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Planning Report - siting - landrail · OPW25/0040
Development Application
Planning Report
Concurrence Agency Assessment (Building)
for part of the building within the front setback and
Operational Works for Secondary Crossover
situated at 12 Landrail St, Peregian Beach
(Lot 903 on P93121)
Page 1 of 8
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Contents
1.0 Summary ......................................................................................................................... 3
1.1 Development application details ............................................................................................. 3
1.2 Planning instrument details ..................................................................................................... 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 Assessment ............................................................................................................................. 7
5.0 Conclusion ...................................................................................................................... 8
Prepared by: Jack Lewis B.Sc Hons UNSW, M.Plan OTAGO RPIA
Version: 1
Date: 07/03/2025
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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Page 3
1.0 Summary
1.1 Development application details
Proposed development: New Dwelling House (No Change in scale)
Type of approval sought: Concurrence Agency Assessment (Building) Approval –
Siting variation
Site address: 12 Landrail St, Peregian Beach
Real property description: 903 on P93121
Site area: 529m2
Owner details: A Coulthard
*Owner Consent not required for Concurrence Application
(S.51(2) Planning Act 2016).
Applicant details: A Coulthard c/- Pivotal Perspective Pty Ltd
1.2 Planning instrument details
State planning policy: Nil
Regional plan: SEQ Regional Plan 2009-2031
Designation: Urban Footprint.
Planning scheme: Noosa Plan 2020
Zone: Low Density Residential Zone
Level of assessment: Concurrence Agency
Applicable overlays: Landslide Hazard (Medium)
Applicable codes: Low Density Residential Zone Code
Low Density Housing Code
Page 3 of 8
Page 4
2.0 Site details
2.1 Site description
Table 1: Site description
Site characteristic Description
Existing land use Detached House
Frontage and access 28m to Oriole Ave and 20m to Landrail St
Topography 5% slope from the east to west – existing 1m retaining wall along
eastern boundary and Oriole Ave frontage
Easements Nil
Figure 1 - Aerial view and site identification
2.2 Surrounding land uses
Table 2: Surrounding land uses and setbacks
Surrounding land uses
North Duplex Dwelling (Nil setback to Oriole Ave with shade sails) – 17 Jabiru St
South Across Landrail St – 46 Oriole Ave has a 4.5m setback to Oriole Ave.
West Detached Houses fronting Oriole Ave
East Dwelling House – 4.5m setback to Landrail St 10 Landrail St
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3.0 Proposed development details
The proposal is for the replacement of a similar scale dwelling house on land located within the Low-
Density Residential Zone. The proposed development does not ordinarily require a concurrence
agency approval provided the dwelling house complies with the relevant Acceptable Outcomes of
the Low-Density Residential Zone Code and the Low-Density Housing Code.
The proposed development requires a concurrence agency referral as it does not meet AO9.1 of the
Low Density Residential Zone Code being for front setbacks (Siting). The pertinent issues are
discussed in Section 4 of this report. A copy of the existing and proposed site plan is provided below
highlighting the areas within the relevant setbacks.
Figure 2 – Existing and Proposed Setback Encroachments
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4.0 Planning assessment
The proposed new dwelling house cannot be made a Material Change of Use unless affected by a
relevant overlay (Planning Regulation 2017, Sch 6 Part 2) and complies with all relevant acceptable
outcomes except for setbacks.
A referral agency response for building work is requested in accordance with Schedule 9, Part 3,
Division 2 of the Planning Regulation 2017 and Operational Works for:
- Table 3 - Design and siting (for assessment against the Queensland Development
Code (QDC) and/or The Noosa Plan.
- Secondary Driveway
Some of the key parameters are provided in Table 3 below, with further assessment provided
thereafter.
Provision Proposal Code Provision Compliance
Building height >8m relative to NGL (7.25m) 8m Yes
2 storeys 2 storeys Yes
Site Cover Overall – 38% (including patio area) 50% / 30% Yes
40%
Roof Form Front façade length = 30m Total width of parapet wall Yes
does not exceed 50% of
Parapet along Landrail St = 10m the width of the front
façade.
Setbacks Front – Landrail St
Dwelling façade = 6m 6m Yes
Front – Oriole Ave
Outdoor Patio = 2.7m 6m PO
Side east
Garage = Nil for 9m length and 3m height 1.5 / 2m Yes
Façade = 2.3m
Side north
Dwelling wall – 2.5m 1.5 / 2m Yes
Driveways Two crossovers Only one driveway and PO
crossover
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4.1 Assessment
The dwelling house itself being the main bulk of the development complies with the provisions of the
Code, however the extrinsic element of the patio seeks a minor variation to the Low Density
Residential Zone Code AO9.1 and the consideration of a secondary driveway. The relevant
Performance Outcome is provided below for reference and assessment.
Setback
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.
The dual frontage site seeks for a setback to one road frontage for a single storey lightweight
structure. The structure covers an outdoor dining area and is in the same location to the existing
covered structure within the Landrail St 6m front setback.
The proposal is consistent with existing setback of the building and the dwelling across the road on
the corner of Oriole Ave and Landrail St. The proposal seeks to plant new street trees along Landrail
St to provide for vegetation to buffer the built form. The design is sympathetic to the characteristics
of the site and provides for a high level of amenity to users of the site, with the outdoor living area
connecting living areas to outdoor spaces located away from the prevailing coastal winds.
There are no impacts to the streetscape or adjoining premises consistent with the relevant
Performance Outcomes of the Low Density Residential Zone Code.
Driveway Location
PO14
Driveways and crossovers are located so they do not impede the safe and efficient use of the road
network
The existing site includes an existing secondary driveway to Oriole Ave and Landrail Street. The
proposal seeks to keep the locations of the existing driveways and allow for an additional carparking
space. The proposal seeks to use the existing crossovers and are located as far away as practical
from the tangent point of the intersection. The driveways do not interfere with existing infrastructure
and the proposal is for a similar scale dwelling house for the site.
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5.0 Conclusion
This application seeks a Concurrence Agency Referral (siting) and Operational Works for a
secondary driveway approval at 12 Landrail St, Peregian Beach. The assessment against the
relevant provisions of the Low Density Residential Zone and Low Density Housing Codes finding the
development fully complies with Performance Outcomes on the following grounds.
• does not negatively impact on the neighbours impeding views or cause overlooking of
neighbouring properties, affect acoustic amenity, privacy or access;
• very little built form is within the minimum 6m front setback as the bulk of the building is
setback significantly from the front boundary;
• given the generous dwelling setbacks, the small portion encroaching will have minimal
impact on the streetscape and is unlikely to be noticeable;
• landscaping can be provided along the Landrail St frontage;
• setbacks are generally consistent with structures in the streetscape;
• The secondary driveway is existing and integrated into the site to not impede traffic.
The Assessment Manager’s favourable consideration of the above development application is
therefore recommended. Please contact me if you require any further information and/or clarification
with respect to the above application.
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