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Planning Report
Project BA PO Box 45 Noosaville 4566 (07) 5451 8784 [email protected] 11.01.2021 Noosa Council [email protected] RE: Dwelling – Code Assessable Material Change of Use application Please find attached Material Change of Use development application for the proposed dwelling at 297 Lawnville Rd, Black Mountain. Attached documents: - DA Form 1 - DA Form 2 - Planning report - Architectural Plans - Owners Consent - Effluent Disposal Report - Bushfire Management Report - Contour survey There are no identified referral agencies for this application. Regards, Daniel Eichhorn Project BA (07) 5451 8784 - 0457001149
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CONTENTS
1. SUMMARY
1.1 SUMMARY PAGE 3
2. SITE AND SURROUNDING AREA PAGE 4
2.1 ZONE DESIGNATION PAGE 4
2.2 SURROUNDING LAND USES PAGE 5
2.3 CURRENT REGIESTERED LANDOWNER PAGE 5
2.4 SITE DIMENSIONS, ENCUMBRANCES, TOPOGRAPHY PAGE 5
2.5 ACCESS AND SERVICES PAGE 5
3. PROPOSED DEVELOPMENT PAGE 6
3.1 PROPOSED PAGE 6
4. LOCAL PLANNING MATTERS PAGE 7
4.1 LEVEL OF ASSESSMENT & STRATEGIC FRAMEWORK PAGE 7
4.2 OVERLAYS PAGE 7
4.3 RURAL ZONE CODE PAGE 8
4.4 LOW DENSITY HOUSING CODE PAGE 19
6. CONCLUSION PAGE 27
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1. SUMMARY
SITE DETAILS
ADDRESSS 297 Lawnville Road, Black Mountain, QLD
4563
REAL PROPERTY DESCRIPTION Lot 4 on SP103522
SUBJECT LAND AREAS 124,800m2
LOCAL AUTHORITY Noosa Council
CURRENT REGISTERED LAND OWNER Scott Derek Passey
SOUTH EAST QUEENSLAND REGIONAL PLAN DESIGNATION
SPP LAND USE CATEGORY Regional Landscape and Rural Production
Area
PLANNING SCHEME DESIGNATIONS
ZONING Rural Zone
APPLICANT DETAILS
APPLICANT Stroud Homes C/- Project BA
PROPOSAL Dwelling House – New Dwelling
TYPE OF DEVELOPMENT Material Change of Use
LEVEL OF ASSESSMENT Code Assessable
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2. SITE AND SURROUNDING AREA
2.1 ZONE DESIGNATION
The land is located within the ‘Regional Landscape and Rural Production Area’ regional land use category
as mapped on the SPP mapping.
The land is designated as Rural Zone land on the Noosa Planning Scheme Overlay Maps.
\
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2.2 SURROUNDING LAND USES
The proposed site is surrounded by land parcels within the same zone and land use category. The
surrounding properties are generally large allotments with expansive Dwelling houses and associated
outbuildings which are surrounded by scattered vegetation.
2.3 CURRENT REGIESTERED LANDOWNER
The current registered landowners of the subject site are Scott Passey.
Landowners consent to make this application is also attached.
2.4 SITE DIMENSIONS, ENCUMBRANCES, TOPOGRAPHY, AND IMPROVEMENTS
The site is irregular in shape and comprises an area of 12.48ha, with existing access to 297 Lawnville Rd
via a gravel driveway.
The site is not encumbered by Easements. The allotment does not have access to reticulated water or
sewerage.
The current topography is steeply sloping from South to North with an existing level building pad located
to the Northern end of the allotment. The proposed dwelling is located outside of the landslide hazard
overlay as prescribed by the Noosa Planning Scheme Overlay Maps and is located on land not exceeding
15% slope.
The improvements to the land, including the proposed dwelling, include:
- Proposed Dwelling
- Existing Shed (domestic outbuilding)
- Existing gravel driveway and road access to Lawnville Road.
2.5 ACCESS AND SERVICES
The site currently has a single existing access point to Lawnville Road. The proposed Dwelling House
use utilise the existing access point and does not require any changes to the existing crossover or new
crossovers.
The site has no access to reticulated water, sewerage, or stormwater. The site will use a effluent disposal
system for treatment of wastewater, water tanks for potable water supply and disposes of stormwater
overland to mimic overland flow conditions.
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3. PROPOSED DEVELOPMENT
3.1 PROPOSAL
The application seeks to establish a new dwelling on the property for use as a Dwelling House.
The planning scheme defines a Dwelling House use as:
Detached house means a residential use of premises involving:
a. One dwelling for a single household and any domestic outbuildings associated with the
dwelling; or
b. One dwelling for a single household, a secondary dwelling and any domestic outbuildings
associated with either dwelling.
The proposed dwelling is located within 200m from land on an adjacent property included in the Rural Zone
and mapped as Agricultural land Conservation Area and therefore, requires code assessment. The
proposed dwelling will be occupied as a single household as per the NSC planning scheme definitions.
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4. LOCAL PLANNING MATTERS
4.1 LEVEL OF ASSESSMENT & STRATEGIC FRAMEWORK
The proposed development includes a material change of use requiring code assessment
against the Noosa Plan 2020.
The following codes are applicable:
- Rural Zone Code
- Low Density Housing Code
4.2 OVERLAYS
The subject site is burdened by the following overlays, as identified by the overlay maps of the
Noosa Plan:
- Agricultural Land Overlay
The Noosa Plan does not include an Agricultural Land overlay code. The relevant corresponding
performance criteria are located within the Rural Zone Code (PO2 & PO8). There is no change to
the level of assessment.
- Bushfire Hazard Overlay
Part 5.9 of the Noosa Plan does not include the Bushfire overlay code as an assessment
benchmark for a Dwelling house use. The relevant corresponding performance criteria are
located within the Low Density Housing Code (PO15). There is no change to the level of
assessment.
- Biodiversity, Waterways and Welands Overlay
The proposed dwelling footprint is located outside of the Biodiversity, Waterways and Welands
overlay and therefore the overlay code is not an assessment benchmark. There is no change to
the level of assessment. .
- Landslide Hazard Overlay
Part 5.9 of the Noosa Plan does not include the Landslide Hazard overlay code as an
assessment benchmark for a Dwelling house use. The relevant corresponding performance
criteria are located within the Low Density Housing Code (PO22). There is no change to the level
of assessment.
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4.3 RURAL ZONE CODE
Compliance with acceptable outcomes:
Performance Outcomes Acceptable Outcomes
Role and function
PO1 Land uses in the Rural No acceptable outcomes N/A
zone are limited to those provided
which are compatible with
agriculture and the
protection of environmental
and landscape values.
PO2 Development does AO2.1 Development that is N/A
incompatible with agricultural
not result in the loss
activities is not located on
or diminished Agricultural Land Conservation
productive capacity of Area and an adequate
Agricultural Land separation area between the
development and the
Conservation Area.
Agricultural Land Conservation
Area is provided.
(a) Editor’s Note—
Agricultural Land
Conservation Areas
are shown on the
Agricultural Land
Overlay Maps in AO2.2 Where there is an overriding N/A
Schedule 2 need for incompatible
development to be located on
Agricultural Land Conservation
Area, the development does not
have an irreversible impact on
the productive capacity of
Agricultural Land Conservation
Area.
Editor’s Notes—
An irreversible impact on
agricultural land includes a
permanent reduction or decline
in the agricultural land,
notwithstanding that the land
may be used for agriculture
post- development, e.g. land
that could support crops pre-
development that can only be
used for improved pasture post-
development.
Aquaculture is specifically
permissible on Agricultural
Land Conservation Area.
AO2.3 Where located in the
N/A
Agricultural Land
Conservation Area
accommodation is of a
temporary or semi-permanent
nature (such as tents, yurts,
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relocatable dwellings or
recreational vehicles) or it
adaptively reuses
well-established rural
buildings.
No sensitive land use is Performance Solution:
established closer than 200
AO2.4
metres from land on an The proposed dwelling has been
adjacent property included in sited approximately 100m from the
adjacent property included in the
the Rural zone and mapped
Rural Zone and mapped as
as Agricultural Land Agricultural Land Conservation
Conservation Area as shown Area and therefore does not
in Agricultural Land Overlap comply with AO2.4 of the Rural
Maps in schedule 2. Zone Code.
The performance outcome requires
development to not result in the loss
or diminished productive capacity of
the Agricultural Land Conservation
Area. The proposed Dwelling
House use will be consistent with
the surrounding land uses. There
are still sufficient existing cleared
areas towards the East and South
of the lot that are suitable for minor
agricultural purposes for the Owner
or future owners. The proposed
dwelling will not diminish the
existing productive capacity of the
land.
The adjoining property has no
evidence of any agricultural uses
that would adversely impact the
amenity of the occupants of the
proposed dwelling.
PO3 With the exception of one AO3.1 Only the occupants of a N/A
dwelling house, dwelling house, compliant
caretaker’s caretaker’s residence or
accommodation or a community residence reside
community residence, any or on the property for any period
accommodation activity is greater than three consecutive
limited to use by
short-term guests or months.
seasonal workers
employed in a rural In addition to residents of the
activity on the same site AO3.2 dwelling house, up to 10
or on adjoining premises. people may reside on the site
for periods of no more than six
consecutive months were they
area:
a. Employed in a rural
activity on the property;
or
b. A spouse or child of a
person employed in a
rural activity on the
property.
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PO4 Visitor accommodation: No acceptable outcome N/A
A. is at a small scale and provided
low density that protects
the environmental and
rural values of the land;
B. is compatible with
rural activities and
nature conservation; and
c. does not detract from
the rural amenity of
adjoining properties.
PO5 Uses such as nature-based No acceptable outcome N/A
tourism, outdoor education, provided
environment facilities and outdoor
sport and recreation may be
appropriate where:
(a) they cannot be more
appropriately located in
urban areas;
(b) they have an indelible
connection to rural or
ecological values of
the site;
(c) there is an
overriding
community
benefit of the
development;
(d) they are not located on
Agricultural Land
Conservation Area as
shown on the Agricultural
Land Overlap Maps in
schedule 2 or are temporary
in nature so as not to
compromise agricultural
uses in the future; and
they do not interfere with
remnant vegetation or
ecologically important areas.
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PO6 Extractive industry operations are No acceptable outcome N/A
limited to designated Key Resource provided
Areas and at other known resources
deposits where:
(a) (a) best practice
environmental management
is met;
(b) the amenity of residents in
the vicinity of extractive
industry operations is
maintained;
(c) they do not conflict with
agricultural operations;
(d) the safety of rural roads is
ensured; and
(e) the visual amenity of the rural
area as viewed from the major
road network is protected.
Performance outcomes Acceptable Outcomes
Built form
Building height and scale:
PO7 Buildings and other structures: AO7.1 Buildings are no more than The proposed dwelling is
two storeys in height. a single storey structure
(a) are low rise;
and complies with the
(b) minimise the appearance height requirement.
of bulk to adjacent
properties, roads or
other areas in the vicinity
of the site; and
(c) respect the scale of
surrounding vegetation
and maximises
opportunities to retain
existing vegetation on
site.
AO7.2 With the exception of Class The proposed dwelling
10 buildings or structures has an apex height of
used exclusively for a rural approximately 5.2m and
complies with the height
activity, buildings and
requirement.
structures are no more
than 8 metres in building
height providing that they
may be up to 9 metres
where the pitched roof but
no other part of the building
or structure exceeds 8
metres.
With the exception of Class
AO7.3 The proposed dwelling
10 buildings or structures does not exceed 500m2
and therefore complies
used exclusively for a rural
with the gross floor area
activity, individual buildings
or roofed structures do not
exceed 500m2 gross floor
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area.
AO7.4 Class 10 buildings used N/A
exclusively for the purpose
of animal husbandry,
aquaculture, cropping,
intensive animal industry,
intensive horticulture or rural
industry do not exceed 12
metres in height.
AO7.5 A structure, not
N/A
constituting a building,
used exclusively for the
purpose of animal
husbandry, aquaculture,
cropping, intensive animal
industry, intensive
horticulture or rural
industry does not exceed
15 metres in height.
AO7.6 Where excavation is N/A
required, the maximum
portion of the exposed
external façade of the
building cannot exceed
the respective building
heights in AO1.1 , AO.2,
AO7.3, AO7.4 and AO7.5
above.
Performance Outcomes Acceptable Outcomes
Setbacks
PO8 Notwithstanding that AO8.1 Buildings used to house animals, N/A
intensive rural activities temporary holding yards,
may need greater structures containing areas of
animal waste or by-product
separation distances,
disposal are not within 100
buildings and other
metres of:
structures are
appropriately sited and (a) the boundary of properties
in a residential zone
designed to:
including the rural
(a) avoid residential zone;
environmental
(b) a sensitive land use;
harm or
nuisance to (c) the boundary of adjoining
sensitive land properties in the
environmental
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uses, including management and
adverse impacts conservation zone; or
on amenity (d) a waterway shown on
values, over and the Biodiversity,
above what Waterways and
could reasonably Wetlands Overlay
be expected in maps in schedule 2.
the rural zone;
(b) avoid adverse AO8.2 Buildings or structures which are
impact on used for the storage of chemicals N/A
ecologically or machinery, stockpiling of
important composting or organic fertilisers,
areas or which support artificial lighting
including
or irrigation sprayers are not
National
within 100 metres of:
Parks,
watercourses, (a) the boundary of properties
and wetlands; in a residential zone
including the rural
(c) mitigate risks residential zone;
associated with
the use of (b) a sensitive land use;
chemicals or air (c) the boundary of adjoining
pollutants; and properties in the
(d) avoid conflict environmental
with rural uses management and
and activities conservation zone; or
on adjoining (d) a waterway shown on
properties. the Biodiversity,
Waterways and
Wetlands Overlay
maps in schedule 2.
With the exception of a roadside
AO8.3
stall, buildings and structures
associated with a rural activity or
industrial activity are set back 20 N/A
metres from a road reserve or 40
metres from any part of the major
road network.
AO8.4 In addition to the circumstances of Complies with setbacks to
AO8.1, to AO8.3 above, buildings boundaries and located outside
and structures meet the following of mapped Riparian Buffer area.
minimum boundary setbacks:
(a) 20 metres from a property
boundary of adjoining land
in the Environmental
management and
conservation zone;
(b) a distance greater than the
width of the riparian buffer
area shown on Biodiversity,
Waterways and Wetland
Overlay maps;
(c) 10 metres from a road
frontage; and
(d) 10 metres from the side
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and rear boundaries or 6
metres where the lot area
does not exceed 1 hectare,
with the exception that if
the height of the building or
structure exceeds 9 metres
the setback to the side and
rear boundaries is equal to
twice its height in metres.
AO8.5 On properties over 2 hectares in The proposed dwelling has
area, a distance of not less than been sited approximately 100m
200 metres is provided between a from the adjacent property and
sensitive land use and land on an therefore does not comply with
adjacent rural zone property over AO8.5 of the Rural Zone Code.
4 hectares in mapped Agricultural
Please refer to justification
Land Conservation Area. provided for PO2/AO2.4.
The proposed dwelling house
use will not be in conflict with
rural uses and activities on
adjoining lots which are
predominantly used for
residential activities with the
potential for minor grazing
which will not adversely impact
the amenity of the proposed
dwelling.
Safety and amenity
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PO9 Development does not No acceptable outcome provided N/A
result in environmental
harm or environmental
nuisance to sensitive
land uses.
PO10 Development does not A010 Safe vehicular access is provided to N/A
compromise the safety, and form the site without adversely
capacity or operation of impacting on the safety of the road
the road network. network.
Performance outcomes Acceptable Outcomes
Environment, heritage and scenic amenity
PO11 Development does not AO11.1 Development does not result in N/A
have a significant sediment, soil or other material
adverse impact on the including building materials or
waste products being released
natural values of the
into the road reserve, stormwater
site including through: drains, waterways or adjacent
(a) loss of biodiversity properties.
values, fauna
habitat and fish
passage;
(b) changes to natural
drainage;
(c) disturbance to any
wetland systems;
(d) erosion and the
transport of
sediments off
site (including
pollutants and
other
contaminants
which would
affect the
capacity of
agricultural
lands);
(e) worsening of
landslide or fire
risk;
(f) on-site effluent
disposal;
(g) creation of dust and
air pollutants;
(h) disturbance of
buildings and
features, including
natural features, of
cultural heritage
significance.
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AO11.2 Natural Vegetation is retained
wherever possible.
Where there is a nominated building
AO11.3 envelope on the lot, clearing of
native vegetation and building works
do not extend beyond the building
envelope, except for the purposes
of a driveway access.
PO12 PO12 Development and associated site During the construction of the
works, including filling and dwelling appropriate measures
Development and excavation are designed and will be undertaken to ensure
associated site works do constructed to ensure overland flow overland flow and flooding are
not directly, indirectly or and/or flooding is not worsened, not worsened, impeded, or
cumulatively cause impeded, or otherwise diverted to
otherwise diverted to adversely
adversely affect other properties.
adverse impacts external affect the adjoining properties.
to the development site
by:
(a) causing ponding of
water;
(b) increasing flooding,
which adversely
affects the safety
or
use of any land
upstream and
downstream;
c. adversely affecting
the flow of water in
any overland flow
path.
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Performance Outcomes Acceptable Outcomes
Scenic amenity
PO13 Development does not AO13 Development on land N/A
detract from the scenic adjoining the major road
amenity of the hinterland
network, Lake Macdonald or
as experienced from the
major road network or the Noosa River system
waterways. minimises visual impacts on
the scenic amenity of the
roadway or waterway by:
(a) sensitive siting
and design of
buildings,
structures,
driveways and
works;
(b) retaining existing
vegetation;
(c) incorporating
landscape treatments
to visually screen and
soften development;
and
(d) incorporating building
materials and external
finishes that are
compatible with the
site’s visual character
and landscape setting.
PO14 The visual amenity of AO14 No acceptable outcome provided N/A
Lake Macdonald, its
foreshores and
immediate surrounds are
maintained or improved
including views:
(a) from the lake;
(b) to the lake and
beyond when
viewed from private
lands and from
public areas,
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including the
Botanical Gardens
PO15 The landscape character AO15 To protect scenic amenity and The proposed dwelling is not
and visual amenity quality other landscape qualities, sited on land with a slope greater
buildings, structures and than 25% (see attached contour
of hill slopes and ridgelines
associated accessways are not survey) and therefore complies
are retained and buildings constructed on land with a with the acceptable outcome.
and structures: slope greater than 25%.
(a) are visually
AO15.2 On sloping sites or on The proposed dwelling pad is
responsive to the
ridgelines at the uppermost located at approximately
natural topography
155mAHD. The ridgeline is
of the site, sitting edge of a hill slope:
located along the road at
within the (a) roof lines are generally approximately 170mAHD. The
landscape rather parallel with contours of apex of the dwelling will be
than dominating it; the land; located below the height of the
(b) step down (b) roofs do not exceed a ridgeline.
slopes or use pitch of 15 degrees; and
suspended floor (c) buildings do not
construction, protrude above the
minimising cut height of prevailing
and fill and vegetation.
avoiding
benching of the The cut and fill for the dwelling
Cut or fill is less than 1.5
site; will not exceed 1.5m. The
AO15.3 metres in depth relative to
(c) allow for dwelling therefore complies with
natural ground surface. the acceptable outcome.
retention of
natural
vegetation
that assists in
screening or
visually
softening
development;
and
(d) incorporate
materials,
finishes and
colours that
complement
the natural
setting and
integrate with
the
landscape
and skyline.
Noosa Trail Network
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PO16 A comprehensive network AO16.1 Development includes linkages N/A
of bridle trails and to or between existing or future
pedestrian and bicycle
linkages is established, components of the Noosa Trail
enhanced and protected Network, as indicated on the
incorporating road Strategic Framework
reserves, State forests,
Infrastructure Map
Council owned land and
private lands consistent
with the lifestyle and AO16.2 Development does not have
outdoor recreation needs of an adverse impact on the
Noosa Shire’s residents access functions of the Noosa
and visitors. Trail Network.
4.4 LOW DENSITY HOUSING CODE
Compliance with acceptable outcomes:
Performance outcomes Acceptable outcomes
Location
PO1 Dwelling houses, rooming accommodation, AO1.1 Dwelling houses N/A
community residences and short-term (including secondary
accommodation (for holiday homes) are located dwellings) and
where they: community
residences are
anticipated in the
Low density
residential zone,
Rural residential
zone and Rural
zone.
(a) provide a high level of comfort and amenity
for occupants; AO1.2 Rooming
maintain amenity and privacy of accommodation
(b)
neighbouring premises; provides housing
choice within urban
(c) are compatible with the character and
boundaries.
streetscape of the local area; and
(d) do not occupy land intended for higher
density living.
Effects of Use
PO2 AO2.1 Any part of a removal N/A
home that is affected
A removal home –
by termite attack,
a. does not have an adverse impact on the amenity of the borers, dry rot or
premises or surrounding premises; and severe weathering or
b. maintains the safety of people and property. AO2.2 is damaged as a
consequence of
relocation, is repaired
or replaced using new
or sound second-hand
materials.
Where located within
the urban boundary,
external surfaces of the
building are cleaned
and painted.
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PO3 Housing choice AO3 A secondary dwelling: N/A
A secondary dwelling: (a) has a maximum gross
a. forms part of a dwelling floor area of 65m²;
house and is not (b) has no more than 2
subdivided from the bedrooms;
balance of the dwelling
house; (c) does not occur on any
property covered by a
b. contributes to housing
Building Unit Plan; and
choice for members of
the one household; (d) does not occur on a
c. protects the low density property that already
residential, rural contains a dual
residential or rural occupancy or secondary
character of the zone; dwelling.
d. does not occur on a
property covered by a
Building Unit Plan or any
property already
containing more than
one dwelling
e. is accompanied by
sufficient car parking.
PO4 Rooming accommodation is AO4 Rooming accommodation N/A
located on a site with provides housing choice within
convenient access to urban boundaries is limited to
employment or education as sites within:
well as goods and services
including public transport. (a) 1,500 metres walking
distance, via a sealed
pathway, of land
within the Major
centre zone, District
centre zone or 800
metres of land within
the Neighbourhood
centre zone;
(b) 800 metres walking
distance, via a sealed
pathway of a
pedestrian access
point of a hospital or
tertiary education
establishment; or
(c) 400 metres walking
distance, via a sealed
pathway, of a
Translink bus stop.
Building design and services
PO5 Service and utilities PO5.1 If located within the urban A 60,000 litre and additional
boundary, the dwelling is 5,000 litre rainwater tank will be
Development is provided
connected to reticulated connected to the dwelling for
with:
general and fire fighting
a level of water supply, sewerage, purposes. (5kL to be dedicated
a.
infrastructure and stormwater drainage and to fire fighting purposes)
services that is telecommunications
appropriate to its infrastructure networks
setting and sufficient (where available to the lot).
for the intended use;
b. an effluent treatment AO5.2 Where there is no reticulated
and disposal system water supply, the premises is
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that does not have serviced with a rainwater tank
an adverse effect on with the following minimum
ecologically water supply capacity:
important areas or for dwellings with no
(a)
water quality; and more than 3 bedrooms –
c. adequate onsite water 45,000 litres; or
storage to support the
efficient use of water (b) for dwellings of more
and is adequate for than 3 bedrooms or
everyday use of the where including a
occupants. secondary dwelling on
the same premises –
60,000 litres.
AO5.3
If located on a lot where
reticulated sewerage is not
available to the lot, the dwelling
is connected to an on-site
effluent treatment and disposal
system.
PO6 Landscaping: PO6 Soft landscaping is provided N/A
and retained to a minimum of
Buildings and structures 20% of the site area.
allow for sufficient space for
outdoor activities, garden
areas and screening to
surrounding land uses.
PO7 Car Parking: AO7 Car parking is provided in N/A
accordance with Table
Sufficient car parking is 9.4.1.4 of the Driveways and
provided to accommodate parking code.
the number of vehicles likely
to use the site.
PO8 Access Design: AO8.1 Driveways and crossovers The proposed dwelling will
are designed to comply with utilise the existing driveway and
crossover. Upgrades to
The design, management Council's standard drawings
Council’s prescribed standards
and maintenance of the RS-049, RS-050, RS-056 and will be made were required.
access facilitates: addendum as applicable.
(a) safe and convenient
use for vehicles, AO8.2 Where a footpath exists, the
pedestrians and driveway meets the road
cyclists;
reserve at the level of the N/A
(b) vehicles existing footpath.
negotiating
without AO8.3
Driveways within the property:
contacting the
driveway or (a) have a maximum
crossover gradient of 20% and The driveway will be
surface; and vertical curves to constructed to comply with
ensure no scraping Council’s prescribed standards.
(c) stormwater disposal
without any negative for a standard
impacts on the vehicle; or
surrounding area. (b) have a maximum gradient
of 25% provided–
(i) the length of
the driveway
steeper than
20% does not
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exceed 6
metres; and
(ii) there is a
change in
gradient not
less than 2
metres in
length and not
greater than
12:5% at the
ends of the
25% section of
the driveway.
PO9 The driveway and crossover AO9 The driveway and crossover is The driveway will be
design avoids using designed without significant constructed to comply with
structures within the road Council’s prescribed standards.
alteration to the existing road
reserve. reserve whereby the finished
surface level of the driveway is
consistent in height with the
existing height of the road
reserve.
PO10 Materials: PO10 No pavers or permeable N/A
pavement systems are used
Driveways and crossovers within the road reserve
are to be able to withstand
loadings from vehicles and
the use of pavers is avoided.
PO11 Surface Water: AO11 Driveways have a minimum N/A
grade of 1% away from any
Driveways are designed to: adjoining buildings and are
(a) prevent water from formed to drain to landscaped
ponding or entering areas.
buildings;
(b) provide an
opportunity for
filtering of
stormwater prior to
it leaving the site;
and
(c) not reduce the
stormwater
carrying capacity
of roadways.
PO12 Protections of infrastructure: AO12 Driveways are located not less The driveway is located greater
than 1.0 metre from stormwater than 1.0m from stormwater and
is therefore compliant with the
Driveways do not damage or infrastructure.
acceptable outcome.
interfere with the location,
function of, or access to
Council infrastructure.
PO13 The visual impact of AO13.1 Areas adjoining driveways The driveway is existing and
driveways on the streetscape disturbed as a result of the any upgrades will require
and surrounding area is driveway construction are minimal disturbance.
minimised and significant grassed or planted to
adverse impacts on the
minimise visual impact and
traffic network are avoided.
stabilise the soil.
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AO13.2 Vehicular access avoids The existing driveway is
disturbance to the tree already cleared and
avoids any disturbance to
protection zone of trees on
vegetation.
public land.
PO14 Driveways and crossovers AO14.1 Only one driveway and Only one driveway is proposed
are located so they do not crossover is provided. for the dwelling.
impede the safe and efficient
use of the road network.
AO14.2 Where the premises has N/A
frontage to more than one
formed and sealed road and the
roads have differing orders in
the Road Hierarchy, the
driveway and cross-over is
provided on the frontage with
the lower order.
AO14.3 For corner lots, driveways N/A
and crossovers are located
in accordance with Council’s
standard drawings.
AO14.4 If in the Rural zone or Rural The driveway crossover will be
Residential zone, the driveway constructed to provide a
and cross-over is located to minimum safe sight distance in
provide minimum safe sight accordance with Austroads.
distances in accordance with
Austroads.
PO15 Bushfire hazard AO15 Within a bushfire hazard area The proposed dwelling will be
management: where there is no reticulated connected to rainwater tank
with a minimum 5,000 litre
water supply, the premises
dedicated for fire fighting
Where located in a Bushfire has: purposes. The 5,000L tank will
Hazard Area as shown on (a) an accessible dam, be fitted with a 50mm camlock
the Bushfire Hazard Overlay swimming pool or water fitting and a standard fire
Map in Schedule 2 and not in brigade fitting to ensure to tank
tank available for
a water service area, an is in operational order.
adequate, reliable, safely firefighting purposes
located and freely accessible with an onsite water
water supply is provided for volume of not less than
fire fighting purposes, which 5,000 litres; and
is in addition to day to day
(b) a water supply outlet
water supply.
pipe 50 millimetres in
diameter and fitted
with a standard fire
brigade fitting
connected to the
water supply (other
than where the water
supply is in a
swimming pool or
dam).
PO16 Flood hazards: AO16.1 Where the development is N/A
located in the Flood Hazard
Development is designed Area as shown on Flood Hazard
and sited to ensure risk to Overlay Map in Schedule 2,
people and property from the finished floor level of
flooding is avoided or habitable rooms is at least
minimised.
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300 millimetres above the
Defined flood event (DFE).
AO16.2
Where the DFE has not been
modelled for the area, the
finished floor level of
habitable rooms is at least
500 millimetres
above the highest recorded
flood.
PO17 Underground car parking No acceptable outcome N/A
areas are designed to drain provided
and function safely during a
flood event and power
failure.
PO18 Major electricity AO18.1 Development including any The proposed dwelling has
infrastructure & substations: sensitive land uses is at least: been sited at least 50m from a
transmission substation, 10m
(a) 50 metres from a from any other substation and
Development is sufficiently transmission substation;
30m from a transmission line
separated from major (b) 10 metres from any other easement.
electricity infrastructure and substation; and
substations to minimise the
likelihood of nuisance or (c) 30 metres from a
complaint. transmission line
easement.
Habitable buildings are not The subject site is not subject to
AO18.2 located within an easement for a any easements.
distribution line.
PO19 Development is located and AO19 Noise emissions do not exceed There is no adjoining or nearby
designed to avoid or 5db(A) above background noise infrastructure that will cause
minimise noise nuisance level internal to a habitable noise pollution or nuisance to
from the use of building measured in the dwelling.
infrastructure. accordance with AS1055.
PO20 Wherever practicable AO20 Where adjoining substations or N/A
habitable buildings are major electricity infrastructure,
orientated to avoid direct habitable buildings are
overlooking of major orientated so that the majority of
electricity infrastructure or outdoor living areas and
substations. windows of habitable rooms face
away from the infrastructure.
PO21 Earthworks and Drainage: AO21 Filling other than accessways: Filling is ensured to not extend
more than 3m around the main
(a) does not extend more building, will not exceed 500m2
Earthworks and drainage than the equivalent of 3 and will not impact local
operational works do not metres around the main drainage on adjoining
directly, indirectly or building, measured from properties. The existing
cumulatively cause the outer walls of the building pad is essentially flat
adverse building; and will require minimal
impacts external to the earthworks.
(b) is limited to a maximum
development site by: of 500m2; and
(a) causing ponding of (c) does not impact on the
water on the site or local drainage of adjoining
nearby land; properties.
(b) increasing
flooding, which
adversely affects
the safety or use
of any land
upstream and
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downstream;
(c) adversely
affecting the flow
of water in any
overland flow
path; and
(d) adversely
affecting the
privacy or visual
amenity of
surrounding
property.
PO22 Landslide hazard area: AO22.1 Development, including The proposed dwelling is
associated access, is not located outside of the
Development maintains the
Landslide Hazard Overlay.
safety of people, property located on land identified as a
Access to the dwelling is via
and hazardous materials landslide hazard area on a an existing driveway. No
stored in bulk from the risk of Landslide Hazard Overlay Map. changes to the access will
landslide.
occur within the landslide
hazard overlay area.
AO22.2 Axis Surveys have completed a
Development, including contour survey of the proposed
associated access, is located dwelling pad location. The survey
outside moderate, high and has identified a slope not
very high landslide hazard exceeding 5%. The existing
areas and areas with 15% driveway follows the contours of
the land and does not exceed
slope or greater, as determined
15% at any point.
by a site-specific slope-
analysis. The site-specific slope-analysis
has shown that the land is
located within a low hazard area
and does not require a
geotechnical assessment.
AO22.3 Or N/A
A site-specific geotechnical
assessment is prepared by a
registered professional
engineer to certify that:
(a) the stability of the site,
including associated
buildings and
infrastructure, will be
maintained and
operational for the life of
the development;
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(b) the site is not subject
to the risk of landslide
activity originating
from other land,
including land above
the site; and
(c) development of
the site will not
increase the
risk of landslide
activity on other
land.
Any specific measures identified N/A
AO22.4 in a site specific geotechnical
assessment for stabilising the
site or development are to be
fully implemented.
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6. CONCLUSION AND RECOMMENDATIONS
This application seeks a Development Permit for Material Change of Use to construct a dwelling within
200m of an adjoining property mapped as Agricultural Land Conservation Area. The proposal is code
assessable development under the Noosa Plan and a consistent use within the Rural Zone. The
application can comply with the code requirements by compliance with the performance outcomes and
overall outcomes.
The proposed dwelling is located within an existing, level and cleared building pad that requires minimal
earthworks and will not result in the loss or diminished productive capacity of the agricultural land
conservation area. The proposed dwelling will is adequately setback and buffered from adjoining
properties to ensure there are no adverse impacts to the occupants from minor agricultural activities
occurring on the adjoining lots.
It is therefore suggested that the assessment manager decide the proposal favourably.
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