Council archive · source document
Town Planning Assessment Report · MCU25/0021
Our Ref: 20240964
21 February 2025
Noosa Council
PO Box 141
Tewantin QLD 4565
Via email: [email protected]
Attention: Development Services
Dear Sir/Madam,
DEVELOPMENT APPLICATION FOR A MATERIAL CHANGE OF USE (DWELLING
HOUSE) AT 5 PARK CRESCENT, SUNSHINE BEACH (LOT 452 RP48112)
Please find enclosed a Development Application for a Material Change of Use to be assessed by Noosa
Council. In support of this application please find enclosed:
● DA Form 1;
● Landowner consent;
● Proposal Plans prepared by Aboda Design Group.
The Council application fee will be paid upon receipt of a Council payment link.
1.0 APPLICATION SUMMARY
APPLICATION DETAILS
Street Address: 5 Park Crescent, Sunshine Beach
Real Property Description: Lot 452 RP48112
APPLICANT DETAILS
Applicant: K. Bone
PROPERTY DETAILS
Land Area: 530.55m2
Existing use of land: Vacant land
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STATUTORY DETAILS
SEQRP Designation: Urban Footprint
Local Plan Area: Coastal Communities
Zone: High Density Residential
Overlay: Landslide Hazard (Moderate Hazard Area)
Assessment type: Development Permit for a Material Change of Use
Statutory referrals: Not applicable
STATUTORY ASSESSMENT
State Instruments: Not Applicable
Local Instruments: Noosa Plan 2020
● High Density Residential Zone Code;
Applicable Codes ● Low Density Housing Code;
● Queensland Development Code MP1.2.
APPLICATION DETAILS
The following type of approval is being applied for:
● Development Permit for a Material Change of Use (Dwelling House)
DOCUMENTATION FOR APPROVAL
Plan No. Rev Plan Title Date
WD.101 DA1 Cover Sheet, prepared by Aboda Design Group 14.02.25
WD.102 DA1 Presentation, prepared by Aboda Design Group 14.02.25
WD.103 DA1 Site Survey Plan, prepared by Aboda Design Group 14.02.25
WD.104 DA1 Site Setout Plan, prepared by Aboda Design Group 14.02.25
WD.105 DA1 Site Cover, prepared by Aboda Design Group 14.02.25
WD.106 DA1 Relaxation 3D, prepared by Aboda Design Group 14.02.25
WD.201 DA1 Lower Level Plan, prepared by Aboda Design Group 14.02.25
WD.202 DA1 Main Level Plan, prepared by Aboda Design Group 14.02.25
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WD.203 DA1 Upper Level Plan, prepared by Aboda Design Group 14.02.25
WD.204 DA1 Roof Plan, prepared by Aboda Design Group 14.02.25
WD.207 DA1 Floor Areas - Lower, prepared by Aboda Design Group 14.02.25
WD.208 DA1 Floor Areas - Main, prepared by Aboda Design Group 14.02.25
WD.209 DA1 Floor Areas - Upper, prepared by Aboda Design Group 14.02.25
WD.501 DA1 North and South Elevation, prepared by Aboda Design Group 14.02.25
WD.502 DA1 East Elevation, prepared by Aboda Design Group 14.02.25
WD.503 DA1 West Elevation, prepared by Aboda Design Group 14.02.25
WD.601 DA1 Section A, prepared by Aboda Design Group 14.02.25
WD.602 DA1 Section B, prepared by Aboda Design Group 14.02.25
2.0 SITE LOCATION
The site is legally described as Lot 452 RP48112 or 5 Park Crescent, Sunshine Beach, and has a site area
of 530.55m2. The site is currently vacant and previously contained a large single dwelling house. Refer to
Figure 1 below. Key location features include:
● Lots surrounding the subject site comprise a mix of single dwelling houses and apartments;
● The site is immediately surrounded by high density residential zoning;
● Sunshine Beach is located approximately 182m to the east of the subject site;
● The site has high connectivity from David Low Way.
Figure 1: Subject Site (Noosa Council, accessed February 2025)
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3.0 PROPOSED DEVELOPMENT
This application seeks a Development Permit for a Material Change of Use (Dwelling House) in
accordance with the attached Proposal Plans prepared by Aboda Design Group. The site is currently
vacant and previously contained a large single dwelling house.
The proposal is a three storey development with a height not exceeding 12 metres. The key development
parameters of the site include:
● Site cover:
○ Lower Level: 38.8%;
○ Main Level: 35.8%;
○ Upper Level: 27.7%;
● Landscaping: 26.8%;
● Gross floor area: 321.49m2;
● Plot ratio: 0.65:1.
The Lower Level comprises a garage, storage/workshop, laundry, entry, gym, sauna, cinema/media room,
powder room, pool and pool terrace. The Main Level comprises two bedrooms, each with their own
ensuite, a bedroom, bathroom, living room, kitchenette, office and two private terraces. The Upper Level
comprises the master bedroom with a walk-in-robe, ensuite and private terrace, kitchen and pantry,
dining room, living room and alfresco/terrace.Internal stairs and lift access connect each level.
High quality facade has been designed utilising varied building materials and finishes, and a modern
colour palette. Extensive landscaping is proposed to the site including soft landscaping and balcony
planters. Refer to Elevation Plans and perspective images for more details.
Sufficient private open space is provided on site as described above. New landscaping is incorporated to
complement the proposed development. The proposal provides 26.8% landscaping across the site at
ground level and within planters on balconies oriented towards the street.
Access to the site will be via a driveway from Park Crescent. On-site parking will be within the garage.
The entry is clearly identifiable through the inclusion of a separate pedestrian access that is highlighted
by landscaping.
Waste collection will be provided as per previous arrangements via kerbside collection on the nominated
day of collection. The site can be connected to all essential services. The legal point of discharge will be
maintained.
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Figure 2: Proposed Development - 3D Render of street presentation
INFRASTRUCTURE
Infrastructure Agreement applicable? Not applicable
Existing lawful use for residential Development: Vacant land, once approved for a dual occupancy
and prior to that was established for a large single
dwelling house
Total lawful residential development on the site 1x 4 bedroom dwelling house
upon completion of the proposed development:
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Existing impervious area (m²). Non-residential Not applicable
development only
Total impervious area (m²) on the site upon Not applicable
completion of the proposed development.
Non-residential development only.
Existing Non-residential GFA Not applicable
Total GFA – Non-residential upon completion of Not applicable
the proposed development
Services available/ Water (Y)
connections to the property Sewerage (Y)
Electricity (Y)
Telecommunications (Y)
4.0 PLANNING SCHEME ASSESSMENT
Under the Noosa Plan 2020, the site is within the High Density Residential zone. Refer to the zoning map
extract below in Figure 3.
Figure 3: Zoning Map (Noosa Council, accessed February 2025)
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4.1 Table of Assessment
Under the relevant tables of assessment, the proposed use can be subject to Accepted Development
subject to requirements. However, due to the site’s zoning, a Material Change of Use is triggered under
Planning Regulation Schedule 6. The proposed development is required to be assessed against the
following codes:
● High density residential zone code;
● Low density housing code;
● Queensland Development Code MP1.2.
The proposal has been assessed against the Acceptable Outcomes and Performance Outcomes of the
above codes and is considered compliant. An assessment of the relevant benchmarks has been
undertaken and is included in Attachment A of this letter. Where the proposal does not comply with an
Acceptable Outcome, alternative solutions to satisfy the corresponding Performance Outcome have been
provided below.
4.2 Planning Scheme Non-Compliances
AO9.1 of the High Density Residential Zone Code
AO9.1 of the High Density Residential Zone Code states:
AO9.1 Buildings and structures meet the following minimum boundary setbacks:
(a) for frontages:
(i) first and second storeys— 6 metres
(ii) third storey and thereafter—10 metres
(b) Side boundaries—
(i) 1.5 metre setback up to 4.5 metres height;
(ii) 2 metres setback between 4.5 metres and 7.5 metres height; and
(iii) 2 metres plus 500 millimetres for every 3 metres above 7.5 metres height or part thereof
(c) Rear boundary
(i) first and second storeys—6 metres
(ii) third storey and thereafter— 8 metres
Response: The proposal provides compliant front and rear setbacks to the Lower and Main Levels, and
compliant side setbacks to all levels.
On the Upper Level, the development proposes:
● A front setback of 6m to the edge of the concrete slab and <10m to the building wall in lieu of
the 10m requirement for the third storey; and
● A rear setback of 6m to the terrace and 8m to the building wall in lieu of the 8m requirement for
the third storey.
This is best depicted on the Roof Plan and Section A in Figures 4 and 5 below, which shows the front and
rear terraces will be unroofed for the extent of the non-compliance, and otherwise maintains compliant
setbacks to building walls on this level.
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Figure 4: Roof Plan
Figure 5: Section Plan
The proposal is considered compliant with PO9 for the following reasons:
● The proposal is within the 12 metre height limit, and achieves appropriate setbacks to side
boundaries, and front and rear setbacks to the Lower and Main Levels;
● The proposal incorporates balustrading that is partially solid and partially glass to the rear
boundary and a mix of solid stone and glass to the front boundary. The front balustrading allows
for casual surveillance to the street. The front terrace provides either compliant/excessive
setbacks or planters to side boundaries. The western elevation of the proposal also includes high
window sills and the eastern elevation provides privacy screening to provide additional separation
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and to minimise privacy/overlooking/amenity impacts to adjoining neighbours;
● 26.8% of soft landscaping is proposed. Private outdoor living spaces are proposed on each level.
Landscaping is provided along all boundaries where practical, and integrates a number garden
planters on each level to provide visual relief;
● The site is not mapped as containing any ecologically important areas such as national parks,
waterways and wetlands;
● The Upper Level front and rear setbacks achieve compliant front and rear setbacks to the building
wall. The proposed encroachments of the terraces are not roofed, and provide a mix of glass
balustrading and balustrading with natural finishes, such that it reduces the bulk and scale of the
proposal, and does not obstruct view corridors;
● The sites directly adjoining the subject site (3 and 7 Park Crescent) have setbacks of ~3m to the
rear boundary. The proposal is not considered to significantly impact viewlines. #7 Park Crescent
is located to the east of the subject property, and the prevailing ocean views are to the east. #3
Park Crescent is located to the west of the subject property, however has a setback of 3m, and as
shown in Figure 6 below, is not considered to be adversely affected by the proposed setback to
the building wall of the Upper Level of the proposal. It is noted also that #7 Park Crescent sits
above the subject site.
Figure 6: Assessment of viewlines of proposal versus 3 Park Crescent
AO10.5 of the High Density Residential Zone Code
AO10.5 of the High Density Residential Zone Code states:
AO10.5
For a dwelling house, development provides visual interest to the street and the surrounding area
through:
(a) limiting the vertical distance between the ground and the lowest suspended floor to no more than
3 metres;
(b) limiting the length of any external wall in one plane to 15 metres; and
(c) ensuring each external wall includes at least one design element such as verandahs, external
stairs, window openings, awnings or porches.
Response: The proposal incorporates a vertical distance between the ground and lowest suspended
floor of ~3.060m, and a wall length of 17.69m on the Main Level (western elevation). These
encroachments are considered to be minor in nature, and are offset by setbacks and a number of
building materials and finishes to all elevation to minimise bulk and scale and to add visual interest. In
addition, landscaping is provided throughout the site and on terraces on upper levels to provide visual
relief. The proposal is considered compliant with PO10.
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AO13.1 and AO13.2 of the High Density Residential Zone Code
AO13.1 and AO13.2 of the High Density Residential Zone Code states:
AO13.1 Front fences or walls are set back an average of 1 metre and are articulated to provide visual
interest by stepping the design at a maximum of 5 metre intervals.
AND
AO13.2 Where located on the boundary:
(a) the solid portion of front fences and walls is no more than 1.2 metres high; or
(b) the walls contain openings or materials that ensure it is 50% transparent and has a height not
exceeding 1.8 metres.
Response: The proposal front wall has a maximum height of 1.25m at its highest part from finished
ground level, slightly exceeding the preferred 1.2m height requirement. The front fence allows for casual
surveillance opportunities, and provides soft landscaping within the front 6m of the property to soften the
built form. The fence is separated by the access driveway, providing visual interest, separation and a
reduction in bulk to the streetscape.
4.3 Overlays
The site is constrained the following overlay:
Overlay Comment
Landslide Hazard
The northern part of the site is mapped as
containing Landslide Hazard areas. A slope
stability assessment is currently being prepared
and we request Council impose a condition that
this is prepared by an RPEQ to inform a future
building approval.
5.0 CONCLUSION
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
commence their assessment and approve the development subject to reasonable and relevant conditions.
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Should you have any questions, please do not hesitate to contact the undersigned.
Yours faithfully,
Adapt Development Management Pty Ltd
Tiani Boulton
Director
E: [email protected]
M: 0404 924 160
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APPENDIX A CODE ASSESSMENT ADAPT 12
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High Density Residential Zone Code
Performance Outcome Acceptable Outcome Response
PO4 A secondary dwelling may AO4.1 No more than one Not applicable
create permanent housing for an secondary dwelling is provided on The proposal does not include
extended family member or other any site regardless of site area. a secondary dwelling.
member of the household resident
in the dwelling house while
protecting the character of the site AO4.2 A secondary dwelling: Not applicable
and the zone. (a) has a maximum gross floor The proposal does not include
area of 65m²; a secondary dwelling.
(b) has no more than two
bedrooms; and
(c) does not occur on any
property covered by a
Building Unit Plan.
PO5 Buildings and structures: AO5.1 Buildings and structures: Complies with AO5.1
(a) are low rise and present a (a) on lots with frontage to The proposal does not exceed
building height consistent Serenity Close, Noosa 12m in height.
with structures on adjoining Heads, are no more than
and surrounding premises; 15 metres in building
height; or
(b) are designed to provide an
interesting streetscape and (b) on any other site, are no
complement landform more than 12 metres in
changes and landscapes; building height.
(c) do not visually dominate the
street or surrounding area; AO5.2 Where excavation is
Complies with AO5.2
required, the maximum portion of
(d) respect the scale of existing the exposed external façade of the The exposed external facade
vegetation, maintaining a building cannot exceed : does not exceed 12m in
vegetated skyline; height where excavation is
(a) 15 metres in building
(e) preserve the amenity of proposed.
height for lots with
surrounding premises frontage to Serenity Close,
including privacy, views and Noosa Heads; or
access to sunlight;
(b) 12 metres in building
(f) do not exceed three storey, height on any other site.
except for lots with frontage
to Serenity Close, Noosa
Editor's note—refer to figure
Heads which do not exceed
four storeys. AP3-13A
Alternative provision to the
QDC
PO7 Site cover: AO7 For a dwelling house, site Complies with AO7
(a) does not exceed 40% of the cover does not exceed 40% of the The proposed site cover is:
site area; or site area. ●Lower: 38.8%;
●Main: 35.8%;
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(b) for small dwellings or for Alternative provision to the ●Upper: 27.7%.
development which QDC
provides a ratio of at least
three small dwellings to
every one other dwelling,
does not exceed 45% of the
site area.
PO8 Plot ratio: AO8 For a dwelling house plot Complies with AO8
(a) for sites with frontage to ratio of development does not The proposed plot ratio is
Serenity Close, Noosa exceed: 0.65:1.
Heads — does not exceed (a) 0.65:1 for sites up to and
1:1; or including 7,000m2; or
(b) for development in all other (b) 0.6:1 for sites over
areas does not exceed 7,000m2.
(i) 0.65:1 for sites up
to and including
7,000m²; or
(ii) 0.6:1 for sites over
7,000m²; or
(c) for small dwellings or for
development which
provides a ratio of at least
three small dwellings to
every one other dwelling,
does not exceed:
(i) 0.75:1 for sites up
to and including
7,000m2; or
(ii) 0.7:1 for sites over
7,000m2.
PO9 Buildings and structures are AO9.1 Buildings and structures Partially Complies /
designed and sited to: meet the following minimum Alternate Solution
(a) provide a high level of boundary setbacks: Refer report.
amenity to users of the (d) for frontages:
subject site and adjoining (i) first and second
premises, including storeys— 6 metres
provision of visual and
(ii) third storey and
acoustic privacy;
thereafter—10
(b) not unreasonably obstruct metres
views or cause overlooking
(e) Side boundaries—
of private open space or
habitable areas of adjoining (i) 1.5 metre setback
premises; up to 4.5 metres
height;
(c) provide adequate distance
from adjoining land uses; (ii) 2 metres setback
between 4.5
(d) preserve existing vegetation
metres and 7.5
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that will help buffer metres height; and
development; (iii) 2 metres plus 500
(e) allow for space and millimetres for
landscaping to be provided every 3 metres
between buildings including above 7.5 metres
adequate area at ground height or part
level for landscaping with thereof
trees, shrubs, outdoor living (f) Rear boundary
and utilities;
(i) first and second
(f) be consistent with the storeys—6 metres
predominant character of
(ii) third storey and
the surrounding area; and
thereafter— 8
(g) protect the natural metres
character and avoid adverse
impacts on ecologically
important areas such as AO9.2 The front 6 metres of the
Complies with AO9.2
national parks, waterways property is landscaped open space,
and wetlands. provided that uncovered visitor Refer to the Lower Level Plan.
parking, or swimming pools
protruding no more than 1 metre
above the ground level, can be as
close as 2 metres from the front
boundary.
AO9.3 Relocatable homes are set Not applicable
back not less than: Not proposed.
(a) 6 metres from a road
frontage;
(b) 1.5 metres from any other
site boundary; and
(c) 3 metres from an internal
road
Not applicable
AO9.4 Buildings and structures on
The site does not have a
premises with frontage to the
frontage to Noosa River
Noosa River system are setback
system.
not less than 10 metres from mean
high water spring as shown in
Figure AP3-15A
PO10 Development: AO10.5 Alternate Solution
For a dwelling house, development Refer report.
(a) contributes positively to the
provides visual interest to the
surrounding area;
street and the surrounding area
(b) addresses and enhances the through:
streetscape by incorporating
(d) limiting the vertical
articulation and individual
distance between the
design elements that add
ground and the lowest
visual interest to the
suspended floor to no
development;
more than 3 metres;
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(c) has form and architectural (e) limiting the length of any
scale that does not external wall in one plane
dominate the streetscape or to 15 metres; and
the surrounding properties; (f) ensuring each external wall
(d) does not detract from the includes at least one
visual amenity of adjoining design element such as
properties through the verandahs, external stairs,
impact on views, access to window openings, awnings
sunlight or overlooking; or porches.
(e) takes the form of small
separate buildings, rather
than large single bulky
development; and
(f) sits within a landscaped
setting.
PO11 Garage doors and carports AO11.1 Covered car parking Complies with AO11.1
do not dominate the street or the spaces are not located between the Car parking provided within
building design. building and the road frontage. the garage within the curtilage
of the building. The Main
Level protrudes in front of the
garage.
AO11.2 Garages and covered car Complies with AO11.2
parking are integrated with the line As above.
and plain of the building
AO11.3 Where multiple garages Not applicable
face the street, they are separated
by a minimum of 2 metres or are
staggered in setback by a minimum
of 1 metre.
AO11.4 Garages that are visible Not applicable
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.
PO12 Basements: AO12 Basements: Not applicable
(a) visually integrate with the (a) are limited to one access a Not proposed.
building; maximum of 6 metres
(b) do not dominate the street wide; and
or building design; (b) do not encroach into
(c) area screened through building setback areas.
landscaping; and
(d) do not present as a storey Editor's Note— refer to figure
to the street. 6.9.2
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PO13 Front fences and walls are AO13.1 Front fences or walls are Alternate solution
designed and sited to: set back an average of 1 metre and Refer report.
(a) contribute to the are articulated to provide visual
attractiveness of the interest by stepping the design at a
streetscape; maximum of 5 metre intervals.
(b) be compatible with the
existing streetscape AO13.2 Where located on the
Alternate solution
character; boundary:
Refer report.
(c) avoid interference with (c) the solid portion of front
movement of surface fences and walls is no
stormwater; more than 1.2 metres
(d) allow for casual surveillance high; or
of the street; (d) the walls contain openings
(e) provide planting in front of or materials that ensure it
solid fences and walls; and is 50% transparent and
(f) ensure plantings between has a height not exceeding
the front fence and the 1.8 metres.
footpath does not create an
impediment for pedestrians AO13.3 Solid front fences and
using the footpath. walls may be 1.8 metres in height Not applicable
if the property has frontage to an
arterial road or a distributor road.
AO13.4 The area of land between Not applicable
the front fence and the boundary is
landscaped to screen the fence
from the street, however,
landscaping does not encroach
more than 500 millimetres into the
road reserve or within 1.5 metres
of a sealed footpath.
Editor's note—refer to figure
AP3-4A and figure AP3-4B
PO15 Roof forms: AO15.1 With the exception of Not applicable
Noosa Heads and Coastal The site is in the Coastal
(a) contribute positively to the
Communities Local Areas, the main Communities local plan area.
local skyline;
roof of the building has a roof pitch
(b) complement the character no less than 5 degrees and has
of the locality and the minimum 600 millimetre eaves to
topography of the site; at least 75% of the perimeter of
(c) avoid box profiles/parapets; the building.
and
(d) do not create opportunities AO15.2 Development does not Not applicable
for overlooking the private include roof top terraces. Not proposed.
open space or internal
spaces of neighbourhood AO15.3 The total width of any Not applicable
properties. parapet wall does not exceed 50% Not proposed.
of the width of the front facade of
a building.
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PO17 Development, including AO17.2 Not applicable
mechanical plant, vehicle For a lit sports court: Not proposed.
manoeuvring and communal
outdoor recreation uses: (a) the court is located at least
60 metres from the
(a) do not have an adverse external wall of an existing
effect on the amenity or approved dwelling on
enjoyed by users of adjoining or nearby
adjacent or nearby premises (as measured
premises through emission from the centre line of the
of noise, light, fumes or court); and
smoke;
(b) the vertical illumination
(b) do not cause unreasonable resulting from direct,
disturbance to local fauna reflected or other
through light or smoke incidental light emanating
emissions. 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
(c) any flood lighting is
restricted to the types that
give no upward component
of light where mounted
horizontally (i.e. a full cut
off luminare)
AO17.3 Mechanical plant is: Can comply
(a) located at least 2 metres Can be conditioned to comply
from side or rear property as required.
boundary;
(b) 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
maximum separation
distance of 1 metre
measured from the centre
of the plant;
(c) where located above
ground level, enclosed or
screened such that it is not
visible from the street
frontage nor adjoining
properties; and
(d) visually integrated into the
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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.
PO19 Development: AO19.1 For landscape amenity Can comply with AO19.1
(a) has minimal impact on the reasons, cut or fill is less than 1.5 Outside of the plan area of
natural heritage landform of metres in depth relative to the the dwelling house the
the site; ground level. proposed earthworks are less
than 1.5m in depth.
(b) does not lead to erosion or
the transport of sediments AO19.2 Development does not
Can comply with AO19.2
off site; and result in sediment or other material
To be conditioned as required.
(c) does not lead to the including building materials or
disturbance of natural waste products being deposited or
features, buildings or released into the road reserve,
structures of cultural stormwater drain or adjacent
heritage significance. properties.
PO20 Development on sloping AO20.1 Building and structures Can comply with AO20.1
sites: are not constructed on land with a Refer attached plans.
(a) is visually responsive to the slope greater than 25%.
natural topography and sits
within the landscape rather AO20.2 On sloping sites, split-level
than dominating it; and Can comply with AO20.2
buildings, with small floorplates,
Refer attached plans.
(b) steps down slopes or uses that step down the slope are used
suspended floor as an alternative to slab on ground
construction, minimising cut construction to minimise building
and fill and avoiding bulk and benching of the sites.
benching of the site.
Editor's note- Refer to Figure
6.9.1A and Figure 6.9.1B
PO22 Filling and excavation for AO22 Filling and excavation for Not applicable.
operational works do not directly, operational works is designed and
indirectly or cumulatively cause constructed to ensure overland
adverse impacts external to the flow and/or flooding is not
development site by: worsened, impeded, or otherwise
diverted to adversely affect other
(a) causing ponding of water
properties or downstream
on the site or nearby land;
environments.
(b) increasing flooding, which
adversely affects the safety
or use of any land upstream
or downstream; or
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(c) 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 Not applicable
PO2 A removal home— home that is affected by termite Not proposed.
1. does not have an attack, borers, dry rot or severe
adverse impact on the weathering or is damaged as a
amenity of the premises consequence of relocation, is
or surrounding premises; repaired or replaced using new or
and sound second-hand materials.
2. maintains the safety of
people and property. AO2.2 Where located within the Not applicable
urban boundary, external surfaces Not proposed.
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.
Housing choice AO3 A secondary dwelling: Not applicable
PO3 A secondary dwelling: 1. has a maximum gross floor The proposal does not include
area of 65m²; a secondary dwelling.
1. forms part of a dwelling
house and is not 2. has no more than 2
subdivided from the bedrooms;
balance of the dwelling 3. does not occur on any
house; property covered by a Building Unit
2. contributes to housing Plan; and
choice for members of 4. does not occur on a
the one household; property that already contains a
3. protects the low density dual occupancy or secondary
residential, rural dwelling.
residential or rural
character of the zone;
4. does not occur on a
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property covered by a
Building Unit Plan or any
property already
containing more than one
dwelling;
5. is accompanied by
sufficient car parking.
PO5 Development is provided with: AO5.1 If located within the urban Can comply with AO5.1
boundary, the dwelling is To be conditioned.
1. a level of infrastructure
connected to reticulated water
and services that is
supply, sewerage, stormwater
appropriate to its setting
drainage and telecommunications
and sufficient for the
infrastructure networks (where
intended use;
available to the lot).
2. an effluent treatment and
disposal system that does Editor’s Note—the urban boundary
not have an adverse is indicated on the zone maps
effect on ecologically contained within Schedule 2.
important areas or water
Not applicable
quality; and AO5.2 Where there is no
3. adequate onsite water reticulated water supply, the
storage to support the premises is serviced with a
efficient use of water and rainwater tank with the following
is adequate for everyday minimum water supply capacity:
use of the occupants. 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
reticulated sewerage is not
available to the lot, the dwelling is
connected to an on-site effluent
treatment and disposal system.
PO6 Buildings and structures allow AO6 Soft landscaping is provided Complies with AO6
for sufficient space for outdoor and retained to a minimum of 20% 26.8% landscaping proposed.
activities, garden areas and of the site area.
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 Two covered car parking
provided to accommodate the the Driveways and parking code. spaces can be provided in the
number of vehicles likely to use the garage.
site.
PO8 The design, management and AO8.1 Driveways and crossovers Can comply with AO8.1
maintenance of the access are designed to comply with
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facilitates: Council's standard drawings
1. safe and convenient use RS-049, RS-050, RS-056 and
for vehicles, pedestrians addendum as applicable.
and cyclists;
2. vehicles negotiating AO8.2 Where a footpath exists, the
without contacting the driveway meets the road reserve at Not applicable
driveway or crossover the level of the existing footpath.
surface; and
3. stormwater disposal
AO8.3 Driveways within the Can comply with AO8.3
without any negative
property:
impacts on the
surrounding area. 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–
1. the length of the
driveway steeper than
20% does not exceed
6 metres; and
2. 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 Can comply with AO9
design avoids using structures designed without significant
within the road reserve. alteration to the existing road
reserve whereby the finished
surface level of the driveway is
consistent in 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.
PO10 Driveways and crossovers AO10 No pavers or permeable Complies with AO10
are to be able to withstand loadings pavement systems are used within
from vehicles and the use of pavers the road reserve.
is avoided.
Editor’s Note—Examples of the
types of pavers to avoid include
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clay, concrete and permeable
pavement products.
PO11 Driveways are designed to: AO11 Driveways have a minimum Can comply with AO11
1. prevent water from grade of 1% away from any
ponding or entering adjoining buildings and are formed
buildings; to drain to landscaped areas.
2. provide an opportunity
for filtering of stormwater
prior to it leaving the site;
and
3. not reduce the
stormwater carrying
capacity of roadways.
PO12 Driveways do not damage or AO12 Driveways are located not Can comply with AO12
interfere with the location, function less than 1.0 metre from
of, or access to Council stormwater infrastructure.
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.
PO13 The visual impact of AO13.1 Areas adjoining driveways Can comply with AO13.1
driveways on the streetscape and disturbed as a result of the
surrounding area is minimised and driveway construction are grassed
significant adverse impacts on the or planted to minimise visual
traffic network are avoided. impact and stabilise the soil.
AO13.2 Vehicular access avoids
Can comply with AO13.2
disturbance to the tree protection
zone of trees on public land.
PO14 Driveways and crossovers AO14.1 Only one driveway and Complies with AO14.1
are located so they do not impede crossover is provided.
the safe and efficient use of the
road network.
AO14.2 Where the premises has
Not applicable
frontage to more than one formed
The site does not have
and sealed road and the roads have
frontage to more than one
differing orders in the Road
formed and sealed road.
Hierarchy, the driveway and
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.
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AO14.4 If in the Rural zone or Not applicable
Rural Residential zone, the The site is in the High Density
driveway and cross-over is located Residential zone.
to provide minimum safe sight
distances in accordance with
Austroads.
Editor's Note - An operational works
application is required for a second
driveway.
Bushfire Hazard Management AO15 Within a bushfire hazard Not applicable
PO15 Where located in a Bushfire area where there is no reticulated The site can be connected to
Hazard Area as shown on the water supply, the premises has: reticulated water.
Bushfire Hazard Overlay Map in 1. an accessible dam,
Schedule 2 and not in a water swimming pool or water tank
service area, an adequate, reliable, available for firefighting purposes
safely located and freely accessible with an onsite water volume of not
water supply is provided for fire less than 5,000 litres; and
fighting purposes, which is in 2. a water supply outlet pipe
addition to day to day water supply. 50 millimetres in diameter and
fitted 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
PO16 Development is designed located in the Flood Hazard Area as The site is not mapped in the
and sited to ensure risk to people shown on Flood Hazard Overlay Flood Hazard Area.
and property from flooding is Map in Schedule 2, the finished
avoided or minimised. floor level of habitable rooms is at
least 300 millimetres above the
Defined flood event (DFE).
OR
AO16.2 Where the DFE has not Not applicable
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
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construction of buildings in flood
hazard areas.
Major Electricity Infrastructure AO18.1 Development including any Not applicable
& 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 nuisance substation; and
or complaint.
3. 30 metres from a
transmission line easement.
AO18.2 Habitable buildings are not Not applicable
located within an easement for a The site is not mapped as
distribution line. containing major electricity
infrastructure or substations.
PO19 Development is located and AO19 Noise emissions do not Can comply with AO19
designed to avoid or minimise noise exceed 5db(A) above background
nuisance from the use of noise level internal to a habitable
infrastructure. building measured in accordance
with AS1055.
PO20 Wherever practicable AO20 Where adjoining substations Not applicable
habitable buildings are orientated to or major electricity infrastructure,
avoid direct overlooking of major habitable buildings are orientated
electricity infrastructure or so that the majority of outdoor
substations. living areas and windows of
habitable rooms face away from the
infrastructure.
PO21 Earthworks and drainage AO21 Filling other than Can comply with AO21
operational works do not directly, accessways:
indirectly or cumulatively cause 1. does not extend more than
adverse impacts external to the the equivalent of 3 metres
development site by: around the main building,
1. causing ponding of water measured from the outer
on the site or nearby walls of the building;
land; 2. is limited to a maximum of
2. increasing flooding, which 500m2; and
adversely affects the 3. does not impact on the local
safety or use of any land drainage of adjoining
upstream and properties.
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.
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Page 26
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.
Landslide Hazard Area AO22.1 The rear northern portion of
Development, including associated the site is mapped as
PO22
access, is not located on land containing Landslide Hazard
Development maintains the safety identified as a landslide hazard area areas. An exemption certificate
of people, property and hazardous on a Landslide Hazard Overlay Map. is being applied for concurrently
materials stored in bulk from the to this application. A slope
risk of landslide. stability report can be
AO22.2 conditioned by Council to be
Development, including associated prepared by an RPEQ prior to
access, is located outside approval of any building works.
moderate, high and very high
landslide hazard areas and areas
with 15% slope or greater, as
determined by a site-specific
slope-analysis.
Editor's Note—A site- specific
geotechnical assessment may be
used to demonstrate that although
the proposed development is
shown on the Landslide Hazard
Overlay as being in the moderate,
high or very high landslide hazard
area, the landslide risk is low or
very low.
OR
AO22.3
A site-specific geotechnical
assessment is prepared by a
registered professional engineer to
certify that:
1. the stability of the site,
including associated
buildings and
infrastructure, will be
maintained and
operational for the life
of the development;
2. the site is not subject
to the risk of landslide
activity originating from
other land, including
land above the site;
and
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Page 27
3. development of the site
will not increase the
risk of landslide activity
on other land.
Editor's Note— PSP8 Natural
Hazards provides further guidance
on assessing landslide hazard.
AO22.4
Any specific measures identified in
a site specific geotechnical
assessment for stabilising the site
or development are to be fully
implemented.
27
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