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Amended Early Referral Agency Response - Planning RAP23 0011 02 (1) (As Published) · RAP23/0011.02
Officer: Georgina Schramm
Direct Telephone: 07 5329 6245
Our Reference: RAP23/0011.02
Your Reference: 20251077
21 May 2026
JM Hogan
C/- Adapt Development Management P/L
Level 1/103 Sippy Downs Dr
SIPPY DOWNS QLD 4556
[email protected]
Dear Sir/Madam,
Amended Early Referral Agency Response
Planning Act 2016
I refer to your application and advise that Council, as an referral agency for the application,
completed its assessment of the application on 13 April 2026. You are advised that Council
requires conditions to be attached to any development approval. The conditions are listed
below.
An administrative error has been identified in the wording of Condition 2. Accordingly, the
Amended Early Referral Agency Response dated 20 April 2026 is taken to be superseded and
replaced by the amended response dated 21 May 2025 contained within this Response.
1. APPLICATION DETAILS
Application No: RAP23/0011.02
Street address: 21 Seaview Tce Sunshine Beach Qld 4567
Real property description: Lot 806 RP 48111
Planning Scheme: Noosa Plan 2020 (Amendment 1 - 25 September 2020)
2. TYPE OF DEVELOPMENT
• The applicant seeks an Amended Early Referral Agency Response for a Dwelling house
(storeys, cut/fill, setback)
3. TIME LIMIT FOR MAKING FURTHER APPLICATION
Pursuant to section 54(4) of the Planning Act 2016, you will not be required to refer your
building works application to council for a further Referral Agency Response if:
• You submit this Referral Agency Response in its entirety, including all referenced plans
and documents, when making the application to the Assessment Manager; and
• There are no changes to the proposal that was presented to council with this referral;
and
ABN 97.969.214.121 PO Box 141
noosa.qld.gov.au Tewantin QLD 4565
[email protected] 07 5329 6500
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• The development application to the assessment manager is made within 1 year of the
date of this referral agency response.
4. REFERRAL AGENCY CONDITIONS
When Conditions must be Complied With
1. Unless otherwise stated, all conditions of this Decision Notice must be complied with
prior to the use of the building commencing, and then compliance maintained at all times
while the use continues.
Approved Plans
2. Development authorised by this approval must be undertaken generally in accordance
with the Approved Plans listed in the table/s below.
Plan No. Rev. Plan/Document Name Date
C1.0 - Site Plan prepared by Chris Clout Design 27/02/26
C1.1 - Lower Floor Plan prepared by Chris Clout 27/02/26
Design
C1.2 - Ground Floor Plan prepared by Christ 27/02/26
Clout
C1.3 - Upper Floor Plan prepared by Chris Clout 27/02/26
Design
C2.0 - Elevation – Front / East prepared by Chris 27/02/26
Clout Design
C2.1 - Elevation – Rear / West prepared by Chris 27/02/26
Clout Design
C2.2 - Elevation – North prepared by Chris Clout 27/02/26
Design
C2.3 - Elevation – South prepared by Chris Clout 27/02/26
Design
C3.0 - Section 1 prepared by Chris Clout Design 27/02/26
C3.1 - Section 2 prepared by Chris Clout Design 27/02/26
C3.2 - Section 3 prepared by Chris Clout Design 27/02/26
C3.3 - Section 4 prepared by Chris Clout Design 27/02/26
C10 - Height Blanket prepared by Chris Clout 27/02/26
Design
C20 - Street View Perspectives prepared by Chris 27/02/26
Clout Design
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Building Height
3. The maximum height of the development must not exceed 8 metres above ground level,
including where excavation is undertaken, the exposed portion of the external façade of
the building is not to exceed 8 metres. A landscape setback is to be provided along the
front forecourt area.
4. The ground level is to be reinstated around the basement, to ensure no part is more
than 1 metre above ground level, except where shown on the Approved Plans dated
27/02/26.
5. Certification must be submitted to Council from a Registered Cadastral Surveyor (Qld)
which certifies that the building does not exceed the maximum height requirement of this
Decision Notice.
Performance Bond
6. Security in the form of a cash bond or trading bank guarantee to the sum of $20,000
must be submitted to Council, to secure performance of all conditions of this approval,
prior to the issue of a Development Permit for Building Works. The cash bond or trading
bank guarantee will be returned on performance of the conditions of approval less any
costs incurred by Council in respect of enforcing performance of this permit. Council
reserves the right to call upon the bond or guaranteed sum to effect compliance with
conditions.
Protection of Privacy
7. The upper level balcony located on the upper level must include either balcony planter
boxes, balustrading or fixed external screens, positioned in such a way to obscure direct
views into the habitable room windows or private open space areas of the adjoining
property. Any fixed external screen(s) must not extend more than 50% of the length of
the balcony and is not to exceed 8 metres from natural ground level.
Car Parking
8. A minimum of 2 car parking spaces must be provided on site and made available and
accessible at all times for residents.
Landscaping Works
9. A minimum of 20% of the site must be retained as soft landscaping.
10. Existing trees on the site must be retained, except where required to be removed to
accommodate the approved dwelling. In this regard, the removal of vegetation must not
extend beyond the building footprint.
11. Existing vegetation in the road reserve must be retained, unless written authorisation
from Council is granted for the clearing.
12. Trees to be retained must be protected from clearing or construction activities by:
a. clearly marking vegetation to be retained with flagging tape
b. installing protective fencing around the drip line of the vegetation
c. restricting stockpiling, storage and vehicle parking to those areas which are
already cleared
d. using low impact construction techniques around vegetation.
13. All planting areas on the eaves must be planted and maintained at all times, with
replacement planting undertaken promptly where plants fail or do not have a healthy
and vigorous growth.
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Stormwater Drainage
14. Stormwater runoff from the development must be disposed of without causing scour or
damage to the subject site or any adjoining property.
Easements
15. Unless otherwise agreed in writing by the relevant service provider, any public or third
party infrastructure located on the subject site must be placed within an easement
registered against the title of the property.
16. All easements must be designed in accordance with the planning scheme and granted
at no cost to the Grantee. Where the Grantee is Council or a service authority, the
easement documentation must be in accordance with the Grantee’s standard easement
terms. Draft easement documentation must be submitted to Council for endorsement.
17. All works must be kept clear of any existing or proposed easements on the subject land,
unless agreed otherwise in writing by the Grantee.
Geotechnical Stability
18. All works must be carried out in accordance with the recommendations contained in
section 7 of the report on Geotechnical Investigation & Slope Stability Assessment For
Residence prepared by PDC Geotechnical, dated 16 February 2026.
Certification must be submitted to the building certifier from a qualified person which
certifies that the completed development has been constructed in accordance with the
recommendations contained in a Geotechnical Report, and that the development has a
minimum factor of safety against landslip of 1.5 in the long term. The certification must
be endorsed as part of the building approval.
Earthworks and Retaining Walls
19. All earthworks and associated retaining structures/batters, both above and below
ground, both temporary and permanent, must be contained entirely within the subject
site unless written permission form the respective landowner(s) is provided to Council.
All earthworks must be undertaken in accordance with the provisions of Australian
Standard AS3798: Guidelines on Earthworks for Commercial and Residential
Developments.
20. Where the development involves excavation or filling over, or adjacent to, drainage,
water supply or sewerage infrastructure, all access chamber surface levels must be
adjusted to provide a freeboard of 100mm above the finished ground surface level.
21. All retaining walls must be designed and constructed in accordance with the planning
scheme and must be certified by an RPEQ where exceeding 1.0m in height. All retaining
walls that are publicly accessible and exceed 1.0m in height must be fitted with a
commercial grade safety fence.
22. Prior to the issue of a Building Permit, the supervising RPEQ must certify that the
earthworks have:
a. been undertaken in accordance with the conditions of Council’s Referral Agency
Response; and
b. have not caused actionable nuisance to neighbouring properties and structures.
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Damage to Services and Assets
23. Any damage caused to existing services and assets as a result of the development
works must be repaired at no cost to the asset owner at the following times:
a. where the damage would cause a hazard to pedestrian or vehicle safety,
immediately; or
b. where otherwise, upon completion of the works associated with the development.
Any repair work which proposes to alter the alignment or level of existing services and
assets must first be referred to the relevant service authority for approval.
Construction Management Plan
24. A revised Construction Management Plan must be submitted with the Operational Works
application and must address the following:
a. traffic management during all aspects of the construction phase including:
i. a Traffic Management Control Plan in accordance with the Manual of
Uniform Traffic Control Devices (MUTCD) detailing all temporary signage
and traffic control measures prior to construction
ii. maintenance of safe pedestrian access for the areas affected by the works
during and after daily construction has ceased
iii. proposed fencing to the site during the construction phase of the
development
iv. approval of the Traffic Management Control Plan by the Department of
Transport and Main Roads (DTMR) for any works on State controlled roads
v. provision for worker car parking
b. maintenance and protection of water quality and existing drainage lines through
the construction site, through the implementation of appropriate erosion and
sediment control measures
c. works programme identifying key components of the works and their respective
durations
d. establishment of a communication protocol with the general public, adjoining
owners, emergency services and local businesses to advise of agreed
construction times, impacts on traffic, services and other relevant issues.
e. Include a post out to the local residents and businesses advising of the proposed
development, the expected time frames and the site contact details.
f. Include signage in prominent locations on the boundaries of the site advising of
the proposed development, the expected time frames and the site contact details.
g. identification of complaint management procedures including:
i. contact details for the on-site manager
ii. dispute resolution procedures
It is acknowledged that the Construction Management Plan will be a draft document
requiring finalisation upon appointment of the Principal Contractor employed to construct
the works and a final document will be required to be submitted at the Pre-Start Meeting
for the project.
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Damage to Services and Assets
25. Any damage caused to existing services and assets as a result of the development
works must be repaired at no cost to the asset owner at the following times:
a. where the damage would cause a hazard to pedestrian or vehicle safety,
immediately; or
b. where otherwise, upon completion of the works associated with the
development.
Any repair work which proposes to alter the alignment or level of existing services and
assets must first be referred to the relevant service authority for approval.
5. REASONS FOR REFERRAL AGENCY’S DECISION
The proposal is subject to specific built form parameters outlined in The Noosa Plan
(Amendment 1 - 25 September 2020).
6. REFERENCE DOCUMENT
Plan No. Rev. Plan/Document Name Date
PDC26- 0 Geotechnical Investigation & Slope Stability 16 February 2026
1006 Assessment For Residence prepared by PDC
Geotechnical
7. ADVISORY NOTES
The following notes are included for guidance and information purposes only and do not form
part of the referral agency conditions:
Equitable Access and Facilities
1. The plans for the proposed building work have NOT been assessed for compliance with
the requirements of the National Construction Code - Building Code of Australia (Volume
1) as they relate to people with disabilities. Your attention is also directed to the fact
that in addition to the requirements of the National Construction Code as they relate to
people with disabilities, one or more of the following may impact on the proposed
building work:
a. the Disability Discrimination Act 1992 (Commonwealth);
b. the Anti-Discrimination Act 1991 (Queensland); and
c. the Disability (Access to Premises – Buildings) Standards.
Infrastructure Charges
2. All developments and/or changes to existing developments may require payment of
“Infrastructure Charges” (as applicable) in accordance with Council’s “Charges
Resolution” made pursuant to the planning legislation and regulations current at the time
of issue. For further information, please refer to Infrastructure Charges | Noosa Shire
Council
Building and Construction Industry (Portable Long Service Leave) Levy
3. The QLeave levy must be paid prior to the issue of a development permit where it is
required. Council will not be able to issue a Decision Notice without receipt of details
that the Levy has been paid.
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Road Reserve
4. This approval does not include works within Council’s road reserve (including deliveries,
laneway closures, pedestrian detours, etc.). Any activities in Council’s road reserve
associated with the construction/demolition of the dwelling must be undertaken in
accordance with a Road Reserve Permit. Please contact Council to apply for a Road
Reserve Permit.
8. FURTHER DEVELOPMENT PERMITS REQUIRED
Type of Development Subject of the required Development
Development Permit for Building Works All building works.
Development Permit for Operational Works Earthworks.
9. REPRESENTATIONS ABOUT REFERRAL AGENCY RESPONSE
Not applicable
Yours faithfully,
Georgina Schramm
Senior Development Planner | Development Assessment
Development & Regulation
Enc: Approved Plans/Documents
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