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MCU Application Report · 51997.2283.02
PO Box 432 POMONA QLD 4568 Ph 07 3063 9391 [email protected] ABN: 49 162 782 014
Application for
Material Change of Use
Alterations and addition to existing unit
Unit 6 Hilton Park, Hilton Terrace, NOOSAVILLE
Building Classification 1a
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PO Box 432 POMONA QLD 4568 * Ph 07 3063 9391 * [email protected] * ABN: 49 162 782 014
Application for
Material Change of Use
Alterations and addition to existing unit
Unit 6 Hilton Park, Hilton Terrace, NOOSAVILLE
Building Classification 1a
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Page 2
PO Box 432 POMONA QLD 4568 Ph 07 3063 9391 [email protected] ABN: 49 162 782 014
Site Details
HILTON PARK 6/80-86 Hilton Tce NOOSAVILLE QLD 4566
LOT/PLAN: Lot 6 on SP120741
Proposal
Our client seeking to carry out a renovation to their existing unit including a small addition to the
rear. Our clients are seeking a minor change to the total floor area to accommodate the proposed
extension. It should be noted all works are to be carried out under the existing roof line.
The current GFA is 1029.4m2 and we are seeking to increase the internal floor area of Unit 6 by
15m2 bringing the GFA to 1044.4m2.
Existing Floor Plan
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EarthCert
PO Box 432 POMONA QLD 4568 * Ph 07 3063 9391 * [email protected] * ABN: 49 162 782 014
Site Details
HILTON PARK 6/80-86 Hilton Tce NOOSAVILLE QLD 4566
LOT/PLAN: Lot 6 on SP120741
ER
Unit 6
Ri,
TERRACE
HILTON
Proposal
Our client seeking to carry out a renovation to their existing unit including a small addition to the
rear. Our clients are seeking a minor change to the total floor area to accommodate the proposed
extension. It should be noted all works are to be carried out under the existing roof line.
The current GFA is 1029.4m2 and we are seeking to increase the internal floor area of Unit 6 by
15m2 bringing the GFA to 1044.4m2.
Existing Floor Plan
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Page 3
PO Box 432 POMONA QLD 4568 Ph 07 3063 9391 [email protected] ABN: 49 162 782 014
Proposed Floor Plan
Building Works Codes
6.3.2 Medium Density Residential Zone Code
Table 6.3.2.3 - Criteria for assessment
Built form Table 6.3.2.3 - Criteria for assessment (part)
Acceptable Outcomes
Performance Outcomes
Built form RESPONSE
Building Height The existing roofline is to be
PO8 AO8.1 maintained.
Buildings and structures: Buildings and structures are no more than 8
metres in building height; and
1. are low rise and present a building height AO8.2
consistent with structures on adjoining Where excavation is required, the maximum
and surrounding premises; portion of the exposed external façade of the
2. are designed to provide an interesting building cannot exceed 8m in building height.
streetscape and complement landform
changes and landscapes Editor's note - refer to figure AP3-13A
3. do not visually dominate the street or
surrounding area; Alternative provision to the QDC
4. maintain a vegetated skyline;
5. do not unreasonably obscure views or
lead to overshadowing of neighbouring
properties;
6. do not exceed two storeys.
Building Scale and Bulk NA
PO9 No acceptable outcome provided.
Development:
1. is of a scale compatible with surrounding
development and the particular
circumstances of the site; and
2. does not present an appearance of bulk to
adjacent properties, roads or other areas
in the vicinity of the site.
Site Cover NA – all work under existing roofline
PO10 AO10
Site cover of development: For a dwelling house, site cover does not exceed
40% of the site area.
1. does not exceed 40% of the site area; or
2. for small dwellings or for development Alternative provision to the QDC
which provides a ratio of at least three
small dwellings to one other dwelling,
does not exceed 45% of the site area.
Plot Ratio NA – all works under existing roofline
PO11 AO11
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PO Box 432 POMONA QLD 4568 Ph 07 3063 9391 [email protected] ABN: 49 162 782 014
Acceptable Outcomes
Performance Outcomes
Plot ratio of development: For a dwelling house, plot ration of
development does not exceed 0.4:1
1. does not exceed 0.4:1; or
2. for small dwellings or for development
which provides a ratio of at least three
small dwellings to one other dwelling,
does not exceed 0.5:1.
Building Setback NA – all work under existing roofline
PO12 AO12.1
Buildings and structures are designed and sited Buildings and structures meet the following
to: minimum boundary setbacks:
1. provide a high level of amenity to users of 1. for frontages — 6 metres
the subject site and adjoining premises, 2. for side boundaries—
including provision of visual and acoustic
privacy; 1. 1.5 metres setback up to 4.5
2. not unreasonably obstruct views or cause metres height;
overlooking of private open space or 2. 2 metres setback between 4.5
habitable areas of adjoining premises; metres and 7.5 metres height;
3. provide adequate distance from adjoining and
land uses; 3. 2.5 metres where above 7.5
4. preserve existing vegetation that will help metres height
buffer development; 3. for the rear boundary - 6 metres
5. allow for space and landscaping to be
provided between buildings including AO12.2
adequate area at ground level for The front 6 metres of the property is
landscaping with trees, shrubs, outdoor landscaped open space, provided that
living and utilities; uncovered visitor parking, or swimming
6. be consistent with the predominant pools protruding no more than 1 metre above
character of the surrounding area; and the ground level, can be as close as 2 metres
7. protect the natural character and avoid from the front boundary.
adverse impacts on ecologically important
areas such as national parks, waterways AO12.3
and wetlands. Relocatable homes are set back not less than:
(a) 6 metres from a road frontage;
(b) 1.5 metres from any other site boundary;
and
(c) 3 metres from an internal road
AO12.4
Buildings and structures on premises with
frontage to the Noosa River system are set back
not less than 10 metres from mean high water
spring as shown in Figure AP3-15A.
Alternative provision to the QDC
Setback to a watercourse in the Noosa Waters AO13 NA – all work under existing roofline
estate, Noosaville For premises adjoining a watercourse within the
PO13 Noosa Waters estate no building work, filling or
Land adjoining the revetment wall and for a excavation works occurs within 4.5 metres from
width of 4.5 metres serves flood detention and the centre line of the top of the concrete
amenity functions, free of structures and revetment wall.
impervious surfaces.
Editor's note refer to figure 6.3.1.5
Alternative provision to the QDC
Page 5
PO Box 432 POMONA QLD 4568 Ph 07 3063 9391 [email protected] ABN: 49 162 782 014
Design Table 6.3.2.3 - Criteria for assessment (part)
Performance Outcomes Acceptable Outcomes
Design Response
Streetscape NA – unit addition to the rear of the
PO14 AO14.1 unit and all under existing roof line
Development: Development provides visual interest to the street and
surrounding areas through:
1. contributes positively to the locality;
2. addresses and enhances the 1. highlighting individual dwellings and land uses;
streetscape by incorporating 2. an asymmetrical design presentation to the
articulation and individual design street;
elements that add visual interest to 3. offsetting or staggering dwellings to provide
the development; variation in the frontage;
3. has a form and architectural 4. varying the roof form
scale that does not dominate the
streetscape or the surrounding AO14.2
properties; Buildings have the main entrance easily recognisable
4. does not detract from the visual from the street and include design elements in the
amenity of adjoining properties front façade such as verandahs, external stairs, awning
through the impact on views, access or shade structures and window openings.
to sunlight or overlooking;
5. takes the form of small separate AO14.3
buildings, rather than large single Buildings and structures are designed to:
bulky development; and
6. sits within a landscaped setting. 1. have a maximum wall length of 15 metres and
external walls incorporate at least one design
element to add visual interest and amenity;
2. allow for landscape treatments to soften the
development;
3. avoid more than six dwellings attached in any
one plane; and
4. have no more than four dwellings are attached
along a street frontage.
AO14.4
For corner sites, the building design addresses both
street frontages by:
1. including doors and windows that front each
road; and
2. providing separate vehicle access points to
each road.
Editor’s Note—for examples of designs
see Figure 6.3.2.4 and Figure 6.3.2.5
AO14.5
For a dwelling house, development provides visual
interest to the street and the surrounding area
through:
1. limiting the vertical distance between the
ground and the lowest suspended floor to no
more than 3 metres;
2. limiting the length of any external wall in
one plane to 15 metres; and
3. ensuring each external wall includes at
least one design element such as
verandahs, external stairs, window
openings, awnings or porches.
Garages and Carports NA
PO15 AO15.1
Garages, garage doors and carports do not Garage doors that face the street are no more than 6
Page 6
PO Box 432 POMONA QLD 4568 Ph 07 3063 9391 [email protected] ABN: 49 162 782 014
Performance Outcomes Acceptable Outcomes
dominate the street or the building metres in width or 50% of the frontage, whichever is
design. the lesser.
AO15.2
Where multiple garages face the street, they are
separated by a minimum of 2 metres or are staggered
in setback by a minimum of 1 metre.
AO15.3
Garages that are visible from the street, but do not
face the street, include a landscaped setback to the
street and provide articulation, windows or a mix of
materials to provide interest to the garage facade.
Basements NA
PO16 AO16
Basements: Basements:
1. visually integrate with the building; 1. are limited to one access a maximum of 6
2. do not dominate the street or metres wide; and
building design; 2. do not encroach into building setback areas.
3. are screened through landscaping;
and Editor's note— refer to Figure 6.9.2
4. do not present as a storey to the
street.
Front fences and walls NA
PO17 AO17.1
Front fences and walls are designed and Front fences or walls are set back an average of 1
sited to: metre and are articulated to provide visual interest by
1. contribute to the attractiveness of stepping the design at a maximum of 5
the streetscape; metre intervals.
2. be compatible with the existing
streetscape character; AO17.2
3. avoid interference with movement Where located on the boundary:
of surface stormwater; 1. the solid portion of front fences and walls is no
4. allow for casual surveillance of the more than 1.2 metres high; or
street; 2. the walls contain openings or materials that
5. provide planting in front of solid ensure it is 50% transparent and has a height
fences and walls; and not exceeding 1.8 metres.
6. ensure plantings between the front
fence and the footpath does not AO17.3
create an impediment for Solid front fences and walls may be 1.8 metres in
pedestrians using the footpath height if the property has frontage to an arterial road
or a distributor road.
AO17.4
The area of land between the front fence and the
boundary is landscaped to screen the fence from the
street however landscaping does not encroach more
than 500 millimeters into the road reserve or within
1.5 metres of a sealed footpath.
Editor's note— for examples refer to figure AP3-
4A and figure AP3-4B
Materials and finishes Complies
PO18 AO18
Development incorporates: Buildings and structures use:
1. materials and finishes that 1. natural finishes wherever possible;
complement the surrounding area 2. a mix of lightweight and textured external
and integrate with the surrounding finishes;
natural and built environment; and 3. masonry construction where variation is
2. a variety of external finishes to provided in texture and the façade uses a
provide an interesting built form and variety of finishes to break up the surface; and
avoid bulky single plane finishes 4. open or transparent balustrades.
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PO Box 432 POMONA QLD 4568 Ph 07 3063 9391 [email protected] ABN: 49 162 782 014
Performance Outcomes Acceptable Outcomes
Editor's note—refer to Figure AP3-3B
Roof forms NA – no change to existing
PO19 AO19.1
Roof forms: With the exception of Noosa Heads and Coastal
Communities Local Areas, the main roof of the
1. contribute positively to the local building has a roof pitch no less than 5 degrees and
skyline; has minimum 600 millimetre eaves to at least 75% of
2. complement the character of the the perimeter of the building.
locality and the topography of the
site; AO19.2
3. avoid box profiles/parapets; and Development does not include rooftop terraces.
4. do not create opportunities for
overlooking the private open space AO19.3
or internal spaces of neighbouring The total width of any parapet wall does not exceed
properties. 50% of the width of the front facade of a building.
Safety and amenity Table 6.3.2.3 - Criteria for assessment (part)
Performance Outcomes Acceptable Outcomes
Safety and amenity Response
PO20 AO20.1 Complies
Development: Buildings and structures:
1. provides a high level of residential 1. are sited and orientated to minimise the
amenity to users of the subject site; likelihood of overlooking the private open
and space of adjacent residential uses;
2. does not unreasonably impact on the 2. avoid reduction of sunlight to at least 40% of
amenity enjoyed by users of adjoining the private open space areas of any adjoining
or nearby premises, including privacy residences to less than two hours
and access to sunlight. between 9:00am and 3:00pm on any day of
the year;
Editor's note—Provisions for sill height, 3. incorporate fencing, landscaping and
glazing, screening and window openings are screening to mitigate impacts on adjoining
to improve the residential amenity for residential uses.
occupants. Thermal performance
requirements are contained Editor's note— refer to figure AP3-1A and figure AP3-
in Queensland Development Code MP4.1 2A
Sustainable Buildings. Energy efficiency
requirements are contained in the National AO20.2
Construction Code. Transparent doors and windows are designed and
located so they do not directly face transparent doors
or windows or the private open space areas of other
dwellings within 10 metres;
AO20.3
Where windows, balconies, terraces, verandahs or
decks overlook or have the potential to overlook the
private open space of nearby properties or view into
habitable room windows within 10 metres:
1. windows have a sill height of not less than 1.7
metres above finished floor level;
2. windows and other openings are permanently
screened to a minimum height of 1.7 metres
to avoid overlooking;
3. windows and doors use translucent glazing to
obscure views; or
4. windows or balconies are offset by 45 degrees
or more.
Editor's note—refer to figure AP3-1A and figure AP3-
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PO Box 432 POMONA QLD 4568 Ph 07 3063 9391 [email protected] ABN: 49 162 782 014
Performance Outcomes Acceptable Outcomes
1C
AO20.4
Planter boxes, screens, pergolas, landscaping and
architectural design of balconies are used to screen
the ground floor private open space of dwellings from
separate upper level dwellings.
Editor's note—refer to figure AP3-1A
AO20.5
Permanently fixed external screening devices
complement the building's external materials and
finishes and may incorporate solid translucent
screens, shutters, perforated panels or trellises which
have a maximum of 50% openings.
Editor's note—refer to figure AP3-1B
PO21 AO21.1 NA
Mechanical plant, vehicle manoeuvring, Communal outdoor recreational facilities including
utilities and communal outdoor swimming pools, spas and sports courts are:
recreation uses:
1. do not have an adverse effect on the 1. setback at least 12 metres from the boundary
amenity enjoyed by users of adjacent of land in a residential zone and screened by
or nearby premises through emission a 5 metre wide buffer densely planted with
of noise, light, fumes or smoke; and trees and shrubs including species from 1
2. do not cause unreasonable metre to 8 metres in height; or
disturbance to local fauna through 2. located internally to the arrangement of
light or smoke emissions. buildings on the site; and
3. not used between the hours
of 9:00pm and 6:30am the following day.
AO21.2
For a lit sports court:
1. the court is located at least 60 metres from
the external wall of an existing or approved
dwelling on adjoining or nearby premises (as
measured from the centre line of the court);
and
2. the vertical illumination resulting from direct,
reflected or other incidental light 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
3. any floodlighting is restricted to the types that
give no upward component of light were
mounted horizontally (i.e. a full cut off
luminaire).
AO21.3
Mechanical plant is-
1. located at least 2 metres from the side or rear
property boundaries;
2. where located at ground level, screened by
fencing 1.5 metres in height or dense
vegetation of at least 1.5 metres in width
incorporating grouped trees and shrubs with a
maximum separation distance of 1 metre
measured from the centre of the plant;
3. where located above ground level, enclosed or
screened such that it is not visible from the
street frontage nor adjoining properties; and
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PO Box 432 POMONA QLD 4568 Ph 07 3063 9391 [email protected] ABN: 49 162 782 014
Performance Outcomes Acceptable Outcomes
4. visually integrated into the line and plane of
the building and roof design and does not
project beyond the height or width of the
building when viewed from the street and
adjoining properties.
Editor’s Note— Mechanical plant includes
generators, motors, compressors and pumps such as
air-conditioning or pool equipment.
AO21.4
Waste storage areas, clothes drying areas and
external storage areas are screened from the street.
AO21.5
Letterboxes and detached carports complement the
architecture and landscaping of the site.
Environment, heritage and scenic amenity Table 6.3.2.3 - Criteria for
assessment (part)
Performance Outcomes Acceptable Outcomes
Environment, heritage and scenic amenity Response
PO22 AO22.1 NA
Development: For landscape amenity reasons, cut or fill
is less than 1.5 metres in depth relative to
1. has minimal impact on the natural the ground level.
landform of the site;
2. does not lead to erosion or the AO22.2
transport of sediments off site; and Development does not result in sediment
or other material including building
3. does not lead to the disturbance of
materials or waste products being
natural features, buildings or structures
deposited or released into the road
of cultural heritage significance. reserve, stormwater drain or adjacent
properties.
AO22.3
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
Areas Overlay maps in Schedule 2.
PO23 AO23.1 NA
Development on sloping sites: Building and structures are not constructed on
land with a slope greater than 25%.
1. is visually responsive to the natural
topography and sits within the AO23.2
landscape rather than dominating it; On sloping sites, split level buildings with small
and floorplates, that step down the slope are used
2. steps down slopes or uses as an alternative to standard single or double
suspended floor construction, storey construction to minimise building bulk
minimising cut or fill and avoiding and benching of the sites.
benching of the site.
Editor's note- refer to Figure 6.9.1A and Figure
6.9.1B
AO23.3
The distance between the ground level and
the lowest part of the floor of the building
does not exceed 3 metres.
Page 10
PO Box 432 POMONA QLD 4568 Ph 07 3063 9391 [email protected] ABN: 49 162 782 014
Earthworks and drainage Table 6.3.2.3 Criteria for assessment (part)
Performance Outcomes Acceptable Outcomes
Earthworks and drainage Response
PO24 AO24 NA
Filling and excavation for operational works do Filling and excavation for operational
not directly, indirectly or cumulatively cause works is designed and constructed to ensure
adverse impacts external to the development overland flow and/or flooding is not
site by: worsened, impeded, or otherwise diverted to
adversely affect other properties or
1. causing ponding of water on the site or downstream environments.
nearby land;
2. increasing flooding, which adversely
affects the safety or use of any land
upstream or downstream; or
3. adversely affecting the flow of water in
any overland flow path.
Conclusion
The proposed internal floor area addition to the rear of the unit is considered minor and will not
have a negative impact on the adjoining properties or the general amenity and aesthetic of the area.
We respectfully request that you consider the application favourably.
Please do not hesitate to contact me if you require further information.
Yours Faithfully
____________________
Luke Owen-Jones
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