Council archive · source document
33797 Cover letter & supporting documents. · MCU18/0119
Attached to the e-mail Detached House (Coastal Protection Area) - MCU18/0119.
TO:
NOOSA SHIRE COUNCIL
Dear: Sir / Madame Date: 24-Jul-18
RE: MCU REQUEST FOR:
A NEW DWELLING & GARAGE & POOL LOCATED IN THE
COASTAL PROTECTION OVERLAY
NATURE OF WORK:
Building Type: NEW DWELLING & GARAGE & POOL
Building Classification: 1a & 10a & 10b
Building Development Application Number: 33797
PROPERTY DESCRIPTION:
Site Address: 102 LORIKEET DRIVE, PEREGIAN BEACH
Lot 524 RP No P93121
Request: A NEW DWELLING & GARAGE & POOL LOCATED IN THE COASTAL
PROTECTION OVERLAY
I have been engaged as the Private certifier for the above-mentioned project and wish to
apply on behalf of the client BRENDON WATT & SIMONE MILASAS.
The proposal is for a NEW DWELLING & GARAGE & POOL located at 102 LORIKEET
DRIVE, PEREGIAN BEACH, and the following is a list of the site conditions relevant:
1. It is noted that the proposed development is located within the Coastal Protection
Overlay 13.49, The proposed design is compliant with Overlay 13.49 acceptable
solutions S18.1, 19.1, 20.1, 22.1 & 22.2.
2. The boundary setbacks to the dwelling are compliant with the Planning Scheme
Schedule 1, detached house code, & the Coastal protection overlay. The dwelling
also is compliant with the QDC MP 1.2.
3. The proposed swimming pool height above ground level is not compliant with the
QDC MP1.2 side boundary setback requirement of 1m maximum above ground
level. The proposed pool height is 1.2m above ground level, this is to allow the pool
wall to act as compliant pool fencing. We believe this is a minor encroachment and
acceptable variation.
4. The Dwelling house is designed with a complaint “basement” as defined by the
planning scheme, which excludes the basement in the calculation of the number of
storeys. Therefore making the number of storeys 2.
5. The site is not within the UXO Unexploded ordinance area.
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Page 2
We proposed that the proposal will:-
6. Provide amenity for users of the premises as well as preserve the visual and
acoustic privacy of adjoining and nearby land uses;
7. Preserve any existing vegetation that will buffer the proposed building from
adjoining uses & allow for landscaping to be provided between the coastal strip &
adjoining buildings:
8. Maintain the visual continuity and pattern of buildings and landscape elements
within the street;
9. Avoid any significant adverse impacts on the natural values of the Coastal
protection area. And will not interrupt the natural cycles of erosion and accretion of
Coastal protection area.
I hope this proposal will meet the performance requirements of the Planning Scheme,
which will result in a favourable decision.
Yours Faithfully
Michael Bowcock ( Private Building Certifier ) A23659
Documents attached
Forms DA 1
Cover letter
Architectural drawings
Fees $ 1989
CBC Ref No 33797
Michael Bowcock Signature
(Private Building Certifier) Accreditation No A23659
.
51 Cogill Road, Buderim Q . 4556
PO Box 890, Buderim Q . 4556
Email: [email protected]
Telephone: 5476 9988
Facsimile: 5476 9987
Mobile: 041 4954 390
Page 3
Table 13.20 Coastal Protection Areas
Including amendments to 3 July 2017
13.49 Coastal Protection Areas
The Noosa Plan
O18 The siting and design of development and S18.1 A mix of native landscaping, such as
materials used within the Coastal Protection ground covers, shrubs and trees, is provided
Area, as identified on the Natural Resources for a width of 5m from the seaward or rear
Overlay Maps, do not cause any significant boundary of the site to provide adequate
adverse impacts on the coastal resources of the landscape buffering to protect the coastal dune
location nor interrupt the natural cycles of system57.
erosion and accretion of foreshore areas and
beaches.
AND
O19 Buildings, structures and works within the S19.1 A mix of native landscaping, such as
Coastal Protection Area that are visible from the ground covers, shrubs and trees, is provided
beach— for a width of 5m from the seaward or rear
a) are designed to protect the character of the boundary of the site to provide adequate
beachfront when viewed from the water landscape buffering to protect the character of
and integrate with the surrounding natural the beachfront.58
landscape and skyline vegetation (see
Figure 13.6); and
b) are finished predominately in colours and
hues of the surrounding natural landscape.
Figure 13.6
AND
O20 Buildings and other structures including S20.1 No solution provided.
swimming pools and retaining walls do not
extend seaward of the coastal building line56
except—
a) uncovered and unenclosed cantilevered
balconies that do not extend greater than
3m seaward of the coastal building line;
and
b) are setback a minimum of 6m from the
seaward boundary (See Figure 13.7).
AND
O21 Where a coastal building line does not exist
on properties fronting the beachfront or a reserve
adjoining the beachfront– buildings, other Figure 13.7
structures and retaining walls are setback a S21.1 No solution provided.
minimum of 6m from the seaward boundary of
the site. Editor’s note:
The following is a useful guide for ensuring that
56
Maps showing the Coastal Building Lines can be viewed at the Noosa Council offices.
57
Refer to the Table 3.1 & 3.2 of PSP3 Landscaping Plants and Guidelines for suitable coastal species.
58
Refer to the Table 3.1 & 3.2 of PSP3 Landscaping Plants and Guidelines for suitable coastal species.
13-59
Natural Hazards and Natural Resources Overlays
Page 4
buildings blend with the natural surrounds:
Including amendments to 3 July 2017
The Noosa Plan
External building materials that are lightweight and
comprise predominantly timber or board, stainless
steel, glass, and corrugated iron will generally be
more in keeping with the beach/riverside character
than concrete rendered block.
Use external colours and roof finishes which are
non-reflective and which do not cause glare.
Shades that match the colours and tones of
surrounding vegetation will ensure the buildings are
less visually prominent from the beach or the water.
Appropriate colours will depend on the existing
native vegetation and backdrop, but may include
muted earth/environmental tones that blend with the
AND natural environment, such as–
-green;
- olive green;
- blue green;
- grey green;
- green blue;
- indigo;
- brown;
- blue grey; and
- green yellow.
S22.1 Rear fences adjacent to the beachfront
within the Coastal Protection Area incorporate
the following—
a) no more than 1.2m in height; and
b) open construction (ie at least 50%
transparent);
c) lightweight materials (ie timber); and
d) dark colours to blend with the natural
landscape.
AND
S22.2 Gates are not installed in fences to gain
direct access to the beachfront.
O22 Rear fences adjacent to the beachfront
within the Coastal Protection Area are designed
and sited to be sympathetic with the visual
amenity of the beachfront and do not degrade
the natural beachfront character.
13-60
Natural Hazards and Natural Resources Overlays
Page 5
ARI or average recurrence interval means the average or expected value of the period between
Including amendments to 28 October 2016
exceedances of a given rainfall intensity or discharge.
The Noosa Plan
balcony means any external platform, attached to and accessed from a building and 1m or more
above adjacent finished ground level. A balcony is part of a building.
basement means a space where the ceiling height projects no more than one metre above both
the natural ground surface and the finished ground level, and where access to the basement is
limited to one opening a maximum of 6m wide.
BCA means the Building Code of Australia.
buffer area means an area of land separating adjacent land uses that is managed for the purpose
of mitigating impacts of one use on another. A buffer area consists of a separation distance and
one or more buffer elements. A buffer area does not include areas of existing riparian vegetation,
wetlands, watercourses or vegetation on land identified on Biodiversity Overlay Maps OM1.1 to 9.1.
buffer element means a natural or artificial feature within a buffer area that mitigates an adverse
impact. The term includes open ground, vegetated areas and purpose designed barriers.
building means a fixed structure that is wholly or partly enclosed by walls and is roofed, and
includes any part of a building.
building (or structure) height in metres means the vertical height of a building or structure
measured from the finished ground level and the natural ground surface to the top of the roof or
parapet at any point.
building height in storeys means the number of storeys in a building measured vertically at any
point, provided that a basement shall not count as a storey.
bunded area for the purposes of waste management means an area with a raised edge for—
a) the containment of liquid prior to drainage; and
b) the exclusion of surface stormwater.
2
cabin means a free standing building, not exceeding 100m in gross floor area and not including a
laundry, used for overnight or holiday accommodation.
caretaker’s residence means a dwelling unit situated on the same premises as a business use,
community use or infrastructure use where it is occupied by the owner or employee of the
business or operation for reasons of ensuring security and maintenance of the business or
operation.
carriageway means the area of pavement between kerbs or pavement area for vehicular traffic
where no kerbs exist, but does not include footpaths.
character area has the meaning given in the Heritage Overlay general provisions (Part 13,
Division 5).
child activity areas means land or buildings associated with the care of, or used by, children for
more than 5 hours per day at least 3 days per week including—
a) child care facilities providing day care, occasional care, kindergarten and crèche services;
b) educational establishments providing for preschool and primary school students; and
c) before/after school care and vacation care for children less than 13 years of age.
code assessable see assessment category (has the same meaning as in the IPA)
2-20
Page 6
Noosa Shire Council does not warrant the accuracy of
information in this publication and any person using or 24/07/2018
relying upon such information does so on the basis that coastal protection
Noosa Shire Council shall bear no responsibility or liability
overlay
whatsoever for any errors, faults, defects or omissions in
the information.
1:564
Page 7
Noosa Shire Council does not warrant the accuracy of
information in this publication and any person using or zoning Open Space 24/07/2018
relying upon such information does so on the basis that
Noosa Shire Council shall bear no responsibility or liability Conservation, Detached
whatsoever for any errors, faults, defects or omissions in
the information.
Housing 1:564
Page 8
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COASTAL PROTECTION
FISH HABITAT AREAS
WATER RESOURCES
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MARITIME SAFETY AND DEVELOPMENT
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