Delegated Report - Code - Planning MCU20 0074 · MCU20/0074

Author	Rowena Skinner/Lisa Pienaar
Development Assessment

APPLICATION DETAILS
Application No.	MCU20/0074
Applicant	Michael Andrew Tarrant
Proposal	Material Change of Use - Multiple dwelling (2 additional dwellings plus existing dwelling)
Properly Made Date	5 August 2020
Information Request Date	26 August 2020
Information Response Date	8 October 2020
Decision Due Date	11 December 2020
Report Completed Date	7 December 2020
Report Reviewed By	Patrick Murphy
Number of Submissions	Not Applicable

PROPERTY DETAILS
Property Address	33 Tewantin Rd, Cooroy
RP Description	Lot 107 C5604
Land Area	1012m²
Existing Use of Land	Dwelling House (including outbuildings)

STATUTORY DETAILS
SEQRP Designation	Urban Footprint
Local Plan Area	Cooroy
Zone	Medium Density Residential
Overlays	N/A
Assessment Type	Code
PROPOSAL
The application seeks approval for a Material Change of Use - Multiple dwelling x 3.  It is intended to retain the existing 4 bedroom dwelling which faces Tewantin Road and construct two additional dwellings at the rear of the site, facing Olivine Lane.
The new double storey building will be constructed of brick and wall cladding with a colorbond roof.  Each of the two new dwellings will have two bedrooms, a rumpus room, two bathrooms and living areas upstairs with a terrace.  The lower levels consist of double garages, laundries and a large separate rumpus room with bathroom capable of being used as a third bedroom.
An uncovered visitor car parking space is proposed for the Olivine Lane frontage.
The locality and proposal plans are included below.

Figure 1 – Locality Plan

Figure 2 – Site Plan

Figure 3 – Ground floor and upper floor plans of new building

Figure 4 – Front and side elevations of new building

site details
Site Description
33 Tewantin Road Cooroy, described as Lot 107 on C5604 contains an existing dwelling house and shed. The slope falls from the south east to the north west. The existing dwelling is close to the Tewantin Road frontage. An existing mature Jacaranda exists on the Tewantin Rd frontage and other exotic trees exist on site.

Surrounding Land Uses
To the south west, 31 Tewantin Road contains a dwelling house.  To the north east the neighbouring lot has recently been developed as a dual occupancy with separate dwellings facing Tewantin Road and Olivine Lane.  This is one of a few new dwellings facing Olivine Lane with the balance of the lane generally providing rear access to outbuildings.

assessment
Instruments for Statutory Assessment
Under the Planning Act 2016 the application must be assessed against each of the following statutory planning instruments to the extent they are relevant to the development:
State Planning Policy;
South East Queensland Regional Plan;
Planning Regulation 2017
Noosa Plan 2020.
This application is code assessable against the following codes from Noosa Plan 2020:
Cooroy Local Plan Code
Medium Density Residential Zone Code
Dual Occupancy and Multiple Dwelling Code
Works codes
The subject site is located in the Cooroy local plan area. It is zoned Medium Density Residential and within 500 metres of the eastern part of Cooroy township. The proposed use of multiple dwelling is identified as a consistent use within the zone, and is code assessable.
Other key quantitative built form, landscaping and carparking criteria for multiple dwelling development within this zone can be summarised in the following table:
Criteria	Planning Scheme	Proposal	Complies
Building height	Not to exceed 8 metres or 2 storeys	7.9m and 2 storeys	
Site cover	40% max	38%	
Plot ratio	0.4:1 max. (404m2)	0.41:1 (418m2)	x
Setbacks	6 m front and rear 1.5/2/2.5metre	6.45 metres from original boundary 4.45 metres to roofline of balconies to new front boundary > 6 metres at rear > 2.5 metres eastern boundary 2 metres western boundary	X
Roof design	Minimum roof pitch of 5 degrees 600 millimetre eaves to at least 75% of the perimeter of the building.	14 degrees 450mm to all of the building, plus guttering	
Garage Doors	Garage doors no more than 6 metres in width or 50% of the frontage, whichever is the lesser. Garages facing the street, are separated by a minimum of 2 metres or are staggered in setback by a minimum of 1 metre.	5.86 metres Separated by front entries spanning 2.19 metres	
Landscaping open space	minimum of 40% of the site area 60% of this is soft landscaping	42% 60%	
Landscape amenity	cut or fill is less than 1.5 metres in depth relative to the ground level.	< 1.5m	
Carparking	6 covered spaces plus 1 visitor space	6 covered 1 uncovered	
Front fencing		No fencing proposed. To be conditioned	

The application has been found to generally comply with all applicable statutory instruments. The pertinent issues arising out of the assessment are discussed below:
Cooroy Local Area Plan
One of the overall outcomes for Cooroy is that low to medium density semi-attached housing, such as dual occupancies, are interspersed through residential neighbourhoods where they offer proximity to transport and services. As the largest town in the Noosa Hinterland, Cooroy is intended to provide housing choice.
The visual amenity surrounding the major road network should be protected. The special sense of arrival one gets when coming down Tewantin Road, especially when Jacaranda trees are in flower should not be altered as new development fronts Olivine Lane.
The code requires that buildings, structures and landscaping be consistent with and reflective of the traditional country town character of Cooroy in terms of form, proportion, composition and use of materials. The built form of the new proposed building is 2 storeys, in a location where 1 storey dwellings are generally found, which are generally older building stock. The dwellings have pitched roofs, open balconies, and will be constructed from lightweight building materials.
The code requires that boundary setbacks provide space for trees between buildings. The proposed new building complies with setbacks and landscaping requirements, with the exception of the guest car park.
Olivine Lane has a relatively narrow road reserve. Development gaining access from rear laneways is supported provided it does not diminish the ability of laneways to relieve traffic on streets; provide convenient and safe rear access to premises including service vehicles where relevant; provide safe pedestrian linkages; and add to the heritage character of Cooroy.
Laneway dedication
An Overall outcome in the Cooroy Local Plan area is the activation of key laneways, including the widening of laneways. The site and the proposed constructed development fronts Olivine Lane. Noosa Plan requires a 2.0 metre wide dedication along the whole frontage to widen Olivine Lane.

Performance outcome PO17 of the local plan code requires development to facilitate: the widening and upgrading of laneways in the Cooroy Local Plan Area to accommodate anticipated levels of traffic. Where:
access to development is taken from a laneway, a 2 metre resumption from the laneway frontage is required for widening and the laneway is to be upgraded to the appropriate standard; or
development is undertaken on a property with a laneway frontage, and access is not taken, a 2 metre easement is provided for future widening and upgrading purposes.
The dedication is required to ensure that the laneway continues to function satisfactorily as properties adjacent the laneway be developed for duplex dwellings. Furthermore whilst the dedication results in a reduction to the site area the dedication does not impact the proposed layout.
Two dwellings access from Olivine Lane and therefore it is considered appropriate for the applicant to be required to dedicate the land and complete the frontage works.  The engineering plans show this dedication area and the development will be conditioned accordingly.  The kerb and channel is to be located on the existing boundary line.

Medium Density Residential Zone Code, Dual Occupancy and Multiple Dwelling Code, Landscaping Code
Advancing Housing Choice
The Medium Density Residential zone is generally intended to provide for medium density multiple dwellings in a range of dwelling sizes and styles, which meet the needs of current and future resident populations including small households, older persons, people on low incomes and people with special mobility needs.
The Dual Occupancy and Multiple Dwelling Code requires that one in three multiple dwelling units:
is accessible by a safe, continuous and step free path of travel from the street entrance of the property or from a car parking space;
has a step-free entrance door with opening width of at least 820mm; and
contains a bathroom on the entry level.
The existing older house does not comply with this provision.  The two new dwellings have bathrooms on the ground floor and opening doors with width of 820mm which can be accessed from the garage or the property frontage.  A condition will be included to ensure access is step free to ensure access for all abilities.
Scale and Character
Development is to be of a scale compatible with surrounding development and the particular circumstances of the site, and not present an appearance of bulk to adjacent properties, roads or other areas in the vicinity of the site. It is to provide visual interest to the street and surrounding areas through:
highlighting individual dwellings and land uses;
an asymmetrical design presentation to the street;
offsetting or staggering dwellings to provide variation in the frontage;
varying the roof form
The new building will have a building bulk of roughly 14.47 metres by 12.65 metres, within the allowable 15 metre maximum. It will be symmetrical in construction with cosmetic variance provided in wall cladding, garage doors, facias and balcony treatment that provides some asymmetrical presence to the street.
The main entrance of each dwelling is easily recognisable from the street upper level balconies will provide interest and passive surveillance opportunities to the street.
This building will be noticeably different to the predominant character of Olivine Lane as dwellings are generally 1 storey, however some larger modern buildings have more recently been developed and as more landowners take up the option of further development the laneway will evolve.
Plot ratio
The allowable gross floor area is 404.3m2.  The proposal exceeds this, proposed at 418.84m2.  This is due to the undercroft of the existing house which is not habitable space and cannot be used as such due to its positioning and height. It can only be used partly for car parking and partly for storage purposes.  A condition will be included to ensure compliance of the allowable gross floor area on site.
Private open space per dwelling is available for all dwellings in accordance with the requirements of the code.
Setbacks
The existing dwelling complies with the setbacks under Noosa Plan. The setback of new building complies with the rear setback requirement of 6 metres and side setbacks.
Noosa Plan requires a 6 metre setback to the front boundary. The dedication of 2 metres means the building setback to the front boundary is 7.9 metres and 4.45 metres upper balconies roofline from the new front boundary, but to the kerb line, the building will be setback over 6 metres.  Previously where Council requires dedication of land, setback relaxations have been supported, an example being neighbouring No. 14 which is setback 3.4 metres to the new front boundary.  There are no issues with the proposed front setback.
Landscaping
The site has some exotic vegetation on site which will most likely be removed as a result of the development.  The applicant has supplied a landscape concept plan that proposes to incorporate Lilly Pillys, Fraser Island Apples and Queensland Maple trees. The development meets the minimum landscaping requirements under the scheme.
The visitor car space which is to be grass cells is to be located on the new front boundary. To ensure that this space is screened to the laneway, in addition to requiring street trees, a condition will also be included to densely landscape this area with vegetation in accordance with Noosa Plan 2020 Planning Scheme Policy PSP2 Landscaping for the Cooroy area.  Species that grow to a maximum height of 1.5 metres will screen this car space.

Engineering works codes
The proposed new duplex development requires gravity sewer connection/s into an existing sewer main that runs across the middle part of the property. The applicant advised that two new dwellings can be gravity connected the existing sewer main.
A condition is recommended for inclusion that this permit is subject to the approval of the relevant service provider (i.e. Unitywater).
The frontage of the site to Olivine Lane requires upgrade that includes road widening, kerb and channel and associated stormwater drainage works. Operational Works permits are required in this regard.
cONSULTATION
Referral Agencies
The applicant was referred to the following Referral Agencies:
Department of Infrastructure, Local Government and Planning (SARA)
The Department is a referral agency for Material Change of Use of premises near a state transport corridor (Planning Regulation 2017).
The Department has responded advising that:
Vehicular access from the existing dwelling to Tewantin Rd is to be located in accordance with the site layout plan.
Direct access from Tewantin Road to the new dwellings at the rear of the site (Olivine Lane) is not permitted.

Other Referrals
The application was forwarded to the following internal Council officers:
Engineering officer, Development Assessment

conclusion & reasons for decision
Multiple Dwellings are a consistent in the Medium Density Residential zone. The subject site is located within 350 metres of the Cooroy Business Centre. A bus stop is also provided along Tewantin Road which is less than 50 metres and the Cooroy train station is 500 metres away from the site. The site is well serviced by public transport and existing road infrastructure.
The proposed development is of a form that respects the character of the streetscape, including verandahs addressing Olivine Lane. The existing dwelling on Tewantin Road remains unchanged. The development will contribute and maintain a high level of residential amenity, consistent with the residential form in Cooroy.
The proposed development generally complies with the requirements of the planning scheme and does not raise any significant issues that cannot be addressed by reasonable and relevant conditions. The application is therefore recommended for approval.
The report is provided in accordance with Section 63(5) of the Planning Act 2016.
RECOMMENDATION
With regard to Application No MCU20/0074 for a Material Change of Use - Multiple dwelling situated at 33 Tewantin Rd Cooroy Qld 4563 and described as Lot 107 C 5604, it is recommended the application be approved in accordance with the following details for the Decision Notice:
application details
Application No:	MCU20/0074
Street address:	33 Tewantin Rd Cooroy Qld 4563
Real property description:	Lot 107 C 5604
Planning Scheme:	Noosa Plan 2020 (31 July 2020)
Decision details
Council decided to issue the following type of approval:
Development Permit for Material Change of Use - Multiple dwellings
CURRENCY PERIOD of approval
The currency period for this development approval is stated in the conditions below.
assessment manager conditions
PLANNING
When Conditions must be Complied With
Unless otherwise stated, all conditions of this Decision Notice must be complied with prior to the use commencing, and then compliance maintained at all times while the use continues.
Approved Plans
Development undertaken in accordance with this approval must generally comply with the approved plans of development. The approved plans are listed in the following table unless otherwise amended by these conditions.
Plan No.	Rev.	Plan/Document Name	Date
SD03	A	Site Layout Plan, prepared by Abode Solutions	18/10/2020
-	-	33 Tewantin Rd Cooroy (screenshot of existing dwelling from Wythes Real Estate)	-
SD04	A	Site Plan, prepared by Abode Solutions	18/10/2020
SD05	A	Ground Floor Plan, prepared by Abode Solutions	18/10/2020
SD06	A	Upper Floor Plan, prepared by Abode Solutions	18/10/2020
SD07	A	Elevations 01, prepared by Abode Solutions	18/10/2020
SD08	A	Elevations 2, prepared by Abode Solutions	18/10/2020
SD09	A	Roof Plan, prepared by Abode Solutions	18/10/2020
SD10	A	Section, prepared by Abode Solutions	18/10/2020
SD14	A	Landscape Plan, prepared by Abode Solutions	18/10/2020
200437-C-00001	B	Civil Site Layout and Driveway Crossover Section, prepared by ARCOS Consulting	19/10/2020
Currency Period
The Currency Period for this development approval lapses if the use has not happened by 7 December 2026, unless an application to extend the currency period is approved by Council.
Nature and Extent of Approved Use
The approved Multiple dwelling is comprised of 3 dwellings, in accordance with the administrative definition under Noosa Plan 2020.
The plot ratio of the development must not exceed 0.4:1, in accordance with the administrative definition under Noosa Plan 2020.
Building Height
The maximum height of the development must not exceed 8 metres above natural and finished ground level.
Certification must be submitted to Council from a Licensed Surveyor which certifies that the buildings do not exceed the maximum height requirement of this Decision Notice.
Performance Bond
Prior to issuing any operational works permit a security bond in the form of a cash bond or trading bank guarantee to the sum of $20,000 must be submitted to Council, prior to pre-start meeting to secure the performance of the conditions of this approval.  The cash bond or trading bank guarantee will be returned on performance of the conditions of approval less any costs incurred by Council in respect of enforcing performance of this permit.  Council reserves the right to call upon the bond or guaranteed sum to effect compliance with conditions.
Building Appearance
All air conditioning units or other mechanical equipment:
where located at ground level, screened by fencing 1.5 metres in height or dense vegetation of at least 1.5 metres in width incorporating grouped trees and shrubs with a maximum separation distance of 1 metre measured from the centre of the plant;
where located above ground level, enclosed or screened such that it is not visible from the street frontage nor adjoining properties; and
visually integrated into the line and plane of the building and roof design and does not project beyond the height or width of the building when viewed from the street and adjoining properties.
All deck and balcony areas above ground floor must not be enclosed by permanent fixtures such as shutters, louvres, glass panelling or the like, except where required to satisfy any privacy condition of this Decision Notice.
Protection of Privacy
To ensure privacy is protected between properties, the windows of ‘Bed 2’ and the living space on level 2 must:
be fitted with translucent glazing;
be of a window sill height of at least 1.6 metres; or
be fitted with a fixed external screen.
The upper level balconies facing Olivine Lane must include either, balustrading or fixed external screens, positioned in such a way to obscure direct views into the habitable room windows or private open space areas of adjoining property.
Materials and Finishes
Buildings and structures must use:
natural finishes and hues wherever possible;
a mix of lightweight and textured external finishes;
masonry construction where variation is provided in texture and the façade uses a variety of finishes to break up the surface; and
open or transparent balustrades.
Access to buildings
Access to the dwellings fronting Olivine Lane must have a step-free entrance door with opening width of at least 820 millimetres.
Clothes Drying Areas
Each dwelling unit must be provided with access to an outdoor clothes line which is screened from public view.
Fencing and Walls
Front fences or walls are to be setback an average of 1 metre and are articulated by stepping the design at a maximum of 5 metre intervals.
Where fences are located on the boundary:
Any solid portion of front fences or walls is no more than 1.2 metres high; or
Ensure it is 50% transparent and has a height not exceeding 1.8 metres.
The area of land between the fence and the front property boundary (after dedication of laneway) must be densely landscaped to screen any fencing from the street.
Landscaping
The development site must be landscaped.  The works must be undertaken in accordance with the approved plans and landscape concept plan, and Noosa Plan 2020 Planning Scheme Policy PSP2 Landscaping for the Cooroy area.
Existing vegetation in the road reserve must be retained, unless written authorisation from Council is granted for the clearing.
Trees to be retained must be protected from clearing or construction activities by:
clearly marking vegetation to be retained with flagging tape
installing protective fencing around the drip line of the vegetation
restricting stockpiling, storage and vehicle parking to those areas which are already cleared
using low impact construction techniques around vegetation.
A minimum of 4 street trees (in total either side of the access driveway) are to be provided along the Olivine Lane frontage. The location of the street trees within the road reserve is to be confirmed in consultation with Council at the pre-start meeting. Street trees are to be of a species that does not impact on services or Council infrastructure and in accordance with Noosa Plan 2020 Planning Scheme Policy PSP2 Landscaping for the Cooroy area.
In addition to grass and street trees, the area of road verge adjacent to the visitor car space must be densely landscaped with vegetation (in accordance with Noosa Plan 2020 Planning Scheme Policy PSP2 Landscaping for the Cooroy area) that grows to a maximum height of 1 metre to ensure that the car space is screened from Olivine Lane.
All landscape works must be established and maintained in accordance with the approved design for the life of the development, and in a manner that ensures healthy, sustained and vigorous plant growth.  All plant material must be allowed to grow to full form and be refurbished when its life expectancy is reached.
Community Management Statement
Any proposed Community Management Statement required for the development pursuant to the Body Corporate and Community Management Act 1997 must be submitted to Council for endorsement at the same time as submission of the Building Format Plan (or similar) to Council for compliance assessment.
All clauses and by-laws of the proposed Community Management Statement must accord with the requirements of this Decision Notice.
Environmental health
The developer must provide waste storage and disposal facilities in accordance with Planning Scheme Policy PSP9 - Waste Management, including an external imperviously paved area correctly sized for all refuse and recycling containers and suitably screened from public places and neighbouring properties.
Noise emission from mechanical equipment shall comply with the following requirements:
Air-conditioning and Refrigeration
7am to 10pm: Maximum background + 5dB(A);
10pm to 7am: Maximum background + 3dB(A);
Pumps
7am to 7pm: Maximum background + 5dB(A);
7pm to 10pm: Maximum background + 3dB(A);
10pm to 7am: No audible noise.
Submission of written certification from a suitably qualified person confirming that the noise levels from all mechanical equipment comply when measured at either the residential boundary or outside the most exposed part of an affected building, whichever is the closest to the equipment.
The assessment and certification is required immediately after installation of the equipment and prior to any occupation of the building, and in a format approved by Council.  All equipment should be operating at the same time to test the overall noise level created.
Engineering
Road Widening of Olivine Lane
The developer must dedicate as “road” a 2m wide strip extending across the full frontage of the site to Olivine Lane. The dedication must be in accordance with drawing number 200437-C-00001, Civil Site Layout and Driveway Crossover Section, prepared by ARCOS Consulting, dated 19 October 2020.
The dedication must be completed prior to the commencement of the use.
Olivine Lane must be upgraded for the length of its frontage to the subject site.  The works must be undertaken generally in accordance with drawing 200437-C-00001, Civil Site Layout and Driveway Crossover Section, prepared by ARCOS Consulting, dated 19 October 2020.
The works must include in particular:
construction of kerb and channelling and underground stormwater drainage
widening and sealing of the existing road pavement to the new kerb line
turfing and top soil to the new verge area
This is imposed pursuant to s145 of the Planning Act 2016 being non-trunk infrastructure.
Roadworks
Roadworks and associated stormwater works must be provided along the frontage of the site in accordance the approved plans and in compliance with an Operational Works approval.
Services
This permit is also subject to compliance with the requirements and approvals of any relevant public service provider (eg Unitywater).
The development works must not adversely impact on the stability and the structural integrity of any other property or private or public structure. Any conflict between the development and an existing or proposed service must be referred to the relevant service authority for determination prior to submitting application for Operational Works.
Site Access and Car Parking
A sealed access driveway must be provided from Tewantin Cooroy Road to parking areas of for existing house generally in accordance with approved plans. The works must be undertaken in accordance with an Operational Works approval.
A sealed access driveway must be provided from Olivine Lane to parking areas of the new development generally in accordance with approved plans. The works must be undertaken in accordance with an Operational Works approval.
Car parking and manoeuvring areas must be provided within the site generally as shown on the approved plans. The works must be undertaken in accordance with an Operational Works approval and must be in compliance with the provisions of AS/NZS 2890.1-2004 with allowance for standard vehicle B99 to enter and leave the site in a forward gear and with a minimum head clearance (headroom) at any point of 2.2m.
All car parking areas and access driveways must be maintained exclusively for vehicle parking and manoeuvring and kept in a tidy and safe condition at all times.
Storm water Drainage
The site must be provided with a stormwater drainage system connecting to a lawful point/s of discharge generally in accordance with the approved plans and the relevant requirements of Queensland Urban Drainage Manual. The works must be undertaken in accordance with an Operational Works approval and supported by a detailed stormwater drainage design prepared and certified by a suitably qualified and experienced Registered Professional Civil Engineer (RPEQ).
The development of the site must not worsen existing drainage conditions on other properties by diverting stormwater runoff or cause additional stormwater ponding on any other property.
The development must incorporate water tanks at a minimum of 3,000 litres per dwelling and may be incorporated in any stormwater management plan.
Adequate overland flow path/s and/or pipeline/s to convey storm water runoff to ensure no worsening impacts are caused on other properties during major storm events (eg 1% AEP) due to the proposed development.
Stormwater runoff from the development must be disposed of on-site without causing scour or damage to the subject site or any adjoining property including road grassed verge.
Water & Sewer Connections
An underground connection to reticulated water and sewerage must be provided to the development site in accordance with the standards and requirements of Northern SEQ Distributor–Retailer Authority (Unitywater).
A Certificate of Completion from the Northern SEQ Distributor–Retailer Authority (Unitywater) must be submitted to Council that certifies an underground connection to reticulated water and sewerage has been provided to the development site.
Easements
A 1.5m wide inter allotment stormwater drainage easement must be registered against the title of any property where a stormwater pipeline and/or a secondary flow path conveying stormwater from another allotment.
Unless otherwise agreed in writing by the relevant service provider, any public or third party infrastructure located on the subject site must be placed within an easement registered against the title of the property.
All easements must be designed in accordance with the planning scheme and granted at no cost to the Grantee. Where the Grantee is Council or a service authority, the easement documentation must be in accordance with the Grantee’s standard easement terms. Draft easement documentation must be submitted to Council for endorsement.
All works must be kept clear of any existing or proposed easements on the subject land, unless agreed otherwise in writing by the Grantee.
Earthworks and Retaining Walls
All earthworks associated with the proposed development must be carried out in compliance with an Operational Works Development Permit.
Where earthworks and/or associated retaining works are in close proximity to or have a potential to impact on any existing public services (eg sewer mains and manholes) an approval or written endorsement must be obtained from the respective service provider and submitted to Council with the application for Operational Works.
All earthworks and associated batters/retaining walls must be contained entirely within the subject site unless written permission from the respective landowner(s) is provided to Council.
All earthworks must be undertaken in accordance with the provisions of Australian Standard AS3798: Guidelines on Earthworks for Commercial and Residential Developments, Council’s codes and relevant government regulations and guidelines. Certification must be provided by an RPEQ and submitted to Council prior to the issue of the Certificate of Classification for the building.
Earthworks and development works carried out on site must not affect the structural integrity of the existing fences or structures that border the site.  Fences that are affected must be replaced in timely manner and in consultation and agreement of the owners of the related properties.
Telecommunication and Public Services
Unless otherwise stipulated by telecommunications legislation at the time of construction, the development must be provided with all necessary conduits, pits and pipes to accommodate the future connection of optic fibre technology telecommunications.
Upon completion, certification must be submitted to Council from all relevant service providers which certifies that the development has met all applicable requirements and legislations at the time of construction.

referral agencies
The referral agencies applicable to this application are:
Referral Status	Referral Agency and Address	Referral Trigger	Response

Concurrence	SARA at DILGP SARA at DILGP Via MyDAS2 at https://prod2.dev-assess.qld.gov.au/suite/ (for assistance, contact DILGP at 5352 9701 or email:[email protected]	Schedule 10, Part 9, Division 4, Subdivision 2, Table 4, Item 1 (10.9.4.2.4.1) – Material Change of Use of premises near a state transport corridor (Planning Regulation 2017)	The agency provided its response on 20 October 2020, (Reference No. 2008-18366 SRA). A copy of the response is attached

Advisory notes
The following notes are included for guidance and information purposes only and do not form part of the assessment manager conditions:
COVID-19
This development approval has been issued during the COVID-19 applicable event declared under 275F of the Planning Act 2016.
The period for undertaking the approved development may be subject to a further extension of 6 months under section 275R of the Planning Act.
Infrastructure Charges
All developments and/or changes to existing developments may require payment of “Infrastructure Charges” (as applicable) in accordance with Council’s “Charges Resolution” made pursuant to the planning legislation and regulations current at the time of issue.
Sustainability
In line with Noosa Council’s Corporate Plan, Council seeks to encourage sustainable building design for residential and commercial development. Council encourages the use of sustainable building materials, energy efficient fittings, solar hot water, photovoltaic systems (including the use of inverter/charges), water saving devices and rainwater harvesting. For further information go to http://www.noosa.qld.gov.au/sustainable-homes
Performance Bond
Where the works include Council assets (construction of new or modifications to existing) a portion of the performance bond will be retained as a “maintenance bond” as described in Council’s Planning Scheme Policy 5 Engineering Design Standards – Roads, Drainage and Earthworks. Alternatively the developer may submit a separate “maintenance bond” at the completion of the works.
The bond amount will be:
5% of the agreed value of the works or
$1500, whichever is the greater amount
Equitable Access and Facilities
The plans for the proposed building work have NOT been assessed for compliance with the requirements of the National Construction Code - Building Code of Australia (Volume 1) as they relate to people with disabilities.  Your attention is also directed to the fact that in addition to the requirements of the National Construction Code as they relate to people with disabilities, one or more of the following may impact on the proposed building work:
the Disability Discrimination Act 1992 (Commonwealth);
the Anti-Discrimination Act 1991 (Queensland); and
the Disability (Access to Premises – Buildings) Standards.

Building and Construction Industry (Portable Long Service Leave) Levy
Where applicable, the QLeave levy must be paid prior to the commencement of development works on site, QLeave contact: 1800 803 481 (free call) or (07) 3212 6855.
Private Infrastructure
All private infrastructure for the development must be designed to meet the planning scheme requirements unless otherwise agreed by the relevant authority.
Prestart, On and Off Maintenance Inspections Request
Contact Council on 5329 6245 to arrange a prestart or an inspection giving a minimum of 5 business days notice of preferred inspection time.
It should be noted prior to arranging a prestart meeting the Right of Appeal Period of 20 business days should have been passed or the applicant has confirmed by a letter or an email that he/she has accepted the conditions of Decision Notice and waived his/her appeal right.
If Council officers are required to undertake additional inspections of the same works, a reinspection fee will be applicable in accordance with Council’s Fees and Charges register applicable at the time.
A minimum maintenance period of 12 months will apply to all municipal works and thereafter until such time as the works are performing in accordance with the approved design unless noted otherwise.

property notes
Not applicable.
VARIATION approval details
Not applicable.
further development permits required
Type of Development Permit Required	Subject of the required Development Permit
Development Permit for Operational Works	Access, stormwater, earthworks, landscaping
Development Permit for Building Works	All building works
submissions
Not applicable.
RIGHTS OF APPEAL
You are entitled to appeal against this decision. A copy of the relevant appeal provisions from the Planning Act 2016 is attached.
During the appeal period, you as the applicant may suspend your appeal period and make written representations to Council about the conditions contained within the development approval. If Council agrees or agrees in part with the representations, a negotiated decision notice will be issued. Only one negotiated decision notice may be given.
OTHER DETAILS
If you wish to obtain more information about the decision, electronic copies are available on line at www.noosa.qld.gov.au or at Council Offices.

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DEVELOPMENT ASSESSMENT DELEGATED REPORT

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3

 

 

 

 

 

‘Screening plants to be planted along boundaries
Mix of 20L Fraser Island Apples and Lilly Pillys

tree every 1m

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

   

 

 

 

 

 

 

 

 

 

ete /

 

 

 

 

 

 

 

 

 

 

 

 

feces
ese

 

 

 

 

1:200

a Site Layout Plan
/

 

LOT 107
Area = 1,012.33m?

 

 

 

‘Screening plants to be planted along boundaries
Mix of 20L Fraser Island Apples and Lilly Pllys

tree every 1m

 

  
  

TEWANTIN ROAD.


[Attachment: image3.png (image text)]
 

 

 

 

5

\
7

J ary

Eid
i
‘

HoscdhHouod

 


[Attachment: image4.png (image text)]
‘|
cont
we
||
SUTE
KITCHEN
DINING
HEN
A
SUTE
we
uvING
BATH
comet
i|
Q

[Attachment: image5.png (image text)]
 
  
 
 
 
 
  
  
 
 
  
  

Colorbond metal sheet roof @ 14° pitch
‘Colorbond metal fascia and gutter

Hardies Axon wall cladding:

‘Aluminium framed doors and windows
|40 x 140 Painted fimber posts
jing as per Spec.

weatherboard cladding

doors as per Spec.

View from Boundary

 


[Attachment: image6.png (image text)]
Front boundary

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Colorbond metal sheet roof @ 14” pitch

Colorbond metal fascia and gutter

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Elevation 04
100

re
| = Hardies Linea weatherboard cladding
F | |
Je
—_ =
a [a 5
3} IS |_| 2
q 3s e
ae
“3 4 cL.
NGL
_ View from Boundary


[Attachment: image7.png (image text)]
Colorbond metal sheet roof @ 14° pitch:

Colorbond metal fascia and gutter

 
 
 

 

  
  

Hardies Axon wall cladding:

Rear bound

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

  

(2

Elevation 02
1:100.

Front boundary