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Delegated Report - Code - Planning MCU25 0020 (As Published) · MCU25/0020
DEVELOPMENT ASSESSMENT DELEGATED REPORT
Author Development Planner, Tiani Bird/Andrew Gaffney
Development Assessment
APPLICATION DETAILS
Application No. MCU25/0020
Applicant Sunshine Beach Noosa Developments P/L
Proposal Material Change of Use - Dwelling house
Properly Made Date 21 February 2025
Information Request Date 21 March 2025
Information Response Date 5 June 2025
Decision Due Date 26 September 2025
Report Reviewed & Nadine Gorton 23.10.2025
Finalised By
PROPERTY DETAILS
Property Address 11 Ravenwood Dr Noosa Heads Qld 4567
RP Description Lot 2 SP 281580
Land Area 622.0000 m²
Existing Use of Land Vacant land
STATUTORY DETAILS
SEQRP Designation Urban Footprint
Zone Low Density Residential Zone
Precinct Not applicable
Local Plan Area Noosa Heads
Overlays Acid Sulfate Soils Overlay
- 5 metres AHD or below (Area 1)
Flood Hazard Overlay
- Flooding and Inundation Area
Landslide Hazard Overlay
- Moderate Hazard Area
Document Set ID: 24102305
Version: 7, Version Date: 29/10/2025
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Assessment Type Code
1. PROPOSAL
The application seeks approval for a Material Change of Use of Premises to Establish a Dwelling
House.
The subject site is located within the Low Density Residential Zone within the Noosa Heads Local
Plan Area and has a total land area of 622m2. The proposed four bedroom Dwelling house seeks
to gain access via a non-standard crossover to Ravenwood Drive to access a car lift to two
basement levels of parking. The design parameters are included within the table below:
Floor level Summary
Basement Level 1 Basement parking and turn table, services, car lift, mudroom, lift, bath,
foyer, storage, wet room.
Basement Level 2 Basement parking and turn table, services, car lift, mudroom, lift, cellar,
foyer, bathroom, comms, laundry.
Ground Level Family room, entry foyer, lift, powder room, living room, dining room,
kitchen, butler’s pantry, car lift, garage, outdoor entertaining area, pool,
spa, pond.
Upper Level Guest room, robe, ensuite, bedroom 3, ensuite, lift, bedroom 2 ensuite,
master bedroom, robe, ensuite.
The locality and proposal plan are included below.
Figure 1 – Locality
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Figure 2 – Site Plan
Figure 3 – Basement Lowest Level Floor Plan
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Figure 4 – Basement Second Level Floor Plan
Figure 5 – Ground Level Floor Plan
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Figure 6 – Upper Level Floor Plan
Figure 7 – Elevations
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Figure 9 - Sections
2. APPLICATION BACKGROUND
The original plans submitted to Council did not comply with planning scheme requirements with
significant non-compliances identified including encroachments into boundary setbacks,
insufficient landscaping, excessive site cover, poor integration of design elements and a non-
compliant driveway layout. Council issued an Information request outlining these issues in March
2025. Following the submission of amended plans in June 2025, further clarification was sought
via email regarding the design and construction of the proposed basement.
Subsequent discussions were held with the applicant’s consultant to address outstanding design
and basement-related matters. Revised plans were received in October 2025, which notably
relocated the basement outside of the setback areas and reduced the overall building height.
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3. SITE DETAILS
3.1. Site Description
The subject site is located within the established Noosa Sound development, has a total land area
of 621m2, is relatively flat land and has frontage to the Noosa River.
3.2. Surrounding Land Uses
Ravenwood Drive is characterised by low density residential development, predominantly
comprising detached dwelling houses consistent with the intent of the Low Density Residential
Zone. The street is located in close proximity to Noosa Parade, which supports a mix of low to
medium density residential development, including both dwelling houses and multiple dwellings.
4. ASSESSMENT
4.1. Instruments for Statutory Assessment
Under the Planning Act 2016 the application must be assessed against each of the following
statutory planning instruments to the extent they are relevant to the development:
• State Planning Policy;
• South East Queensland Regional Plan;
• Planning Regulation 2017; and
• Noosa Plan 2020 (25 September 2020).
4.2. Noosa Plan 2020
The following codes from the Noosa Plan 2020 are applicable to this development:
• Low Density Residential Zone Code;
• Noosa Heads Local Plan Code;
• Low Density Housing Code;
• Works Codes;
• Acid Sulfate Soils Overlay Code.
The subject site is located in Noosa Heads Local Plan Area and is zoned Low Density Residential
Zone. The proposed use is identified as a consistent use within the zone and is required to follow
a code assessable application process.
The application has been found to generally comply with all applicable statutory instruments. The
pertinent issues arising out of the assessment are discussed below:
Criteria Planning Scheme Proposal Complies
Building height
• storeys 2 storeys max 2 storeys
• metres 8 metres 8 metres
Site cover 50% / 30% or Dwelling house GL - 249m2
= 40%
40% /40%
Dwelling house upper floor
– 219m² = 35%
Ground level Dwelling and
X
basement > 50%
Gross floor area 500m² max 461m²
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Criteria Planning Scheme Proposal Complies
Boundary setbacks
Basement 2 Level Floor Plan
Frontage 6.0 metres min 6.0 metres
Side (north) 1.5 metres min 2.28 metres
Side (south) 1.5 metres min 2.1 metres
Rear (reserve) 1.5 metres min 3.0 metres
Basement 1 Level Floor Plan / up to 4.5m
Frontage 6.0 metres min 6.0 metres
Side (north) 1.5 metres min 2.28 metres
Side (south) 1.5 metres min 2.1 metres
Rear (reserve) 1.5 metres min 3.0 metres
Ground Floor Plan / up to 4.5m
Frontage 6.0 metres min 6.2 metres
Side (north) 1.5 metres min 1.538 metres
Side (south) 1.5 metres min Btb garage/storage
Rear (reserve) 1.5 metres min 1.5 metres pool
First Floor Plan / 4.5m – 7.5m
Frontage 6.0 metres min 6.0 metres
Side (north) 2.0 – 2.5 metres min 2.0 metres
Side (south) 2.0 – 2.5 metres min 2.0 metres
Rear 2.0 metres min 2.6 metres
Length of wall 15 metres max 12 metres
Landscaping
Soft landscaping 124.32m² min 20% of total 175m² 28%
Carparking 2 covered min 12 covered
Site Cover
Acceptable Outcome AO8.1 of the Low Density Residential Zone Code states:
AO8.1 Site cover of all buildings and structures on site does not exceed:
(a) for a single storey building – 50%;
(b) for a building of 2 storeys –
(i) 50% for one of the storeys; and
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(ii) 30% for the other storey; or
(iii) 40% for both storeys.
The proposal seeks to establish a dwelling house with a total site cover of 40% at the ground floor
level and 35% at the upper floor level for the Dwelling house and a basement which exceeds 50%
and does not adopt the acceptable outcome AO8.1 of the Low Density Residential Zone Code and
as such does not comply with AO8.1 of the Low Density Residential Zone Code. The proposal is
therefore required to comply with corresponding Performance Outcome PO8 of the Low Density
Residential Zone Code, which states:
PO8 Development:
(a) is of a scale compatible with surrounding development and the particular circumstances
of the site;
(b) has a low site impact to maximise the opportunity to retain site characteristics, such as
native vegetation and natural landforms;
(c) allows the opportunity to provide soft landscaping between buildings;
(d) does not present an appearance of bulk to adjacent properties, roads or other areas in
the vicinity of the site.
Assessment
Particular circumstances relevant to the site includes flooding from the Noosa River. Site flooding
requires that the Dwelling house achieves a minimum habitable floor level of RL 2.7. The ground
floor level (which is also the top of basement) will be approximately 0.5 m above natural ground
levels.
The combination of the basement and the ground level of the Dwelling house exceeds maximum
site cover of 50% for one of the storeys. For the Dwelling house, site cover is 40% and 35% at
ground and first floor respectively, which complies with AO8.1.
In response to PO8, the ground level design includes a pool and open outdoor entertaining area
over the basement which assists with articulating the ground floor and limits the visual prominence.
Contiguous piling for the basement has been setback 1.5 metres to both side boundaries which
provides opportunities for landscaping between buildings which supports PO8. From the street
frontage the front elevation is setback 6.0 metres, contains areas for landscaping and a 1.8 metre
high masonry and aluminium fence. The dwelling complies with boundary setbacks and maximum
building heights.
A condition has been included that will require the side boundaries to contain a mix of landscaping
which includes shrubs and trees to screen the lower ground floor level and ensure landscaping is
provided between buildings (neighbouring sites).
The dwelling is generally consistent with existing houses along Ravenwood Drive and Noosa
Sound which are generally characterised by large modern homes which maximises height and
footprint.
Excavation
Acceptable Outcome 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.
The proposal seeks to establish a basement 8.4m below the ground level and does not adopt
acceptable outcome AO19.1 of the Low Density Residential Zone Code. The proposal is required
to address performance outcome PO19:
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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.
Assessment
Conditions have been imposed to address erosion control and reference management plan and
plans prepared by the applicant. The excavation does not affect any natural features integrates
sensitively with the surrounding environment without altering the site's landscape values.
Low Density Housing Code
Access
Assessment
The applicant is proposing to remove the existing crossover and construct a new driveway
crossover further south. The proposed crossover is wider than the standard drawing but is
considered acceptable given the narrow verge width and existing on-street carparks. The non-
standard crossover will require an Operational Works application to be submitted.
Acid Sulfate Soils Overlay Code
Assessment
The subject site is affected by the acid sulfate soils overlay and is within Area 1: 5 metres AHD or
below. The applicant has provided an Acid Sulfate Soil Investigation and Geotechnical Report. The
recommendations of the report are required to be adhered to and to ensure compliance with the
Acid Sulfate Soils Overlay Code requirements relevant conditions are recommended.
Performance Bond
A Performance Bond has been conditioned to ensure that the basement is utilised for the purpose
of vehicle parking and manoeuvring and other non-habitable rooms/services as shown on the
Approved Plans.
5. CONSULTATION
5.1. Referral Agencies
Not Applicable
5.2. Internal Council Referrals
The application was forwarded to the following internal Council officers for review and/or comment:
• Coordinator Engineering and Environment
• Senior Development Engineer, Development Assessment
5.3. Other Referrals
The application was forwarded to the following external experts for review and/or comment:
• Leon Rowlands - Switchback Consulting: Dewatering and Acid Sulphate review
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6. CONCLUSION & REASONS FOR DECISION
The proposed development generally complies with the requirements of the planning scheme and
does not raise any significant issues that cannot be addressed by reasonable and relevant
conditions. The application is therefore recommended for approval.
The report is provided in accordance with Section 63(5) of the Planning Act 2016.
RECOMMENDATION
With regard to Application No MCU25/0020 for a Material Change of Use - Dwelling house situated
at 11 Ravenwood Dr Noosa Heads Qld 4567 and described as Lot 2 SP 281580, it is recommended
the application be approved in accordance with the following details for the Decision Notice:
1. APPLICATION DETAILS
Application No: MCU25/0020
Street address: 11 Ravenwood Dr Noosa Heads Qld 4567
Real property description: Lot 2 SP 281580
Planning Scheme: Noosa Plan 2020 (25 September 2020)
2. DECISION DETAILS
Council decided to issue the following type of approval:
• Development Permit for a Material Change of Use - Dwelling house
3. CURRENCY PERIOD OF APPROVAL
The currency period for this development approval is stated in the conditions below.
4. ASSESSMENT MANAGER CONDITIONS
PLANNING
When Conditions must be Complied With
1. Unless otherwise stated, all conditions of this Decision Notice must be complied with prior to
the use commencing, and then compliance maintained at all times while the use continues.
Currency Period
2. This development approval lapses if the use has not happened by 23 October 2031, unless
an application to extend the currency period is approved by Council.
Approved Plans
3. Development authorised by this approval must be undertaken generally in accordance with
the Approved Plans listed in the table below.
Plan No. Rev. Plan/Document Name Date
C1.01 C Basement 2 Floor Plan prepared by Chris 8 October 2025
Clout Design
C1.1 C Basement Floor Plan prepared by Chris 8 October 2025
Clout Design
C1.2 C Ground Floor Plan prepared by Chris Clout 8 October 2025
Design
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Annotated By Council
C1.3 C Upper Floor Plan prepared by Chris Clout 8 October 2025
Design
Annotated By Council
C2.0 C Elevations prepared by Chris Clout Design 8 October 2025
C2.1 C Elevations prepared by Chris Clout Design 8 October 2025
Annotated By Council
C3.0 C Section prepared by Chris Clout Design 8 October 2025
C3.1 C Section prepared by Chris Clout Design 8 October 2025
C3.2 C Section prepared by Chris Clout Design 8 October 2025
C3.3 C Section prepared by Chris Clout Design 8 October 2025
C5.0 C Landscaping Plan prepared by Chris Clout 8 October 2025
Design
Built to boundary wall
4. The ground level built to boundary wall of the ‘Garage and Store’ is no more than 3.5 metres
in mean building height (measured from ground level), a maximum of 9.0 metres in length
and setback a minimum of 1.5 metres to a required window in a habitable room of an
adjoining dwelling.
Building Height
5. The maximum height of the development must not exceed 8.0 metres above the ground
level.
Performance Bond
6. Security in the form of a cash bond or trading bank guarantee to the sum of $10,000 must
be submitted to Council, to secure performance of all conditions of this approval, prior to the
issue of a Development Permit for Building Works. The cash or trading bank guarantee will
be returned on performance of the conditions of approval less any costs incurred by Council
in respect of enforcing performance of this permit. Council reserves the right to call upon the
bond or guaranteed sum to effect compliance with conditions.
Car Parking
7. Car parking spaces must be provided on site as shown on the approved plans (Basement
and Basement 2) and made available and accessible at all times for residents. Vehicle
manoeuvring areas are provided on site in accordance with the Australian Standards for Off-
street car parking so vehicles enter and leave the site in a forward gear.
Lighting Amenity
8. No flood lighting must be used on site. Any vertical illumination resulting from direct, reflected
or other incidental external lighting emanating from the site must not exceed 8 lux when
measured at any point 1.5 metres outside the boundary and at any level from ground level
upward.
Environment
9. Sediment or any other material including building materials or waste products must not be
deposited or released into the road reserve, stormwater drain or adjacent properties.
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Landscaping Works
10. A minimum of 20% of the site must be retained as soft landscaping.
11. Side boundaries are to include a mix of vegetation which includes shrubs and trees. The
plants are to be sourced from the Noosa Plan 2020 - PSP2 Landscaping planning scheme
policy and maintained for the life of the use at the site.
12. Existing vegetation in the road reserve must be retained, unless written authorisation from
Council is granted for the clearing.
Flood Immunity and Earthworks
13. The minimum floor levels of all habitable rooms must be at least 300 millimetres above the
Defined Flood Event – 1% AEP.
Site Access and Driveways
14. A sealed access driveway must be provided from Ravenwood Drive to all parking and
manoeuvring areas of the development. The works must be undertaken in accordance with
an Operational Works approval, be generally in accordance with SCG’s Driveway & Access
Plan (0280-OW4.1, Rev. B) dated 9 October 2025.
Stormwater Drainage
15. The site must be provided with a stormwater drainage system connecting to a lawful point of
discharge without causing scour or damage to the subject site or any adjoining properties.
Easements
16. Unless otherwise agreed in writing by the relevant service provider, any public or third party
infrastructure located on the subject site must be placed within an easement registered
against the title of the property.
17. All easements must be designed in accordance with the planning scheme and granted at no
cost to the Grantee. Where the Grantee is Council or a service authority, the easement
documentation must be in accordance with the Grantee’s standard easement terms. Draft
easement documentation must be submitted to Council for endorsement.
18. All works must be kept clear of any existing or proposed easements on the subject land,
unless agreed otherwise in writing by the Grantee.
Geotechnical Stability
19. All works must be carried out in accordance with the recommendations contained in
Tectonic’s Geo-environmental Investigation Proposed Residence (25040-001-Rev1) dated 4
June 2025 and endorsed as part of the building approval.
20. A dilapidation survey must be carried out of all adjacent properties, structures and
infrastructure prior to the commencement of works and endorsed as part of the building
approval.
Acid Sulfate Soils
21. All works must be carried out in accordance with ADG Consulting’s Dewatering Management
Plan (ADG1786.25, Rev. 1) dated 7 October 2025 and endorsed as part of the building
approval.
Earthworks and Retaining Walls
22. All earthworks and associated retaining structures/batters, both above and below ground,
both temporary and permanent, must be contained entirely within the subject site unless
written permission form the respective landowner(s) is provided to Council. All earthworks
must be undertaken in accordance with the provisions of Australian Standard AS3798:
Guidelines on Earthworks for Commercial and Residential Developments.
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23. Where the development involves excavation or filling over, or adjacent to, drainage, water
supply or sewerage infrastructure, all access chamber surface levels must be adjusted to
provide a freeboard of 100mm above the finished ground surface level.
24. All retaining walls must be designed and constructed in accordance with the planning scheme
and must be certified by an RPEQ where exceeding 1.0m in height. All retaining walls that
are publicly accessible and exceed 1.0m in height must be fitted with a commercial grade
safety fence.
Damage to Services and Assets
25. Any damage caused to existing services and assets as a result of the development works
must be repaired at no cost to the asset owner at the following times:
a. where the damage would cause a hazard to pedestrian or vehicle safety, immediately;
or
b. where otherwise, upon completion of the works associated with the development.
Any repair work which proposes to alter the alignment or level of existing services and assets
must first be referred to the relevant service authority for approval.
5. REFERENCE DOCUMENTS
Plan No. Rev. Plan/Document Name Date
ADG1786.25 Rev1 Dewatering Management Plan 7 October 2025
Prepared by ADG Consulting
25040-001 Rev1 Geo-environmental Investigation Proposed 4 June 2025
Residence
Prepared by Tectonic
0280-OW4.1 B Driveway & Access Plan 9 October 2025
Prepared by SCG Consulting
0280-OW4.2 A Driveway Details 4 June 2025
Prepared by SCG Consulting
6. REFERRAL AGENCIES
Not applicable.
7. ADVISORY NOTES
The following notes are included for guidance and information purposes only and do not form part
of the assessment manager conditions:
Infrastructure Charges
1. All developments and/or changes to existing developments may require payment of
“Infrastructure Charges” (as applicable) in accordance with Council’s “Charges Resolution”
made pursuant to the planning legislation and regulations current at the time of issue. For
further information, please refer to https://www.noosa.qld.gov.au/planning-
development/development-tools-guidelines/infrastructure-charges
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Building and Construction Industry (Portable Long Service Leave) Levy
2. The QLeave levy must be paid prior to the issue of a development permit where it is required.
Council will not be able to issue a Decision Notice without receipt of details that the Levy has
been paid.
Co-ordination of Operational Works Assessment
3. Additional application fees apply to Operational Work applications where the different
aspects of the works are lodged separately. Significant savings in application fees will result
if all works are lodged in a single application.
Preparation of a Preliminary Construction Management Plan
4. A preliminary Construction Management Plan must be submitted with the Operational Works
application and must address the following:
a. Traffic management during all phases of construction;
b. Adequate parking arrangements for works and deliveries;
c. appropriate traffic signage in accordance with the Manual of Uniform Traffic Control
Devices (MUTCD); and
d. provision for safe vehicle and pedestrian access across the frontage of the site both
during daily construction and after daily construction has ceased.
Performance Bond Agreement
5. An applicant for a development application may make an agreement with an assessment
manager, referral agency or other person to establish the responsibilities, or secure the
performance, of a party to the agreement about a development condition.
Road Reserve Permit
6. This development permit provides the applicant with written authority to undertake the
development in accordance with the conditions. Any additional activities that are undertaken
inside Council’s road reserve for the purpose of acting on this development permit may
require a Road Reserve Permit. These additional activities may include, but are not limited
to, hoarding, pedestrian diversions, laneway closures, etc. To apply for a Road Reserve
Permit, or for more information, Contact Council’s Road Reserve Officer at
[email protected] Act 2014 – Fire Ant Control
7. Developers must remain vigilant for the presence of fire ants. Under the Biosecurity Act 2014,
individuals and businesses are responsible for ensuring that they follow the movement
controls for specific organic materials to help prevent the spread of fire ants within South
East Queensland’s fire ant biosecurity zones. Movement of a fire ant carrier from within a fire
ant biosecurity zone may need a biosecurity instrument permit. More information is available
on https://www.fireants.org.au/treat/business-andindustry/movement-controls.
8. PROPERTY NOTES
Not applicable.
9. VARIATION APPROVAL DETAILS
Not applicable.
10. FURTHER DEVELOPMENT PERMITS REQUIRED
Type of Development Permit Required Subject of the required Development Permit
Development Permit for Operational Works Vehicle Crossover.
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Development Permit for Building Works All building work.
11. SUBMISSIONS
Not applicable.
12. RIGHTS OF APPEAL
You are entitled to appeal against this decision. A copy of the relevant appeal provisions from the
Planning Act 2016 is attached.
During the appeal period, you as the applicant may suspend your appeal period and make written
representations to Council about the conditions contained within the development approval. If
Council agrees or agrees in part with the representations, a negotiated decision notice will be
issued. Only one negotiated decision notice may be given.
13. OTHER DETAILS
If you wish to obtain more information about the decision, electronic copies are available online at
www.noosa.qld.gov.au or at Council Offices.
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