Owner details: M Constance & K Howe
Applicant details: M Constance & K Howe c/ Pivotal Perspective pty ltd
1.2 Planning instrument details
State planning policy: Erosion Prone Area
Regional plan: SEQ Regional Plan 2017
Designation: Urban Footprint
Planning scheme: The Noosa Plan 2020 (Sept 2025)
Zone: Low Density Residential zone
Level of assessment: Code
Applicable overlays: Coastal Protection and Scenic Amenity Overlay.
Applicable codes: Coastal Protection and Scenic Amenity Overlay Code
Low Density Residential Zone Code (part)
Low Density Housing Code (part)
1.3 Referral Agencies
SARA - Planning Regulations 2017, Sch 10, Part 4 - Contaminated Land - Unexploded Ordnance
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2.0 Site details
2.1 Site description
Table 1: Site description
Site characteristic Description
Existing land use Vacant
Frontage and access 18.3m to Lorikeet Drive
Topography and views The site falls from the street to the seaward boundary. There is approximately 2m
of fall from front to rear.
Easements Nil
Figure 1 - Site identification (Source: Council mapping)
2.2 Surrounding land uses
Table 2: Surrounding land uses
Surrounding land uses
North Detached House
South Detached house
West Detached House across Lorikeet Drive
East Road reserve and beyond is vegetated coastal dune and the beach
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3.0 Proposed development details
The proposed dwelling house will gain access from Lorikeet Drive, with the building orientated to the
east towards the coastal dune and beach. Materials include a mix of masonry, timber cladding and
glass finishes with podium landscaping and sheet metal roofing. A small roof terrace is proposed to
the southern pavilion, carefully located to ensure no overlooking occurs. A copy of the proposed
plans is included in the application.
Figure 2 - Site Plan
Figure 3 - Street elevation
Figure 4 - Eastern elevation / seaward elevation
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4.0 Planning assessment
4.1 Coastal Protection and Scenic Amenity Overlay Code
An assessment against the relevant provisions is provided below.
Table 3: Assessment against key development parameters of the Coastal Protection and
Scenic Amenity Overlay Code within The Noosa Plan 2020:
8.2.4 Coastal Protection and Scenic Amenity Overlay Code
Provision Code Provision Proposal Comply
PO1 - PO1 The site is setback nearly 90m from the Y
Development Development allows for natural fluctuations of the coast and toe of the frontal dune. The dune area is
in Coastal foreshores to occur, including allowance of climate change. fully vegetated which provides natural
Erosion armouring against the natural
Areas Editor's note—Coastal erosion areas are identified on fluctuations. The development does not
Council's online mapping for the years 2040, 2070 and 2100 change the natural conditions which
allows for natural protection systems to
flourish.
PO2 - PO2 As described above, the site is setback Y
Protection of Development is located, designed and constructed to: considerably from the toe of the frontal
dunes and (a) maintain dune crest heights and minimise and dune and is not damaging dune heights
coastal mitigate the risk to development from wave or coastal vegetation.
creeks overtopping and storm tide inundation; and
(b) maintain or enhance coastal ecosystems and natural
features such as coastal creeks and marine plants
including mangroves, salt marshes and coastal
wetlands, to assist in protecting and buffering
communities and infrastructure from sea-level rise
and coastal inundation impacts.
PO3 – Coastal PO3 Not applicable N/A
Building Where a coastal building line exists on a lot, all buildings,
Lines structures and retaining walls do not extend seaward of
the coastal building line for the site, other than—
(a) uncovered and unenclosed cantilevered balconies that
do not extend greater than 3 metres seaward of the
coastal building line; and
(b) are setback a minimum of 6 metres from the seaward
boundary (see Figure 8.2.4.4).
PO4 – No PO4 The development is setback 6m from the Y
Coastal Where a coastal building line does not exist on a lot fronting seaward boundary.
building line the beachfront or a reserve adjoining the beachfront, new
buildings and structures are setback no less than 6 metres
from the seaward boundary of the site.
AO5 – Visual AO5
and Scenic A mix of native landscaping, such as ground covers, While a condition can be imposed, the Y
Amenity shrubs and trees, is provided for a width of 5 metres from plans identify landscaping within 5m of
the seaward or rear boundary of the site to provide the seaward boundary.
adequate landscape buffering to protect the coastal dune
system.
AO6 – Visual AO6.1
and Scenic Rear fences adjacent to the beachfront within the Coastal A condition can be imposed Y
Amenity Protection Area incorporate the following—
(a) height of no more than 1.2 metres; and
(b) open construction (ie at least 50% transparent);
(c) lightweight materials (eg. timber); and
(d) dark colours to blend with the natural landscape.
AO6.2
Gates are not installed in fences as direct access to the
beachfront does not occur.
AO6.3
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Only beach access points for use by the community are
constructed.
PO7 Turtle PO7 No new beach access are proposed. Y
nesting No new beach access points are established unless the
beach access is designed to reduce interference on turtle
nesting areas and—
(a) is required to enhance public access to the beach;
and
(b) there is no increase in the number of beach access
points, with any replaced beach accesses fenced off
and revegetated.
AO8.1 & 8.2 AO8.1 A condition can be imposed. Y
Sea turtles Development is to use outside lighting that is—
and artificial
lighting (a) shielded by 25cm shields;
(b) mounted down low to avoid direct horizontal light or
downwards glare onto the beach or ocean; and
(c) directed downwards and away from the coast.
Editor's Note—Refer to Figure 8.2.4.5 for example of
shielded lighting.
AO8.2
All outside lights are fitted with light motion detection
sensors and/or timers to ensure lighting is turned off when
not required.
PO9 Sea PO9 A condition can be imposed. Y
turtles and Development minimises the use and intensity (brightness/
artificial luminance) of outside lighting to avoid reflection from the
lighting ground, buildings and other surfaces.
AO10 Sea AO10 A condition can be imposed. Y
turtles and All windows and glass doors visible from the coast are—
artificial
lighting (a) tinted with non-reflective tinting, or utilise smart glass
technology, to block a minimum of 50% of light to
reduce light transmission or spill from indoor lighting
(i.e. allows a maximum of 50% of light to pass
through); or
(b) shielded by external screens to reduce light spill from
indoor lighting.
Editor's Note— Windows shielded with external fixed
louvers are to be—
(a) solid (i.e. no holes);
(b) directed downward from the window at a minimum
angle of 30 degrees; or
(c) in accordance with the dimensions identified in Figure
8.2.4.6.
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4.2 Low Density Residential Zone Code and Low-Density
Housing Code
The following Table outlines the key development parameters for the development in relation to the
Low Density Residential Zone Code and the Low Density Housing Code.
Criteria Planning Scheme Proposal Complies
Site area – 604m²
Building height
storeys 2 storeys max 2 storeys Y
metres 8 metres 8m Y
Site cover 50% - main level 36.8% (269m²) ground Y
30% - other levels floor
30% (221m²) upper floor
Boundary setbacks
Frontage 6m min 5.4m – ground level PO assessment
eave
Side (north) 1.5m/2m/2.5m 1.5m - ground level Y
0.7m – ground level PO assessment
eave Y
2m - upper level PO assessment
1.5m – upper level eave
Side (southern) 1.5m/2m/2.5m 1.5m – ground level Y
2m – upper level Y
1.2m – upper level eave PO assessment
0.9m - garage Y (less than 3.5m
and compliant with
the QDC)
Seaward boundary 6m 6m Y
Gross floor area Maximum 500m² GFA 354m² GFA Y
Roof Form
Roof terrace No roof terrace 15m² roof terrace PO
Soft Landscaping 20% min >20% Y
Carparking 2 covered min 2 covered Y
As indicated in the Table above, the proposal generally complies with Acceptable outcomes,
however, a Performance Outcome assessment required for setbacks and a roof terrace which is
provided below.
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4.2.1 Setbacks
The proposal requires a setback variation to the front and side boundaries. The extent of the
encroachments is minor as demonstrated below. The proposal is therefore assessed against PO9
of the Low Density Residential Zone Code which is provided below.
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 soft landscaping to be provided between buildings and the site boundaries to provide
for trees and shrubs;
(f) contribute to open streetscapes by avoiding buildings and structures within the front 6 metres
of the property; and
(g) protect the natural character and avoid adverse impacts on ecologically important areas such
as national parks, waterways and wetlands.
The eaves to the front of the garage are tapered from a setback of 6m to 5.4m and the eaves to both
side boundaries encroach approximately 0.6m into the setback. The encroachments are shown in
the Figures below.
Figure 5 - Encroachment shown in red highlight
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Figure 6 - North and south boundary encroachments highlighted in red
As depicted in the above Figures the encroachments are minor and fully comply with PO9 for the
following reasons-
• Does not impact on neighbouring properties in terms of noise, light or privacy given that the
encroachment is a small portion of eave and does not allow additional habitable areas to within
the setback.
• The main building is compliantly setback in accordance with the Acceptable Outcome.
• It is unlikely that the front setback would be noticeable from the street.
• Eave provides weather protection and resilience to climate change.
• Contributes to building articulation and enhances street appeal.
• No shading will occur to the northern neighbour as the eave is on the southern side of that
neighbour.
• The southern eave is a small sliver that will not cause significant impacts on the neighbouring
property.
• The eaves add visual interest to the building design.
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4.2.2 Roof terrace
The development proposes a roof terrace to the southern pavilion and requires to be assessed
against PO16 which is provided below for reference and assessed thereafter.
PO16
Roof designs:
(a) contribute positively to the character of the streetscape;
(b) incorporate eaves and roof overhangs;
(c) avoid boxy elevations on the front facade of the building;
(d) do not present an appearance of excessive bulk to the street or neighbouring properties;
(e) do not create opportunities for residents or building users to overlook the private open space
or view into habitable windows or doors of neighbouring properties.
Figure 7 – Rooftop terrace location and Nearmap photo
The roof terrace fully complies with PO16 for the following reasons –
• The roof is a modern design and incorporates eaves to 100% of the perimeter of both the
ground and upper levels for weather protection.
• Is not a boxy profile facing the street with the use of natural timber and a beach side Noosa
look and feel.
• The main building walls comply with the Acceptable outcomes for setbacks with the
elevations well-articulated so as not to appear bulky to the street of neighbouring properties.
• No overlooking will occur as the habitable area of the roof terrace is setback –
o 3m from the southern boundary;
o 9.9m from the northern boundary; and
o The balustrading is less than 8m above NGL
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5.0 State assessment and other matters
5.1 State interests
5.1.1 Matters established in the Planning Regulation
Nil
5.1.2 State Planning Policy
The SPP includes assessment benchmarks that may be applicable where a local government
planning scheme does not adequately reflect the SPP. The Noosa Plan 2020 appropriately
integrates all SPP provisions, except for Natural Hazards, risk and resilience – coastal hazards – in
part. The site is within an Erosion prone area but not within a Coastal management district and
therefore no further assessment is required.
6.0 Conclusion
This application seeks a Development Permit a Material Change of Use for a Dwelling House
(Coastal Protection Overlay) situated at 22 Lorikeet Drive, Peregian Beach. The proposed
development is code assessable and meets the relevant Acceptable and Performance Outcomes.
The Planning Act 2016 prescribes that a code assessment must be carried out only—
(a) against the assessment benchmarks in a categorising instrument for the development (The Noosa Plan 2020); and
(b) having regard to any matters prescribed by regulation.
Council, after carrying out the assessment—
(a) must decide to approve the application to the extent the development complies with all of the assessment benchmarks for
the development; and
(b) may decide to approve the application even if the development does not comply with some of the assessment benchmarks;
and
Examples—
1 An assessment manager may approve an application for development that does not comply with some of
the benchmarks if the decision resolves a conflict between the benchmarks.
2 An assessment manager may approve an application for development that does not comply with some of
the benchmarks if the decision resolves a conflict between the benchmarks and a referral agency’s
response.
(c) may impose development conditions on an approval; and
(d) may, to the extent the development does not comply with some or all the assessment benchmarks, decide to refuse the
application only if compliance cannot be achieved by imposing development conditions.
Example of a development condition—
a development condition that affects the way the development is carried out, or the management of uses
or works that are the natural and ordinary consequence of the development, but does not have the effect
of changing the type of development applied for
The assessment finds the development complies with all Acceptable and Performance Outcomes of
the applicable codes. The Assessment Manager’s favourable consideration of the above
development application is therefore recommended.
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