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Justification Letter
1/12/2021 Noosa Council PO Box 141 TEWANTIN QLD 4565 RE: Material Change of Use AT: 12 Figbird Court Lake MacDonald Lot 5 on SP260164 SBA #11723 We request on behalf of our client, approval to site a proposed new dwelling house and the existing dwelling is to become the secondary dwelling house. The proposed dwelling will be within the Riparian Buffer Area. Therefore, the proposed dwelling house triggers a Material Change of Use. The lot is within the Rural zone. The existing structures are approximately 450m2 and therefore the proposed dwelling will create approximately 650m2 gross floor area. The existing dwelling is approximately 82.4m2. To ensure compliance with the Noosa Plan 2020 - 9.3.1 Low Density Housing Code 8.2.2 Biodiversity, Waterways and Wetlands Overlay and 6.8.3 Rural Zone Code Performance Outcomes the proposed dwelling is sited to maintain the amenity of adjacent land and dwellings having regard to: 6.8.3 Rural zone PO7 - Building height and scale Buildings and structures: 1. are low rise and present a building height consistent with structures on adjoining and surrounding premises and with the predominant character of the area; 2. are designed to provide an interesting streetscape and complement landform changes; 3. do not visually dominate the street or surrounding area; 4. respect the scale of 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. Response: 1. The proposed dwelling house is single storey dwelling which is consistent with the surrounding development. 2. The proposed development is setback from the streetscape and is low rise development with sufficient space to compliment the landform.
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3. The proposed development is setback from the streetscape and is low rise
with sufficient space to compliment the surroundings.
4. The proposed development is low rise development with sufficient space to
compliment natural surroundings.
5. The proposed dwelling is setback from the side boundary a sufficient distance
and is a single storey dwelling so that it will not impact on the adjoining lot.
6. The proposed dwelling is single storey.
8.2.2 Biodiversity, Waterways and Wetlands Overlay
PO6
The biodiversity and ecosystem values of waterways, wetlands and adjacent riparian
zones are protected by:
1. avoiding any new development in a riparian buffer area and wetland area;
2. retaining aquatic and terrestrial habitat in riparian zones;
3. maintaining and enhancing wildlife corridors and connectivity along
watercourses and drainage lines for native fauna movement;
4. avoiding edge effects and damage from adjacent land uses;
5. maintaining stream integrity and bank stability by minimising bank erosion and
slumping;
6. maintaining water quality through filtering sediments, nutrients and other
pollutants; and
7. removing pest species and replacing them with local native species.
Response:
1. The proposed location of the dwelling house has been previously established
with no vegetation to be removed therefore would not impact on the riparian
buffer area.
2. The proposed location of the dwelling house has been established with no
vegetation to be removed therefore would not impact on the riparian zones.
3. The proposed location for the dwelling house has been established with no
vegetation to be removed. The adjoining lot maintains vegetation for wildlife
connectivity and will not be impacted.
4. No vegetation is to be removed therefore the adjoining lot will maintain
vegetation.
5. The proposed dwelling house location is away from the water and bank
therefore it would not be impacted.
6. The proposed dwelling house is away from the waterway and will not impact
on the filtration of sediments and nutrients.
7. No vegetation is to be removed.
9.3.1 Low Density Housing Code
Housing choice
PO3
A secondary dwelling:
1. forms part of a dwelling house and is not subdivided from the balance of the
dwelling house;
2. contributes to housing choice for members of the one household;
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3. protects the low density residential, rural residential or rural character of the
zone;
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.
Response:
1. The secondary dwelling house is an existing structure located within the shed.
2. The proposed secondary dwelling house is to be used by one family.
3. The structures are spaced apart on the lot which will maintain the appearance
of open space.
4. The existing dwelling is to become the secondary dwelling.
5. The proposed lot has sufficient space for parking, the existing secondary
dwelling adjoins a garage and the proposed dwelling includes a garage for
vehicle parking.
The proposed dwelling aims to maintain the Rural character and is to be located so
that the Riparian Buffer Area will not be impacted. We request that Council decide on
the proposed dwelling house with reasonable and relevant conditions. Should you
require any further information regarding to above please do not hesitate to contact
the office on the above numbers or email any further requests.
Yours faithfully
Jack Green
Building Certifier