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Town Planning Report_28 Kingfisher Drive
Attached to the e-mail Lodgement of Development Application - MCU25/0101.
Place Design Group Pty Ltd Level 3 / 109 Edward Street, Brisbane, QLD, 4000, Australia GPO Box 775, Brisbane, QLD, 4001 Phone +61 7 3852 3922 [email protected] placedesigngroup.com 28 Kingfisher Drive, Peregian Beach, QLD 4573 Town Planning Report Prepared for Jane Struss
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Disclaimer
This report has been prepared in accordance with the scope of services described in the contract or agreement
between Place Design Group Pty Ltd ACN 082 370063 and the Client. The report relies upon data, surveys,
measurements and results taken at or under the particular times and conditions specified herein. Any findings,
conclusions or recommendations only apply to the aforementioned circumstances and no greater reliance should
be assumed or drawn by the Client. Furthermore, the report has been prepared solely for use by the Client and
Place Design Group accepts no responsibility for its use by other parties.
Prepared by: Laura Manly (Town Planner)
Approved by: Jessica Pitcher (Senior Town Planner)
Date: 2/09/2025
Document Reference: 250006
Report: Final
Document Control
Table 1: Issue History
Document Title Version Date Issued Issued To
Draft Town Planning Report A 21/07/2025 Internal
Final Town Planning Report B 2/09/2025 Council
Applicant Details
Table 2: Applicant Details
Applicant Jane Struss c/- Place Design Group Pty Ltd
Level 3/ 109 Edward Street, Brisbane City
Queensland, 4000
Contact Person Jessica Pitcher
p. 07 3852 3922
e. [email protected]
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Table of Contents
Attachments ................................................................................................................................................................... 3
Site and Proposal Summary........................................................................................................................................... 4
1 Introduction .......................................................................................................................................................... 5
2 Site Characteristics and Context.......................................................................................................................... 6
2.1 Site Characteristics .............................................................................................................................. 6
2.1.1 Location and Property Description ......................................................................................... 6
2.1.2 Existing Use ............................................................................................................................. 6
2.1.3 Flooding and Coastal Protection ............................................................................................ 6
2.1.4 Topography and Vegetation ................................................................................................... 2
2.1.5 Urban Services ........................................................................................................................ 2
2.2 Surrounding Context ............................................................................................................................ 2
3 Development Proposal ......................................................................................................................................... 5
3.1 Description of the Proposed Development .......................................................................................... 5
3.2 Development Particulars ...................................................................................................................... 6
3.2.1 Architectural Design................................................................................................................ 6
3.2.2 Building Height ........................................................................................................................ 7
3.2.3 Setbacks .................................................................................................................................. 8
4 Statutory Planning Provisions .............................................................................................................................. 9
4.1 State Framework .................................................................................................................................. 9
4.1.1 Planning Act 2016 ................................................................................................................... 9
4.1.2 Assessment Manager ............................................................................................................. 9
4.1.3 Public Notification ................................................................................................................... 9
4.1.4 Referral Agencies .................................................................................................................... 9
4.2 State Planning Policy ......................................................................................................................... 10
4.3 South East Queensland Regional Plan 2023 ..................................................................................... 12
5 Local Framework ................................................................................................................................................ 13
5.1 Local Planning Instrument ................................................................................................................. 13
5.2 Category of Development and Assessment ...................................................................................... 13
5.2.1 Category of Assessment ...................................................................................................... 13
5.2.2 Assessment Benchmarks ..................................................................................................... 13
5.3 Overlays .............................................................................................................................................. 14
5.4 Local Plan ........................................................................................................................................... 16
5.5 Zoning ................................................................................................................................................. 21
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6 Conclusion .......................................................................................................................................................... 24 2
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Attachments
Table 3: List of Attachments
Attachment Name Provided by:
Attachment 1 DA Form 1 & DA Form 2 Place Design Group
Attachment 2 Property Searches Place Design Group
Attachment 3 Architectural Plans Nielsen Jenkins
Attachment 4 Geotechnical Report Pacific Geotech
Attachment 5 Planning Scheme Code Responses Place Design Group
Attachment 6 SDAP Code Response Place Design Group
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Site and Proposal Summary
Table 4: Site Details
Site Address 28 Kingfisher Drive, Peregian Beach, QLD 4573
Real Property Description Lot 113 on P9311
Total Site Area 506m2
Landowner Jane Louise Struss
Planning Scheme Noosa Plan 2020 – Amendment 1
Zoning Medium Density Residential
Local Plan Coastal Communities Local Plan
Overlays Land subject to Acid Sulfate Soils Overlay
− Above 5m AHD to 20m AHD (Area 2)
Bushfire Hazard Overlay
− Potential impact buffer
Landslide Hazard Overlay
− Moderate hazard area
State Matters SEQ Regional Plan Triggers
− Urban Footprint
Unexploded Ordnance (UXO)
− Areas with substantial potential for UXO
Coastal Protection
− Coastal area – erosion prone area
Water Resources
− Water resource planning area boundaries
State Planning Policy Natural Hazards Risk and Resilience
− Flood hazard area - local government flood mapping area
− Bushfire prone area
− Erosion prone area
Strategic Airports and Aviation Facilities
− Obstacle limitation surface area
− Wildlife hazard buffer zone
Development Permit/s − Material Change of Use for a Dwelling House
− Carrying Out Building Work for Demolition of a Dwelling House
SARA Referral Contaminated Land – Schedule 10, Part 4, Division 3, Table 1
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1 Introduction This report has been prepared by Place Design Group on behalf of Jane Struss (applicant) in support of a development application over land at 28 Kingfisher Drive, Peregian Beach, QLD 4573, more formally described as Lot 113 on P9311 (subject site). As detailed throughout this report, this development application seeks approval for Carrying Out Building Work for Demolition and a Material Change of Use for a Dwelling House (proposed development). Full details of the proposed development are included in DA Form 1 & DA Form 2, provided in Attachment 1. Property Searches have been provided within Attachment 2. Architectural Plans prepared by Nielsen Jenkins illustrate the proposed development and have been provided within Attachment 3. The applicable local planning instrument for the site is the Noosa Plan 2020 – Amendment 1 (Planning Scheme) which defines the category of assessment for the proposed development as Code assessment. Based on the town planning assessment provided within this report, the proposed development is well justified. It is therefore recommended that the Noosa Shire Council (Council) favourably considers the proposed development and approves the development application, subject to relevant and reasonable conditions. 5
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2 Site Characteristics and Context 2.1 Site Characteristics 2.1.1 Location and Property Description The subject site is located at 28 Kingfisher Drive, Peregian Beach Qld 4573, more formally described as Lot 113 on P9311. The subject site contains a total site area of 506m2 and has frontage to Kingfisher Drive of approximately 15m. The site is located within proximity to the coastline with its surroundings characterised predominantly by low and medium rise detached and attached dwellings. The subject site is adjacent Peregian Beach and is approximately 200m from the Peregian Shopping Centre. The site is in close proximity to community facilities and recreation and open space facilities. The subject site is shown below in Figure 1. Figure 1: Location of Subject Site (Source: NearMap, 2025) 2.1.2 Existing Use The subject site is currently improved by a low-rise, two-storey Dwelling House. The proposed development involves the demolition of the existing dwelling house to facilitate the construction of a new Dwelling House over the subject site. 2.1.3 Flooding and Coastal Protection The subject site is identified as a flood hazard area and an erosion prone area through State Planning Policy (SPP) mapping. The flood hazard area SPP has been appropriately integrated into the Noosa Plan 2020, however the erosion prone area SPP has not been integrated into the Noosa Plan 2020. 6
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The proposed development complies with the relevant requirements for erosion prone areas under the SPP benchmarks. Notwithstanding, the subject site is not identified as being affected by Flooding or Coastal Protection under Council mapping, as such no further assessment is required. 2.1.4 Topography and Vegetation The subject site has a high point of approximately 11m AHD at the northwestern corner of the site, falling to approximately 7m AHD at the south boundary of the subject site. The sites topography can be seen in Figure 2 below. The subject site is not identified as containing any vegetation that is mapped within Council’s Biodiversity, Waterways, and Wetlands overlay map. Figure 2: Topography of subject site (Source: Queensland Globe, 2025) 2.1.5 Urban Services The subject site is serviced by urban infrastructure including water, electricity, sewage and telecommunications, which will appropriately service the proposed Dwelling House. 2.2 Surrounding Context The surrounding character comprises of two and three storey Dwelling Houses and Multiple Dwellings. Directly adjoining the subject site is a two-storey dwelling and a three-storey dwelling. Dwelling houses are to be located, sited and designed to achieve a high level of comfort and amenity for occupants as well as maintain amenity and privacy of neighbouring residential premises. 2
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The streetscape character consists of dwellings that are of a larger bulk and scale. The existing dwellings that
exceed prescribed storeys and are of a bigger bulk and scale, are still considered to achieve a high level of
amenity. The proposed development is considered to be compatible with the character and streetscape of the
local area.
Table 5 below demonstrates surrounding dwellings on Kingfisher Drive that are of a larger bulk and scale.
Table 5: Surrounding Character
Photo Photo
Figure 3: 44 Kingfisher Drive (Source: Google Maps, 2025) Figure 4: 34 Kingfisher Drive (Source: Google Maps, 2025)
Figure 5: 30 Kingfisher Drive (Source: Google Maps, 2025) Figure 6: 26 Kingfisher Drive (Source: Google Maps, 2025)
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Table 5: Surrounding Character
Figure 7: 20 Kingfisher Drive (Source: Google Maps, 2025) Figure 8: 18 Kingfisher Drive (Source: Google Maps, 2025)
Figure 10: 60 Avocet Parade (Source: Council Property
Figure 9: 44 Pelican Street (Source: Google Maps, 2025)
Search, 2025)
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3 Development Proposal 3.1 Description of the Proposed Development This development application is seeking a Development Permit for Carrying Out Building Work for demolition and a Material Change of Use for a Dwelling House in the Medium Density Residential zone. The proposed development seeks to demolish the existing Dwelling House and construct a new Dwelling House over the subject site. The Architectural Plans prepared by Nielsen Jenkins illustrate the proposed design and are provided in Attachment 3. As illustrated in Figure 11, the development has been architecturally designed to achieve a built form that is of an appropriate hight and scale, consistent with expectations for residential development within the local area. The development maintains a high level of residential amenity through thoughtful positioning of windows, openings, and screening elements, and represents a design that responds to Noosa’s sub-tropical climate and coastal environment, incorporating timber batten screening, landscaping, and outdoor living spaces to maximise access to natural light, sunlight and breezes. The proposed development consists of five bedrooms to cater to the needs of the applicant, who will utilise this house for their family of seven. The proposed development is situated in a well-connected area with nearby centres and community facilities, which support the needs of a family. Figure 11: Perspective of Proposed Development (Source: Nielsen Jenkins, 2025) The following sections of this report detail particular aspects of the proposed development and respond to relevant provisions of Planning Scheme. 5
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3.2 Development Particulars
Table 6 below summarises development particulars of the proposed development, which are sought from the Low
Density Dwelling House code and the Medium Density Residential zone code. Where an alternative solution is
proposed, justification against the corresponding performance outcome is provided in the following sections of
this report.
Table 6: Development Particulars
Aspect of Development Proposal Summary of Compliance
Site Cover 194m2 = 38% Complies with Acceptable Outcome
Building Height 5.76m – 8.42m Satisfies Performance Outcome
Front Setback to Wall 7.65m Complies with Acceptable Outcome
Front Setback to Pool 1.34m Satisfies Performance Outcome
Eastern boundary: 2.0m
Side Setbacks Satisfies Performance Outcome
Western boundary: 2.5m
Rear Setback 4.5m Satisfies Performance Outcome
Car Parking 3 Car parks Complies with Acceptable Outcome
3.2.1 Architectural Design
The design incorporates a combination of varied building materials (concrete, timber, brick, aluminium metal
sheeting) and elements of finer detailing to provide an articulated built form, consistent with the amenity and
character of the local area. Principles of climate-responsive design are adopted to maximise access to natural
light, sunlight and breezes and support a subtropical lifestyle. The outcome is a high-quality design that represents
the scale of development envisioned for the site. See Figure 12 below.
Figure 12: Architectural Perspective (Source: Nielsen Jenkins, 2025)
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3.2.2 Building Height
The proposed dwelling result in a maximum height of 8.42m, which represents a slight encroachment above the
prescribed 8m maximum building height outlined of the Medium Density Residential zone code.
The proposed building height exceeds the maximum 8m by a negligible 420mm for a small portion of the front of
the Dwelling House. This is a considered and necessary design feature to conceal the plant and equipment located
on the roof from view. The remainder of the dwelling sits under 8m in height, with the rear portion of the dwelling
resulting in a maximum height of 5.77m.
The building height is influenced by the subject site’s topography. The site has a 4m fall from the rear boundary to
the front boundary. The 4m elevation fall to the front of the property creates a slight increase in the building height
at the front, resulting in certain sections of the proposed development partially exceeding the 8m height
requirement by 420mm. The internal building height remains consistent over the whole site and only exceeds the
8m where at the sites lowest topographic point.
It is noted that the building height of the dwelling ranges from 5.76m to 8.24m above NGL and as such, only a
small portion of the proposed development exceeds the 8m, which is not a major departure from the acceptable
outcome of 8m. This range in building height ensures that adjoining dwellings to the north and south of the site
will not be adversely impacted in terms of amenity, ensuring access to views, privacy, natural light, and breezes of
neighbouring residences are protected.
The basement of the dwelling is technically considered a storey as it sits 1.28m above natural ground level (NGL)
at its highest point, which is at the opening of the garage door, as shown in Figure 13. The garage door is setback
from the level above, to ensure the garage does not dominate the street frontage. The extent of the basement
appears on the Architectural Plans as being 1.69m above NGL, however this measurement is of the brick wall
underneath the level above and is not enclosed.
The proposed dwelling is commensurate with the height and scale of surrounding dwellings in the area and
represents an exceptional architectural outcome for the site. As per the Planning Scheme definition for Building
height, the chimney is not included within the measurement to the highest point.
Extent of height
exceeding 8m
above NGL
Basement height at
garage door 1.28m
above NGL
Figure 13: South Elevation illustrating basement height (Source: Nielsen Jenkins, 2025)
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3.2.3 Setbacks
The proposed setbacks are considered to maintain a high level of amenity for the dwelling occupants and the
adjoining dwellings. The front setback is consistent with the adjoining dwellings on either side and maintains an
attractive streetscape environment.
The pool is setback 1.34m from the front boundary and 4m to the side boundary. This represents a minor shortfall
to the required 2m setback for a pool to the front boundary in accordance with AO12.2, however the front setback
is consistent with the adjoining dwellings on either side and maintains an attractive streetscape environment.
Additionally, the pool has been designed with a maximum height of 764mm above NGL, achieving compliance with
AO12.2.
The side setbacks are generally consistent with the surrounding dwellings in Kingfisher Drive and ensures the
privacy of adjoining properties is maintained through thoughtfully positioned windows and openings and the
incorporation of screening elements to outdoor spaces. The proposed dwelling will not adversely impact the
amenity of adjoining dwellings, ensuring access to privacy, natural light, and breezes are retained.
The front entrance remains open and setback from the adjoining property. The entrance is appropriately setback
from the adjoining property not creating any adverse impacts on the amenity or privacy of the adjoining property.
The front entrance is the main entrance point which is open and presents to the road frontage, providing an easily
recognisable entry point from the street.
The proposed development includes retaining walls along the side boundaries that match the height and form of
the existing side boundary retaining walls of the adjoining dwellings, as shown in red outline in Figure 14. This
protects the amenity of the adjoining premises and creates visual cohesiveness along the streetscape.
Retaining wall
matching height and
form of adjoining wall
Figure 14: Perspective next to Adjoining Dwelling (Source: Nielsen Jenkins, 2025)
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4 Statutory Planning Provisions
4.1 State Framework
4.1.1 Planning Act 2016
Under the provisions of the Planning Act 2016 (Planning Act), the proposed development involves Carrying Out
Building Work and a Material Change of Use and is assessable development. The planning scheme identifies that
the category of assessment is code assessment.
4.1.2 Assessment Manager
The assessment manager for this development application is Noosa Shire Council, as determined by the Planning
Regulation 2017 (Planning Regulation).
4.1.3 Public Notification
As the proposed development is subject to code assessment, public notification will not be required as part of the
development application process.
4.1.4 Referral Agencies
An assessment of Schedule 10 of the Planning Regulation has identified the application requires referral to the
State Assessment and Referral Agency (SARA). The proposed development will require referral for the following:
- Contaminated Land – Schedule 10, Part 4, Division 3, Table 1
The subject site is mapped on State Mapping as being wholly located within the areas with substantial potential
for unexploded ordnance (UXO). A response to SDAP Code 13 has been prepared by Place Design Group and
provided in Attachment 6.
Table 7: Referral Agencies and Triggers under the Planning Regulation
Matter of Interest Schedule 10 Reference Applicability
Airport Land Part 1 No
Caboolture West interim structure plan Part 2A No
Clearing native vegetation Part 3 No
Contaminated land Part 4 Yes
Environmentally relevant activities Part 5 No
Fisheries Part 6 No
Hazardous chemical facilities Part 7 No
Heritage places Part 8 No
Infrastructure related referrals Part 9 No
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Table 7: Referral Agencies and Triggers under the Planning Regulation
Matter of Interest Schedule 10 Reference Applicability
Koala habitat area Part 10 No
Noise sensitive place on noise attenuated land Part 11 No
Operational work for reconfiguring a lot Part 12 No
Ports Part 13 No
Reconfiguring a lot under Land Title Act Part 14 No
SEQ development areas and SEQ major enterprise and No
Part 15
industrial areas
SEQ regional landscape and rural production area and No
Part 16
SEQ rural living area
Southport Spit Part 16A No
SEW northern inter-urban break 16B No
Tidal works or work in a coastal management district Part 17 No
Urban design Part 18 No
Water related development Part 19 No
Wetland protection area Part 20 No
Wind farms Part 21 No
4.2 State Planning Policy
The current State Planning Policy 2017 (SPP) commenced in July 2017 and establishes the State’s interests that
must be addressed through local government planning schemes, regional plans and when making development
decisions. It is understood that the Planning Scheme does not fully reflect the interests of the SPP.
Part E of the SPP outlines the assessment benchmarks for each State interest. The assessment benchmarks are
applicable to the assessment of the development application to the extent the SPP has not been integrated into
the Planning scheme.
An assessment has been undertaken against the SPP to the extent of any inconsistency (refer to Table 8), and it
does not introduce any additional assessment benchmarks relevant to the site or this proposal.
Table 8: State Planning Policy – Part E Assessment Benchmarks
State Interest Complies Assessment Benchmark Response
Planning for Liveable Communities and Housing
Housing Supply and Complies The development contributes to the supply of housing by providing a new
Diversity Dwelling house.
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Table 8: State Planning Policy – Part E Assessment Benchmarks
State Interest Complies Assessment Benchmark Response
Liveable Communities Complies The proposal will contribute to liveable communities by providing a dwelling
house which promotes outdoor living and a subtropical lifestyle.
Planning for Economic Growth
Agriculture Not Applicable The proposed development does not facilitate or envisage any agriculture
component.
Development and Complies The proposed development ensures that development remains consistent
Construction with the expectation of the local area for urban development.
Mining and Extractive Not Applicable The proposed development does not facilitate or envisage any mining or
Resources extractive resources components.
Tourism Not Applicable The proposed development does not facilitate or envisage any tourism
components.
Planning for the Environment and Heritage
Biodiversity Not Applicable The subject site is not mapped as containing valued vegetation or
biodiversity in accordance with the SPP mapping.
Coastal Environment Not Applicable The subject site is not within a coastal management district area.
Cultural Heritage Not Applicable The subject site does not contain any areas of cultural heritage
significance.
Water Quality Not Applicable The subject site does not exceed 2,500m2 and as such, further
consideration of water quality objectives is not required.
Planning for Safety and Resilience to Hazards
Emissions and Hazardous Not Applicable This proposed development does not propose any uses or assessable
Activities works that relate to emissions and hazardous materials.
Natural Hazards, Risk and Complies The subject site is located within a Flood hazard area, bushfire prone area
Resilience and the erosion prone area. The Noosa Plan 2020 includes overlays which
address in part the natural hazards, risk and resilience State interests. The
Noosa Plan 2020 does not integrate erosion prone areas, and as such
assessment against the SPP is required. The proposed development
complies with the relevant benchmarks of the SPP for erosion prone areas.
A Geotech Report has been prepared by Pacific Geotech and provided in
Attachment 4.
Planning for Infrastructure
Energy and Water Supply Complies The subject site is well connected to electricity and water supply.
Infrastructure Integration Complies The proposed development will ensure any future development over the
subject site integrates infrastructure accordingly and utilises infrastructure
where necessary.
Transport Infrastructure Not Applicable The proposed development does not propose any uses or assessable
works that relate to transport infrastructure.
Strategic Airports and Not Applicable This proposed development does not propose any uses or assessable
Aviation Facilities works that relate to strategic airports and aviation facilities.
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Table 8: State Planning Policy – Part E Assessment Benchmarks State Interest Complies Assessment Benchmark Response Strategic Ports Not Applicable The subject site is not located within a strategic port location. 4.3 South East Queensland Regional Plan 2023 The primary purpose of the South East Queensland Regional Plan 2023 (SEQRP) is to provide a sustainable growth management strategy for the region that articulates the strategic direction and certainty to accommodate a significant increase in population in SEQ to 2046. The site is located within the Urban Footprint (refer to Figure 15), which is a broad land use category under SEQRP. The Urban Footprint identifies land that can meet the region’s urban development needs to 2046. The proposed development is considered to accord with the Urban Footprint land use intent of the SEQRP, as it proposes residential development within the Urban Footprint. Figure 15: SEQ Regional Plan Triggers (Development Assessment Mapping System, 2025) 12
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5 Local Framework
5.1 Local Planning Instrument
The Noosa Plan 2020 – Amendment 1 is the applicable planning scheme for the Noosa Shire Council Government
Area and provides the relevant framework for development assessment and approval. The provisions of the Noosa
Plan 2020 that are relevant to the proposed development are identified and addressed in the following sections of
this report.
5.2 Category of Development and Assessment
5.2.1 Category of Assessment
In accordance with part 5 of the Planning Scheme, the proposed development is assessable development and is
subject to Code assessment. The assessment benchmark for the proposed development is the planning scheme,
and specifically the codes outlined in Table 8.
5.2.2 Assessment Benchmarks
This development application has been prepared to demonstrate compliance with the applicable provisions of the
relevant assessment benchmarks. The assessment benchmarks which are applicable to the proposed
development are listed in Table 9, with the relevant codes being addressed in a consolidated package and
provided in Attachment 4.
Table 9: Assessment Benchmarks
Code Applicability Comment
Overlay Codes
Acid Sulfate Soils Overlay code Applicable A full response to the Acid Sulfate Soils Overlay code has been
prepared by Place Design Group and is provided in Attachment 4.
Bushfire Hazard Overlay code Not Applicable In accordance with Table 5.9.3 of the planning scheme, an
assessment against the Bushfire Hazard Overlay code is not
required.
Landslide Hazard Overlay code Not Applicable In accordance with Table 5.9.8 of the planning scheme, an
assessment against the Landslide Hazard Overlay code is not
required. Notwithstanding, the proposed development is located
entirely outside of the mapped Moderate Hazard Area sub-category
of the Landslide Hazard Overlay and as such, does not require
assessment against the overlay code.
Local Plan Codes
Coastal Communities code Not Applicable In accordance with Table 5.7.1 and 5.5.2 of the planning scheme,
an assessment against the Coastal Communities Local Plan code
is not required. However, for completeness a response to the
overall outcomes of the Coastal Communities Local Plan code has
been provided in Table 9.
Zone Code
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Table 9: Assessment Benchmarks
Code Applicability Comment
Medium Density Residential zone Applicable In accordance with Table 5.5.2 and Table 5.7.1 of the planning
code scheme, a full response to the overall outcomes and assessment
benchmarks of the Medium Density Residential zone code has
been prepared by Place Design Group and is provided in Table 10
and Attachment 4.
Development Codes
Low Density Housing code Applicable A full response to the Low Density Housing code has been prepared
by Place Design Group and is provided in Attachment 4.
5.3 Overlays
Overlays have the potential to alter the level of assessment for development in accordance with Part 5 of Planning
Scheme. Table 10 highlights the overlays and overlay sub-categories which are mapped as affecting the subject
site and indicates the relevance of each overlay. Where development is proposed on premises partly affected by
an overlay, the assessment benchmarks for the overlay only relates to the part of the premises affected by the
overlay.
Table 10: Overlays
Overlay Code Applicability
Land Subject to Acid Sulphate Soils overlay
The subject site is identified on the land subject to acid
sulphate soils overlay map, more specifically the above 5m
AHD to 20m AHD (Area 2) sub-category.
Should acid sulfate soils be encountered during construction,
an Acid Sulfate Soils Management Plan will be implemented.
Figure 16: Land subject to acid sulfate soils overlay
mapping (Source: Council Interactive Mapping, 2025)
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Table 10: Overlays
Overlay Code Applicability
Bushfire Hazard overlay
The subject site is identified on the bushfire hazard overlay
map, more specifically the potential impact buffer sub-
category.
The development does not trigger assessment against the
Bushfire Hazard Overlay and as such, no further assessment
is required.
Figure 17: Bushfire hazard overlay mapping (Source:
Council Interactive Mapping, 2025)
Landslide Hazard overlay
The proposed development is located entirely outside of the
mapped Moderate Hazard Area sub-category of the Landslide
Hazard Overlay and as such, does not require assessment
against the overlay code.
Figure 18: Landslide hazard overlay mapping (Source:
Council Interactive Mapping, 2025)
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5.4 Local Plan
The subject site is located within the boundaries of the Coastal Communities Local Plan area. The purpose of the
Coastal Communities Local Plan code is to provide locally relevant planning provisions for the assessment of
development within the Coastal Communities Local Plan area.
A full assessment of the proposed development against the relevant overall outcomes for the Coastal
Communities Local Plan code has been provided in Table 11.
Table 11: Coastal Communities Local Plan Overall Outcomes
Overall Outcome Response
Local Plan Code Overall Outcomes
(a) The Coastal Communities local plan area is an established Complies with Overall Outcome
coastal urban area comprising five small communities,
The proposed development is for a low-density Dwelling
namely Sunshine Beach, Sunrise Beach, Castaways Beach,
House with a design outcome which is consistent with
Marcus Beach, and Peregian Beach, each with a separate the community expectations for residential development
character and identity. Development within each community within Peregian Beach.
is consistent with the defined identity of that community.
(b) Development is limited to land within the urban boundary Complies with Overall Outcome
providing a defined edge to protect and reinforce the The proposed development is located on a site within an
discrete character of each community, provide efficient established urban area and does not impact upon the
provision of infrastructure and services, avoid constrained natural and coastal landscape.
land and retain the integrity and health of the natural and
coastal landscape.
(c) Development is sited and designed to protect ecologically Complies with Overall Outcome
important areas, retain landscape and built form elements, The proposed development offers a design outcome
including significant views and vistas to external elements, which considers the protection of ecologically important
the setting, character and identity of each community. areas, retention of vegetation, significant vistas and
Valued elements include: views within Peregian Beach.
i. Noosa National Park and other local environmental parks;
ii. the beaches, waterways, foreshore parkland and coastal
dune reserves;
iii. the high dune system which helps define the individual
communities through ridges and valleys;
iv. Lake Weyba and associated coastal wetlands which form an
integral part of natural landscape and vistas to the west; and
v. Views to Mt Coolum, Emu Mountain, Mt Ninderry, Mt Cooroy
and Mt Tinbeerwah.
(d) Development is consistent with, and does not compromise, Complies with Overall Outcome
the close association between the coastal communities and The proposed development will not compromise
the beach, the backdrop of protected natural vegetation, streetscape amenity and is consistent with existing
which is a key amenity feature in the local plan area, and the coastal residential development within the immediate
beachside living in secluded surrounds. and broader context. Furthermore, the proposed building
height does not compromise key features of the
surrounding area.
(e) Development does not impact on or compromise: Complies with Overall Outcome
i. the complex high and frequently steep linear dune systems The proposed development is for a Dwelling house and
creating protected valleys and exposed ridges leading to the will not impact or compromise linear dune systems or
ocean or wetlands on the shores of Lake Weyba; or drainage lines.
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Table 11: Coastal Communities Local Plan Overall Outcomes
Overall Outcome Response
ii. the drainage lines (being Burgess, Castaways, Marcus and
Peregian Creeks and their tributaries) that form deep
depressions between the dunes and define the boundaries
between the communities of the local plan area.
(f) Development recognises and reflects the sensitivity of the Complies with Overall Outcome
coastal environment including the high dune system, and is The proposed development is for a Dwelling house and
sited and designed to: is appropriately located to ensure the protection of
i. protect ecologically important areas and ecological areas of environmental or ecological significance.
processes;
ii. retain the key landscape elements that contribute to the
ecosystem health; and
iii. ensure development is well separated from these dune and
waterway systems.
(g) Development recognises the importance of the vegetated Complies with Overall Outcome
backdrop and does not compromise the role of the dune and The proposed development is for a Dwelling house
waterway systems in defining landforms between the within an established residential environment and will
communities. not impact upon the vegetated backdrop or the role of
the dune and waterway systems.
(h) Development recognises and reinforces the close Complies with Overall Outcome
relationship between the natural character of the area and The proposed development contains elements of
its attractiveness to residents and visitors. In this context, subtropical design which include the thoughtful
development is subservient to the natural landscape, sits selection of materials which respond to the surrounding
lightly within the landscape, sensitively responds to the natural landscape. Furthermore, the proposed setting
topography of the area and provides densely landscaped and orientation maximises natural light and breezes,
settings, with existing mature trees and vegetation retained elevating the need for synthetic light sources and
wherever possible. heating and cooling systems.
(i) Development protects vegetated views from David Low Way Complies with Overall Outcome
and the beach by restricting the extent of clearing for The proposed development is located on a site within
structures, services and access, limiting the vertical and proximity to David Low Way, however, will not have
horizontal scale of development and incorporating existing impact upon vegetated views.
and new vegetation that frames or filters views.
(j) Activity centres at Sunshine Beach, Sunrise Beach and Not Applicable
Peregian Beach provide for the convenience needs of The proposed development is for a Dwelling house and
residents and visitors within the local community. does not propose centre activities.
(k) Whilst opportunities exist for the expansion or enhancement Not Applicable
of business functions in both Sunrise Beach Neighbourhood The proposed development is for a Dwelling house
Centre and Peregian Beach Local Centre, residents continue within the Medium density residential zone.
to rely on larger centres in Noosa Heads and Noosaville
and/or centres outside Noosa Shire to fulfil their higher
order business, community and industry needs.
(l) Development in the Local centre zone at Peregian Beach Not Applicable
retains and enhances the built form and streetscape The subject site is not located within the Local Centre
character of the centre and promotes activity and vitality zone at Peregian Beach.
through the provision of active street frontages and strong
pedestrian connections between private development and
adjacent public spaces.
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Table 11: Coastal Communities Local Plan Overall Outcomes
Overall Outcome Response
(m) Sites identified for tourist accommodation are retained and Not Applicable
developed for that use to maintain a diversity and choice of The subject site is located within the Medium density
visitor accommodation and affordability in the local plan residential zone and is not identified for tourist
area. accommodation.
(n) Development in the Low Density Housing zone primarily Not Applicable
accommodates permanent residents in detached houses. The proposed development is not located in the Low
density housing zone.
(o) Development in the Medium Density Housing zones Complies with Overall Outcome
accommodates a greater diversity in housing types The proposed development is for a Dwelling house
including dual occupancies, multiple dwellings, retirement which will contribute to the diverse housing types of the
facilities and residential care facilities. Medium density residential zone.
(p) Development for home based businesses including bed and Not Applicable
breakfast accommodation may locate in residential zones. The proposed development is for a Dwelling house.
(q) Development in the local plan area is supported by an Complies with Overall Outcome
extensive network of open space and passive recreation The proposed development is located on an existing
opportunities offered by the foreshore parks, reserves and residential lot and retains a buffer between urban
Noosa National Parks. A buffer between urban development development and open space.
and Noosa National Park facilitates regular fire fuel
reduction burning.
(r) Girraween Estate in the north west of the local plan area Not Applicable
provides a range of regional recreational and community The proposed development is not located within the
facilities including sporting ovals, schools, aquatic centre, Girraween Estate.
churches and indoor sports and recreation for the local plan
area. These facilities serve much of the Noosa coastal urban
area.
(s) Surf club facilities located at Sunshine Beach and Peregian Not Applicable
Beach are retained and continue to provide organised The proposed development is for a Dwelling house and
sporting, recreational, patrolled beach/life-saving, does not impact upon surf club facilities at Peregian
entertainment and community support to the local plan Beach.
area. Redevelopment or additional development at either
site does not extend further seaward, is consistent with the
respective primary patrolled beach/life-saving function of
the club, and does not compromise its respective landscape
and ecological setting nor its future resilience to the impacts
of coastal erosion and long term beach recession.
(t) The local plan area enjoys moderate to high levels of Complies with Overall Outcome
accessibility to Coolum in the South and Noosa Heads in the The proposed development is for a Dwelling house and
north. Eenie Creek Road provides high accessibility for the will not impact upon surrounding road networks.
northern part of the local plan area to Noosaville and
Tewantin. These accessibility levels are to be maintained
and traffic generation of any individual development, or
cumulative generation, and impacts, do not compromise
these levels of accessibility.
(u) Development facilitates safe and convenient pedestrian and Complies with Overall Outcome
cycle connections between and around key destinations The proposed development is for a Dwelling house and
within the local plan area. Access to the foredune and retains existing footpaths and pedestrian and cycle
beachfront area is provided via formalised communal connections along the Kingfisher Drive frontage.
access points designed to protect dune systems and not
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Table 11: Coastal Communities Local Plan Overall Outcomes
Overall Outcome Response
individual private accesses.
(v) Development in Sunshine Beach – Not Applicable
i. provides housing, multi-unit accommodation and small The proposed development is not located in Sunshine
scale retail, commercial and dining uses in a secluded Beach.
vegetated, beachside setting.
ii. has a comparatively high proportion of multi-unit
accommodation for both visitors and residents;
iii. for visitor accommodation is managed appropriately so as
not to reduce the amenity of the surrounding permanent
residents and to retain and adequate supply of permanent
housing in the local plan area;
iv. in the Tourist accommodation zone provides well-designed
entertainment and dining activities which may operate after
hours and include controlled live acoustic and amplified
music and entertainment, to create a vibrant atmosphere.
v. adjacent to beach areas does not visually compromise the
setting of the public beach, nor adversely affect views for
the beach.
(w) Development in Sunrise Beach – Not Applicable
i. provides a high proportion of detached houses and some The proposed development is not located in Sunrise
multi-unit accommodation for permanent residents Beach.
including families.
ii. provides a mix of commercial and community uses
including convenience shopping, schools, other community
facilities located in Ben Lexcen Drive serving the
convenience needs of residents;
iii. ensures higher order services locate in the local centre of
Peregian Beach, or the district centres of Noosa Junction
and Noosaville.
(x) Development in Castaways Beach – Not Applicable
i. provides predominantly detached housing for permanent The proposed development is not located in Castaways
residents. Beach.
ii. contains no commercial or retail uses– a feature recognised
as being an important element of local character.
(y) Development in Marcus Beach – Not Applicable
i. provides housing, predominantly for permanent residents, in The proposed development is not located in Marcus
a secluded vegetated setting. Beach.
ii. maintains and accentuates its low density beachside
character by retaining mature vegetation, and curvilinear
streets enclosed by undulating topography and the adjoining
dune system.
iii. maintains the established beachside character which is
integrated with the low dunes and their vegetation, framed
and enclosed by the high dune system which forms the only
substantial break in the linear pattern of development
between Sunshine Beach to the north and Peregian Beach
to the south.
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Table 11: Coastal Communities Local Plan Overall Outcomes
Overall Outcome Response
iv. contains no commercial or retail uses – a feature
recognised as being an important element of local
character.
(z) Development in Peregian Beach – Complies with Overall Outcome
i. provides local convenience shopping, business and The proposed development is located in Peregian
employment services, for both permanent residents and Beach. The subject site is located within close proximity
visitors. to the Peregian Beach centre which provides local
ii. provides multi-unit accommodation located in close convenience shopping, business and employment
proximity to the Peregian Beach Local Centre. services. The proposed development does not detract
from Peregian Beach Local Centre’s ‘signature’ informal
iii. maintains Peregian Beach Local Centre’s ‘signature’ informal
village-like atmosphere. The proposed development
village-like atmosphere, featuring a low key, attractive village
maintains the existing strong sense of place and the
square that distinguishes the Peregian Beach Local Centre
centre’s function and capacity to provide a public focus
from other centres in the local plan area and the wider
for local community interaction and activity.
region. Development and redevelopment maintains the
existing strong sense of place and the centre’s function and
capacity to provide a public focus for local community
interaction and activity.
iv. provides a slightly wider range of employment opportunities
than other parts of the local plan area due to its more
distant separation from a major urban centre.
v. in the Innovation zone includes the digital hub and other
professional services for local businesses both within and
outside the local plan area as well as providing employment
opportunities in the digital and creative technology sectors.
vi. in the Medium residential zone on the western side of David
Low Way provides for mixed use residential with office or
health services in buildings of a domestic scale.
vii. in the Local Centre Zone provides for well-designed
entertainment and dining activities which may operate after
hours and include controlled live acoustic and amplified
music and entertainment which creates a vibrant
atmosphere.
viii. maintains the operational efficiency of the Sunshine Coast
Airport and enhances the safely of aircraft operating within
the airports operational airspace.
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5.5 Zoning
The site is located within the Medium Density Residential zone which can be seen in the below Figure 19. The
purpose of the Medium Density Residential zone code is to provide for medium density multiple dwellings and
community uses, and small-scale services, facilities and infrastructure, to support local residents.
Figure 19: Zoning Map (Source: Council Interactive Mapping, 2025)
The purpose of the zone code is achieved by addressing the Overall outcomes, which have been assessed
comprehensively throughout Table 12.
Table 12: Medium Density Residential Zone Overall Outcomes
Overall Outcome
The purpose of the zone will be achieved through the following overall outcomes:
(a) Medium density residential neighbourhoods are Complies with Overall Outcome
predominantly home to permanent residents. The proposed development has been designed as the
permanent residence of the applicant’s family of 7. The
proposed development is situated in a well-connected area
with nearby centres and community facilities, which support
the needs of a family.
(b) The character of medium density residential Complies with Overall Outcome
neighbourhoods varies due to factors such as proximity The proposed development is located with adjacent Peregian
to beaches, the Noosa River, recreation spaces, centres, Beach and is in close proximity to the local Peregian centre.
topography, availability of views, the established The proposed development is reflective of the surrounding
vegetated character, the presence of visitor neighbourhood and local character.
accommodation and the age of development.
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Table 12: Medium Density Residential Zone Overall Outcomes
Overall Outcome
(c) Development makes a positive contribution to the look Complies with Overall Outcome
and feel of residential neighbourhoods by maintaining a The proposed development positively contributes to the look
low scale character with well designed buildings and and feel of residential neighbourhoods by maintaining a
landscaping that enhance the streetscape. compatible scale and is character with a high-quality
architectural design and landscaping which enhances the
streetscape.
(d) New uses are located, designed and managed to be Not Applicable
compatible with surrounding areas. The proposed development does not involve a new use over
the subject site.
(e) The intrusion of incompatible uses or uses which are Not Applicable
more appropriately accommodated in other zones is The proposed development does not involve an incompatible
avoided to protect land for dual occupancies, use over the subject site.
community residences, rooming accommodation,
multiple dwellings, retirement and relocatable home
park facilities.
(f) Development caters for both the current and projected Not Applicable
demographic and socio-economic profile of the area, The proposed development will provide a dwelling house for
including one and two-person households, households local residents which is catered towards a larger family for
on low to moderate incomes and residents with the purpose of the applicant.
reduced mobility.
(g) Small dwellings and co-housing models are integrated Not Applicable
within the medium density residential built form to The proposed development does not involve a small dwelling
increase housing choice. or a co-housing model.
(h) Short-term visitor accommodation is predominantly Not Applicable
provided through well-established resorts and holiday The proposed development does not involve short-term
units. visitor accommodation.
(i) Home-based businesses provide for domestic Not Applicable
workplaces and home-hosted guest accommodation of The proposed development does not involve a home-based
a scale and intensity compatible with attached and business.
semi-attached living and residential character and
amenity of the surrounding area and locality.
(j) Development maintains a high level of residential Complies with Overall Outcome
amenity having regard to traffic, noise, dust, odour, The proposed development will maintain a high level of
lighting and other locally specific impacts. amenity. The proposed development will not create adverse
amenity impacts in regard to traffic, noise, dust, odour and
lighting.
(k) Development provides for an efficient pattern of land Complies with Overall Outcome
use and infrastructure that creates walkable and legible The proposed development for a Dwelling house will provide
residential neighbourhoods that integrate with active a compatible residential use over the site, which will be
transport networks and are well connected to activity appropriately integrated into the surrounding residential
centres, employment nodes, open space and neighbourhood.
recreational areas, community facilities and educational
opportunities.
(l) Development is supported by appropriate infrastructure Complies with Overall Outcome
and essential services and does not adversely impact The proposed development is supported by the appropriate
on the continued operation, viability and maintenance infrastructure and essential services.
of existing infrastructure or compromise future
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Table 12: Medium Density Residential Zone Overall Outcomes
Overall Outcome
provision of planned infrastructure.
(m) Development responds to land constraints including Complies with Overall Outcome
topography, bushfire and flood. The proposed development is appropriately designed and
responds to the relevant land constraints including
topography and bushfire.
(n) Natural features such as creeks, gullies, waterways, Complies with Overall Outcome
wetlands, vegetation and bushland are retained and The subject site is not identified as containing natural
protected from the impacts of development. Any features. Notwithstanding, the proposed development does
unavoidable impacts are minimised through location, not negatively impact any surrounding natural features.
design, operation and management requirements.
(o) Native vegetation between buildings and in the public Complies with Overall Outcome
realm enhances the amenity and supports local wildlife. The proposed development supports and protects any
surrounding and existing native vegetation.
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6 Conclusion
This Town Planning Assessment report has been prepared to accompany a development application pursuant to
section 51 of the Planning Act for a Development Permit for Carrying Out Building Work for demolition and a
Material Change of Use for a Dwelling House over land at 28 Kingfisher Drive, Peregian Beach, QLD 4573.
The information provided in the report and the accompanying technical documentation demonstrate that the
proposed development represents an appropriate outcome for the site. The proposal is consistent with the intent
of the Medium Density Residential zone and the Coastal Communities Local Plan, achieving a scale and form of
development that is consistent with community expectations for the site and the surrounding built form and
character.
The proposed development provides a high-quality architectural design that reflects the surrounding built form
and character. Specifically:
− The proposed development has been designed to incorporate a combination of varied building materials
such as concrete, timber, brick, aluminium metal sheeting, which are all materials responsive to the
surrounding coastal environment.
− The dwelling house provides an articulated built form, consistent with the amenity and character of the
local area.
− The proposed dwelling is of a height and scale that is consistent and compatible with the adjoining
dwellings and surrounding built form in the area.
− The minor encroachment above the maximum 8m building height at the front of the dwelling ensures all
plant and equipment located on the roof is not visible from the street frontage.
− Principles of climate-responsive design are adopted to maximise access to natural light, sunlight and
breezes and support a subtropical lifestyle.
It is therefore recommended that Council favourably considers the proposed development and approves the
application, subject to relevant and reasonable conditions. Should you have any queries or require further
information, please contact Jessica Pitcher on (07) 3852 3922.
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