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Report for Minor Change to Existing Approval - 7 Arakoon Cres, Sunshine Beach
Our Ref: 20210393
23 April 2021
Noosa Council
PO Box 141
Tewantin QLD 4565
Via email: [email protected]
Attention: Town Planning Team
Dear Sir/Madam,
MINOR CHANGE TO A DEVELOPMENT APPROVAL FOR A DWELLING HOUSE AT
7 ARAKOON CRESCENT, SUNSHINE BEACH (LOT 780 ON RP48111)
Please find enclosed a request for a Minor Change to a Development Approval for a Dwelling
House to be assessed by Noosa Council. In support of this application please find enclosed:
● Request for Minor Change to Existing Approval Report
● Proposal Plans prepared by Aboda Design Group
● DA Form 5
The $1,166.00 Council application fee will be paid upon receipt of a Council invoice.
APPLICATION DETAILS
Street Address: 7 Arakoon Crescent, Sunshine Beach
Real Property Description: Lot 780 on RP48111
APPLICANT DETAILS
Applicant: Corinne & Andrew McGuinness C/- Adapt Planning Pty Ltd
PROPERTY DETAILS
Land Area: 614.82m2
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Existing use of land: Dwelling House
STATUTORY DETAILS
SEQRP Designation: Urban Footprint
Local Plan Area: Coastal Communities
Zone: Low Density Residential
Assessment type: Request for Minor Change to Existing Approval
Assessment level: Code
Statutory referrals: Not Applicable
STATUTORY ASSESSMENT
State Instruments: Not Applicable
Local Instruments: Noosa Plan 2020
● Low Density Residential Zone Code
Applicable Codes ● Low Density Housing Code
● Coastal Protection and Scenic Amenity Overlay Code
EXISTING APPROVALS
MCU18/0048 - Approved 11 June 2018 - Development Permit for Material Change of Use -
Detached House
MCU18/0048.01 - 28 August 2018 - Generally in Accordance (Garage Door clearance)
APPLICATION DETAILS
The following type of approval is being applied for:
● Request for Minor Change to Existing Approval
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DOCUMENTATION FOR APPROVAL
Plan No. Rev Plan Title Date
WD.101 DA Cover Sheet, prepared by Aboda Design Group 21/04/21
WD.102 DA Renders, prepared by Aboda Design Group 21/04/21
18-4607A A Plan Showing Details of Lot 780 on RP48111, Prepared 13/02/2018
by Max Watterson & Associates
WD.104 DA Site Plan & Floor Area, prepared by Aboda Design 21/04/21
Group
WD.105 DA Relaxations, prepared by Aboda Design Group 21/04/21
WD.201 DA Demolition Floor Plans, prepared by Aboda Design 21/04/21
Group
WD.202 DA Proposed Main & Upper Level Additions, prepared by 21/04/21
Aboda Design Group
WD.203 DA Roof Plan, prepared by Aboda Design Group 21/04/21
WD.501 DA Demolition Elevations, prepared by Aboda Design 21/04/21
Group
WD.502 DA Elevations, prepared by Aboda Design Group 21/04/21
WD.601 DA Sections, prepared by Aboda Design Group 21/04/21
PROPOSAL
This application seeks a minor change to the existing development approval. The site is
currently occupied by an existing dwelling house and pool. The proposed changes include
partial demolition and an extension to the existing Dwelling House in accordance with the
attached Proposal Plans, prepared by Aboda Design Group.
The main level demolition consists of the removal of some internal walls, which results in no
changes to the exterior or setbacks on this level. The proposed demolition of the upper level of
the rear portion of the dwelling consists of the existing roofs, downpipes and fascia gutter. The
extent of this demolition is detailed on the Demolition Floor Plans, prepared by Aboda Design
Group.
Subsequent to the proposed development, the proposed additions consist of two new
bedrooms, stairs and a powder room.
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Figure 1: Perspective of Proposed Additions
LOCATION
Figure 2: Subject Site (Noosa Council, accessed April 2021)
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Key location features:
● The site currently includes a typical house in a low-density residential setting.
● Lots surrounding the subject site include a range of residential uses including
low-medium rise apartments and dwelling houses.
CHANGES TO CONDITIONS
Condition 2
The table showing the list of approved plans is to be amended as per the submitted set of minor change
plans, prepared by Aboda Design Group.
Condition 3
This condition may need to be amended to account for the portion of the building that is slightly above
8m.
JUSTIFICATION FOR PROPOSED CHANGE TO APPROVAL
The proposed demolition, alterations and additions are considered to satisfy the definition of a Minor
Change, as they do not result in -
● The inclusion of prohibited development in the application;
● Referral to a referral agency if there were no referral agencies for the development application;
● Referral to extra referral agencies;
● A referral agency, in assessing the application under s55(2), to assess the application against, or
have regard to, a matter, other than a matter the referral agency must have assessed the
application against, or had regard to when the application was made; or
● Public notification to be triggered.
In determining whether the proposed Minor Change would result in a substantially different development,
the assessment manager must consider the individual circumstances of the development, in the context
of the change proposed.
A change may be considered to result in a substantially different development if any of the following
criteria are not met for the proposed change:
Involves a new use
The requested Minor Change does not involve a new use for the site. The proposal remains for a Dwelling
house.
Results in the application applying to a new parcel of land
No new land parcels are proposed to be included.
Dramatically changes the built form in terms of scale, bulk and appearance
The proposed changes will not result in change in the scale, bulk and appearance that is dramatically
different to the current built form. The proposal results in additions to the rear portion of the property
and the proposed additions result in some areas of encroachment within the rear setback.
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Changes the ability of the proposed development to operate as intended
The proposed Minor Change does not affect the ability of the approved development to operate as
intended and the additions will provide more bedrooms that are needed.
Removes a component that is integral to the operation of the development
The proposed change to the existing approval does not remove a component that is integral to the
operation of the development.
Significantly impacts on traffic flow and the transport network, such as increasing traffic to
the site
The proposed change will not impact on the existing traffic flow and transport network.
Introduces new impacts or increases the severity of known impacts
The intrusions into the standard setbacks are relatively minor and consist of a corner of the building,
which will not impact negatively on the adjoining properties. The extent of these intrusions is illustrated
on WD.105 Relaxations, prepared by Aboda Design Group.
Removes an incentive or offset component that would have balanced a negative impact of
the development
The proposed change to the existing approval does not remove an incentive or offset component that
would have balanced a negative impact of the development.
Impact on infrastructure provisions
The requested Minor Change to the approval does not impact on infrastructure provision. The Dwelling
house will be lived in by a single household.
ASSESSMENT OF APPLICABLE CODES
Low Density Residential Code
Performance Outcome Acceptable Outcome Response
PO4 AO4 Not applicable
The Low density residential zone Dwelling houses and associated
includes established house blocks domestic or home-based uses in
in remote, secluded areas with well-landscaped settings remain the
little or no urban services or only form of development on small
infrastructure. village and waterfront lots in the
Low density residential zone:
1. on Noosa North Shore; or
2. at Lake Cooroibah.
PO5 AO5.1 Not applicable
A secondary dwelling may create No more than one secondary
permanent housing for an dwelling is provided on any site
extended family member or other regardless of site area.
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member of the household resident
in the dwelling house while
AO5.2
protecting the low density
Not applicable
character of the site and the zone. A secondary dwelling:
1. has a maximum gross floor
area of 65m²;
2. has no more than two
bedrooms; and
3. does not occur on any
property covered by a Building Unit
Plan.
4.
Building Height AO7.1 Complies with AO7.1
PO7 Buildings and structures are no No portion of the building is
Buildings and structures: more than 8 metres in building above 8 metres or 2 storeys.
height and do not exceed 2 storeys.
1. are low rise and present a
building height consistent with AO7.2
structures on adjoining and Where excavation is required, the Complies with AO7.2
surrounding premises and with the maximum portion of the exposed Not applicable
predominant character of the area; external façade of the building
2. are designed to provide an cannot exceed 8m in building
interesting streetscape and height.
complement landform changes;
3. do not visually dominate Editor's note—refer to Figure
the street or surrounding area; AP3-13A
4. respect the scale of
Alternative provision to the QDC
surrounding vegetation and
maintain a vegetated skyline;
5. do not unreasonably
obscure views or lead to
overshadowing of neighbouring
properties; and
6. do not exceed two storeys.
Site cover and gross floor area AO8.1 Complies with P08
PO8 Site cover of all buildings and The proposed site cover is
structures on site does not exceed: 45% (Lower Level) and 32%
Development:
(Upper Level). Average site
1. is of a scale compatible 1. for a single storey building
cover is 38.5%. The dwelling
with surrounding development and – 50%;
house site cover is
the particular circumstances of the 2. for a building of 2 storeys – comparable to the
site; 1. 50% for one of the storeys; surrounding property site
2. has a low site impact to and covers. The existing landscape
maximise the opportunity to retain 2. 30% for the other storey; solution is maintained.
site characteristics, such as native or
vegetation and natural landforms;
3. 40% for both storeys.
3. allows the opportunity to Editor's note—refer to Figure
provide soft landscaping between
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buildings; AP3-9A
4. does not present an
appearance of bulk to adjacent AO8.2
properties, roads or other areas in Complies with PO8
Irrespective of site cover, the total
the vicinity of the site. The total gross floor area is
gross floor area of combined
533.13m2. The new additions
buildings does not exceed 500m2
proposed an additional
with the exception of the following
52.51m2 of floor area.
properties at Park Road Noosa
Heads, where a maximum gross
The additions are of a scale
floor area of 150m2 applies:
comparable to the
1. Lot 57 RP230895; surrounding development,
2. Lot 56 RP230895; maintain the existing site
3. Lot 55 RP52918; characteristics and does not
present as bulky to the
4. Lot 54 RP52918; and
adjacent properties.
5. Lot 3 RP122368.
Alternative provision to the QDC
Setback
PO9 AO9.1 Complies with AO9.1
There are no changes
Buildings and structures are Buildings and structures have a
setback of 6 metres from the road proposed to the front of the
designed and sited to:
frontage, provided that setback to building, including the front
1. provide a high level of one frontage may be reduced to 4.5 setback.
amenity to users of the subject site metres where the lot:
and adjoining premises, including
provision of visual and acoustic 1. has frontage to more than
privacy and access to sunlight; one road; and
2. not unreasonably obstruct 2. is less than 600m2 in area;
views or cause overlooking of or
private open space or habitable 3. is less than 15 metres in
areas of adjoining premises; width.
3. provide adequate distance
from adjoining land uses; AO9.2 Complies with PO9
4. preserve existing Buildings and structures meet the
The proposal results in a
vegetation that will help buffer following minimum boundary minor rear setback intrusion
development; setbacks to rear boundaries: of the upper level. The
5. allow for space and Relaxations Plan shows the
1. where the lot has an area
landscaping to be provided extent of the existing and
of at least 550m2, rear setbacks
between buildings including proposed dwelling intrusions.
comply with either:
adequate area at ground level for In addition to the reasons
landscaping with trees, shrubs and 1. 3 metres setback up to 4.5
outlined above, the rear
outdoor living; metres in height; and 6 metres
intrusion is considered to be
setback between 4.5 metres and 8
6. be consistent with the similar in nature to the
metres height; or
predominant character of the existing setback and will not
streetscape; and 2. no part of the building adversely impact the adjoining
protrudes beyond a projection line neighbour in terms of
7. protect the natural
that rises from 1.8 metres above overlooking, overshadowing
character and avoid adverse
the ground at the property or privacy.
impacts on ecologically important
boundary to a point 8 metres in
areas such as national parks,
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waterways and wetlands. 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
boundary” and both common
property boundaries are considered
as other boundaries as addressed in
AO9.3.
AO9.3 Complies with AO9.3
Buildings and structures meet the
following minimum setbacks to
boundaries other than road
frontages and rear 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.
Not applicable
AO9.4
Notwithstanding the 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:
1. open carport;
2. swimming pool,
garage/shed; and
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3. 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:
1. swimming pool less than
1m above ground level; or
2. decks or balconies less than
1m above ground level.
AO9.5 Not applicable
Buildings and structures on
premises with frontage to the
Noosa River system are setback not
less than 10 metres from the mean
high water spring as shown in
Figure AP3-15A
Alternative provision to the QDC
Setback to a watercourse in
the Noosa Waters estate,
Noosaville
PO10 AO10 Not applicable
Land adjoining the revetment wall For premises adjoining a
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 AO11.1 Not applicable
The flood detention and amenity A minimum of 25% of the area
functions of the area adjoining the within 4.5 metres of the revetment
Noosa Waters revetment wall are wall is gardens planted with shrubs
retained and enhanced by and small trees with a mature
ensuring: height of 3 metres or less.
1. works do not protrude
Not applicable
through a batter line of 1:4.5 AO11.2
measured from the centre line of The ground surface within the first
the revetment wall; metre of the revetment wall—
2. there is no additional load 1. is grass or ground cover;
placed on the revetment wall;
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3. works do not pose a risk to and
the membrane adjoining the 2. does not include shrubs.
revetment wall;
4. the watercourse and AO11.3
surrounding land uses are not Side boundary fences within 4.5 Not applicable
adversely affected by development metres of the revetment wall taper
(building works, filling or down to a maximum height of 1.2
excavation) ensuring: metres at the revetment wall and
1. the area is predominantly no more than 1.5 metres at a
soft landscaping; distance of 2.25 metres from the
2. a maximum of 25% of the revetment wall.
area is impervious;
3. dominant impervious areas AO11.4 Not applicable
and masonry retaining walls are No shore side anchor points are
avoided; within 4.5 metres of the revetment
wall.
4. retaining structures and
the like are light weight, low rise
and screened by landscaping;
5. natural materials such as
timber or rock are used rather than
manufactured materials;
6. the acoustic privacy and
access to sunlight of surrounding
development is protected;
7. views are not impeded;
and
8. shore side anchor points
are avoided.
Streetscape and presentation
PO12 AO12.1 Complies with AO12.1
Buildings and structures are Buildings are orientated towards
designed to: the street by having the main
1. address the street and entrance easily recognisable from
contribute positively to the the street and including two or
streetscape character; more of the following design
elements in the front facade:
2. avoid large continuous wall
planes and bulky elevations or 1. verandahs;
boxy profiles; 2. porches;
3. maintain a domestic 3. external stairs;
appearance consistent with 4. awning or shade structures;
detached dwelling houses. or
5. window openings.
AO12.2
Complies with AO12.2
No wall greater than 5 metres in
height has a length greater than 20
metres.
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AO12.3
Not applicable
Where buildings are raised on posts
or stumps with a 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 Complies with AO12.4
Development visible from the street
includes no more than:
1. one letter box;
2. one electricity meter box;
3. three wheelie bins; and
4. three garage doors.
AO12.5 Not applicable
Any shipping containers, railway
carriages or similar are placed
behind a dwelling house and not
visible from the street.
PO13 AO13.1 Complies with AO13.1
Garages and carports are designed No more than three garage doors,
and sited to visually integrate with having a combined total width not
the dwelling and avoid dominating exceeding 7.2 metres present to
the street by: the street front.
1. minimising the width of the
Not applicable
garaging structure; AO13.2
2. minimising projection of Double width garages do not occur
the structure forward of the main on any lot less than 10 metres
face of the dwelling; and wide.
3. ensuring the pedestrian
entrance / front door is visible from
AO13.3
the front property boundary. Not applicable
On a lot less than 12.5 metres wide
double garages are permitted only
where:
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
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width of the lot.
AO13.4 Not applicable
On lots with a width of at 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 Complies with AO13.5
On lots with a width of more than
14.0 metres, garage doors within
10 metres of the front boundary do
not present a 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 Not applicable
Basements (including the entry Basements:
points to them): 1. are limited to one access a
1. do not dominate the street maximum of 6 metres 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
Driveways have a maximum width No part of the driveway
Hardstanding driveways and
of 6 metres within the property and exceeds 6m in width.
manoeuvring areas are designed
only one footpath crossing is
so as not to dominate the
provided per property as part of the
streetscape nor adversely impact
driveway.
on the low density residential
amenity.
Roof design
PO16 AO16.1 Not applicable
With the exception of the reuse or The site is in the Coastal
Roof designs:
renovation of an existing building Communities local plan area.
1. contribute positively to the
which does not comply, in areas
character of the streetscape;
other than the Coastal Communities
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2. incorporate eaves and roof and Noosa Heads local plan areas:
overhangs; 1. the main roof of buildings
3. avoid boxy elevations on has a pitch no less than 5 degrees;
the front facade of the building; and
4. do not present an 2. eaves apply to at least 75%
appearance of excessive bulk to of the perimeter of the roof.
the street or neighbouring
properties;
Editor’s Note — 450 millimetre
5. do not create opportunities eaves will achieve AO16.1(b)
for residents or building users to provided a 150 millimetre gutter is
overlook the private open space or used.
view into habitable windows or
doors of neighbouring properties.
AO16.2
Complies with AO16.2
The total width of any parapet wall
does not exceed 50% of the width
of the front facade of a building.
AO16.3 Complies with AO16.3
Development does not include
rooftop terraces.
PO17 AO17.1 Complies with AO17.1
Development is designed to Boundary fences and walls are
maintain the safety and security of designed to allow for casual
persons on the premises and surveillance from the property to
nearby premises and to avoid the street and any adjoining public
significant adverse changes to the spaces.
solar access, air quality, noise,
accessibility or other conditions Editors note- Casual surveillance
enjoyed by users of associated, can be achieved by using open
adjoining or nearby premises. construction where no more than
50% of the fence or wall is solid
and can't be seen through.
AO17.2 Can Comply with AO17.2
Landscaping, fences or other works The landscaping along the site
on property boundaries or road frontage does not impact on
reserves do not create impediments pedestrian and cyclist
for pedestrian or cyclist use of the networks.
footpath.
AO17.3 Not applicable
No more than one heavy vehicle (or
combination of heavy vehicles) of
more than 4.5 tonnes, or with a
total length in excess of 7.5 metres
is parked on the property overnight.
AO17.4 Not applicable
No flood lighting is used on site and
the vertical illumination resulting
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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.
Sports courts
PO18 AO18.1 Not applicable
Lighting and noise associated with A 1.5 metre landscaped buffer
outdoor tennis courts, half courts separates any private tennis court,
or sports courts do not have an half court or sports court from side
adverse impact upon the amenity property boundaries where
enjoyed by occupants of adjoining adjoining land in a residential zone
or nearby premises nor cause or in the Rural Residential zone.
unreasonable disturbance to local
fauna.
AO18.2 Not applicable
Courts are fenced to a height of—
1. 3.6 metres for a full sized
court; or
2. 2.4 metres for a half court.
AO18.3 Not applicable
Courts are not lit.
or
Not applicable
AO18.4
For lit courts:
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
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
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to direct lighting downward or is of
a type that gives no upward
component of light when mounted
horizontally.
PO19 AO19.1 Complies with AO19.1
For landscape amenity reasons, cut
Development:
or fill is less than 1.5 metres in
1. has minimal impact on the depth relative to the ground level.
natural landform and landscape of
the site;
2. does not lead to erosion or
the transport of sediments off site;
and
3. does not lead to the
disturbance of natural features,
buildings or structures of cultural AO19.2 Complies with AO19.2
heritage significance. Development does not result in
sediment or other material including
building materials or waste
products being deposited or
released into the road reserve,
stormwater drain or adjacent
properties.
AO19.3 Not applicable
Development on a site 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 AO20.1 Complies with AO20.1
Development on sloping sites: To protect scenic amenity and other
1. is visually responsive to landscape qualities:
the natural topography and sits 1. buildings and structures are
within the landscape rather than not constructed on land with a
dominating it; slope greater than 33%; and
2. steps down slopes or uses 2. buildings and structures are
suspended floor construction, only constructed on steep slopes if:
minimising cut or fill and avoiding 1. there are no other suitable
benching of the site; building sites on the property; and
3. retains natural vegetation 2. construction utilises
that assists in screening or visually suspended floors or pole footings
softening development; and rather than slab on ground
4. uses materials, finishes construction.
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and colours that complement the
natural setting and integrate with
the landscape and skyline. AO20.2
On sloping sites or on ridgelines at Complies with AO20.2
the uppermost edge 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 Complies with AO20.3
On sloping sites slab on 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 Complies with AO20.4
Buildings:
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, charcoal or wood
stains that blend with the colour
and hues of the surrounding
vegetation and landscape;
3. avoid large expanses of
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solid colours or reflective surfaces.
PO21 AO21 Complies with AO21
Filling and excavation for Filling and excavation for operation
operational works do not directly, works are designed and constructed
indirectly or cumulatively cause to ensure overland flow and/or
adverse impacts external to the flooding is not worsened, impeded,
development site by: or otherwise diverted to adversely
1. causing ponding of water affect other properties or
on the site or nearby land; downstream environments.
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
Removal homes AO2.1 Any part of a removal home Not applicable
PO2 A removal home— that is affected by termite attack,
1. does not have an borers, dry rot or severe
adverse impact on the amenity weathering or is damaged as a
of the premises or surrounding consequence of relocation, is
premises; and repaired or replaced using new or
2. maintains the safety of sound second-hand materials.
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.
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Housing choice AO3 A secondary dwelling: Not applicable
PO3 A secondary dwelling: 1. has a maximum gross floor
area of 65m²;
1. forms part of a dwelling
house and is not subdivided from 2. has no more than 2
the balance of the dwelling house; bedrooms;
2. contributes to housing 3. does not occur on any
choice for members of the one property covered by a Building Unit
household; Plan; and
3. protects the low density 4. does not occur on a
residential, rural residential or property that already contains a dual
rural character of the zone; occupancy or secondary dwelling.
4. does not occur on a
property covered by a Building
Unit Plan or any property already
containing more than one
dwelling;
5. is accompanied by
sufficient car parking.
Service and utilities AO5.1 If located within the urban Complies with AO5.1
PO5 Development is provided boundary, the dwelling is connected The site will maintain existing
with: to reticulated water supply, arrangements.
sewerage, stormwater drainage and
1. a level of infrastructure telecommunications infrastructure
and services that is appropriate to networks (where available to the
its setting and sufficient for the lot).
intended use;
2. an effluent treatment and
disposal system that does not Editor’s Note—the urban boundary is
have an adverse effect on indicated on the zone maps
ecologically important areas or contained within Schedule 2.
water quality; and
3. adequate onsite water AO5.2 Where there is no reticulated Not applicable
storage to support the efficient water supply, the premises is
use of water and is adequate for serviced with a rainwater tank with
everyday use of the occupants. the following minimum water supply
capacity:
1. for dwellings with no more
than 3 bedrooms – 45,000 litres; or
2. for dwellings of more than 3
bedrooms or where including a
secondary dwelling on the same
premises – 60,000 litres.
AO5.3 If located on a lot where Not applicable
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reticulated sewerage is not available
to the lot, the dwelling is connected
to an on-site effluent treatment and
disposal system.
Landscaping AO6 Soft landscaping is provided Complies with AO6
PO6 Buildings and structures and retained to a minimum of 20% 59% of the site area is
allow for sufficient space for of the site area. retained for soft landscaping.
outdoor activities, garden areas
and 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 the Two covered car parking
provided to accommodate the Driveways and parking code. spaces can be provided in the
number of vehicles likely to use existing garage.
the site.
Access Design AO8.1 Driveways and crossovers Can comply with AO8.1
PO8 The design, management are designed to comply with
and maintenance of the access Council's standard drawings RS-049,
facilitates: RS-050, RS-056 and addendum as
applicable.
1. safe and convenient use
for vehicles, pedestrians and
cyclists; AO8.2 Where a footpath exists, the
Not applicable
2. vehicles negotiating driveway meets the road reserve at
without contacting the driveway the level of the existing footpath.
or crossover surface; and
3. stormwater disposal AO8.3 Driveways within the Not applicable
without any negative impacts on property: The existing driveway will be
the surrounding area. maintained.
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–
A. the length of the driveway
steeper than 20% does not exceed 6
metres; and
B. 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 Not applicable
design avoids using structures designed without significant No modifications to the
within the road reserve. alteration to the existing road existing crossover are
reserve whereby the finished surface proposed.
level of the driveway is consistent in
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height with the existing height of the
road reserve.
Editor’s Note—Should the design not
comply with the standard drawings,
including any cut or fill within the
road reserve, an operational works
application to Council for a
non-standard driveway is required.
Materials AO10 No pavers or permeable Not applicable
PO10 Driveways and crossovers pavement systems are used within
are to be able to withstand the road reserve.
loadings from vehicles and the
use of pavers is avoided. Editor’s Note—Examples of the types
of pavers to avoid include clay,
concrete and permeable pavement
products.
Surface water AO11 Driveways have a minimum Not applicable
PO11 Driveways are designed to: grade of 1% away from any No modifications to the
adjoining buildings and are formed existing driveway gradients
1. prevent water from to drain to landscaped areas.
are proposed.
ponding or entering buildings;
2. provide an opportunity for
filtering of stormwater prior to it
leaving the site; and
3. not reduce the
stormwater carrying capacity of
roadways.
Protection of infrastructure AO12 Driveways are located not Not applicable
PO12 Driveways do not damage less than 1.0 metre from stormwater No modifications to the
or interfere with the location, infrastructure. existing driveway are
function of, or access to Council proposed.
infrastructure. Editor’s Note—If the driveway covers
or is within 1.0 metre of stormwater
infrastructure, an operational works
application to Council for a
non-standard driveway is required.
Streetscape and effect on AO13.1 Areas adjoining driveways Not applicable
traffic network disturbed as a result of the driveway No modifications to the
PO13 The visual impact of construction are grassed or planted existing driveway are
driveways on the streetscape and to minimise visual impact and proposed.
surrounding area is minimised and stabilise the soil.
significant adverse impacts on the
traffic network are avoided. AO13.2 Vehicular access avoids Not applicable
disturbance to the tree protection No modifications to the
zone of trees on public land. existing driveway are
proposed.
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Driveway Location AO14.1 Only one driveway and Complies with AO14.1
PO14 Driveways and crossovers crossover is provided. The existing single driveway
are located so they do not impede and crossover will remain. No
the safe and efficient use of the modifications to the existing
road network. driveway are proposed.
AO14.2 Where the premises has
frontage to more than one formed Not applicable
and sealed road and the roads have No modifications to the
differing orders in the Road existing driveway are
Hierarchy, the driveway and proposed.
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 Rural
Residential zone, the driveway and Not applicable
cross-over is located to provide The site is not in the Rural or
minimum safe sight distances in Rural Residential zones.
accordance with Austroads.
Editor's Note - An operational works
application is required for a second
driveway.
Bushfire Hazard Management AO15 Within a bushfire hazard area Not applicable
PO15 Where located in a Bushfire where there is no reticulated water The site is not mapped as
Hazard Area as shown on the supply, the premises has: containing bushfire hazard
Bushfire Hazard Overlay Map in 1. an accessible dam, areas.
Schedule 2 and not in a water swimming pool or water tank
service area, an adequate, available for firefighting purposes
reliable, safely located and freely with an onsite water volume of not
accessible water supply is less than 5,000 litres; and
provided for fire fighting 2. a water supply outlet pipe
purposes, which is in addition to 50 millimetres in diameter and fitted
day to day water supply. 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 Not applicable
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PO16 Development is designed located in the Flood Hazard Area as The site is not mapped as
and sited to ensure risk to people shown on Flood Hazard Overlay Map containing flood hazard areas.
and property from flooding is in Schedule 2, the finished floor level
avoided or minimised. 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 AO18.1 Development including any Not applicable
Infrastructure & 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 substation; and
nuisance or complaint.
3. 30 metres from a
transmission line easement.
AO18.2 Habitable buildings are not
located within an easement for a Not applicable
distribution line. The site is not mapped as
containing major electricity
infrastructure or substations.
PO19 Development is located and AO19 Noise emissions do not Not applicable
designed to avoid or minimise exceed 5db(A) above background The site is not mapped as
noise nuisance from the use of noise level internal to a habitable containing major electricity
infrastructure. building measured in accordance infrastructure or substations.
with AS1055.
PO20 Wherever practicable AO20 Where adjoining substations Not applicable
habitable buildings are orientated or major electricity infrastructure, The site is not mapped as
to avoid direct overlooking of habitable buildings are orientated so containing major electricity
major electricity infrastructure or that the majority of outdoor living infrastructure or substations.
substations. areas and windows of habitable
rooms face away from the
infrastructure.
Earthworks and Drainage AO21 Filling other than accessways: Complies with AO21
PO21 Earthworks and drainage 1. does not extend more than
operational works do not directly, the equivalent of 3 metres around
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indirectly or cumulatively cause the main building, measured from
adverse impacts external to the the outer walls of the building;
development site by: 2. is limited to a maximum of
1. causing ponding of water 500m2; and
on the site or nearby land; 3. does not impact on the local
2. increasing flooding, which drainage of adjoining properties.
adversely affects the safety or use
of any land upstream and
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.
INFRASTRUCTURE
Infrastructure Agreement applicable? Not applicable
Existing lawful use for residential Development: 1x 3+ bedroom dwelling
house
Total lawful residential development on the site upon completion 1x 3+ bedroom dwelling
of the proposed development: house
Existing impervious area (m²). Non-residential development only Not applicable
Total impervious area (m²) on the site upon completion of the Not applicable
proposed development. Non-residential development only.
Existing Non-residential GFA Not applicable
Total GFA – Non-residential upon completion of the proposed Not applicable
development
Services available/ Water (Y); Sewerage (Y);
connections to the property Electricity (Y)
Telecommunications (Y)
OVERLAY
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Overlay Compliance
The rear fence will be retained. All
existing planting will be maintained as
necessary to protect and enhance the
existing character and scenic amenity of
the coastal protection area. The exterior
building facade will reflect the surrounding
natural landscape. No further assessment
is required.
SUMMARY
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 issue a minor
change approval supporting the proposed development in full.
Should you have any queries, please do not hesitate to contact me directly.
Yours faithfully,
Adapt Town Planning
Matt Pinese
Senior Town Planner
E: [email protected]
M: 0402 704 787
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