Council archive · source document
Application Report · MCU10/2113.03
TOWN PLANNING REPORT CHANGE APPLICATION (S82 OTHER CHANGE) DEVELOPMENT APPLICATION MATERIAL CHANGE OF USE FOR DUAL OCCUPANCY UPON LAND AT 20 PEREGIAN ESPLANADE, PEREGIAN BEACH QLD 4573 (LOT 1 & 2 ON SP269260) ON BEHALF OF PEPPER AND JARVIS TOP AS TRUSTEE FOR THE IRON MAN TRUST OUR REFERENCE: 260139
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20 Peregian Esplanade, Peregian Beach
PROJECT DETAILS
Applicant: Pepper and Jarvis Top as Trustee for The Iron Man Trust
Project Address: 20 Peregian Esplanade, Peregian Beach QLD 4573
TPA Project Number: 260139
TPA Project Contact: Vu Nguyen
Tom Kedda
Melissa Grant
TOWN PLANNING ALLIANCE CONTACT DETAILS
Brisbane Byron Bay Gold Coast
07 3361 9999 02 6637 9110 07 5613 2499
Level 1, 32 Logan Road Office 8, 1 Porter Street Shop 12, 228 Varsity Parade
WOOLLOONGABBA QLD 4102 BYRON BAY NSW 2481 VARSITY LAKES QLD 4227
Postal: PO Box 7657 EAST BRISBANE Q 4169
E: [email protected] W: www.tpalliance.com.au
DOCUMENT CONTROL
Document Version
VERSION DATE AUTHOR DESCRIPTION REVIEWED BY
1 13/03/2026 MG Draft TK
2 02/04/2026 MG Final TK
Distribution
NO OF COPIES VERSION NO DESTINATION
1 2 Town Planning Alliance Pty Ltd
1 2 Noosa Shire Council
1 2 Pepper and Jarvis Top as Trustee for The Iron Man Trust
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TABLE OF CONTENTS
EXECUTIVE SUMMARY ......................................................................................................................................... 4
PROJECT OVERVIEW ............................................................................................................................................. 5
BACKGROUND & SITE CHARACTERISTICS ................................................................................................... 6
3.1 Site Details ........................................................................................................................................................ 6
3.2 Location .............................................................................................................................................................. 6
3.3 Site Characteristics ........................................................................................................................................ 7
3.4 Site History ....................................................................................................................................................... 8
SUMMARY OF CHANGES ..................................................................................................................................... 9
4.1 Development Overview ................................................................................................................................ 9
4.2 Building Height .............................................................................................................................................. 10
4.3 Setbacks ........................................................................................................................................................... 10
CHANGE APPLICATION PROVISIONS ........................................................................................................... 13
TOWN PLANNING FRAMEWORK ................................................................................................................... 15
6.1 State Government......................................................................................................................................... 15
6.2 Local Government......................................................................................................................................... 15
AMENDMENTS to decision package ................................................................................................................ 18
7.1 Changes to Approved Drawings ............................................................................................................... 18
7.2 Changes to Conditions ................................................................................................................................. 19
CONCLUSIONS ....................................................................................................................................................... 20
APPENDICES ........................................................................................................................................................... 21
9.1 Appendix 1 – Code Assessment ................................................................................................................ 21
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EXECUTIVE SUMMARY
This report is submitted on behalf of Pepper and Jarvis Top as Trustee for the Iron Man Trust in support of an
Other Change in accordance with s78 & 82 of the Planning Act 2016 to the existing Development Permit
over the site at 20 Peregian Esplanade, Peregian Beach QLD 4573, more particularly described as Lots 1-2
on SP269260.
This report addresses the merits of the proposed Other Change application with respect to the provisions of
the Noosa Plan 2020 and the relevant components of the Planning Act 2016.
This Change Application relates to an existing development approval which was originally granted by Council
on 25 August 2011 for a Material Change of Use (Development Permit) for a Dual Occupancy (Council Ref:
MCU10/2113).
Following receipt of the above-mentioned approval, the development has ultimately been delivered with
minor modifications being undertaken throughout the years. The applicant seeks to redevelop the subject
site to better align with their current needs and stage of life. Specifically, the proposal involves removing the
existing dwelling over Lot 2 and constructing a new two (2) storey residence featuring a more uniform,
orthogonal layout to enhance functionality and efficiency.
In accordance with the provisions in s82 of the Planning Act 2016, an Other Change is to be assessed ‘in the
context of the development approval’ with the relevant provisions to apply as if the change application were
included within the original development application. However, only the matters for assessment that are
relevant to assessing the change in the context of the original approval are relevant to the assessment.
Under the Noosa Plan 2020, the site is identified within the Medium Density Residential Zone and the
Coastal Communities Local Plan. This zone is intended to provide housing for permanent residents while
delivering high-quality architectural and landscape design outcomes. The proposal is considered consistent
with the Medium Density Residential Zone as the development:
▪ Delivers a high-quality residential built form that reinforces the intended residential character of
the area;
▪ Incorporates architectural articulation, landscaping and subtropical design elements consistent
with the design outcomes sought for the locality;
▪ Ensures a cohesive relationship with surrounding development and contributes positively to the
local skyline and streetscape; and
▪ Does not result in any unacceptable visual, amenity or overshadowing impacts for the Coastal
Communities.
Overall, the proposal is identified as meeting the relevant requirements of the Noosa Plan 2020. As such, the
application should be approved subject to reasonable and relevant conditions.
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PROJECT OVERVIEW
Applicant Name Pepper and Jarvis Top as Trustee for The Iron Man Trust
Site Address 20 Peregian Esplanade, Peregian Beach QLD 4573
Real Property Description Lots 1 & 2 on SP269260
Area of Site 790m2
Development Scheme Noosa Plan 2020
Zone Medium Density Residential
Proposed Development Other Change – Material Change of Use for a Dual Occupancy
Type of Approval Required
Aspects of Development Preliminary Development
Approval Permit
Material Change of Use ✓
Application Type
Reconfiguration of a Lot
Building Work
Operational Work
Level of Assessment Code Assessable
Pre-lodgement /
N/A
Consultation History
Public Notification N/A
Referral Agency Trigger
Referral Agencies
N/A N/A
Specialist Report Architectural Proposal Plans prepared by Shaun Lockyer Architects
Applicant Contact Tom Kedda / Melissa Grant
Applicant Email [email protected]
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BACKGROUND & SITE CHARACTERISTICS
3.1 Site Details
Site Address 20 Peregian Esplanade, Peregian Beach QLD 4573
Real Property Description Lots 1 & 2 on SP269260
Area of Site 790m2
Zone Medium Density Residential
Figure 1: Recent aerial of subject site (Nearmap, December 2025).
3.2 Location
The subject site is located on land at 20 Peregian Esplanade, Peregian Beach QLD 4573, more particularly
described as Lots 1 & 2 on SP269260. The site is generally rectangular in configuration and achieves a
frontage to Peregian Esplanade of approximately 20m.
Under the Noosa Plan 2020, the subject site is identified as being contained within the Medium Density
Residential Zone category. As illustrated below in Error! Reference source not found.2, the surrounding
locality comprises predominantly Low density and Medium density residential zoning with Environmental
management and conservation zoning to the east and west.
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Figure 2: Surrounding zoning designations.
3.3 Site Characteristics
The subject site is located on land at 20 Peregian Esplanade, Peregian Beach QLD 4573 and more
particularly described as Lots 1 and 2 on SP269260. The site is generally rectangular in configuration with a
total area of 790m2. The site achieves a frontage to Peregian Esplanade to the east of approximately 20m.
3.3.1 Vegetation
The subject site is not identified as containing any significant vegetation and is not encumbered by any
environmental overlays.
3.3.2 Topography
The site contains an eastward slope from approximately 18.5mAHD on the north-western boundary to
approximately 10mAHD at the Peregian Esplanade street frontage.
3.3.3 Servicing
The site is serviced by water, sewerage, electricity, telecommunications and stormwater.
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3.4 Site History
Upon review of Council’s Application Search tool, the site is subject to the following development application
history:
▪ MCU10/2113 – Development Application | August 2011
On 25 August 2011, Council granted a Development Permit for a Material Change of Use for a
Duplex. Subsequent change applications have been submitted throughout the years which are
detailed further below.
▪ MCU10/2113.01 – Change to Development Application | June 2013
On 18 June 2013, Council granted a Development Permit for a change application for an extension
to the existing Dwelling unit. The extension on the eastern elevation provided for a lounge room and
deck.
▪ MCU10/2113.02 – Change to Development Application | November 2018
On 21 November 2018, Noosa Council granted a Development Permit for a change application to
further renovate and extend the Dwelling unit.
No other relevant applications were sighted at the time of drafting this request.
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SUMMARY OF CHANGES
4.1 Development Overview
The applicant seeks to redevelop the subject site to better align with their current needs and stage of life.
The proposal involves removing the existing dwelling over Lot 2 and constructing a new detached two (2)
storey residence featuring a more uniform, orthogonal layout to enhance functionality and efficiency. The
design has been carefully considered to respond to the site’s natural topography and geometry.
It should be noted the proposed development does not involve or impact the existing dwelling located on the
front lot to the east (i.e. Lot 1 on SP269260).
Figure 3: Preliminary artistic impression of proposed eastern elevation.
Specifically, the proposed new dwelling will comprise of the following:
Ground Floor
▪ Single garage with storage
▪ Dedicated entryway
▪ Bedroom, bathroom and lift
First Floor
▪ Open concept living room, dining room and kitchen
▪ Master bedroom with ensuite and walk in wardrobe
▪ Sewing room, office nook and water closet
▪ Outdoor living space
In summary, the proposed changes involve the following:
▪ Removal of approved dwelling located on Lot 2 on SP269260; and
▪ Construction of new dwelling on Lot 2 on SP269260.
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Importantly, the proposed development does not result in changes to the dwelling located on Lot 1 on
SP269260, with the development remaining to be utilised as a dual occupancy.
4.2 Building Height
As illustrated within the Architectural Proposal Plans prepared by Shaun Lockyer Architects, the proposed
development provides for a compliant building height in accordance with AO10.2 of the Medium Density
Residential Zone Code of the Noosa Plan 2020. Compliance is further demonstrated within Figure 4 below.
Figure 4: 8m isometric height blanket over proposed development
4.3 Setbacks
As demonstrated in the Architectural Proposal Plans prepared by Shaun Lockyer Architects, the proposed
dwelling complies with the maximum building height provisions, presenting as a two‑storey structure and
remaining below 8 metres when measured from the natural ground line. The development therefore sits
comfortably within the intended built‑form envelope for the locality.
It is acknowledged that the proposed structure marginally encroaches into the prescribed boundary
setbacks, as illustrated in Figure 4. However, these encroachments are both minor and highly contained. The
portions of the dwelling that extend into the setback area are limited exclusively to non‑habitable elements,
including the stairwell and lift shaft, guttering and a single structural post supporting the upper level. These
components are modest in scale, do not accommodate habitable activities and do not give rise to any
unreasonable amenity impacts for adjoining properties.
Figure 5: Setback encroachment outlined in blue.
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Furthermore, the existing dwelling on the site currently encroaches further into the boundary setbacks than
what is proposed under this redevelopment. As shown in Figure 5, the new design represents an overall
improvement to boundary relationships, reducing built form impacts and enhancing the interface with
neighbouring properties. When considered in this context, the minor encroachments associated with the
new dwelling are both reasonable and consistent with the intent of the planning scheme.
.
Figure 6: Footprint of existing structure shaded in red.
Nonetheless, it is acknowledged the proposed development requires a performance solution to Performance
Outcome PO14 of the Medium Density Residential Zone Code which states the following:
Buildings and structures are designed and sited to:
(a) provide a high level of amenity to users of the subject site and adjoining premises, including provision
of visual and acoustic privacy;
(b) not unreasonably obstruct views or cause overlooking of private open space or habitable areas of
adjoining premises;
(c) provide adequate distance from adjoining land uses;
(d) preserve existing vegetation that will help buffer development;
(e) allow for space and landscaping to be provided between buildings including adequate area at ground
level for landscaping with trees, shrubs, outdoor living and utilities;
(f) provide soft landscaping between buildings and the site boundaries to provide for trees and shrubs;
(g) contribute to open streetscapes by avoiding buildings and structures within the front 6 metres of the
property; and
(h) protect the natural character and avoid adverse impacts on ecologically important areas such as
national parks, waterways and wetlands.
Compliance with each PO14 criterion is demonstrated below.
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High level of amenity, including privacy
The setback encroachments involve only non‑habitable elements that do not create overlooking, noise or
privacy impacts. The design maintains a high level of amenity for both the subject site and adjoining premises.
No unreasonable obstruction of views or overlooking
As the encroachments relate only to non‑habitable components, they do not introduce sightlines into
neighbouring private open space or habitable rooms and do not obstruct views.
Adequate distance from adjoining land uses
The primary building envelope complies with the required setbacks. The minor non‑habitable
encroachments do not compromise separation or amenity.
Preservation of vegetation that buffers development
Existing vegetation that contributes to screening is retained where practicable, with additional planting
proposed to strengthen landscape buffering.
Space and landscaping between buildings
The site layout provides ample ground‑level space for planting, outdoor living and utilities. Landscaping is
used to soften the built form and maintain separation.
Soft landscaping along boundaries
Soft landscaping, including shrubs and small trees is provided along boundaries to enhance privacy and
reduce visual bulk.
Open streetscape character
As the proposed development is to be undertaken on a rear lot, there are no identifiable impacts to the
streetscape character.
Protection of natural character and ecological values
The site is not located near ecologically significant areas such as waterways, wetlands or national parks. The
development therefore does not impact natural character or ecological values.
In summary, the proposed development achieves the overall intent of PO14. The only components extending
into the setback are minor non‑habitable elements which do not create overlooking, noise, view loss or any
other unreasonable amenity impacts. The primary building form complies with the required setbacks, and
the proposal improves the existing boundary relationship, as the current dwelling encroaches further into
the setbacks than what is proposed. With appropriate separation, privacy measures and a strong landscaped
setting, the development maintains a high level of amenity for both the subject site and adjoining properties.
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CHANGE APPLICATION PROVISIONS
Under Section 78 of the Planning Act 2016, a person may make an application (a Change Application) to the
responsible entity to change a development approval. A Change Application, other than for A Minor Change
to a development approval, is an Other Change to a development approval.
Section 82 of the Planning Act 2016 sets out the provisions for assessing and deciding change applications
for Other Changes as follows:
(1) This section applies to a change application, other than for a minor change to a development approval.
(2) For administering the change application, and assessing and deciding the change application in the context
of the development approval, the relevant provisions apply—
(a) as if—
(i) the responsible entity were the assessment manager; and
(ii) the change application were the original development application, with the changes included,
but was made when the change application was made; and
(b) with necessary changes.
(3) However—
(a) section 53 does not apply to the change application if the change is not a minor change only because
the change may cause—
(i) a referral to a referral agency if there were no referral agencies for the development
application; or
(ii) a referral to extra referral agencies; or
(iii) a referral agency to assess the change application against extra matters; and
(b) the power—
(i) to direct that a development condition be imposed under section 56(1)(b)(i) includes a power
to direct that a development condition be amended; and
(ii) to impose a development condition under section 60(2)(c) or (3)(b) or 64(6)(b) includes a
power to amend a development condition; and
(c) if the responsible entity is, under section 78A(3), the Minister—
(i) the relevant provisions apply to the change application only if, and to the extent, those
provisions would apply to a development application called in by the Minister; and
(ii) section 105(5) and (6) applies for assessing and deciding the change application.
(4) To remove any doubt, it is declared that the following matters apply, only to the extent the matters are
relevant to assessing and deciding the change application in the context of the development approval—
(a) the assessment benchmarks;
(b) any matters a referral agency must, may, or may only assess the application against or have regard to
under section 55(2);
(c) if the development to which the change application relates requires code assessment—any matters the
assessment must be carried out having regard to under section 45(3)(b);
(d) if the development to which the change application relates requires impact assessment— any matters
the assessment must or may be carried out against or having regard to under section 45(5)(a)(ii) or (b).
(5) If a change application is made within 1 year after the development approval was given, any properly made
submission for the application for the development approval is taken to be a properly made submission for
the change application.
(6) In this section—
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relevant provisions means—
(a) section 45(6) to (8); and
(b) part 2, division 2, other than section 51; and
(c) part 3, other than sections 63 and 64(8)(c); and
(d) the development assessment rules.
As outlined above, an application for an Other Change is to be assessed and decided ‘in the context of the
development approval’ and the relevant provisions apply as if the change application were the original
development application, with the changes included, but was made when the change application was made.
Additionally, only the matters for assessment that are relevant to assessing the change in the context of the
original approval are relevant for the assessment.
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TOWN PLANNING FRAMEWORK
6.1 State Government
6.1.1 Planning Act 2016 - Framework
The Planning Act 2016 provides the statutory planning framework for the State of Queensland and outlines
the statutory process for preparing, assessing and deciding development applications. This proposal will be
assessed in accordance with the relevant components of the Planning Act 2016.
The proposal will be assessed in accordance with the Development Assessment Rules under section 68(1) of
the Planning Act 2016.
6.1.2 State Planning Policies
The State Planning Policy (SPP) came into effect on 3 July 2017 and expresses the State’s interests in land use
planning and development.
Part E of the SPP outlines the State interest policies and assessment benchmarks. The assessment
benchmarks are applicable to the assessment of development applications to the extent that the SPP has not
been identified in a Planning Scheme as being appropriately integrated.
The State Planning Policy July 2017 is not identified in the Noosa Plan 2020 as being fully integrated. As such,
the relevant assessment benchmarks in Part E of the State Planning Policy are addressed below.
STATE INTEREST RESPONSE COMPLIANCE
SAFETY AND RESILIENCE TO HAZARDS
Natural hazards, risk and The proposed development does not materially
✓
resilience increase the impact of natural hazards on residents.
6.1.3 Shaping SEQ – South East Queensland Regional Plan 2023
The subject site is identified within the Urban Footprint designation of Shaping SEQ. Land within the Urban
Footprint is intended to incorporate the full range of urban uses including housing, industry, business,
infrastructure, community facilities and other integral components of well-planned urban environments,
such as local areas for sport and recreation and urban open space.
The proposed development reflects a residential use and is in keeping with the intent of the Urban Footprint.
6.2 Local Government
6.2.1 Definition
The Planning Act 2016 defines a Material change of use as:
(a) the start of a new use of the premises;
(b) the re-establishment on the premises of a use that has been abandoned;
(c) a material increase in the intensity or scale of the use of the premises.
Furthermore, the Noosa Plan 2020 defines a Dual Occupancy as follows:
Dual Occupancy-
(a) means a residential use of premises involving—
i. 2 dwellings (whether attached or detached) on a single lot or 2 dwellings (whether attached
or detached) on separate lots that share a common property; and
ii. any domestic outbuilding associated with the dwellings; but
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(b) does not include a residential use of premises that involves a secondary dwelling.
6.2.2 Level of Assessment
Under the Noosa Plan 2020, the site is identified as being contained within the Medium density residential
zone and the following overlays:
▪ Bushfire hazard overlay
▪ Land subject to acid sulfate soils overlay
▪ Landslide hazard overlay
In accordance with Part 5 of the Noosa Plan 2020, the proposed changes constitute Code Assessment as per
the following:
LEVEL OF ASSESSMENT
ZONE
Medium Density Residential Zone
In accordance with Table 5.5.2 – Medium Density Residential, a Dual Occupancy is
considered code assessable if not located on Lot 1 RP162459, Lot 165 RP94566 or
Lot 162 SP307694, being 102-110 Pacific Avenue, Sunshine Beach or located on a
Code assessable
lot with an area less than 600m2. As the subject site is not identified as the
aforementioned properties, the proposal is subject to Code Assessment with the
Medium Density Residential Zone code being addressed as part of this application.
OVERLAYS
Bushfire Hazard Overlay
In accordance with Table 5.9.3 Bushfire Hazard Overlay, a Dual Occupancy is not
specified as an accepted use. As such, the proposed development is subject to Code
Code assessable
Assessment with the Bushfire Hazard Overlay code being addressed as part of this
application.
Land Subject to Acid Sulfate Soils Overlay
In accordance with Table 5.9.1 – Acid Sulfate Soils Overlay, if the proposed
development involves the following, it is subject to code assessment.
(a) within Area 1 as identified on an Acid Sulfate Soils Overlay Map and involving
excavation of 100m3 or more of material at or below 5 metres AHD; or
(b) within Area 2 as identified on an Acid Sulfate Soils Overlay Map and
Not applicable
involving:
(c) excavation of 100m3 or more of material; or
(d) filling of land with 500m3 or more of material
As the proposal does not involve the above, the Land Subject to Acid Sulfate Soils
Overlay is not applicable and is not required to be assessed.
Landslide Hazard Overlay
In accordance with Table 5.9.8 – Landslide Hazard Overlay, a Dual Occupancy is not
specified as an accepted use. As such, the proposed development is subject to Code
Code assessable
Assessment with the Landslide Hazard Overlay code being addressed as part of this
application.
In view of the above, the proposed development is subject to Code Assessment. The following codes are
identified as being applicable to the proposal and have been addressed in Appendix 1 of this report and the
supporting consultant documentation:
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APPLICABLE CODES
Zone Codes ▪ Medium Density Residential Zone Code
Local Plan ▪ Coastal Communities Local Plan Code
Development Codes ▪ Dual Occupancy and Multiple Dwelling Code
▪ Bushfire Hazard Overlay Code
Overlay Codes
▪ Landslide Hazard Overlay Code
▪ Driveways and Parking Code
▪ Earthworks Code
▪ Fire Services for Common Private Title Code
▪ Landscaping Code
Works Codes ▪ Sustainable Building Design Code
▪ Transport Code
▪ Water Quality and Drainage Code
▪ Waterways Works Code
▪ Waste Management Code
As this application is to be assessed using the Code assessment procedures of the Development Assessment
Rules (DA Rules), public notification is not required.
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AMENDMENTS TO DECISION PACKAGE
7.1 Changes to Approved Drawings
The amendments sought to the approved development necessitate changes to the existing approved
drawings and documents. The Architectural Proposal Plans prepared by Shaun Lockyer Architects submitted
as part of this change application will supersede with existing approved plans. A detailed list of the changes
to the approved drawings is provided in Table 1 below.
Table 1: Proposed Changes to Approved Drawings
DRAWING OR DOCUMENT PLAN NUMBER PLAN DATE
Site and Locality Plan 100.00 Rev F 02/03/2026
Site Demolition Plan 100.01 Rev F 02/03/2026
Area Plans – Site Cover 110.02 Rev F 02/03/2026
Site Setback 110.03 Rev F 02/03/2026
Site Max Height 110.04 Rev F 02/03/2026
Site Existing – Comparison 110.05 Rev F 02/03/2026
Area Plan – GFA 110.10 Rev F 02/03/2026
Area Plan – GBA 110.11 Rev F 02/03/2026
Ground Floor Plan 200.00 Rev F 02/03/2026
First Floor Plan 200.01 Rev F 02/03/2026
Roof Plan 210.00 Rev F 02/03/2026
Sketch Design 300.00 Rev F 02/03/2026
Northern Elevation 300.01 Rev F 02/03/2026
Southern Elevation 300.02 Rev F 02/03/2026
Western Elevation 300.03 Rev F 02/03/2026
Boundary Elevations 310.00 Rev F 02/03/2026
Boundary Elevations 310.01 Rev F 02/03/2026
Boundary Elevations 310.02 Rev F 02/03/2026
Boundary Elevations 310.03 Rev F 02/03/2026
Section 01 400.00 Rev F 02/03/2026
Section 02 400.01 Rev F 02/03/2026
Section 03 400.02 Rev F 02/03/2026
Section 04 400.03 Rev F 02/03/2026
Section 05 400.04 Rev F 02/03/2026
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7.2 Changes to Conditions
The request for the Minor Change involves amendments to the conditions of the Development Approval,
specifically Condition 1, which relates to the approved plans. For completeness, the items to be removed
have been crossed out and additions have been bolded in red in Table 2 below.
Table 2: Proposed changes to conditions.
1) On Site Drainage – Minor
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.
Plan No. Rev. Plan Name Date
050.00 C 3D View, prepared by SL a Studio 12.10.18
050.01 C 3D View, prepared by SL a Studio 12.10.18
200.00 C Floor plans lower floor, prepared by SL a Studio 12.10.18
200.01 C Floor plan upper floor, prepared by SL a Studio 12.10.18
210.00 C Floor plan roof plan, prepared by SL a Studio 12.10.18
300.00 C Elevations north/south, prepared by SL a Studio 12.10.18
300.01 C Elevations east/west, prepared by SL a Studio 12.10.18
400.00 C Section section 1 & 2, prepared by SL a Studio 12.10.18
Plan No. Rev. Plan Name Date
100.00 F Site and Locality Plan 02.03.26
100.01 F Site Demolition Plan 02.03.26
110.02 F Area Plans – Site Cover 02.03.26
110.03 F Site Setback 02.03.26
110.04 F Site Max Height 02.03.26
110.05 F Site Existing – Comparison 02.03.26
110.10 F Area Plan – GFA 02.03.26
110.11 F Area Plan – GBA 02.03.26
200.00 F Ground Floor Plan 02.03.26
200.01 F First Floor Plan 02.03.26
210.00 F Roof Plan 02.03.26
300.00 F Sketch Design 02.03.26
300.01 F Northern Elevation 02.03.26
300.02 F Southern Elevation 02.03.26
300.03 F Western Elevation 02.03.26
310.00 F Boundary Elevations 02.03.26
310.01 F Boundary Elevations 02.03.26
310.02 F Boundary Elevations 02.03.26
310.03 F Boundary Elevations 02.03.26
400.00 F Section 01 02.03.26
400.01 F Section 02 02.03.26
400.02 F Section 03 02.03.26
400.03 F Section 04 02.03.26
400.04 F Section 05 02.03.26
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CONCLUSIONS
This report is submitted on behalf of Pepper and Jarvis Top as Trustee for the Iron Man Trust in support of an
Other Change in accordance with s78 & 82 of the Planning Act 2016 to the existing Development Permit
over the site at 20 Peregian Esplanade, Peregian Beach QLD 4573, more particularly described as Lots 1-2
on SP269260.
This report addresses the merits of the proposed Other Change application with respect to the provisions of
the Noosa Plan 2020 and the relevant components of the Planning Act 2016.
This Change Application relates to an existing development approval which was originally granted by Council
on 25 August 2011 for a Material Change of Use (Development Permit) for a Dual Occupancy (Council Ref:
MCU10/2113).
Following receipt of the above-mentioned approval, the development has ultimately been delivered with
minor modifications being undertaken throughout the years. The applicant seeks to redevelop the subject
site to better align with their current needs and stage of life. Specifically, the proposal involves removing the
existing dwelling over Lot 2 and constructing a new two (2) storey residence featuring a more uniform,
orthogonal layout to enhance functionality and efficiency.
In accordance with the provisions in s82 of the Planning Act 2016, an Other Change is to be assessed ‘in the
context of the development approval’ with the relevant provisions to apply as if the change application were
included within the original development application. However, only the matters for assessment that are
relevant to assessing the change in the context of the original approval are relevant to the assessment.
Under the Noosa Plan 2020, the site is identified within the Medium Density Residential Zone and the
Coastal Communities Local Plan. This zone is intended to provide housing for permanent residents while
delivering high-quality architectural and landscape design outcomes. The proposal is considered consistent
with the Medium Density Residential Zone as the development:
▪ Delivers a high-quality residential built form that reinforces the intended residential character of
the area;
▪ Incorporates architectural articulation, landscaping and subtropical design elements consistent
with the design outcomes sought for the locality;
▪ Ensures a cohesive relationship with surrounding development and contributes positively to the
local skyline and streetscape; and
▪ Does not result in any unacceptable visual, amenity or overshadowing impacts for the Coastal
Communities.
Overall, the proposal is identified as meeting the relevant requirements of the Noosa Plan 2020. As such, the
application should be approved subject to reasonable and relevant conditions.
© Town Planning Alliance Pty Ltd | 2026
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APPENDICES
9.1 Appendix 1 – Code Assessment
© Town Planning Alliance Pty Ltd | 2026
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APPENDIX 1 – CODE ASSESSMENT
TABLE OF CONTENTS
1. ZONE CODE .............................................................................................................................................................................................................................................. 23
1.1 Medium Density Residential Zone Code .................................................................................................................................................................................... 23
2. LOCAL AREA PLAN CODE .................................................................................................................................................................................................................... 42
2.1 Coastal Communities Local Plan Code ........................................................................................................................................................................................ 42
3. USE / DEVELOPMENT CODES ............................................................................................................................................................................................................. 63
3.1 Dual Occupancy and Multiple Dwelling Code........................................................................................................................................................................... 63
4. WORKS CODES ....................................................................................................................................................................................................................................... 70
4.1 Driveways and Parking Code ......................................................................................................................................................................................................... 70
4.2 Earthworks Code................................................................................................................................................................................................................................ 77
4.3 Existing Services Code...................................................................................................................................................................................................................... 83
4.4 Fire Services for Common Private Title Code ........................................................................................................................................................................... 85
4.5 Landscaping Code .............................................................................................................................................................................................................................. 87
4.6 Sustainable Building Design Code ................................................................................................................................................................................................ 99
4.7 Transport Code .................................................................................................................................................................................................................................103
4.8 Waste Management Code .............................................................................................................................................................................................................117
4.9 Water Quality and Drainage Code .............................................................................................................................................................................................123
4.10 Waterways Works Code ................................................................................................................................................................................................................135
5. OVERLAY CODES ................................................................................................................................................................................................................................ 153
5.1 Bushfire Hazard Overlay Code ....................................................................................................................................................................................................153
5.2 Landslide Hazard Overlay Code ..................................................................................................................................................................................................158
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1. ZONE CODE
1.1 Medium Density Residential Zone Code
1.1.1 Purpose
PURPOSE & OVERALL OUTCOMES PROPOSAL COMPLIANCE
1) The purpose of the Medium density residential zone is to provide for:-
a) medium density multiple dwellings; and
b) community uses, and small-scale services, facilities and infrastructure, to support local residents.
2) The overall outcomes sought for the Medium density residential zone are as follows:-
a) Medium density residential neighbourhoods are The proposal is an Other change application to the existing dual
predominantly home to permanent residents. occupancy. The proposed development will still operate as a dual ☒Compliant
b) The character of medium density residential neighbourhoods occupancy with no increase to amenity impacts. For further details, ☐N/A
varies due to factors such as proximity to beaches, the Noosa please refer to the Town Planning Report and Architectural ☐Performance Solution
River, recreation spaces, centres, topography, availability of Proposal Plans prepared by Shaun Lockyer Architects.
views, the established vegetated character, the presence of
visitor accommodation and the age of development.
c) Development makes a positive contribution to the look and feel
of residential neighbourhoods by maintaining a low scale
character with well designed buildings and landscaping that
enhance the streetscape.
d) New uses are located, designed and managed to be compatible
with surrounding uses.
e) The intrusion of incompatible uses, or uses which are more
appropriately accommodated in other zones is avoided to
protect land for dual occupancies, community residences,
rooming accommodation, multiple dwellings, retirement and
relocatable home park facilities.
f) Development caters for both the current and projected
demographic and socio-economic profile of the area, including
one and two-person households, households on low to
moderate incomes and residents with reduced mobility.
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PURPOSE & OVERALL OUTCOMES PROPOSAL COMPLIANCE
g) Small dwellings and co-housing models are integrated within
the medium density residential built form to increase housing
choice.
h) Short-term visitor accommodation is predominately provided
through well-established resorts and holiday units.
i) Home-based businesses provide for domestic workplaces and
home-hosted guest accommodation of a scale and intensity
compatible with attached and semi-attached living and the
residential character and amenity of the surrounding area and
locality.
j) Development maintains a high level of residential amenity
having regard to traffic, noise, dust, odour, lighting and other
locally specific impacts.
k) Development provides for an efficient pattern of land use and
infrastructure that creates walkable and legible residential
neighbourhoods that integrate with active transport networks
and are well connected to activity centres, employment nodes,
open space and recreational areas, community facilities and
educational opportunities.
l) Development is supported by appropriate infrastructure and
essential services and does not adversely impact on the
continued operation, viability and maintenance of existing
infrastructure or compromise future provision of planned
infrastructure.
m) Development responds to land constraints including
topography, bushfire and flood.
n) Natural features such as creeks, gullies, waterways, wetlands,
vegetation and bushland are retained and protected from the
impacts of development. Any unavoidable impacts are
minimised through location, design, operation and
management requirements.
o) Native vegetation between buildings and in the public realm
enhances the amenity and supports local wildlife.
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1.1.2 Performance Outcomes & Acceptable Outcomes
PERFORMANCE OUTCOMES ACCEPTABLE OUTCOMES PROPOSAL COMPLIANCE
Role and Function
PO1 AO2 AO1
Development provides for medium No acceptable outcome provided The proposed development involves the ☒Compliant
density dual occupancy and multiple removal of a unit and the construction of a new ☐N/A
dwellings in a range of dwelling sizes unit for the existing dual occupancy. ☐Performance Solution
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.
PO2 AO2 AO2
Alternative models of housing No acceptable outcome provided The proposed development does not involve ☐Compliant
including housing for people with alternative models of housing. As such, this ☒N/A
special needs are appropriate where criterion is not applicable. ☐Performance Solution
they are in keeping with the medium
density residential amenity and
density.
PO3 AO3.1 AO3.1
A secondary dwelling may create No more than one secondary dwelling is The proposed development does not involve a ☐Compliant
permanent housing for an extended provided on any site regardless of site secondary dwelling. As such, this criterion is ☒N/A
family member or other member of the area. not applicable. ☐Performance Solution
household resident in the dwelling
house while protecting the character of AO3.2 AO3.2
the site and the zone. A secondary dwelling: The proposed development does not involve a ☐Compliant
a) has a maximum gross floor area of secondary dwelling. As such, this criterion is ☒N/A
65m²; not applicable. ☐Performance Solution
b) has no more than two bedrooms; and
c) does not occur on any property
covered by a Building Unit Plan.
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PERFORMANCE OUTCOMES ACCEPTABLE OUTCOMES PROPOSAL COMPLIANCE
PO4 AO4.1 AO4.1
Sites that are currently used for, or The following sites are retained as The subject site is not identified as any of the ☐Compliant
approved for the use of, relocatable relocatable home parks to the general aforementioned sites. As such, this criterion is ☒N/A
home parks or retirement facilities exclusion of other uses:- not applicable. ☐Performance Solution
continue to provide such residential a) ‘Noosa Glades’ at 159 Moorindil St
accommodation into the future. and 44 Tait St, over Lots 2 and 3 on
RP220959;
b) ‘Bougainvillea Gardens’ at 141
Cooroy Noosa Road, Tewantin, over
part of Lot 230 on MCH4144; and
c) 'Cooroy Village' at 1 Ferrells Road,
Cooroy, over Lot 9 RP844021.
AO4.2 AO4.2 ☐Compliant
The following sites are retained as The subject site is not identified as any of the ☒N/A
retirement facilities to the general aforementioned sites. As such, this criterion is ☐Performance Solution
exclusion of other uses:- not applicable.
a) ‘Noosa Outlook Retirement Village’ at
71 St Andrews Drive, Tewantin, over
Lot 5 on SP117231;
b) ‘Riverlands’ at 139 Moorindil St,
Tewantin, on Lot 335 on RP211082;
c) ‘Laguna Retirement Estate’ between
Lake Weyba Drive, Reef Street and
Nannygai Street, Noosaville, over Lot
3 on RP159386, Lot 1 on SP141238
and Lot 1 on RP840222;
d) ‘Noosa Waters Retirement Estate’ at
39 Lake Weyba Drive, Noosaville over
Lot 1 on SP115712; and
e) ‘Noosa Domain Village’ at 35 Walter
Hay Drive, Noosaville over Lot 2 on
SP162077
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PERFORMANCE OUTCOMES ACCEPTABLE OUTCOMES PROPOSAL COMPLIANCE
PO5 AO5.1 AO5.1
Land uses are limited to those which Land uses do not typically rely on people The proposed development is for a residential ☐Compliant
are compatible with medium density other than residents of the site to be use. As such, this criterion is not applicable. ☒N/A
living in urban neighbourhoods. present on the site between the hours of ☐Performance Solution
7:00pm and 7:00am.
AO5.2 AO5.2
Land uses do not result in adverse The proposed development is for a residential ☒Compliant
changes to the amenity of the residential use with the aforementioned amenity impacts ☐N/A
neighbourhood by the emission of noise, being unlikely. ☐Performance Solution
vibration, smell, fumes, smoke, vapour,
steam, soot, ash, dust, grit, oil, waste
water, waste products, or radio or
electrical interference.
PO6 AO6.1 AO6.1
Visitor accommodation is limited to Home-based businesses allow for up to The proposed development does not involve a ☐Compliant
formats compatible with the character four short term guests to be home-based business. As such, this criterion is ☒N/A
and use of the area so as not to cause accommodated within the home of the not applicable. ☐Performance Solution
unreasonable loss of residential host while the host remains in residence,
amenity, having regard to: such as traditional bed and breakfast
a) the privacy of residents on the accommodation.
subject property or adjoining AO6.2 AO6.2
properties; Short-term accommodation does not: The proposed development does not involve ☐Compliant
b) any likely increase in noise to a) constitute a party house; short-term accommodation. As such, this ☒N/A
adjoining properties; b) create noise that would unreasonably criterion is not applicable. ☐Performance Solution
c) the scale of the use and its impact on the residential amenity
compatibility with the character enjoyed by the adjoining or
and uses within the property or surrounding properties.
surrounding area; AO6.3 AO6.3
d) retention of the primary residential Buildings are designed and orientated so The proposed outdoor living areas are located ☒Compliant
function of an area; that the majority of outdoor living areas at the rear of the subject site and therefore will ☐N/A
e) the residential function and face away from the habitable areas of not impact on adjoining properties. ☐Performance Solution
arrangement of common property; adjoining dwellings.
AO6.4 AO6.4
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PERFORMANCE OUTCOMES ACCEPTABLE OUTCOMES PROPOSAL COMPLIANCE
f) the impact on the safety and Waste storage areas are screened and The waste bins will be appropriately hidden ☒Compliant
efficiency of the local road located to the rear or side of a building and from public view. ☐N/A
network; are not located along any frontage to a ☐Performance Solution
g) the impact of waste storage areas public street or space.
on the visual amenity of the area;
h) the location of waste storage areas
in relation to sensitive land uses;
and
i) any impact on shared vehicular
access or parking.
Peregian Beach AO7 AO7
PO7 Offices and health care services are The proposal is a residential development. As ☐Compliant
Offices and health care services are developed in conjunction with residential such, this criterion is not applicable. ☒N/A
allowed for in conjunction with small units in a mixed use format providing: ☐Performance Solution
dwellings in a mixed use format on a) no commercial tenancy exceeds
premises located on the western side 250m² gross floor area;
of David Low Way (street numbers b) non-residential use(s) do not
233-245), Peregian Beach, on land constitute shops;
described as Lots 16, 17, 18, 19, 20 and c) the total gross floor area of the non-
22 P9315 and all lots on BUP9496. residential use(s) does not exceed the
gross floor area of the residential
use(s);
d) non-residential uses are limited to the
ground floor;
e) at least one small dwelling is provided
for every 90m² of lettable commercial
gross floor area; and
f) car parking is to be located at the rear
of the building.
Built form
AO8.1 AO8.1
Buildings and structures are no more than ☒Compliant
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PERFORMANCE OUTCOMES ACCEPTABLE OUTCOMES PROPOSAL COMPLIANCE
Building Height 8 metres in building height; and The proposed development remains below 8m ☐N/A
PO8 in height from the natural ground line. ☐Performance Solution
Buildings and structures:
a) are low rise and present a building AO8.2 AO8.2
height consistent with structures Where excavation is required, the The proposed development remains below ☒Compliant
on adjoining and surrounding maximum portion of the exposed external 8m in height from the natural and excavated ☐N/A
premises; façade of the building cannot exceed 8m in ground line. ☐Performance Solution
b) are designed to provide an building height.
interesting streetscape and
complement landform changes and
landscapes
c) do not visually dominate the street
or surrounding area;
d) maintain a vegetated skyline;
e) do not unreasonably obscure views
or lead to overshadowing of
neighbouring properties;
f) do not exceed two storeys.
Building Scale and Bulk AO9 AO9
PO9 No acceptable outcome provided. The proposed development involves the ☒Compliant
Development: removal of an existing unit to the approved ☐N/A
a) is of a scale compatible with dual occupancy and the construction of a new ☐Performance Solution
surrounding development and the unit. Considering the proposed new structure
particular circumstances of the is located at the rear, there are no expected
site; and impacts with relation to bulk or appearance.
b) does not present an appearance of
bulk to adjacent properties, roads
or other areas in the vicinity of the
site.
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PERFORMANCE OUTCOMES ACCEPTABLE OUTCOMES PROPOSAL COMPLIANCE
Site Cover AO10 AO10
PO10 For a dwelling house, site cover does not The proposed development does not involve a ☐Compliant
Site cover of development: exceed 40% of the site area. Dwelling house. As such, this criterion is not ☒N/A
a) does not exceed 40% of the site applicable. ☐Performance Solution
area; or
b) for small dwellings or for
development which provides a
ratio of at least three small
dwellings to one other dwelling,
does not exceed 45% of the site
area.
Plot Ratio AO11 AO11
PO11 For a dwelling house, plot ration of The proposed development does not involve a ☐Compliant
Plot ratio of development: development does not exceed 0.4:1 Dwelling house. As such, this criterion is not ☒N/A
a) does not exceed 0.4:1; or applicable. ☐Performance Solution
b) for small dwellings or for
development which provides a
ratio of at least three small
dwellings to one other dwelling,
does not exceed 0.5:1.
Building Setback AO12.1 AO12.1
PO12 Buildings and structures meet the The proposed development results in a minor ☐Compliant
Buildings and structures are designed following minimum boundary setbacks: encroachment to the side setbacks. For ☐N/A
and sited to: a) for frontages — 6 metres further details, please refer to Section 5 of the ☒Performance Solution
a) provide a high level of amenity to b) for side boundaries— Town Planning Report.
users of the subject site and i) 1.5 metres setback up to 4.5
adjoining premises, including metres height;
provision of visual and acoustic ii) 2 metres setback between 4.5
privacy; metres and 7.5 metres height;
b) not unreasonably obstruct views or and
cause overlooking of private open iii) 2.5 metres where above 7.5
space or habitable areas of metres height
adjoining premises; c) for the rear boundary - 6 metres
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PERFORMANCE OUTCOMES ACCEPTABLE OUTCOMES PROPOSAL COMPLIANCE
c) provide adequate distance from AO12.2 AO12.2
adjoining land uses; The front 6 metres of the property is The subject site does not have a front setback. ☐Compliant
d) preserve existing vegetation that landscaped open space, provided that As such, this criterion is not applicable. ☒N/A
will help buffer development; uncovered visitor parking, or swimming ☐Performance Solution
e) allow for space and landscaping to pools protruding no more than 1 metre
be provided between buildings above the ground level, can be as close as
including adequate area at ground 2 metres from the front boundary.
level for landscaping with trees, AO12.3 AO12.3
shrubs, outdoor living and utilities; Relocatable homes are set back not less The proposal does not involve a relocatable ☐Compliant
f) be consistent with the than: home. As such, this criterion is not applicable. ☒N/A
predominant character of the a) 6 metres from a road frontage; ☐Performance Solution
surrounding area; and b) 1.5 metres from any other site
g) protect the natural character and boundary; and
avoid adverse impacts on c) 3 metres from an internal road
ecologically important areas such AO12.4 AO12.4
as national parks, waterways and Buildings and structures on premises with The subject site is not identified as having a ☐Compliant
wetlands. frontage to the Noosa River system are frontage to the Noosa River system. As such, ☒N/A
set back not less than 10 metres from this criterion is not applicable. ☐Performance Solution
mean high water spring as shown in Figure
AP3-15A.
Setback to a watercourse in the Noosa AO13 AO13
Waters estate, Noosaville For premises adjoining a watercourse The subject site does not adjoin a watercourse. ☐Compliant
PO13 within the Noosa Waters estate no As such, this criterion is not applicable. ☒N/A
Land adjoining the revetment wall and building work, filling or excavation works ☐Performance Solution
for a width of 4.5 metres serves flood occurs within 4.5 metres from the centre
detention and amenity functions, free line of the top of the concrete revetment
of structures and impervious surfaces. wall.
Design
Streetscape AO14.1 AO14.1
PO14 Development provides visual interest to The proposed development is located on a rear ☒Compliant
Development: the street and surrounding areas through: lot and is therefore unlikely to be visible from ☐N/A
the street or surrounding areas. Nonetheless, ☐Performance Solution
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PERFORMANCE OUTCOMES ACCEPTABLE OUTCOMES PROPOSAL COMPLIANCE
a) contributes positively to the a) highlighting individual dwellings and the proposed development has been
locality; land uses; architecturally designed to provide recesses
b) addresses and enhances the b) an asymmetrical design presentation and projections, integrated planters and
streetscape by incorporating to the street; differing materials. For further details on the
articulation and individual design c) offsetting or staggering dwellings to design, please refer to the enclosed
elements that add visual interest to provide variation in the frontage; Architectural Proposal Plans prepared by
the development; d) varying the roof form Shaun Lockyer Architects and Section 5 of the
c) has a form and architectural scale Town Planning Report.
that does not dominate the
streetscape or the surrounding AO14.2 AO14.2
properties; Buildings have the main entrance easily As the subject site is a rear lot, the entrance ☒Compliant
d) does not detract from the visual recognisable from the street and include will not be immediately recognisable from the ☐N/A
amenity of adjoining properties design elements in the front façade such street. Nonetheless, the entryway is located at ☐Performance Solution
through the impact on views, as verandahs, external stairs, awning or the front of the unit and will be distinguishable
access to sunlight or overlooking; shade structures and window openings. from the shared driveway.
e) takes the form of small separate
buildings, rather than large single AO14.3 AO14.3
bulky development; and Buildings and structures are designed to: The proposed development ensures a ☒Compliant
f) sits within a landscaped setting. a) have a maximum wall length of 15 maximum wall length of 15m and provides a ☐N/A
metres and external walls incorporate mix of materials, landscaping features and ☐Performance Solution
at least one design element to add openings.
visual interest and amenity;
b) allow for landscape treatments to
soften the development;
c) avoid more than six dwellings
attached in any one plane; and
d) have no more than four dwellings are
attached along a street frontage.
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PERFORMANCE OUTCOMES ACCEPTABLE OUTCOMES PROPOSAL COMPLIANCE
AO14.4 AO14.4
For corner sites, the building design The subject site is not identified as a corner ☐Compliant
addresses both street frontages by: site. As such, this criterion is not applicable. ☒N/A
a) including doors and windows that ☐Performance Solution
front each road; and
b) providing separate vehicle access
points to each road.
AO14.5 AO14.5
For a dwelling house, development The proposal does not involve a Dwelling ☐Compliant
provides visual interest to the street and house. As such, this criterion is not applicable. ☒N/A
the surrounding area through: ☐Performance Solution
a) limiting the vertical distance between
the ground and the lowest suspended
floor to no more than 3 metres;
b) limiting the length of any external wall
in one plane to 15 metres; and
c) ensuring each external wall includes
at least one design element such as
verandahs, external stairs, window
openings, awnings or porches.
Garages and Carports AO15.1 AO15.1
PO15 Garage doors that face the street are no The proposed garage door is a total width of ☒Compliant
Garages, garage doors and carports do more than 6 metres in width or 50% of the 3.980m. ☐N/A
not dominate the street or the building frontage, whichever is the lesser. ☐Performance Solution
design. AO15.2 AO15.2
Where multiple garages face the street, The proposed development does not involve ☐Compliant
they are separated by a minimum of 2 multiple garages. As such, this criterion is not ☒N/A
metres or are staggered in setback by a applicable. ☐Performance Solution
minimum of 1 metre.
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PERFORMANCE OUTCOMES ACCEPTABLE OUTCOMES PROPOSAL COMPLIANCE
AO15.3 AO15.3
Garages that are visible from the street, The proposed garage is not visible from the ☐Compliant
but do not face the street, include a street. As such, this criterion is not applicable. ☒N/A
landscaped setback to the street and ☐Performance Solution
provide articulation, windows or a mix of
materials to provide interest to the garage
facade.
Basements AO16 AO16
PO16 Basements: The proposed development does not involve a ☐Compliant
Basements: a) are limited to one access a maximum basement. As such, this criterion is not ☒N/A
a) visually integrate with the building; of 6 metres wide; and applicable. ☐Performance Solution
b) do not dominate the street or b) do not encroach into building setback
building design; areas.
c) are screened through landscaping;
and
d) do not present as a storey to the
street.
Front fences and walls AO17.1 AO17.1
PO17 Front fences or walls are set back an The proposed development does not involve ☐Compliant
Front fences and walls are designed average of 1 metre and are articulated to front fences or walls. As such, this criterion is ☒N/A
and sited to: provide visual interest by stepping the not applicable. ☐Performance Solution
a) contribute to the attractiveness of design at a maximum of 5 metre intervals.
the streetscape; AO17.2 AO17.2
b) be compatible with the existing Where located on the boundary: The proposed development does not involve ☐Compliant
streetscape character; a) the solid portion of front fences and front walls or fences. As such, this criterion is ☒N/A
c) avoid interference with movement walls is no more than 1.2 metres high; not applicable. ☐Performance Solution
of surface stormwater; or
d) allow for casual surveillance of the b) the walls contain openings or
street; materials that ensure it is 50%
e) provide planting in front of solid transparent and has a height not
fences and walls; and exceeding 1.8 metres.
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PERFORMANCE OUTCOMES ACCEPTABLE OUTCOMES PROPOSAL COMPLIANCE
f) ensure plantings between the front AO17.3 AO17.3
fence and the footpath does not Solid front fences and walls may be 1.8 The proposed development does not involve ☐Compliant
create an impediment for metres in height if the property has new fences. As such, this criterion is not ☒N/A
pedestrians using the footpath frontage to an arterial road or a applicable. ☐Performance Solution
distributor road.
AO17.4 AO17.4
The area of land between the front fence The proposed development does not involve a ☐Compliant
and the boundary is landscaped to screen front fence. As such, this criterion is not ☒N/A
the fence from the street however applicable. ☐Performance Solution
landscaping does not encroach more than
500 millimeters into the road reserve or
within 1.5 metres of a sealed footpath.
Materials and finishes AO18 AO18
PO18 Buildings and structures use: The proposed development involves a light ☒Compliant
Development incorporates: a) natural finishes wherever possible; colour palette and utilises a mix of materials ☐N/A
a) materials and finishes that b) a mix of lightweight and textured such as vertical wall cladding, aluminium ☐Performance Solution
complement the surrounding area external finishes; awnings, batten screening, off form concrete
and integrate with the surrounding c) masonry construction where and natural concrete render. For further
natural and built environment; and variation is provided in texture and details, please refer to the enclosed
b) a variety of external finishes to the façade uses a variety of finishes to Architectural Proposal Plans prepared by
provide an interesting built form break up the surface; and Shaun Lockyer Architects.
and avoid bulky single plane d) open or transparent balustrades.
finishes
Roof forms AO19.1 AO19.1
PO19 With the exception of Noosa Heads and The subject site is identified within the Coastal ☐Compliant
Roof forms: Coastal Communities Local Areas, the Communities Local Plan Area. As such, this ☒N/A
a) contribute positively to the local main roof of the building has a roof pitch criterion is not applicable. ☐Performance Solution
skyline; no less than 5 degrees and has minimum
600 millimetre eaves to at least 75% of
the perimeter of the building.
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PERFORMANCE OUTCOMES ACCEPTABLE OUTCOMES PROPOSAL COMPLIANCE
b) complement the character of the AO19.2 AO19.2
locality and the topography of the Development does not include rooftop The proposed development does not involve a ☒Compliant
site; terraces. rooftop terrace. ☐N/A
c) avoid box profiles/parapets; and ☐Performance Solution
d) do not create opportunities for AO19.3 AO19.3
overlooking the private open space The total width of any parapet wall does The proposed development does not involve a ☐Compliant
or internal spaces of neighbouring not exceed 50% of the width of the front parapet wall. As such, this criterion is not ☒N/A
properties. facade of a building. applicable. ☐Performance Solution
Safety and amenity
PO20 AO20.1 AO20.1 ☒Compliant
Development: Buildings and structures: The proposed development is sited and ☐N/A
a) provides a high level of residential a) are sited and orientated to minimise orientated to minimise the likelihood of ☐Performance Solution
amenity to users of the subject site; the likelihood of overlooking the overlooking, impacting access to sunlight and
and private open space of adjacent incorporates landscaping and screening.
b) does not unreasonably impact on residential uses;
the amenity enjoyed by users of b) avoid reduction of sunlight to at least
adjoining or nearby premises, 40% of the private open space areas of
including privacy and access to any adjoining residences to less than
sunlight. two hours between 9:00am and
3:00pm on any day of the year;
c) incorporate fencing, landscaping and
screening to mitigate impacts on
adjoining residential uses.
AO20.2 AO20.2
Transparent doors and windows are The proposed location of new glazing is ☒Compliant
designed and located so they do not designed and located to not directly face ☐N/A
directly face transparent doors or glazing of adjoining spaces. ☐Performance Solution
windows or the private open space areas
of other dwellings within 10 metres;
AO20.3 AO20.3
Where windows, balconies, terraces, ☒Compliant
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verandahs or decks overlook or have the The proposed development has been designed ☐N/A
potential to overlook the private open to not encourage overlooking or impact on ☐Performance Solution
space of nearby properties or view into privacy of adjoining properties.
habitable room windows within 10
metres:
a) windows have a sill height of not less
than 1.7 metres above finished floor
level;
b) windows and other openings are
permanently screened to a minimum
height of 1.7 metres to avoid
overlooking;
c) windows and doors use translucent
glazing to obscure views; or
d) windows or balconies are offset by 45
degrees or more.
AO20.4 AO20.4
Planter boxes, screens, pergolas, The proposed development does not involve ☐Compliant
landscaping and architectural design of upper and lower floor units. As such, this ☒N/A
balconies are used to screen the ground criterion is not applicable. ☐Performance Solution
floor private open space of dwellings from
separate upper level dwellings.
AO20.5 AO20.5
Permanently fixed external screening The proposed screening and battens are ☒Compliant
devices complement the building's designed to compliment the design of the ☐N/A
external materials and finishes and may overall structure. ☐Performance Solution
incorporate solid translucent screens,
shutters, perforated panels or trellises
which have a maximum of 50% openings.
PO21 AO21.1 AO21.1
Mechanical plant, vehicle Communal outdoor recreational facilities The proposed development does not involve ☐Compliant
manoeuvring, utilities and communal including swimming pools, spas and sports communal outdoor recreational facilities. As ☒N/A
outdoor recreation uses: such, this criterion is not applicable.
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a) do not have an adverse effect on courts are: ☐Performance Solution
the amenity enjoyed by users of
adjacent or nearby premises a) setback at least 12 metres from the
through emission of noise, light, boundary of land in a residential zone
fumes or smoke; and and screened by a 5 metre wide buffer
b) do not cause unreasonable densely planted with trees and shrubs
disturbance to local fauna through including species from 1 metre to 8
light or smoke emissions. metres in height; or
b) located internally to the arrangement
of buildings on the site; and
c) not used between the hours of
9:00pm and 6:30am the following day.
AO21.2 AO21.2
For a lit sports court: The proposed development does not involve a ☐Compliant
a) the court is located at least 60 metres sports court. As such, this criterion is not ☒N/A
from the external wall of an existing or applicable. ☐Performance Solution
approved dwelling on adjoining or
nearby premises (as measured from
the centre line of the court); and
b) the vertical illumination resulting
from direct, reflected or other
incidental light emanating from the
site does not exceed 8 lux when
measured at any point 1.5 metres
outside the boundary and at any level
from ground level upward; and
c) any floodlighting is restricted to the
types that give no upward component
of light were mounted horizontally
(i.e. a full cut off luminaire).
AO21.3 AO21.3
Mechanical plant is- ☐Compliant
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a) located at least 2 metres from the side The proposed development does not involve a ☒N/A
or rear property boundaries; mechanical plant. As such, this criterion is not ☐Performance Solution
b) where located at ground level, applicable.
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;
c) where located above ground level,
enclosed or screened such that it is
not visible from the street frontage
nor adjoining properties; and
d) visually integrated into the 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.
Environment, heritage and scenic amenity
PO22 AO22.1 AO22.1
Development: For landscape amenity reasons, cut or fill The proposed development does not involve ☒Compliant
a) has minimal impact on the natural is less than 1.5 metres in depth relative to cut or fill greater than 1.5m. ☐N/A
landform of the site; the ground level. ☐Performance Solution
b) does not lead to erosion or the AO22.2 AO22.2
transport of sediments off site; and Development does not result in sediment The proposed development will protect road ☒Compliant
c) does not lead to the disturbance of or other material including building reserve, stormwater or adjacent properties ☐N/A
natural features, buildings or materials or waste products being from sediment deposits.
structures of cultural heritage deposited or released into the road ☐Performance Solution
significance. reserve, stormwater drain or adjacent
properties.
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AO22.3 AO22.3
Development on a site adjoining a local The subject site does not adjoin a local heritage ☐Compliant
heritage place respects the cultural place. As such, this criterion is not applicable. ☒N/A
heritage significance of the place by ☐Performance Solution
mitigating any adverse impacts on the
setting or integrity of the heritage values.
PO23 AO23.1 AO23.1
Development on sloping sites: Building and structures are not The subject site is not identified as having a ☒Compliant
a) is visually responsive to the natural constructed on land with a slope greater slope greater than 25%. ☐N/A
topography and sits within the than 25%. ☐Performance Solution
landscape rather than dominating AO23.2 AO23.2
it; and On sloping sites, split level buildings with The proposed development seeks to utilise the ☒Compliant
b) steps down slopes or uses small floorplates, that step down the slope existing building footprint where possible to ☐N/A
suspended floor construction, are used as an alternative to standard ensure minimal benching of the subject site. ☐Performance Solution
minimising cut or fill and avoiding single or double storey construction to
benching of the site. minimise building bulk and benching of the
sites.
AO23.3 AO23.3
The distance between the ground level The distance between the ground level and ☒Compliant
and the lowest part of the floor of the the lowest part of the floor of the building ☐N/A
building does not exceed 3 metres. does not exceed 3 metres. ☐Performance Solution
Earthworks and drainage
PO24 AO24 AO24
Filling and excavation for operational Filling and excavation for operational The proposed development does not require ☐Compliant
works do not directly, indirectly or works is designed and constructed to operational works. As such, this criterion is not ☒N/A
cumulatively cause adverse impacts ensure overland flow and/or flooding is applicable. ☐Performance Solution
external to the development site by: not worsened, impeded, or otherwise
a) causing ponding of water on the diverted to adversely affect other
site or nearby land; properties or downstream environments.
b) increasing flooding, which
adversely affects the safety or use
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of any land upstream or
downstream; or
c) adversely affecting the flow of
water in any overland flow path
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2. LOCAL AREA PLAN CODE
2.1 Coastal Communities Local Plan Code
2.1.1 Purpose
PURPOSE & OVERALL OUTCOMES PROPOSAL COMPLIANCE
(1) 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.
(2) The following overall outcomes apply to the Coastal Communities local plan area:
(a) The Coastal Communities local plan area is an established The proposal is an Other change application to the existing dual ☒Compliant
coastal urban area comprising five small communities, occupancy. The proposed development will still operate as a dual ☐N/A
namely Sunshine Beach, Sunrise Beach, Castaways Beach, occupancy with no increase to amenity impacts. For further details, ☐Performance Solution
Marcus Beach, and Peregian Beach, each with a separate please refer to the Town Planning Report and Architectural
character and identity. Development within each Proposal Plans prepared by Shaun Lockyer Architects.
community is consistent with the defined identity of that
community.
(b) Development is limited to land within the urban
boundary providing a defined edge to protect and
reinforce the discrete character of each community,
provide efficient provision of infrastructure and services,
avoid constrained land and retain the integrity and health
of the natural and coastal landscape.
(c) Development is sited and designed to protect ecologically
important areas, retain landscape and built form elements,
including significant views and vistas to external elements,
the setting, character and identity of each community.
Valued elements include:
i. Noosa National Park and other local
environmental parks;
ii. the beaches, waterways, foreshore parkland and
coastal dune reserves;
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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, the close association between the coastal
communities and the beach, the backdrop of protected
natural vegetation, which is a key amenity feature in the
local plan area, and the beachside living in secluded
surrounds.
(e) Development does not impact on or compromise:
i. the complex high and frequently steep linear dune
systems creating protected valleys and exposed
ridges leading to the ocean or wetlands on the
shores of Lake Weyba; or
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
coastal environment including the high dune system, and is
sited and designed to:
i. protect ecologically important areas and
ecological 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.
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(g) Development recognises the importance of the vegetated
backdrop and does not compromise the role of the dune
and waterway systems in defining landforms between the
communities.
(h) Development recognises and reinforces the close
relationship between the natural character of the area and
its attractiveness to residents and visitors. In this context,
development is subservient to the natural landscape, sits
lightly within the landscape, sensitively responds to the
topography of the area and provides densely landscaped
settings, with existing mature trees
and vegetation retained wherever possible.
(i) Development protects vegetated views from David Low
Way and the beach by restricting the extent of clearing for
structures, services and access, limiting the vertical and
horizontal scale of development and incorporating
existing and new vegetation that frames or filters views.
(j) Activity centres at Sunshine Beach, Sunrise Beach and
Peregian Beach provide for the convenience needs of
residents, as well as visitors within the local community.
(k) Whilst opportunities exist for the expansion or
enhancement of business functions in both Sunrise Beach
Neighbourhood Centre and Peregian Beach Local Centre,
residents continue 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
retains and enhances the built form and streetscape
character of the centre and promotes activity and vitality
through the provision of active street frontages and
strong pedestrian connections between private
development and adjacent public spaces.
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(m) Sites identified for visitor accommodation are retained
and developed for that use to maintain a diversity and
choice of visitor accommodation and affordability in the
local plan area.
(n) Development in the Low Density Residential zone
primarily accommodates permanent residents in detached
houses, secondary dwellings and rooming
accommodation.
(o) Development in the Medium Density and High
Density Residential zones accommodates a greater
diversity in housing types including small
dwellings, rooming accommodation, dual
occupancies, multiple dwellings, retirement
facilities and residential care facilities.
(p) Residential development incorporates affordable rental
premises.
(q) Residential development incorporates accessible housing.
(r) Development for home based businesses including bed
and breakfast accommodation may locate in residential
zones.
(s) Development in the local plan area is supported by an
extensive network of open space and passive recreation
opportunities offered by the foreshore parks, reserves
and Noosa National Parks. A buffer between urban
development and Noosa National Park facilitates regular
fire fuel reduction burning.
(t) Girraween Estate in the north west of the local plan area
provides a range of regional recreational and community
facilities including sporting ovals, schools, aquatic centre,
churches and indoor sports and recreation for the local
plan area. These facilities serve much of the Noosa coastal
urban area.
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(u) Surf club facilities located at Sunshine Beach and Peregian
Beach are retained and continue to provide organised
sporting, recreational, patrolled beach/life-saving,
entertainment and community support to the local plan
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.
(v) The local plan area enjoys moderate to high levels of
accessibility to Coolum in the South and Noosa Heads in
the north. Eenie Creek Road provides high accessibility for
the 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.
(w) Development facilitates safe and convenient pedestrian
and cycle connections between and around key
destinations within the local plan area. Access to the
foredune and beachfront area is provided via formalised
communal access points designed to protect dune
systems and not individual private accesses.
(x) Development in Sunshine Beach –
i. provides a range of housing types for permanent
residents.
ii. 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;
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iii.in the Neighbourhood Centre zone provides
mixed use buildings that contain a range of small
scale business uses that support local resident
needs, as well as visitors with permanent
residential uses above up to three storeys.
iv. in the Neighbourhood Centre zone for
entertainment and dining activities are well
designed and 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.
(y) Development in Sunrise Beach –
i. provides a high proportion of detached houses
and some multi-unit accommodation for
permanent residents 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.
(z) Development in Castaways Beach –
i. provides predominantly detached housing for
permanent residents.
ii. contains no commercial or retail uses– a feature
recognised as being an important element of local
character.
(aa) Development in Marcus Beach –
i. provides housing, predominantly for permanent
residents, in a secluded vegetated setting.
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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.
iv. contains no commercial or retail uses – a feature
recognised as being an important element of local
character.
(bb) Development in Peregian Beach –
i. provides local convenience shopping, business
and employment services, for both permanent
residents and visitors.
ii. provides multi-unit accommodation located in
close proximity to the Peregian Beach Local
Centre.
iii. maintains Peregian Beach Local Centre’s
‘signature’ informal village-like atmosphere,
featuring a low key, attractive village square that
distinguishes the Peregian Beach Local Centre
from other centres in the local plan area and the
wider 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.
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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 Tourist accommodation zone provides
for visitor accommodation up to two storeys.
vii. 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.
viii. 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.
ix. maintains the operational efficiency of the
Sunshine Coast Airport and enhances the safely
of aircraft operating within the airports
operational airspace.
2.1.2 Performance Outcomes & Acceptable Outcomes
PERFORMANCE OUTCOMES ACCEPTABLE OUTCOMES PROPOSAL COMPLIANCE
Development in the Coastal Communities Local Plan Area Generally (All Zones)
PO1 AO1 AO1 ☒Compliant
No acceptable outcome provided
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Development enhances the role of the The proposed development will continue to ☐N/A
coastal communities as a beachside operate as a dual occupancy, albeit with a ☐Performance Solution
residential area which also include a new unit.
considerable amount of visitor
accommodation.
PO2 AO2 AO2
Development contributes to the lifestyle No acceptable outcome provided The proposed development contributes to ☒Compliant
and amenity of residents and visitors in the lifestyle and amenity of residents and ☐N/A
the coastal communities. visitors in the coastal communities. ☐Performance Solution
PO3 AO3.1 AO3.1 ☐Compliant
Development contributes to the Development adjacent to a gateway or The subject site is not identified as being ☒N/A
establishment of attractive streetscapes special place or on land identified as a key located adjacent to a gateway or special ☐Performance Solution
and gateways to enhance the sense of corner including where identified in Figure place or land identified as a key corner. As
arrival and the coastal village character of 7.2.6.4 (Peregian Beach Framework and such, this criterion is not applicable.
the separate urban communities within Character Plan):
the local plan area. (a) incorporates architectural and
landscape treatments which
emphasise the corner location as
shown in Figure AP3-10A and Figure
AP3-10B; and
(b) incorporates building materials such as
varied roof forms, changes in materials
and variations in projected and
recessed elements and facades.
AO3.2 AO3.2 ☐Compliant
Development adjacent to a primary The subject site is not identified as being ☒N/A
streetscape treatment area including adjacent to a primary treatment area. As ☐Performance Solution
where identified on Figure 7.2.6.4 such this criterion is not applicable.
(Peregian Beach Framework and
Character Plan) provides for streetscape
improvements which are appropriate to
the location, setting and context of the
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development and complement existing or
proposed streetscape works in the local
area.
AO3.3 AO3.3 ☐Compliant
Development on Key Development Sites The subject site is not identified as a Key ☒N/A
identified on Figure 7.2.2.4 (Peregian Development Site. As such, this criterion is ☐Performance Solution
Beach Framework and Character Plan) not applicable.
incorporates a high standard of
architectural design and landscape
treatment consistent with the streetscape
character.
AO3.4 AO3.4 ☐Compliant
Development on sites fronting Duke The subject site is not located fronting the ☒N/A
Street, Sunshine Beach, between Douglas aforementioned streets. As such, this ☐Performance Solution
Street and Bryan Street, incorporate criterion is not applicable.
architectural and landscape treatments
which complement and enhance the
existing streetscape and any proposed
streetscape works in the area.
PO4 AO4 AO4 ☐Compliant
The visual amenity surrounding major Development adjacent to David Low Way The proposed development does not seek to ☒N/A
roads and entry roads including David and Eenie Creek Road incorporates alter the front lot. As such, this criterion is ☐Performance Solution
Low Way and Eenie Creek Road is landscaping that complements the natural not applicable.
protected and enhanced. species occurring in the local area, protects
existing vegetation within the road reserve
and incorporates design elements that add
visual interest to the streetscape.
PO5 AO5 AO5 ☒Compliant
Development retains and enhances key Development retains and enhances The proposed development seeks to retain ☐N/A
landscape elements including existing existing mature trees and character the existing pandanus tree. ☐Performance Solution
character trees and areas of significant vegetation contributing to the vegetated
vegetation contributing to the setting backdrop and streetscape character of the
and character of the local plan area. local plan area including:
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(a) areas of remnant coastal heath and
paperbark;
(b) native vegetation adjacent to the
foreshore and wetlands within the
local plan area; and
(c) other gateway and character
vegetation;
(d) or Peregian Beach where the above
are identified in Figure 7.2.6.4
(Peregian Beach Framework and
Character Plan)
PO6 AO6.1 AO6.1 ☒Compliant
Development retains and enhances key Development enhances and does not The proposed development does not ☐N/A
landscape elements including significant intrude upon important sightlines to intrude upon important sightlines to ☐Performance Solution
views, beachside setting and character of exposed parts of Noosa National Park, the exposed parts of Noosa National Park, the
the local plan area. beach and Lake Weyba. beach or Lake Weyba.
AO6.2 AO6.2 ☒Compliant
For Peregian Beach buildings and The proposed development does not ☐N/A
structures do not significantly interrupt or interrupt or encroach upon ley contextual ☐Performance Solution
encroach upon key contextual views views.
including where identified in Figure 7.2.6.4
(Peregian Beach Framework and
Character Plan) and shown in Figure
7.2.6.5.
AO6.3 AO6.3 ☐Compliant
Buildings and other structures visible from The proposed development will not be ☒N/A
the beach use materials and finishes that visible from the beach. As such, this criterion ☐Performance Solution
complement the beachside character and is not applicable.
integrate with the surrounding natural
landscape and skyline vegetation.
AO6.4 AO6.4 ☐Compliant
☒N/A
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Views of building or structures from the The proposed development will not be ☐Performance Solution
beach are framed or filtered through visible from the beach. As such, this criterion
vegetation. is not applicable.
Built Form and streetscape
PO7 AO7.1 AO7.1 ☒Compliant
Buildings, structures and landscaping are For residential buildings, roof form is The proposed development is located on a ☐N/A
consistent with and reflect the beachside visible from the street and not concealed rear lot and unlikely to be visible from the ☐Performance Solution
character of the local plan area in terms of behind parapets. street. Nonetheless, the proposal does not
form, composition and use of materials. involve a parapet and ensures the roof form
is visible.
AO7.2 AO7.2 ☒Compliant
Buildings and structures do not include The proposed development does not involve ☐N/A
rooftop terraces. a rooftop terrace. ☐Performance Solution
AO7.3 AO7.3 ☒Compliant
Development uses understated colour The proposed development uses ☐N/A
schemes and low-reflective roofing and understated colour scheme and low- ☐Performance Solution
cladding materials. reflective roofing and cladding materials.
AO7.4 AO7.4 ☒Compliant
Development provides for boundary The proposed development seeks to retain ☐N/A
setbacks to retain existing mature trees the pandanus tree on site and incorporate ☐Performance Solution
and incorporate new landscaping into new landscaping on the rear lot.
development design.
AO7.5 AO7.5 ☒Compliant
Buildings are designed to: The proposed development has been ☐N/A
(a) suit the local subtropical climate; designed to: ☐Performance Solution
(b) incorporate a mix of lightweight and (a) suit the local subtropical climate;
textured external building materials, (b) incorporate a mix of lightweight and
including timber finishes with variation textured external building materials,
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provided in texture, detailing and including timber finishes with variation
articulation; provided in texture, detailing and
(c) incorporate verandahs, open balconies articulation;
with transparent or open balustrades (c) incorporate verandahs, open balconies
or shaded patios for outdoor living; and with transparent or open balustrades or
(d) allow for landscape integrated with the shaded patios for outdoor living; and
buildings on site. (d) allow for landscape integrated with the
buildings on site.
AO7.6 AO7.6 ☒Compliant
Boundary setbacks provide space for trees The proposed setbacks can provide for trees ☐N/A
between buildings. between buildings if required. ☐Performance Solution
Landscaping
PO8 AO8.1 AO8.1 ☐Compliant
Adequate landscaped area contributes to Mixed use buildings with non-residential The proposed development does not involve ☒N/A
establishing an attractive and safe uses fronting Duke Street, Sunshine Beach a non-residential use. As such, this criterion ☐Performance Solution
streetscape and protects the amenity and requires a minimum of 10% of the site, is not applicable.
privacy of adjoining residents. inclusive of any buffer or setback areas,
developed and maintained as landscaped
area.
AO8.2 AO8.2 ☐Compliant
Mixed use buildings with non-residential The proposed development does not involve ☒N/A
uses fronting Duke Street, Sunshine Beach a non-residential use. As such, this criterion ☐Performance Solution
provides a landscaped area that is is not applicable.
maintained within the site for a minimum
width of 2 metres to the rear property
boundary.
Centres and services
PO9 AO9 AO9 ☐Compliant
The coastal communities local plan area is No acceptable outcome provided ☒N/A
serviced by the following centres which
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provide business, entertainment and The proposed development does not involve ☐Performance Solution
community uses in accordance with their a centre. As such, this criterion is not
role and function as determined by the applicable.
Noosa Shire Centres Hierarchy for both
the local community and visitors:
(a) Peregian Beach Local centre;
(b) Sunrise Beach Neighbourhood
centre; and
(c) Sunshine Beach Neighbourhood
centre.
PO10 AO10 AO10 ☐Compliant
In Peregian Beach, Heron Street and the Development provides for Heron Street The proposed development does not involve ☒N/A
portion of Kingfisher Drive between and Kingfisher Drive (between Heron a centre. As such, this criterion is not ☐Performance Solution
Heron Street and Grebe Street have a Street and Grebe Street) to be maintained applicable.
pedestrian orientated character as attractive, vibrant and pedestrian
providing key access and visual linkages friendly streets.
between the Peregian Beach park, the
beach and the village square.
PO11 AO11 AO11 ☐Compliant
Development in the Local centre zone at Development: The proposed development does not involve ☒N/A
Peregian Beach: (a) respects the layout, scale (including a centre. As such, this criterion is not ☐Performance Solution
(a) is sympathetic to the coastal village height and setback) and character of applicable.
character of the local centre; development on adjoining sites:
(b) contributes to the creation of a (b) provides a fine scale of built form as
contemporary coastal built form and shown in Figure 7.2.6.6
streetscape; (c) provides active street frontages where
(c) creates vibrant and active spaces in identified as primary active street
the public realm; frontage in Figure 7.2.6.4 (Peregian
(d) provides continuous weather Beach Framework and Character Plan)
protection for pedestrians; and that incorporate shopfronts,
(e) provides integrated and functional indoor/outdoor cafes and restaurants
car parking and access arrangements and other activities that are likely to
that do not dominate the street. foster casual, social and business
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PERFORMANCE OUTCOMES ACCEPTABLE OUTCOMES PROPOSAL COMPLIANCE
interaction for extended periods. Refer
to Figure AP3-8A for design outcomes
for active streetscapes.
(d) has building openings overlooking the
street and addressing key corners as
shown in Figure 7.2.6.4 (Peregian
Beach Framework and Character Plan
and Figure AP3-7A
(e) provides all weather protection in the
form of continuous cantilevered
awnings and/or light verandah
structures with decorative non-load
bearing posts over footpath areas with
mature or semi-mature shade trees
planted along the site frontage
adjacent to the kerbside as per Figure
6.4.2.5 and Figure 7.2.6.6
(f) includes the provision of landscaping,
shaded seating and consistent and
simple paving materials on footpaths
that are consistent with the character
of its setting including where shown as
primary streetscape treatment area on
Figure 7.2.6.4 (Peregian Beach
Framework and Character Plan) and;
(g) provides for on-site car parking at the
rear.
PO12 AO12 AO12 ☐Compliant
The neighbourhood centre at Sunrise No acceptable outcome provided The proposed development does not involve ☒N/A
Beach provides lower order goods and a centre. As such, this criterion is not ☐Performance Solution
services to support the day-to-day needs applicable.
of residents, forming a focal point for the
surrounding neighbourhoods and
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PERFORMANCE OUTCOMES ACCEPTABLE OUTCOMES PROPOSAL COMPLIANCE
remaining compatible with nearby
community and recreation uses.
PO13 AO13 AO13 ☐Compliant
The Neighbourhood centre at Sunshine No acceptable outcome provided The proposed development does not involve ☒N/A
Beach provides: a centre. As such, this criterion is not ☐Performance Solution
(a) mixed use buildings, up to three applicable.
storeys in height including
permanent residential uses on the
upper floor/s;
(b) a range of small scale business uses
to support local resident needs, as
well as visitors;
(c) a vibrant atmosphere with well
designed and managed
entertainment and dining activities
which may operate after hours and
include controlled live acoustic and
amplified music and entertainment.
Housing Choice
PO14 AO14 AO14 ☐Compliant
Sites that are currently used for, or No acceptable outcome provided The proposed development will continue to ☒N/A
approved for the use of retirement operate as a dual occupancy. As such, this ☐Performance Solution
facilities or residential care facilities criterion is not applicable.
continue to provide such residential
accommodation into the future.
PO15 AO15 AO15 ☐Compliant
Mixed use development on sites within a Residential dwellings within a Local Centre The subject site is not identified within a ☒N/A
centre contributes to housing diversity or Neighbourhood Centre: Local Centre or Neighbourhood Centre. As ☐Performance Solution
by providing small dwellings, including (a) are limited to small dwellings; and such, this criterion is not applicable.
single level apartments. (b) are part of a mixed-use building with
non-residential uses at ground level.
PO16 AO16 AO16 ☒Compliant
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PERFORMANCE OUTCOMES ACCEPTABLE OUTCOMES PROPOSAL COMPLIANCE
Residential development contributes to No acceptable outcome provided The proposed development will continue to ☐N/A
housing choice by providing small operate as a dual occupancy. ☐Performance Solution
dwellings, affordable rental premises and
accessible housing.
PO17 AO17 AO17 ☐Compliant
Development in the Low Density No acceptable outcome provided. The subject site is not located within the ☒N/A
Residential zone maintains a high level of Low Density Residential zone. As such, this ☐Performance Solution
residential amenity for permanent criterion is not applicable.
residents.
Visitor facilities
PO18 AO18 AO18 ☐Compliant
Development provides a diversity of No acceptable outcome provided The subject site does not involve visitor ☒N/A
types and styles of visitor accommodation. As such, this criterion is not ☐Performance Solution
accommodation to cater for a range of applicable.
visitor experiences in close proximity to
key tourist areas.
PO19 AO19 AO19 ☐Compliant
Visitor accommodation is not be located No acceptable outcome provided The subject site does not involve visitor ☒N/A
in areas which are predominantly accommodation. As such, this criterion is not ☐Performance Solution
permanent residential dwellings. applicable.
Access and connectivity
PO20 AO20 AO20 ☐Compliant
Development improves local connectivity No acceptable outcome provided The proposed development does not involve ☒N/A
by providing pedestrian and cycle changes to the approved access. As such, ☐Performance Solution
connections to, within and between this criterion is not applicable.
destinations such as local centres, local
community and sporting facilities,
schools and walking trails in Noosa
National Park.
PO21 AO21 AO21 ☐Compliant
☒N/A
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Development integrates with and Development on land including or adjoining The proposed development does not involve ☐Performance Solution
extends the existing street and pathway a key pedestrian/cycle link including where changes to the approved access. As such,
networks including but not limited to shown in Figure 7.2.6.4 (Peregian Beach this criterion is not applicable.
those identified on Figure 7.2.6.4 Framework and Character Plan) facilitates
(Peregian Beach Framework and these connections.
Character Plan) such that connections to
and between key local destinations are
provided and reinforced.
PO22 AO22 AO22 ☐Compliant
Development provides for access to No acceptable outcome provided The proposed development does not involve ☒N/A
foredune and beachfront areas to be via changes to the approved access. As such, ☐Performance Solution
formalised communal access points this criterion is not applicable.
which are located and designed so as to
maintain and enhance visual amenity,
dune stability, habitat values and water
quality.
Environment, natural resources and recreation
PO23 AO23 AO23 ☒Compliant
Development has no significant adverse Connecting Habitat Areas as identified on The proposed development does not impact ☐N/A
effects on biodiversity, natural Map SFM-4 - Biodiversity (Strategic on the Connecting Habitat Areas. ☐Performance Solution
vegetation, native fauna habitat, Framework) are protected from
landscape quality, water quality or fragmentation and encroachment by
cultural heritage values, including those development.
related to—
(a) changes to natural drainage;
(b) disturbance to the dune system and
wetland system;
(c) management of landslide and fire
risk;
(d) erosion and the transport of
sediments off site;
(e) unmanaged public access; and
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PERFORMANCE OUTCOMES ACCEPTABLE OUTCOMES PROPOSAL COMPLIANCE
(f) changes to fauna habitat and
behaviour.
PO24 AO24 AO24 ☒Compliant
Development maintains and protects an Open space corridors identified as The proposed development does not impact ☐N/A
integrated open space network to— Ecological Linkages and Major Recreation on open space corridors. ☐Performance Solution
(a) provide for both passive and active areas on Map SFM-1 - Settlement and Map
recreational pursuits; SFM-4 - Biodiversity (Strategic
(b) provide connectivity for pedestrians Framework) are enhanced and protected
and cyclists; from fragmentation and encroachment by
(c) provide habitat connectivity for development.
wildlife and fish passage;
(d) protect watercourses and drainage
lines;
(e) protect vegetation on steep slopes;
and
(f) form a scenic backdrop for
residential development.
Aircraft safety
PO25 AO25.1 AO25.1 ☒Compliant
Development does not cause an Buildings and structures do not intrude The proposed development does not ☐N/A
obstruction or hazard to the safe into the airport's obstacle limitation intrude into the airport’s OLS. ☐Performance Solution
movement of aircraft within the Sunshine surface (OLS) identified on Map AEM-1 -
Coast Airport’s operational airspace Airport Environment Map.
through the temporary or permanent AO25.2 AO25.2 ☒Compliant
intrusion of physical structures into the Landscaping does not include vegetation The proposed development does not include ☐N/A
airport's operational airspace. that at maturity will intrude into the vegetation that will intrude into the airport’s ☐Performance Solution
airport's obstacle limitation surface (OLS) OLS.
identified on Map AEM-1 - Airport
Environment Map.
AO25.3 AO25.3 ☐Compliant
Development does not include transient ☒N/A
activities such as parachuting, hot air ☐Performance Solution
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PERFORMANCE OUTCOMES ACCEPTABLE OUTCOMES PROPOSAL COMPLIANCE
ballooning and hang gliding beneath the The proposed development does not involve
operational airspace of the Sunshine Coast transient activities. As such, this criterion is
airport as identified on Map AEM-1 - not applicable.
Airport Environment Map.
PO26 AO26.1 AO26.1 ☐Compliant
Development does not cause an Uses involving the bulk handling or disposal The proposed development does not involve ☒N/A
obstruction or hazard to the safe of putrescible waste or organic/food waste bulk handling or disposal of waste. As such, ☐Performance Solution
movement of aircraft within an airport's (e.g landfill and waster transfer facilities) this criterion is not applicable.
operational airspace through the are not located within the 13 kilometre
attracting of wildlife, in particular, flying wildlife hazard buffer radius distance
vertebrates such as birds or bats in contour as identified on Map AEM-1 -
significant numbers. Airport Environment Map; or
AO26.2 AO26.2 ☐Compliant
Where increasing the scale or intensity of The proposed development does not involve ☒N/A
an existing use involving bulk handling or bulk handling or disposal of waste. As such, ☐Performance Solution
disposal of putrescible waste or this criterion is not applicable.
organic/food waste (e.g landfill and waster
transfer facilities) within the 13 kilometre
wildlife hazard buffer radius contour as
identified on Map AEM-1 - Airport
Environment Map, development includes
measures to reduce the potential to attract
birds and bats.
PO27 AO27 AO27 ☒Compliant
Development does not cause an Development and associated activities: The proposed development does not emit ☐N/A
obstruction or hazard to the safe (a) do not emit smoke, dust, ash or steam smoke, dust, ash, steam or a gaseous plume. ☐Performance Solution
movement of aircraft within the Sunshine into the Sunshine Coast Airport’s
Coast Airport’s operational airspace operational airspace; and
through the emission of particulate gases (b) do not emit a gaseous plume into the
or other materials that may cause air Sunshine Coast Airport’s operational
turbulence, reduce visibility or affect airspace at a velocity exceeding 4.3
aircraft engine performance. metres per second as identified on
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PERFORMANCE OUTCOMES ACCEPTABLE OUTCOMES PROPOSAL COMPLIANCE
Map AEM-1 - Airport Environment
Map.
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3. USE / DEVELOPMENT CODES
3.1 Dual Occupancy and Multiple Dwelling Code
3.1.1 Purpose
PURPOSE & OVERALL OUTCOMES PROPOSAL COMPLIANCE
1) The purpose of the Dual Occupancy and Multiple Dwelling Code is to ensure dual occupancy and multiple dwellings are of a high quality design which
appropriately respond to local character, environment and amenity considerations.
2) The overall outcomes sought for dual occupancies and multiple dwellings are as follows:
a) Dual occupancies and multiple dwellings occur only on land that The proposal is an Other change application to the existing dual
is suited to the development and occupation of residential occupancy. The proposed development will still operate as a dual ☒Compliant
buildings. occupancy with no increase to amenity impacts. For further details, ☐N/A
b) Dual occupancies and multiple dwellings have attractive built please refer to the Town Planning Report and Architectural ☐Performance Solution
form which addresses the street and integrates with Proposal Plans prepared by Shaun Lockyer Architects.
surrounding development.
c) Dual occupancies and multiple dwellings are consistent with
the developed character of the particular neighbourhood and
Local Plan area.
d) Dual occupancies and multiple dwellings provide a high
standard of privacy and amenity for residents.
e) Dual occupancies and multiple dwellings incorporate building
design that responds to Noosa Shire’s subtropical climate,
taking advantage of natural climatic conditions.
f) Dual occupancies and multiple dwellings are designed to
provide for safe, secure and comfortable homes for people with
different needs through all stages of life.
g) Dual occupancies and multiple dwellings incorporate high
quality landscapes and well designed and useable communal
and private open space areas that provide visual relief to the
built form.
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3.1.2 Performance Outcomes & Acceptable Outcomes
PERFORMANCE OUTCOMES ACCEPTABLE OUTCOMES PROPOSAL COMPLIANCE
Location
PO1 AO1 AO1
Development is located within the No acceptable outcome provided The proposed development remains to be ☒Compliant
urban boundaries on land with good located on the approved site. ☐N/A
access to a variety of essential services ☐Performance Solution
and facilities, including retail,
commercial, social and medical facilities
and public transport services.
PO2 AO2 AO2
A dual occupancy or multiple dwellings No acceptable outcome provided The proposed development remains to be ☒Compliant
occur only on land that is suited to the located on the approved site. ☐N/A
development and occupation of ☐Performance Solution
residential buildings avoiding risk to
people or property from natural
disaster.
Effects of Use
PO3 AO3 AO3
Development does not adversely No acceptable outcome provided The proposed development remains to ☒Compliant
impact on existing or future operate as a dual occupancy. ☐N/A
infrastructure including water or ☐Performance Solution
sewerage utilities, electricity or
transport infrastructure.
Safety and Amenity
PO4 AO4 AO4
Development addresses the street, Dual occupancy and multiple dwellings do The proposed development remains to be ☒Compliant
contributes to the streetscape and does not occur on battleaxe or rear allotments or located on the approved site. ☐N/A
not adversely impact on the amenity of lots with a frontage less than 10.5 metres in ☐Performance Solution
any adjoining land on which residential width.
development is permitted.
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PERFORMANCE OUTCOMES ACCEPTABLE OUTCOMES PROPOSAL COMPLIANCE
PO5 AO5 AO5
Development is designed to minimise Bedroom windows are at least 3 metres The proposed design of the new dwelling ☒Compliant
noise carrying between dwelling units away from shared driveways, car parking ensures bedroom windows are located a ☐N/A
or accommodation units by locating areas, mechanical plant, refuse and recycling minimum of 3m away from shared driveways, ☐Performance Solution
noise sensitive spaces such as areas, vents and exhausts. car parking areas, mechanical plant, refuse and
bedrooms away from noise generating recycling areas, vents and exhausts.
areas of the development, such as car
parking areas or mechanical plant and
equipment or recreational facilities.
PO6 AO6.1 AO6.1
Where dwellings form part of a mixed Clearly identifiable entry areas for the The proposed development does not involve a ☐Compliant
use development, the development residents of, and visitors to, multiple mixed use development. As such, this criterion ☒N/A
provides residents with reasonable dwellings are provided separately from is not applicable. ☐Performance Solution
privacy and security. entrances for other site users and provide
for safe entry from streets, car parking areas
and servicing areas.
AO6.2 AO6.2
Clearly marked, safe and secure parking The proposed development does not involve a ☐Compliant
areas are provided for residents and visitors mixed use development. As such, this criterion ☒N/A
which are separate from parking areas is not applicable. ☐Performance Solution
provided for other site users.
AO6.3 AO6.3
Security measures are installed such that site The proposed development does not involve a ☐Compliant
users do not have access to areas that are mixed use development. As such, this criterion ☒N/A
intended for the exclusive use of residents of, is not applicable. ☐Performance Solution
and visitors to, dwellings.
AO6.4 AO6.4
Dwellings are designed to incorporate The proposed development does not involve a ☐Compliant
suitable noise attenuation and privacy mixed use development. As such, this criterion ☒N/A
measures to reduce amenity impacts from is not applicable. ☐Performance Solution
business uses.
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PERFORMANCE OUTCOMES ACCEPTABLE OUTCOMES PROPOSAL COMPLIANCE
AO6.5 AO6
Windows, balconies and terraces of each The proposed development does not involve a ☐Compliant
dwelling are screened where overlooking a mixed use development. As such, this criterion ☒N/A
habitable room or private open space of is not applicable. ☐Performance Solution
another dwelling within 9 metres.
PO7 AO7 AO7
Buildings and outdoor spaces are Development of the site enhances: The proposed development will continue to ☒Compliant
designed to allow for natural a) opportunities for passive surveillance of operate as a dual occupancy. ☐N/A
surveillance without adversely communal spaces including providing ☐Performance Solution
impacting the privacy of on-site or well-lit, active and overlooked places and
adjoining residents. routes;
b) legibility of the site and ease of
navigation;
c) clear distinction between public and
private spaces; and
d) ease of maintenance
PO8 AO8.1 AO8.1
Development, including entrance ways The main entrance is clearly identifiable and The proposed development is located on a rear ☐Compliant
and outdoor spaces, are designed to visible from the street, footpath, visitor car lot. As such, this criterion is not applicable. ☒N/A
protect the personal security and safety parking areas and driveway. ☐Performance Solution
of residents as well as legitimate site AO8.2 AO8.2
visitors. The internal path network has clear The proposed development does not result in ☒Compliant
sightlines to the main entry and street access any amendments to the approved driveway ☐N/A
points. configuration. ☐Performance Solution
AO8.3 AO8.3
Visitors have direct access to the main The proposed development ensures access is ☒Compliant
entrance without passing through private provided without passing through private ☐N/A
outdoor living areas. outdoor living areas. ☐Performance Solution
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PERFORMANCE OUTCOMES ACCEPTABLE OUTCOMES PROPOSAL COMPLIANCE
PO9 AO9 AO9
Multiple dwellings can be One in three multiple dwelling units: The proposed development does not involve a ☐Compliant
accommodated and visited by a wide a) is accessible by a safe, continuous and multiple dwelling. As such, this criterion is not ☒N/A
cross section of the community step free path of travel from the street applicable. ☐Performance Solution
including people with limited mobility. entrance of the property or from a car
parking space;
b) has a step-free entrance door with
opening width of at least 820 millimetres;
and
c) contains a bathroom on the entry level.
Landscaping & private open space AO10.1 AO10.1
PO10 Landscaping is provided to a minimum of The proposed development does not intend to ☐Compliant
Development: 40% of the site area and 60% of this is soft change the approved landscape intent. As ☒N/A
a) enhances liveability and promotes landscaping. such, this criterion is not applicable. ☐Performance Solution
outdoor living;
b) contributes to the visual amenity AO10.2 AO10.2
and natural landscape character of If for small dwellings or for development The proposed development is for a dual ☐Compliant
the area; which provides a ratio of at least three small occupancy. As such, this criterion is not ☒N/A
c) retains existing large trees where dwellings to one other dwelling, landscaping applicable. ☐Performance Solution
practicable; is provided to a minimum of 35% of the site
d) provides privacy between uses; area and 60% of this is soft landscaping.
e) reduces the bulk and scale of
development; and
f) conceals services, car parking and
manoeuvring areas.
PO11 AO11.1 AO11.1
Private open space: Private open space is provided for each The proposed development provides for an ☒Compliant
a) is provided to all dwellings and is dwelling at the following rate: adequate area of private open space. ☐N/A
adequate in size, shape and a) at ground level—a minimum of 25m² ☐Performance Solution
dimensions to suit the needs of the directly accessed from living spaces; or
occupants; b) if above ground level—12m² with a
b) receives adequate sunlight; and minimum width of 2.5 metres accessed
c) is designed and orientated to directly from the living spaces.
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PERFORMANCE OUTCOMES ACCEPTABLE OUTCOMES PROPOSAL COMPLIANCE
ensure privacy is maintained AO11.2 AO11.2
between uses. Private open space is provided for each small The proposed development does not involve a ☐Compliant
dwelling at the following rate: small dwelling. As such, this criterion is not ☒N/A
a) at ground level—a minimum of 20m² applicable. ☐Performance Solution
directly accessed from living spaces and
exclusive of clothes drying area; or
b) if above ground level—9m² with a
minimum width of 2.5 metres accessed
directly from the living spaces.
AO11.3 AO11.3
Private open space contributing to the above Private open space complies with the ☒Compliant
calculations has a maximum gradient of 10% maximum gradient of 10%. ☐N/A
(1 in 10) and is clear of any utilities such as ☐Performance Solution
gas, water tanks and air conditioning units.
PO12 AO12.1 AO12.1
Safe vehicular access is provided to and Development does not gain direct access The proposed development does not seek to ☐Compliant
from the site without adversely from any road with a legal speed limit of 80 amend the approved access. As such, this ☒N/A
impacting on the safety of the road kilometres per hour or above. criterion is not applicable. ☐Performance Solution
network.
AO12.2 AO12.2
Where located on any road of a higher order The proposed development does not seek to ☐Compliant
than local road or where accommodating amend the approved access. As such, this ☒N/A
three or more households, vehicle criterion is not applicable. ☐Performance Solution
manoeuvring areas are provided on site such
that vehicles enter and leave the site in a
forward gear.
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PERFORMANCE OUTCOMES ACCEPTABLE OUTCOMES PROPOSAL COMPLIANCE
PO13 AO13 AO13
Sufficient on-site car parking is Car parking is provided in accordance with The proposed development complies with ☒Compliant
provided to accommodate the number Table 9.4.1.4 in the Driveways and Parking Table 9.4.1.4. ☐N/A
and type of vehicles likely to be Code ☐Performance Solution
generated by the residential use
without impacting on the safety or
amenity of the adjoining streets.
PO14 AO14 AO14
Underground car parking areas are No acceptable outcome provided The proposed development does not involve ☐Compliant
designed to drain and function safely underground car parking areas. As such, this ☒N/A
during a flood event and power failure. criterion is not applicable. ☐Performance Solution
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4. WORKS CODES
4.1 Driveways and Parking Code
4.1.1 Purpose
PURPOSE & OVERALL OUTCOMES PROPOSAL COMPLIANCE
1) The purpose of the Driveways and parking code is to ensure driveways and parking:
a) are adequate to serve the access and parking needs of development; and
b) are designed to protect the safety of pedestrians and cyclists.
2) The overall outcomes sought for the Driveways and parking code are:
a) Car parking spaces and associated manoeuvring areas are The proposal is an Other change application to the existing dual
designed to be safe and functional and meet the reasonable occupancy. The proposed development will still operate as a dual ☒Compliant
requirements of the particular land use. occupancy with no increase to amenity impacts. For further details, ☐N/A
b) Adequate provision is made for the standing, parking, please refer to the Town Planning Report and Architectural ☐Performance Solution
loading and unloading, access and manoeuvring of service Proposal Plans prepared by Shaun Lockyer Architects.
vehicles within the development site.
c) The use of motor scooters and motorcycles are promoted as
an alternative to cars within urban areas, with appropriate
parking provided for such vehicles.
d) Driveways and parking areas do not adversely impact on
existing public parking.
e) Vehicular access does not impact adversely upon existing
landscaping or native vegetation.
f) Driveways and parking areas provide safe and efficient
pedestrian and cycle access.
g) Access, parking, servicing and associated manoeuvring
areas do not detract from the streetscape character and are
designed to discourage crime and antisocial behaviour.
h) Driveways and parking areas avoid adverse impacts on the
environment and the amenity of the locality.
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4.1.2 Performance Outcomes & Acceptable Outcomes
PERFORMANCE OUTCOMES ACCEPTABLE OUTCOMES PROPOSAL COMPLIANCE
Assessable development
Driveways
PO1 AO1.1 AO1
Vehicular access does not Vehicular access is located and designed in accordance with The proposed development does not ☐Compliant
adversely impact on safety, the current Australian Standards for Parking Facilities. involve amending the approved access. As ☒N/A
capacity and operations of the such, this criterion is not applicable. ☐Performance Solution
existing or planned road network,
cycleways or pedestrian pathway
systems AO1.2 AO1.2
Only one footpath crossing is provided. Only one footpath crossing is provided. ☒Compliant
☐N/A
Editor’s Note— Justification for additional driveways may need to ☐Performance Solution
be supported by a detailed Traffic Study.
AO1.3 AO1.3
Driveways, have a maximum grade in accordance with The proposed development does not ☐Compliant
Council’s standard requirements. involve amending the approved driveway. ☒N/A
As such, this criterion is not applicable. ☐Performance Solution
PO2 AO2.1 AO2
Driveways and crossovers Design and construction of driveways, including across the The proposed development does not ☐Compliant
a) are suitable and safe for footpath, is in accordance with Council Standard Drawings as involve amending the approved driveway. ☒N/A
their intended use; and appropriate for the particular type of development as As such, this criterion is not applicable. ☐Performance Solution
b) match Council annotated on the drawings.
infrastructure. AO2.2 AO2.1
The change of grades in driveways and ramps is in accordance The proposed development does not ☐Compliant
with Council’s Standard Drawings. involve amending the approved driveway. ☒N/A
As such, this criterion is not applicable. ☐Performance Solution
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PERFORMANCE OUTCOMES ACCEPTABLE OUTCOMES PROPOSAL COMPLIANCE
PO3 AO3.1 AO3.1
The number of driveways across Design of multi-tenanted developments include shared The proposed development does not ☐Compliant
pedestrian footpaths is minimised. driveways and parking areas. involve a multi-tenanted development. As ☒N/A
such, this criterion is not applicable. ☐Performance Solution
AO3.2 AO3.2
Driveways are located so they abut existing driveways of The proposed development does not ☐Compliant
adjoining development where practicable and reciprocal involve amending the approved driveway. ☒N/A
easements are created to reduce the sealed driveway width. As such, this criterion is not applicable. ☐Performance Solution
PO4 AO4 AO4
Vehicular access does not Footpath and kerb crossings are located clear of existing The proposed development does not ☐Compliant
adversely impact on the capacity, stormwater inlet structures, water and sewerage involve amending the approved driveway. ☒N/A
operations and maintenance of the infrastructure fittings, any other exiting utility infrastructure, As such, this criterion is not applicable. ☐Performance Solution
existing infrastructure existing landscaping and vegetation.
PO5 AO5 AO5
Vehicular access does not Vehicular access avoids disturbance to the tree protection The proposed development does not ☐Compliant
adversely impact on the health and zone of trees on public land. involve amending the approved driveway. ☒N/A
integrity of existing landscaping or As such, this criterion is not applicable. ☐Performance Solution
native vegetation, where possible.
Assessable development
Parking and manoeuvring
PO6 AO6.1 AO6.1
Sufficient parking The number of car parking spaces, motor cycle spaces, bicycle The proposed development complies ☒Compliant
a) is provided having regard to spaces and loading bays is not less than the minimum number with Table 9.4.1.4. ☐N/A
the specifics of the use specified in Table 9.4.1.4 Minimum parking requirements ☐Performance Solution
including— including end of trip facilities.
(i) the type and
intensity of land use; Editor's note— with regard to the provision of end of trip facilities,
(ii) any existing parking where there is a conflict with the QDC MP 4.1 for major
available on the site; developments the QDC applies. For all other development Table
9.4.1.4 applies.
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(iii) hours of operation; AO6.2 AO6.2
(iv) likely numbers of Where appropriate, motorcycle spaces can be provided on The proposed development does not seek ☐Compliant
users; site in lieu of required car parking spaces, excluding industry to provide for motorcycle spaces. ☒N/A
(v) accessibility to the activities, at the following rates: ☐Performance Solution
site by means other a) 2 motorcycle spaces provided for 0.5 car parking
than private motor space; or
vehicle; b) 4 motorcycles spaces provided per 1 car parking space;
(vi) the peak parking and
demand periods of c) up to a maximum of 4 car parking spaces.
uses on the site; and AO6.3 AO6.3
(vii) the availability of Secure and convenient parking spaces for bicycles are The proposed development can provide ☒Compliant
alternative car designed and provided on site in accordance with— for bicycle parking within the proposed ☐N/A
parking; and a) AS2890.3 Bicycle Parking Facilities; and garage. ☐Performance Solution
b) is provided to b) Cycling aspects of Austroads Guides (AP-G88-14).
accommodate the number
and type of vehicles and AO6.4 AO6.4
motorcycles likely to be Bicycle spaces and end of trip facilities need to be accessible The proposed development does not ☐Compliant
generated by the to all users. involve end of trip facilities. As such, this ☒N/A
development. criterion is not applicable. ☐Performance Solution
PO7 AO7.1 AO7.1
The layout of the development Parking bays, maneuvering areas, queuing areas, loading, set The proposed development does not ☐Compliant
provides adequate, clearly defined down, pickup areas and driveways are designed in involve amending the approved ☒N/A
and easily accessible accordance with the Australian Standards for Parking driveway. As such, this criterion is not ☐Performance Solution
a) on-site vehicle parking and Facilities. applicable.
maneuvering areas; and
b) loading and maneuvering AO7.2 AO7.2
areas for delivery and Development includes purpose designed spaces for The proposed development does not ☐Compliant
service vehicles. motorcycles and motor scooters, which are easily identified require motorcycle or scooter parking. ☒N/A
from the driveway of the property and located as close as As such, this criterion is not applicable. ☐Performance Solution
practicable to the entrance of the building on site.
PO8 AO8.1 AO8.1
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Parking and manoeuvring areas Parking, service areas and manoeuvring areas are setback a The proposed development does not ☐Compliant
are designed to minimum of 2 metres from road frontages to allow for involve amending the approved ☒N/A
a) not unduly conflict with landscaping, with the exception of Walter Hay Drive, Eenie driveway. As such, this criterion is not ☐Performance Solution
pedestrians; and Creek Road and Holts Road frontages, where no applicable.
b) be sufficiently setback from development occurs within the landscaped frontage
road frontages to not setbacks.
dominate the streetscape AO8.2 AO8.2
or surrounding areas; In Centre zones, parking, service and maneuvering areas are The subject site is not located within a ☐Compliant
c) allow for landscaping to either integrated within or under buildings and sleeved by Centre zone. As such, this criterion is not ☒N/A
reduce the visual impact of usable floor space, or located to the rear of buildings. applicable. ☐Performance Solution
the parking, servicing and
manoeuvring areas; Editor's note— Refer to Figure AP311A and Figure AP311B for
d) complement the future outcomes for car parking in centres.
planned character of the AO8.3 AO8.3
area; and Where practicable vehicle access is from rear laneways. The proposed development does not ☐Compliant
e) avoid development within involve amending the approved ☒N/A
the Walter Hay Drive, Eenie driveway. As such, this criterion is not ☐Performance Solution
Creek Road and Holts Road applicable.
frontage setbacks.
PO9 AO9 AO9
On-site car parking spaces are Car parking spaces are provided for people with disabilities The proposal does not require disability ☐Compliant
identified and reserved for people at the rate specified in the current Australian Standards for parking. As such, this criterion is not ☒N/A
with disabilities. Parking Facilities. applicable. ☐Performance Solution
PO10 AO10 AO10
Access and egress points do not Vehicle maneuvering areas are provided in accordance with The proposed development does not ☐Compliant
impact on the safety and the current Australian Standards Australian Standards for involve amending the approved ☒N/A
operations of the road system Parking Facilities, so vehicles enter and leave the site in a driveway. As such, this criterion is not ☐Performance Solution
forward gear, excluding dual occupancy or detached applicable.
dwellings on local roads
PO11 AO11 AO11
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Parking areas are designed to At locations where pedestrian and vehicle conflicts are likely The proposed development does not ☐Compliant
a) provide a progressive to occur: involve amending the approved ☒N/A
reduction in speed between a) sight distances of at least 2.5 seconds of travel time at driveway. As such, this criterion is not ☐Performance Solution
the external road and the designated speed are provided; applicable.
internal parking spaces; b) splayed corners on structures are incorporated;
b) ensure lower speeds near c) landscaping is designed to allow clear views; and
areas of high pedestrian d) sign placement ensures that sight distance
activity through the use of requirements are not impeded.
appropriate road geometry
or devices designed to limit
speed; and
c) maintain sight distances
which are appropriate for
the likely operating speeds
in all areas of potential
pedestrian/vehicle and
vehicle/vehicle conflict.
PO12 AO12.1 AO12.1
A clearly defined pedestrian In large open carparks with greater than 200 car parking The proposal does not involve a large ☐Compliant
network is provided that – spaces, a pedestrian path between parking spaces is provided open carpark. As such, this criterion is not ☒N/A
a) is located in areas where on every second aisle. applicable. ☐Performance Solution
people will choose to walk;
b) ensures that pedestrian AO12.2 AO12.2
movement through car For a minimum of 50% of car parking spaces, pedestrian The proposed development does not ☐Compliant
parking areas or structures access to buildings is not across or through driveways, involve amending the approved ☒N/A
are along aisles rather than carparks, set down or maneuvering areas. driveway. As such, this criterion is not ☐Performance Solution
across them. applicable.
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PO13 AO13
Provision is made for pedestrian No acceptable outcome provided The proposed development does not ☐Compliant
and vehicular queues at conflict involve amending the approved ☒N/A
points driveway. As such, this criterion is not ☐Performance Solution
applicable.
PO14 AO14 AO14
Parking areas are lit to provide Lighting is provided in accordance with the Australian The proposed development does not ☐Compliant
security for nighttime users. Standard for Road Lighting - Vehicular Traffic (Category V) involve outdoor lighting. As such, this ☒N/A
Lighting - Performance Installation and Design criterion is not applicable. ☐Performance Solution
Requirements.
PO15 AO15 AO15
Site facilities encourage users and End of trip facilities are maintained and accessible to all users The proposed development does not ☐Compliant
employees to access the site by of the premises as part of common property. involve end of trip facilities. As such, this ☒N/A
means of foot or bicycle through criterion is not applicable. ☐Performance Solution
provision of appropriate end of
trip facilities including bicycle
parking and shower/change
rooms.
PO16 AO16
Development with the potential to No acceptable outcome provided The proposed development will not ☐Compliant
generate significant traffic and generate significant traffic and parking ☒N/A
parking impacts gives appropriate impacts. As such, this criterion is not ☐Performance Solution
consideration to transport and applicable.
land use issues.
Editor’s Note – A detailed Traffic
Impact Assessment Report may be
required.
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PO17 AO17.1 AO17.1
Parking and maneuvering areas Development providing less than five car parking spaces is The proposed development does not ☐Compliant
are designed to ensure run-off is designed so that the driveway, parking and maneuvering involve amending the approved ☒N/A
treated to remove pollutants prior areas are formed to drain to landscaped areas. driveway. As such, this criterion is not ☐Performance Solution
to leaving the premises. applicable.
AO17.2 AO17.2
Development providing five or more car parking spaces is The proposed development does not ☐Compliant
designed to incorporate stormwater treatment methods to involve amending the approved ☒N/A
remove water contaminants likely to runoff from the general driveway. As such, this criterion is not ☐Performance Solution
operation of the of the driveway, parking and maneuvering applicable.
areas.
Editor’s Note – Further details are provided in the Water Quality
and Drainage Code.
PO18 The proposed development does not
Parking areas are designed to No acceptable outcome provided involve amending the approved ☐Compliant
ensure drainage without the use driveway. As such, this criterion is not ☒N/A
of pumps or other electrical applicable. ☐Performance Solution
apparatus.
PO19 AO19 AO19
Site layout and building design Below ground components of buildings, including carparks, do The proposed development does not ☐Compliant
provides for soft landscaping to be not extend beyond the above ground footprint to allow for the involve anything below ground. As such, ☒N/A
established. provision of landscaping, particularly within building this criterion is not applicable. ☐Performance Solution
setbacks.
4.2 Earthworks Code
4.2.1 Purpose
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PURPOSE & OVERALL OUTCOMES PROPOSAL COMPLIANCE
1) The purpose of the Earthworks code is to ensure earthworks do not unreasonably impact on the natural environment or other pro perties and provide a
safe and secure work environment.
2) The overall outcomes sought for the Earthworks code are:
a) Earthworks are designed and constructed to be structurally sound. The proposed development involves minimal
b) All onsite works provide land stability (including differential earthworks near the rear of the site. Nonetheless, the ☒Compliant
settlement or expansion in reactive soils). proposed works will provide land stability and will ☐N/A
c) Earthworks avoid contamination of land. utilise clean materials to avoid the contamination of ☐Performance Solution
d) Flooding and drainage are appropriately addressed. land.
e) Groundwater, watercourses and wetlands are protected.
f) The loss of native remnant or regrowth vegetation is avoided.
4.2.2 Performance Outcomes & Acceptable Outcomes
PERFORMANCE OUTCOMES ACCEPTABLE OUTCOMES PROPOSAL COMPLIANCE
Assessable Development
Effects of works
Drainage AO1 AO1
PO1 Filled or excavated areas have a The proposed development does not ☒Compliant
Finished surface levels ensure land is free minimum gradient of 0.5% and drain to involve amendments to the existing ☐N/A
draining. Council’s stormwater infrastructure stormwater management over the site. ☐Performance Solution
where available, or where stormwater As such, the proposed stormwater
infrastructure is not available, toward generated by the site will be drained to
the street. Council’s stormwater infrastructure.
Hydraulics AO2
PO2 No acceptable outcome provided The subject site is not identified as being ☐Compliant
Change to the levels on site do not have an flooded by any source. As such, this ☒N/A
adverse impact on the flooding and drainage criterion is not applicable. ☐Performance Solution
characteristics off-site.
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Geotechnical considerations AO3.1 AO3.1
PO3 Filling works are undertaken in The proposed earthworks will be ☒Compliant
Earthworks do not result in geotechnical accordance with Council’s Planning undertaken in accordance with the ☐N/A
instability on-site or to nearby premises. Scheme Policy PSP6 Engineering design relevant planning scheme policy. ☐Performance Solution
standards - roads, drainage and
earthworks.
AO3.2 AO3.2
Where the filling is for residential, The proposed earthworks will be ☒Compliant
commercial or industrial purposes the undertaken in accordance with the ☐N/A
works comply with Australian Standard - relevant Australian Standards. ☐Performance Solution
Guidelines for earthworks on commercial
& residential development.
Local amenity AO4.1 AO4.1
PO4 The following control measures are The proposed development can comply ☒Compliant
Undertaking earthworks does not adversely implemented— with this outcome. ☐N/A
impact on the amenity of the local area by way a) regular water spraying of ☐Performance Solution
of dust, noise or visual amenity. exposed areas to suppress dust;
b) provision of dust stabilised or
sealed internal roads;
c) protective covering of exposed
areas that are left for more than
2 weeks; and
d) unless a development permit
provides otherwise, disturbed
areas are revegetated using
species identified in Council's
Planning Scheme Policy PSP2
Landscaping.
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AO4.2 AO4.2 ☒Compliant
Earthworks are undertaken only The proposed development can comply ☐N/A
during the hours of 7:00am to 6:00pm, with this outcome. ☐Performance Solution
Monday to Friday and 7:00am to
3:00pm on Saturday. No work is
undertaken on Sunday or public
holidays.
Vegetative waste AO5.1 AO5.1
PO5 Cleared vegetation is transported The proposed development can comply ☒Compliant
Vegetation cleared from a development site is off-site for disposal in an approved with this outcome. ☐N/A
disposed of in an environmentally responsible green waste disposal facility. ☐Performance Solution
manner.
AO5.2 AO5.2 ☒Compliant
Cleared vegetation is mulched on-site The proposed development can comply ☐N/A
and reused for landscaping of the with this outcome if appropriate. ☐Performance Solution
finished development.
AO5.3 AO5.3 ☒Compliant
Cleared vegetation is disposed of for the The proposed development can comply ☐N/A
purpose of firewood. with this outcome if appropriate. ☐Performance Solution
AO5.4 AO5.4 ☒Compliant
Disposal of vegetative waste by burning The proposed development can comply ☐N/A
off is avoided. with this outcome. ☐Performance Solution
Managing contamination risk AO6.1 AO6.1
PO6 Fill material is solid clean earth, free of The proposed development can comply ☒Compliant
Materials used as fill are suitable for putrescible or refuse material, with this outcome. ☐N/A
development and future use of the land and vegetation, acid sulfate soils, building ☐Performance Solution
filling or excavation works do not result in the or construction material or other
contamination of land. material or contaminants.
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AO6.2 AO6.2 ☒Compliant
The site is not on the contaminated The subject site is not identified on the ☐N/A
land register. contaminated land register. ☐Performance Solution
Haulage activity and amenity AO7 AO7 ☒Compliant
PO7 No acceptable outcome provided The proposed development can comply ☐N/A
Haulage of material to and from a site with this outcome. ☐Performance Solution
ensures—
(a) minimal disturbance to neighbouring
properties and properties along the
haulage route; and
(b) Council’s road infrastructure including
pavements is not adversely affected.
Extent of earthworks AO8 AO8 ☒Compliant
PO8 All earthworks, including cut and fill The proposed development can comply ☐N/A
The layout of the development provides batters, retaining walls and the like are with this outcome. ☐Performance Solution
adequate, clearly defined and easily contained within the subject site.
accessible—
(a) on-site vehicle parking and maneuvering
areas; and
(b) loading and maneuvering areas for
delivery and service vehicles.
Sloping sites AO9 AO9 ☒Compliant
PO9 Cut or fill is less than 1.5 metres in The proposed development provides for ☐N/A
On sloping sites development follows the depth relative to the natural ground excavation less than 1.5 in depth relative ☐Performance Solution
natural landform wherever practical and level. to the natural ground level.
excavation or filling is minimal.
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Infrastructure protection AO10 A10 ☒Compliant
PO10 No acceptable outcome provided The proposed development can comply ☐N/A
Earthworks and vehicular access do not adversely with this outcome. ☐Performance Solution
impact on the capacity, operations and
maintenance of existing infrastructure.
Environmental protection AO11 A11 ☒Compliant
PO11 No acceptable outcome provided The proposed development can comply ☐N/A
Earthworks minimise any adverse impact upon with this outcome. ☐Performance Solution
groundwater, watercourses, drainage lines,
wetlands, and native vegetation.
Dams AO12.1 A12.1 ☐Compliant
PO12 Where the site is in the Rural zone— The subject site is not identified within ☒N/A
Dam location and construction does not impact a) the land has a slope of less than the Rural zone. As such, this criterion is ☐Performance Solution
upon neighboring properties or road reserves, 25% (1:4); not applicable.
in terms of— b) the earthworks including cut and
a) hydrology; fill batters and retaining walls are
b) alteration of existing overland flow paths setback a minimum of 50 metres
and patterns; from the property boundary; and
c) landslide or failure of dam wall; and c) the size of the lot is greater than
5 hectares.
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d) effluent disposal areas. AO12.2 A12.2 ☐Compliant
Where the site is in the Rural The subject site is not identified within ☒N/A
residential zone or the Rural zone and the Rural residential or Rural zone. As ☐Performance Solution
the lot is less than 5 hectares: such, this criterion is not applicable.
a) the land has a slope of less than
1:6;
b) the earthworks including cut and
fill batters and retaining walls are
setback a minimum of 20 metres
from the property boundary; and
c) the dam work involves less than
500m³ of material.
AO12.3 A12.3 ☐Compliant
For all other zones— The proposed development does not ☒N/A
No acceptable outcome provided involve the construction of dams. As such, ☐Performance Solution
this criterion is not applicable.
4.3 Existing Services Code
4.3.1 Purpose
PURPOSE & OVERALL OUTCOMES PROPOSAL COMPLIANCE
1) The purpose of the Existing Services Code is to ensure existing underground infrastructure is protected from damage caused by development.
2) The overall outcomes sought for the Existing services code are:
a) Underground infrastructure is accessible for maintenance The proposed development does not involve the removal of
purposes. existing infrastructure and will ensure existing services are ☒Compliant
b) Existing services are identified and methods of protection and protected during the delivery of the development. ☐N/A
access are implemented in the design of the development. ☐Performance Solution
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4.3.2 Performance Outcomes & Acceptable Outcomes
PERFORMANCE OUTCOMES ACCEPTABLE OUTCOMES PROPOSAL COMPLIANCE
Assessable development
PO1 AO1 AO1
Development near a stormwater No acceptable outcome provided The proposed development is not undertaken ☐Compliant
drain, overland flow path or near a stormwater drain or overland flow path. ☒N/A
associated structure does not— As such, this criterion is not applicable. ☐Performance Solution
a) adversely affect the function of the
service;
b) place an additional load on the
service; and
c) unduly increase future
maintenance costs.
PO2 AO2.1 AO2.1
Maintenance access is provided to all For trunk infrastructure, a registered The proposed development does not involve ☐Compliant
stormwater drains, overland flow paths easement in favour of Council is created over trunk infrastructure. As such, this criterion is ☒N/A
and associated structures. all underground infrastructure located in not applicable. ☐Performance Solution
private property.
AO2.2 AO2.2 ☐Compliant
The width of the easement required is in The proposed development does not involve ☒N/A
accordance with Council’s Planning Scheme trunk infrastructure. As such, this criterion is ☐Performance Solution
Policy PSP6 Engineering Design Standards – not applicable.
Roads, drainage and earthworks.
AO2.3 AO2.3 ☐Compliant
The easement is centred over the centreline The proposed development does not involve ☒N/A
of the infrastructure. trunk infrastructure. As such, this criterion is ☐Performance Solution
not applicable.
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4.4 Fire Services for Common Private Title Code
4.4.1 Purpose
PURPOSE & OVERALL OUTCOMES PROPOSAL COMPLIANCE
1) The purpose of the Fire services code is to ensure development in urban areas accessed by common private title have appropriate fire hydrant infrastructure and
unimpeded access for Queensland Fire and Emergency Service (QFES) vehicles for the protection of people, property and the environment from fire and chemical
incidents.
2) The overall outcomes sought for the Fire services code are:
a) Development provides for suitable fire hydrant infrastructure The proposed development does not involve amendments to fire
which is located to safely, efficiently and effectively access services for common private title. As such, this criterion is not ☐Compliant
water supply and is integrated into the overall design of the applicable. ☒N/A
development. ☐Performance Solution
b) Development provides for unimpeded access for QFES
vehicles to fire hydrant infrastructure.
4.4.2 Performance Outcomes & Acceptable Outcomes
PERFORMANCE OUTCOMES ACCEPTABLE OUTCOMES PROPOSAL COMPLIANCE
Assessable development
Installation of hydrant AO1.1 AO1.1
PO1 Fire hydrant placement and technical The proposed development does not involve ☐Compliant
Fire hydrants are installed and located requirements for residential streets and amendments to fire services for common ☒N/A
to enable QFES vehicles to access common access ways within common private private title. As such, this criterion is not ☐Performance Solution
water safely, effectively and efficiently. title are in accordance with: applicable.
a) Australian Standard (AS) 2419.1 – 2005
Fire hydrant installations; and
b) QFES: Fire Hydrant and vehicle access
guidelines for residential, commercial
and industrial lots.
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AO1.2 AO1.2
Fire hydrant placement and technical The proposed development does not involve ☐Compliant
requirements for commercial and industrial amendments to fire services for common ☒N/A
streets and access ways within streets private title. As such, this criterion is not ☐Performance Solution
serving commercial properties, such as applicable.
factories, warehouses and offices, are in
accordance with:
a) Australian Standard (AS) 2419.1 – 2005
Fire hydrant installations; and
b) QFES: Fire Hydrant and vehicle access
guidelines for residential, commercial
and industrial lots.
Road technical standards AO2 AO2
PO2 No acceptable outcome provided. The proposed development does not involve ☐Compliant
Road widths and construction within amendments to fire services for common ☒N/A
the development are adequate for private title. As such, this criterion is not ☐Performance Solution
QFES vehicles to gain access to a safe applicable.
working area close to buildings and near
water supplies whether or not on-
street parking spaces are occupied.
Editor’s Note – Roads should be designed
and constructed in accordance with Road
Planning and Design manual – 2nd edition.
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4.5 Landscaping Code
4.5.1 Purpose
PURPOSE & OVERALL OUTCOMES PROPOSAL COMPLIANCE
1) The purpose of the Landscaping code is to ensure development:
a) incorporates landscapes that are consistent with and protect and enhance the amenity and distinct vegetated character of Noosa Shire; and
b) creates quality places and spaces.
2) The overall outcomes sought for the Landscaping code are:
a) Development integrates landscaping into its design, ensuring The proposed development seeks to retain the existing pandanus
building and structures sit within the landscape rather than tree and provide new landscaping along the boundaries of the site ☒Compliant
dominating it. in addition to containerised planting and raised planter beds. ☐N/A
b) Landscaping is consistent with the vegetated character and ☐Performance Solution
landscape design principles of Noosa Shire. The proposed development does not involve changes to the
c) Development retains, reinforces and enhances existing approved landscaping intent of the front lot.
vegetation where practicable and natural landscape features
of the site, streetscape and locality.
d) Landscaping creates aesthetically pleasing, safe, comfortable
and functional environments in which people live, work and
visit.
e) Development relies on the retention of existing natural
vegetation and natural features for their ecological, aesthetic
and cultural values.
f) Plantings are of a scale and density commensurate with
building height, bulk and scale.
g) Hard landscape features use natural materials such as timber
or rock over manufactured materials
h) Landscaping enhances visual privacy for dwellings, buffers
development and conflicting land uses, and screens services
and storage areas.
i) Landscaping species are chosen and established in a manner
that promotes longevity and ease of maintenance, such that
species:
(i) are predominantly those naturally occurring in the area;
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PURPOSE & OVERALL OUTCOMES PROPOSAL COMPLIANCE
suit local soil, climate, aspect and the site situation; and
(ii)
contribute to the habitat of local wildlife.
(iii)
j) Revegetation and rehabilitation of native wildlife habitat and
riparian areas protect and enhance ecological and biodiversity
values.
k) Vegetation protects the integrity of steep slopes and unstable
landforms.
l) Landscaping incorporates sound water management with
on-site detention and the efficient infiltration of stormwater
and assists with microclimate management and energy
conservation.
m) Species that attract wildlife are not planted in a location that
would place wildlife at risk from incompatible uses.
n) Landscaped open space accommodates the outdoor
recreation needs of residents and visitors staying in the Shire.
4.5.2 Performance Outcomes & Acceptable Outcomes
PERFORMANCE OUTCOMES ACCEPTABLE OUTCOMES PROPOSAL COMPLIANCE
General Requirements
Amenity AO1 AO1
PO1 Landscaping is designed, planted and Any newly planted species will be done so in ☒Compliant
Landscaped areas— maintained in accordance with PSP2 accordance with the relevant planning scheme ☐N/A
a) enhance the visual amenity and Landscaping. policy. ☐Performance Solution
natural landscape character of the
site, streetscape and local area; Editor’s Note— The quantity of landscaped open
b) retain natural landscape features; space, including landscaped buffers, required for
c) enhance buffer areas around various land uses is specified in the relevant use
property boundaries; code.
d) suit the relative size and nature of
the development and its setting;
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e) reduce the visual impact of large or
bulky structures and fencing;
f) screen incompatible land uses;
g) conceal service, car parking and
loading areas; and
h) provide privacy between any
dwellings or accommodation on
and adjoining the site to a height
and density appropriate to the
scale of the development.
Design AO2.1 AO2.1
PO2 Existing site trees and landscape features The proposal involves the removal of two trees ☒Compliant
Site layout and building and landscape such as rock outcrops are integrated into within the western portion of the subject site. ☐N/A
design— the development wherever possible. Nonetheless, new landscaping is proposed ☐Performance Solution
a) provides for soft landscaping to be throughout the open space areas as well as
established in and around the within garden beds and planters to soften the
development; overall built form of the development.
b) maximises the retention of large
canopy trees; AO2.2 AO2.2
c) minimises the extent of Below ground components of buildings, The proposed development does not involve ☐Compliant
impervious paved areas; including basement carparks, do not below ground components of buildings. As ☒N/A
d) provides for suitable plant layouts extend beyond the above ground footprint such, this criterion is not applicable. ☐Performance Solution
and densities; to allow for deep landscaping particularly
e) facilitates the adoption of within building setback areas.
appropriate planting techniques; AO2.3 AO2.3
and Alternatives to impervious pavement are The proposed development provides for ☒Compliant
f) considers on-going maintenance provided and are located where impervious areas only where necessary with ☐N/A
requirements to assure the landscaping and existing vegetation will non-impervious surfaces being provided ☐Performance Solution
establishment and ongoing benefit from increased infiltration of throughout the open space areas.
survival of plantings rainwater.
AO2.4 AO2.4
Plants are grouped in mulched beds rather ☒Compliant
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g) reduces the impact of buildings than planted individually to provide for The proposal provides for a mix of planted ☐N/A
and structures. optimum growing conditions and less beds and standalone shade trees. ☐Performance Solution
maintenance.
AO2.5 AO2.5
Plants do not rely on extensive The proposed development provides for low ☒Compliant
maintenance regimes such as hedging. maintenance plant species. ☐N/A
☐Performance Solution
AO2.6 AO2.6
Plants do not generally rely on watering The proposed development does not involve ☒Compliant
systems, however where necessary the watering systems. ☐N/A
design includes a sprinkler or drip ☐Performance Solution
irrigation system that delivers water for
optimum plant growth and minimum
evaporation.
AO2.7 AO2.7
Edges of different surfaces and gardens are Edges of different surfaces and gardens will be ☒Compliant
defined to assist with maintenance. defined to assist with maintenance. ☐N/A
☐Performance Solution
AO2.8 AO2.8
For retaining walls, rock facing or mass rock The proposed development does not involve ☐Compliant
walls are used rather than rendered block, retaining or rock walls. As such, this criterion is ☒N/A
concrete or other urban style walls. not applicable. ☐Performance Solution
AO2.9 AO2.9
Timbers and other natural materials that The proposal provides for timber doors and ☒Compliant
reflect the colours and textures of the windows with the overall colour palette of the ☐N/A
landscape are incorporated. development representing the surrounding ☐Performance Solution
landscape.
AO2.10 AO2.10
Timbers which are allowed to fade to grey The proposed development proposes low ☒Compliant
and metals that are designed to rust are maintenance materials. ☐N/A
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used rather than materials which require ☐Performance Solution
regular treatment or maintenance.
Street Trees AO3.1 AO3.1
PO3 A minimum of 2 street trees are provided The proposed development does not involve ☐Compliant
Street trees within road reserves per lot or every 8 metres of frontage, changes to the verge profile. As such, this ☒N/A
provide effective canopy shading whichever is the greater. criterion is not applicable. ☐Performance Solution
having regard to the size and scale of
the road reserve and the location of AO3.2 AO3.2 ☐Compliant
services and other structures. Street trees are planted a minimum of 1m The proposed development does not involve ☒N/A
from the back of the kerb in the road changes to the verge profile. As such, this ☐Performance Solution
reserve verge and are of a species that do criterion is not applicable.
not impact onservices.
PO4 AO4 AO4
Street trees in towns and villages, are Where a street or locality has an identified The street or locality does not have an ☐Compliant
consistent with the existing character derived from existing vegetation, identified character derived from existing ☒N/A
streetscape character. similar or identical species are used. vegetation. As such, this criterion is not ☐Performance Solution
applicable.
Editor’s Note— character trees may be exotic
species not endemic to the area such as
Jacaranda, Poinciana or Fig trees.
Safety and security AO5.1 AO5.1
PO5 Landscaping features like planting, The proposal does not involve any change to ☐Compliant
Landscaping is designed and located changes of material and texture, the verge profile or street level. As such, this ☒N/A
to maximise the safety and security of pedestrian shelter, changes of level, criterion is not applicable. ☐Performance Solution
public and private areas by— artwork, signage, low walls, seating and the
a) clearly defining the boundaries like define desired movement areas and
between private and public delineate public and private areas.
spaces;
b) promoting casual surveillance of Editor's Note— Refer to Figure 6.4.4.4 and
Figure AP3-5A
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buildings and public areas from the AO5.2 AO5.2 ☒Compliant
street and other public areas for Landscaping allows adequate visibility for The proposed landscaping will provide for ☐N/A
personal security reasons; casual surveillance of public and casual surveillance of public and semi-public ☐Performance Solution
c) avoiding concealment spots; semi-public spaces. spaces.
d) maintaining safe sight distances to
and from road and building AO5.3 AO5.3 ☒Compliant
corners, car park entrances and Landscaping including fences, walls, The proposed development avoids blind spots ☐N/A
driveways; outdoor furniture and artworks are or places of concealment. ☐Performance Solution
e) maintain safe sight distances at designed to avoid blind spots or places of
planting bed ends within car parks; concealment.
f) designing to discourage graffiti; AO5.4 AO5.4 ☐Compliant
g) ensuring vegetation does not Blank solid front fences are avoided and The proposal does not involve a front fence. As ☒N/A
inhibit the effectiveness of street where a solid wall is required elements such such, this criterion is not applicable. ☐Performance Solution
lighting or conceal signage; and as a vertical garden, creepers, murals or
vandal resistant paint are incorporated.
h) separating and defining pedestrian
and vehicle circulation routes. AO5.5 AO5.5 ☐Compliant
Front fences are no more than 1.2 metres The proposal does not involve a front fence. As ☒N/A
high or 1.8 metres if at least 50% such, this criterion is not applicable. ☐Performance Solution
transparent
AO5.6 AO5.6 ☐Compliant
Landscaping is provided between the fence The proposal does not involve a front fence. As ☒N/A
and the street frontage. such, this criterion is not applicable. ☐Performance Solution
AO5.7 AO5.7 ☐Compliant
Street trees and trees in car parking areas The proposed development does not involve ☒N/A
and next to pathways have a minimum changes to the verge profile. As such, this ☐Performance Solution
canopy clearance height of 2.4 metres, criterion is not applicable.
increasing to 5.0 metres where trucks and
buses frequently use the route.
AO5.8 AO5.8 ☒Compliant
Root guards are utilised around species The proposed development will incorporate ☐N/A
with potentially invasive roots to avoid trip root guards if required. ☐Performance Solution
hazards.
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AO5.9 AO5.9 ☐Compliant
Landscaping allows for safe vehicle sight The proposed development does not involve ☒N/A
lines at driveways. changes to the driveways or existing sight ☐Performance Solution
lines. As such, this criterion is not applicable.
Editor's Note— Refer to Figure 9.4.5.4.
Energy efficiency AO6.1 AO6.1
PO6 Landscape elements are positioned to The proposed development provides ☒Compliant
Landscaping assists in passive solar shade walls, windows and outdoor areas landscaping to assist with mitigating the ☐N/A
access, the provision of shade, from afternoon (western) sun. impacts from the afternoon sun. ☐Performance Solution
microclimate management and energy
conservation. AO6.2 AO6.2 ☒Compliant
Landscapes facilitate winter sun access to The proposed development ensures ☐N/A
living areas, north facing windows and public landscaping will not hinder access to sunlight ☐Performance Solution
spaces. in the winter.
AO6.3 AO6.3 ☒Compliant
Landscapes, fences and walls allow The proposed development ensures exposure ☐N/A
exposure of living and public areas to to summer breezes and protection against ☐Performance Solution
prevailing summer breezes and protection winter winds.
against winter winds.
AO6.4 AO6.4 ☐Compliant
Landscape elements do not shade solar The proposed development does not involve ☒N/A
collector devices during the middle 6 hours solar collector devices. As such, this criterion is ☐Performance Solution
of the day. not applicable.
Stormwater Drainage AO7 AO7 ☐Compliant
PO7 No acceptable outcome provided The proposed development does not involve ☒N/A
Landscaping integrates stormwater amendments to the stormwater drainage. As ☐Performance Solution
drainage and water sensitive urban such, this criterion is not applicable.
design elements.
Natural Drainage AO8.1 AO8.1 ☐Compliant
PO8 Landscaping works maintain and enhance ☒N/A
Landscaping maintains or enhances natural drainage lines (including creeks,
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the quality of surface water and gullies, waterways and wetlands) to convey The subject site does not contain natural ☐Performance Solution
groundwater. stormwater drainage lines. As such, this criterion is not
applicable.
AO8.2 AO8.2 ☐Compliant
Riparian buffers are maintained and The subject site is not identified as containing ☒N/A
rehabilitated. a riparian buffer. As such, this criterion is not ☐Performance Solution
applicable.
AO8.3 AO8.3 ☐Compliant
Within paved or sealed surfaces, tree grates The proposed development does not involve ☒N/A
provide for water and natural air movement tree grates. As such, this criterion is not ☐Performance Solution
however are not to be used as drain. applicable.
Bank stability AO9 AO9 ☐Compliant
PO9 Structures and recreational facilities The proposed development does not involve ☒N/A
Works or structures do not impact on (including playgrounds, pergolas, recreational facilities or structures. As such, ☐Performance Solution
erosion or bank stability. barbeques etc.) are setback a minimum of this criterion is not applicable.
30 metres from the top of the bank of any
watercourse and 10 metres from the top of
the bank of any drainage line.
Species selection AO10.1 AO10.1 ☒Compliant
PO10 Plantings— The proposed development will incorporate ☐N/A
Plant species: a) comprise plant species identified for the plantings in accordance with the relevant ☐Performance Solution
a) are appropriate to the biophysical relevant landscape character area in requirements of the applicable planning
conditions and landscape character PSP2 Landscaping; scheme policy.
of the area; b) avoid undesirable plant species
b) are suitable for the space available, identified in PSP2 Landscaping; and
the level of visual and climatic c) incorporate appropriate understorey
exposure, the functional and taller species to provide screening
requirements of the site and the and softening to all levels of building
scale of the development; bulk, parking areas, manoeuvring,
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c) provide appropriate levels of loading areas and open stormwater
shade and sunlight to occupants of treatment infrastructure.
the development throughout the AO10.2 AO10.2 ☐Compliant
year; For landscaping around pool areas— The proposed development does not ☒N/A
d) minimise the demand for water a) no more than 25% of the landscaping is incorporate a pool. As such, this criterion is ☐Performance Solution
use; with exotic plant species, provided none not applicable.
e) do not cause potential damage to of the plant species are undesirable
buildings or structures; plants identified in PSP2 Landscaping;
f) are not harmful to pedestrians, and
particularly around schools, b) palms are specifically located in group
childcare centres, shopping areas plantings in accordance with PSP2
and other high pedestrian areas; Landscaping p l a n t s .
g) in intensively used environments, AO10.3 AO10.3 ☐Compliant
can endure high levels of activity; Koala food trees are not planted in close The proposed development does not involve ☒N/A
h) do not attract wildlife to high risk proximity to the major road network. koala food trees. As such, this criterion is not ☐Performance Solution
areas; and applicable.
i) reduce the visual impact of the
development including any
stormwater treatment infrastructure.
Car Parks AO11.1 AO11.1 ☐Compliant
PO11 One advanced canopy tree (a minimum of The proposed development does not involve a ☒N/A
Landscaping of car parking areas is 45 litres pot size) is provided for every 4 car large car park. As such, this criterion is not ☐Performance Solution
designed to— parking spaces. applicable.
a) reduce the visual impact of the
development, softening the AO11.2 AO11.2 ☐Compliant
appearance of hardstand areas; A minimum area of 5m² around the base of The proposed development does not involve a ☒N/A
b) define parking areas; each canopy tree, is treated with a porous large car park. As such, this criterion is not ☐Performance Solution
c) provide advanced canopy trees to surface such as mulch with groundcovers applicable.
and protected from intrusionof vehicles.
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shade vehicles and to reduce AO11.3 AO11.3 ☐Compliant
reflected radiation; Runoff from car parking areas is directed to The proposed development does not involve a ☒N/A
d) maximise opportunities for landscaped areas to minimise large car park. As such, this criterion is not ☐Performance Solution
infiltration of rainwater on-site; contaminated runoff, including applicable.
and hydrocarbons, entering the stormwater
e) minimise contaminated runoff system and watercourses.
entering the stormwater system AO11.4 AO11.4 ☐Compliant
and a watercourse. Canopy trees are protected from vehicle The proposed development does not involve a ☒N/A
damage by providing adequate sized garden large car park. As such, this criterion is not ☐Performance Solution
beds. applicable.
AO11.5 AO11.5 ☐Compliant
Plants with thorns, fruit or berries are The proposed development does not involve a ☒N/A
avoided in car parks. large car park. As such, this criterion is not ☐Performance Solution
applicable.
Editor's note— Refer to Figure AP35B
Services, utilities and infrastructure AO12.1 AO12.1 ☐Compliant
PO12 Vegetation planted within the easement of The proposed development does not involve ☒N/A
Vegetation does not pose a risk to the an overhead powerline or, where there is no vegetation under a powerline. As such, this ☐Performance Solution
safety or reliability of services, utilities easement, the area of influence of a criterion is not applicable.
or infrastructure including substations, powerline, has a mature height of no more
overhead powerlines, power poles and than 3.5 metres.
transformers, street lamps, stormwater AO12.2 AO12.2 ☐Compliant
catchment pits, and underground Vegetation planted within an underground The proposed development does not involve ☒N/A
services and utilities. powerline easement does not have a mature vegetation planted within proximity to an ☐Performance Solution
root system in excess of 150 millimetres in underground powerline. As such, this
depth and is not located directly over the criterion is not applicable.
powerline.
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AO12.3 AO12.3 ☐Compliant
Regardless of the width of the easement, The proposed development does not involve ☒N/A
vegetation adjoining easements must be vegetation being planted in proximity to ☐Performance Solution
separated from the power pole or other infrastructure. As such, this criterion is not
infrastructure by a distance at least equal to applicable.
the maximum mature height of the
vegetation.
AO12.4 AO12.4 ☐Compliant
For power lines that connect to a premises, The proposed development does not involve ☒N/A
the height of plant species at maturity vegetation being planted in proximity to ☐Performance Solution
provides for a 2 metre clearance below the powerlines. As such, this criterion is not
power line applicable.
AO12.5 AO12.5 ☐Compliant
With the exception of electricity The proposed development does not involve ☒N/A
infrastructure, trees and large shrubs are vegetation being planted in proximity to ☐Performance Solution
located a minimum of— infrastructure. As such, this criterion is not
a) 4 metres from street lamps; applicable.
b) 2 metres from stormwater catchment
pits; and
c) 2 metres from underground services
and utilities.
AO12.6 AO12.6 ☐Compliant
Plants are located to enable tradespersons The proposed vegetation will be planted to ☒N/A
to access, view and inspect service meters, ensure access is available to tradespersons to ☐Performance Solution
such as water and electricity meters. access, view and inspect service metres.
AO12.7 AO12.7 ☒Compliant
Root barriers are installed around trees The proposed development will provide root ☐N/A
that are located within 3 metres of any barriers where required. ☐Performance Solution
infrastructure or that have potentially
invasive roots.
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Landscaped entry statement AO13.1 AO13.1 ☐Compliant
PO13 Tree and plant massing are the dominant The proposed development does not involve ☒N/A
Entry statements to residential or features of entry statements, rather than the amendments to the entry statement. As such, ☐Performance Solution
business estates are: entry being dominated by built elements this criterion is not applicable.
a) integrated with the natural such as masonry walls, waterfalls and
landscape character of the locality; assembled rock outcrops.
and AO13.2 AO13.2 ☐Compliant
b) require low maintenance. Landscaped entry statements are low The proposed development does not involve ☒N/A
maintenance and located entirely within amendments to the entry statement. As such, ☐Performance Solution
privately owned land. this criterion is not applicable.
Editor’s Note – Refer to Figure 9.4.5.5
PO14 AO14 AO12.1 ☐Compliant
Landscaping in the road reserve, No acceptable outcome provided The proposed development does not involve ☒N/A
parkland or any land intended to amendments to the entry statement. As such, ☐Performance Solution
transfer to public ownership or Council this criterion is not applicable.
responsibility is low maintenance.
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4.6 Sustainable Building Design Code
4.6.1 Purpose
PURPOSE & OVERALL OUTCOMES PROPOSAL COMPLIANCE
1) The purpose of the Sustainable building design code is to ensure:
a) development is sustainable with minimal environmental impact and maximum human comfort;
b) development conserves resources and materials and designs buildings that work with their natural environment and not against them;
c) buildings are resilient and resource efficient and incorporate sustainable building design that responds to Noosa Shire’s sub -tropical climate;
d) building design minimises energy and water use and reuses stormwater for non-potable purposes and provides comfortable, healt hy work and living
environments; and
e) buildings are cost effective to operate.
2) The overall outcomes sought for the Sustainable building design code are:
a) Development is located, designed, constructed and The proposed development is an Other change application to the
operated in accordance with best sustainable design existing approval over the site for a dual occupancy. The proposed ☒Compliant
principles. development involves the construction of a new dwelling on the ☐N/A
b) Development responds to the site’s topography, rear lot which is to form part of the approved dual occupancy. ☐Performance Solution
orientation, prevailing winds and existing vegetation.
c) Development incorporates water sensitive urban design
principles to manage stormwater.
d) Development includes passive design elements to respond
to the local climate.
e) Development minimises the reliance on non-renewable
resources.
f) Buildings are designed and constructed to be energy and
water efficient.
g) Development includes operational initiatives for energy
efficiency.
h) Existing vegetation is retained where possible and creates
shade and cooling on site.
i) Stormwater is collected and used on site for non-potable
purposes of gardening, toilet flushing, laundry and hot water
supply uses.
j) Healthy indoor environments are provided by incorporating
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PURPOSE & OVERALL OUTCOMES PROPOSAL COMPLIANCE
the use of low toxic materials, natural light and cross
ventilation.
4.6.2 Performance Outcomes & Acceptable Outcomes
PERFORMANCE OUTCOMES ACCEPTABLE OUTCOMES PROPOSAL COMPLIANCE
Energy efficiency
PO1 AO1 AO1
Development minimises energy No acceptable outcome provided The proposed development has been ☒Compliant
consumption and the production of designed to minimise energy consumption ☐N/A
greenhouse gas emissions. and the production of greenhouse gas ☐Performance Solution
emissions.
Water efficiency and stormwater management
PO2 AO2.1 AO2.1
Development maximises water If for accommodation activities, a minimum The proposed development does not involve ☐Compliant
efficiency on site by incorporating 3,000 litres of rain water storage is provided accommodation activities. As such, this ☒N/A
rainwater collection and reuse per dwelling and reused for non-potable criterion is not applicable. ☐Performance Solution
measures for non-potable purposes purposes and incorporated into a
such as irrigation. stormwater management plan for the
development.
AO2.2 AO2.2 ☐Compliant
With the exception of accommodation The proposed development does not seek to ☒N/A
activities, rain water storage sufficient for change the stormwater management for the ☐Performance Solution
the intended use is captured and used site. As such, this criterion is not applicable.
on-site for non-potable purposes and
incorporated into a stormwater
management plan for the development.
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