Council archive · source document
Town Planning Assessment Report · MCU24/0120
ADAPT TOWN PLANNING » DEVELOPMENT MANAGEMENT DEVELOPMENT APPLICATION MATERIAL CHANGE OF USE (DUAL OCCUPANCY) AND OPERATIONAL WORK (ENGINEERING AND LANDSCAPE WORKS) 3 AVOCET PARADE, PEREGIAN BEACH (LOT 320 P93113) MAKING pooner COMPLEX See Tyr DEVELOPMENT SIMPLE Our Ref: 20240881
See the original
The page text is free to read. Viewing or downloading an original file needs an account.
Log in to see the originalFull text of the other 47 pages
Page 2
Project Team
Specialty Consultancy Key Contact
Town Planning Adapt Development Tiani Boulton
Management Pty Ltd [email protected]
Architect Blackwood Architecture Phil Tillotson
and Design [email protected]
Civil Engineer SCG Consulting Engineers Tom Harrington
[email protected]
Landscape Architect Element Design Group John Visser
[email protected]
2
Page 3
CONTENTS
1.0 SUMMARY 4
1.1 EXECUTIVE SUMMARY 4
1.2 DEVELOPMENT APPLICATION DETAILS 4
1.3 PLANNING INSTRUMENT DETAILS 4
1.4 REFERRAL AGENCIES 5
2.0 SITE DETAILS 6
2.1 SITE DESCRIPTION 6
2.2 SURROUNDING LAND USES 7
3.0 PROPOSED DEVELOPMENT DETAILS 8
3.1 BUILT FORM AND SITE LAYOUT 8
3.2 LANDSCAPING 8
3.3 TRAFFIC, PARKING AND ACCESS 9
3.4 INFRASTRUCTURE AND SERVICES 9
4.0 STATE PLANNING INTERESTS 10
4.1 STATE PLANNING POLICY (SPP) 10
4.2 REGIONAL PLAN 10
4.3 STATE REFERRAL 10
4.4 STATE DEVELOPMENT ASSESSMENT PROVISIONS (SDAP) 10
4.5 SCHEDULE 10 AND 11 OF THE PLANNING REGULATION 10
5.0 PLANNING ASSESSMENT 11
5.1 PROPOSED USE 11
5.2 TABLE OF ASSESSMENT 11
5.3 MEDIUM DENSITY RESIDENTIAL ZONE CODE 12
5.4 COASTAL COMMUNITIES LOCAL PLAN CODE 15
5.5 DUAL OCCUPANCY AND MULTIPLE DWELLING CODE 15
5.6 PLANNING SCHEME OVERLAYS 15
6.0 SUPPORTING INFORMATION 17
7.0 CONCLUSION 19
3
Page 4
1.0 SUMMARY
1.1 EXECUTIVE SUMMARY
The subject land is located at 3 Avocet Parade, Peregian Beach. The applicant is applying for a
Development Permit for a Material Change of Use to establish a Dual Occupancy and Operational
Works (associated Engineering and Landscape Works).
The site currently contains an existing dwelling house and associated structures, which will be
demolished in order to develop the proposed development.
The subject land is located in the Medium density residential zone and is also subject to the locally
refined requirements of the Coastal Communities local plan area.
The applicant has consulted experts in design, landscaping and civil engineering. Specialist reports
and plans are attached and confirm that the proposed development complies with local planning
scheme codes and State regulations, with suitable alternative solutions provided, where required, to
satisfy all performance-based outcomes being sought.
In brief, the proposal is for a two storey development not exceeding 8 metres in height. The
development will make a positive contribution to the streetscape, proposing varying external building
features and finishes, high quality landscaping and an appealing street address. The subject site is a
corner lot, units will address separate frontages.
The project scale is consistent with surrounding residential development and will maximise casual
surveillance to the street through the orientation of private open space areas and window placement.
Surrounding the building are several landscaped deep planting areas that soften the built form.
1.2 DEVELOPMENT APPLICATION DETAILS
Proposed Development: Dual Occupancy and associated Engineering and Landscape Works
Type of approval sought: Development Permit for Material Change of Use and Operational
Works
Site Address: 3 Avocet Parade, Peregian Beach
Real Property Description: Lot 320 P93113
Site Area: 778.53m2
Assessment Manager: Noosa Council
Owner Details: BDH Properties Pty Ltd
Applicant Details: BDH Properties
1.3 PLANNING INSTRUMENT DETAILS
Planning Scheme: Noosa Plan 2020
Zone: Medium Density Residential
Planning Area: Coastal Communities
Level of Assessment: Code Assessable
Applicable Overlays: ● Acid Sulfate Soils (Area 2: land above 5m AHD to 20m
AHD);
● Bushfire Hazard (Potential impact buffer);
4
Page 5
1.4 REFERRAL AGENCIES
State Assessment Referral Contaminated land (unexploded ordnance)
Agency:
Advice Agency: Not applicable
5
Page 6
2.0 SITE DETAILS
2.1 SITE DESCRIPTION
The subject land is legally described as Lot 320 P93113, situated at 3 Avocet Parade, Peregian Beach.
The development site is irregularly shaped, with a total site area of 778.53m2. The site is a corner lot.
Site Characteristic Description
Existing land use: Dwelling house
Parking and access: Existing crossover and on-site parking. To be extinguished and
made neat. New crossovers/driveways proposed from Avocet
Parade for each unit from the southern and western frontages.
Topography: Generally flat. Refer to Figure 2.
Figure 1: Aerial photo of site (Nearmap, accessed September 2024)
6
Page 7
Figure 2: Site contours (Noosa Mapping, accessed September 2024)
2.2 SURROUNDING LAND USES
The development site is within an established residential area. The surrounding zoning is Low and
Medium Density Residential, and Environmental Management and Conservation zoned land to the
east. A mix of housing types including single dwelling houses, dual occupancies and units surround
the site. Peregian Beach is located to the east of the site.
7
Page 8
3.0 PROPOSED DEVELOPMENT DETAILS
This application seeks a combined Development Permit for a Material Change of Use of premises to
establish a Dual Occupancy and associated Operational Works (Engineering and Landscape Works) in
accordance with the attached specialist documentation.
3.1 BUILT FORM AND SITE LAYOUT
The proposal comprises a two storey duplex development with building height less than 8 metres.
The proposed development has a plot ratio of 0.40:1 and a site cover of 39.9%.
Unit 1 incorporates a double car garage, entry, bedroom with ensuite, courtyard, living, dining,
kitchen, laundry, drying/services area, outdoor terrace and pool. The Upper Floor comprises the main
bedroom with a private deck and ensuite, two bedrooms, each with their own deck, a bathroom and
powder room. Internal stair access is proposed.
Unit 2 incorporates a double car garage, entry, courtyard, kitchen, living, dining, powder room,
laundry, drying/services area, outdoor terrace, and pool. The Upper Floor comprises the main
bedroom including an ensuite and deck, three bedrooms with private decks, a bathroom and a
powder room. Internal stair access is proposed.
Elevations incorporate a mix of building materials and finishes to provide visual interest that is
reflective of the locality, and include Colorbond roof sheeting, render, cladding bricks and privacy
screening. Refer to elevation plans and Figure 3 below.
Figure 3: 3D render of streetscape presentation
3.2 LANDSCAPING
Landscaping will constitute 42.78% of the site area, with 71.82% of this total being soft landscaping.
A minimum 829mm landscape buffer to the frontage is proposed along the majority of the frontage,
with the exception of the driveway and pedestrian access pathways. Some areas, particularly the
corner of the site, well exceed 3m, and the landscape presentation to the street is considered to
8
Page 9
achieve a high quality streetscape outcome. Areas of deep planting will soften the impact of the built
form to the street and adjoining neighbours. Feature entry planting timber arbours with climber
planters are proposed to each unit to highlight the pedestrian entry point.
Due to the topography of the site, the proposed fence along the street frontage ranges from
1.63m-2.25m in height, and includes varying setbacks/recesses to provide visual interest. This will be
softened by landscaping in front of the fence, and throughout the site.
3.3 TRAFFIC, PARKING AND ACCESS
Parking and access arrangements were reviewed and assessed against the requirements of the
Driveways and Parking Code for off-street parking.
Access to each unit will be provided from the western and southern sides of Avocet Parade
respectively. Being a local road and a Dual Occupancy, forward in, forward out access is not required.
The requirements for parking based on land use and zoning are outlined in Driveways and Parking
Code and Table 9.4.1.4 Minimum On-Site Parking requirements as detailed below:
The minimum required car parking is set out as follows:
● two covered spaces; and
● one additional space.
The development provides 2 covered car parks in the garage for each unit, with sufficient room on
the driveway for two visitor parks. The proposal provides a surplus of five car parking spaces, and
therefore reduces demand and reliance on on-street parking.
A pedestrian footpath can be conditioned as required.
3.4 INFRASTRUCTURE AND SERVICES
The proposed development will be serviced onsite by wheelie bins. Waste collection will be facilitated
from the kerb on the nominated day of collection.
A proposed lawful point of discharge for stormwater has been detailed by the project engineer. Refer
to the attached Engineering Plans prepared by SCG Consulting Engineers. Stormwater tanks are
proposed to service each unit. The legal point of discharge is Avocet Parade (south).
The site can be connected to all essential urban infrastructure.
9
Page 10
4.0 STATE PLANNING INTERESTS
The Planning Regulation 2017 prescribes the relevant Assessment Benchmarks and process of
planning instruments and development applications. The following Assessment Benchmarks have
been considered in this application and are discussed in further detail below in the following sections:
● State Planning Policy (SPP);
● South East Queensland (SEQ) Regional Plan;
● State referral requirements;
● State development assessment provisions (SDAP); and
● Schedules 10 and 11 of the Planning Regulation.
4.1 STATE PLANNING POLICY (SPP)
Part E of the State Planning Policy provides a comprehensive review of the State interests, the related
policies and assessment benchmarks under five broad themes. Section 2.1 of the Noosa Planning
Scheme confirms it integrates the provisions of the State Planning Policy into the Planning Scheme.
No further assessment is required.
4.2 REGIONAL PLAN
Section 2.2 of the Noosa Planning Scheme confirms it appropriately advances the SEQ Regional Plan.
No further assessment is required. The subject site is ideally located within the Urban Footprint under
the SEQ Regional Plan.
4.3 STATE REFERRAL
Referral to State Assessment Referral Agency (SARA) is required for:
● Contaminated land (unexploded ordnance).
4.4 STATE DEVELOPMENT ASSESSMENT PROVISIONS (SDAP)
State Development Assessment Provisions (SDAP) includes a series of benchmarks in which SARA will
use to assess an application. In accordance with section 4.3 above, assessment against State Code
13 has been undertaken and is attached.
4.5 SCHEDULE 10 AND 11 OF THE PLANNING REGULATION
A review of Schedule 10 of the Planning Regulation confirms that the proposed development is not
prohibited development. A review of Schedule 11 of the Planning Regulation provides assessment
benchmarks in relation to koala habitat in the SEQ Region where for development on premises in a
koala priority area not interfering with koala habitat and for development in an identified koala
broad-hectare area. The site is not mapped as containing koala habitat/broad hectare area and the
assessment benchmarks are therefore not applicable to this development.
10
Page 11
5.0 PLANNING ASSESSMENT
Under the Noosa Plan 2020, the site is within the Medium Density Residential Zone and the Coastal
Communities Local Plan Area. Refer to the zoning map extract below in Figure 4.
Figure 4: Zone Map Extract (Noosa Mapping, accessed September 2024)
5.1 PROPOSED USE
Under the Noosa Planning Scheme, the proposed development is defined as:
Dual occupancy-
means a residential use of premises for 2 households involving—
○ 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
○ any domestic outbuilding associated with the dwellings; but
does not include a residential use of premises that involves a secondary dwelling.
Comment: The proposal is considered in accordance with the above definition, which is a
consistent/code assessable land use on the subject site.
5.2 TABLE OF ASSESSMENT
Under the relevant table of assessment for the Medium Density Residential Zone, the proposed
development is subject to code assessment. The proposed development is required to be assessed
against the following codes:
● Medium density residential zone code;
● Coastal communities local plan area code;
● Dual occupancy and multiple dwelling code;
● Driveways and parking code;
● Earthworks code;
11
Page 12
● Existing services code;
● Fire services for common private title code;
● Landscaping code;
● Sustainable building design code;
● Transport code;
● Water quality and drainage code;
● Waste management code;
● Bushfire hazard overlay code.
The proposal has been assessed against the Acceptable Outcomes and Performance Outcomes of the
above codes in Attachment A, and is considered compliant. Where the proposal does not comply
with an Acceptable Outcome, alternative solutions to satisfy the corresponding Performance Outcome
have been provided. Elements of the code which are not applicable to the subject site or proposed
development have been removed from the tables below. No planning scheme conflicts have been
identified in relation to this proposal.
5.3 MEDIUM DENSITY RESIDENTIAL ZONE CODE
A review of the Medium density residential zone code has been undertaken. Refer to attached code
assessment. The proposed development meets the purpose, overall outcomes and the relevant
acceptable outcomes of the code. The proposal complies with, can comply with or can be conditioned
to comply with all of the relevant code requirements with the exception of the acceptable outcomes
below:
Performance Outcome Acceptable Outcome Response
PO12 Buildings and structures AO12.1 Buildings and The proposal seeks the
are designed and sited to: structures meet the following following front setback
(a) provide a high level of minimum boundary setbacks: relaxations:
amenity to users of the (a) for frontages — 6 metres
subject site and adjoining (b) for side boundaries— ● Unit 2 includes a feature
premises, including entry landscape arbour
(i) 1.5 metres setback up and privacy wall
provision of visual and to 4.5 metres height;
acoustic privacy; exceeding 2m in height
(ii) 2 metres setback within the front setback;
(b) not unreasonably obstruct between 4.5 metres ● 5.587m to ground floor
views or cause overlooking and 7.5 metres and 5.062m to wall nib
of private open space or height; and (Unit 2);
habitable areas of ● 4.929m to upper floor
(iii) 2.5 metres where
adjoining premises; (Unit 2);
above 7.5 metres
(c) provide adequate distance height ● Roof setbacks ranging
from adjoining land uses; from 4.859m-5.33m (Unit
(c) for the rear boundary - 6
(d) preserve existing metres 2);
vegetation that will help ● Unit 2 awning
buffer development; encroachments;
AO12.2 The front 6 metres of
(e) allow for space and ● 5.5m to fire separation
the property is landscaped
landscaping to be provided wall to western road
open space, provided that
between buildings frontage;
uncovered visitor parking, or
including adequate area at ● 5.277m to corner of Unit
swimming pools protruding no
ground level for 2 garage.
more than 1 metre above the
landscaping with trees, ground level, can be as close
shrubs, outdoor living and The development site is a
as 2 metres from the front
utilities; corner site, with two road
boundary.
frontages. The proposal
(f) be consistent with the
12
Page 13
predominant character of incorporates a number of
the surrounding area; and privacy measures to ensure a
(g) protect the natural high level of amenity is
character and avoid achieved to unit occupants and
adverse impacts on adjoining properties, including
ecologically important lightweight fixed screening
areas such as national devices, 1.7m high window
parks, waterways and sills, and front fencing.
wetlands.
The site and its surrounds does
not contain any mapped key
views. The Proposal Plans
include a setback of 6m to Unit
1 (Avocet Parade - west). The
extent of encroachments
relates to Unit 2 only (Avocet
Parade (south). The extent of
encroachments includes
lightweight screening and roof
eaves. Being a lightweight
screening to a balcony and
weather protection elements,
this does not consist of solid
walls and is not considered to
adversely impact adjoining
neighbouring views.
The existing trees are in poor
form and block neighbouring
views to the west. These trees
will be replaced with new
landscaping. Landscaping is
proposed to all boundaries
where practical and throughout
the site to separate and
visually soften built form.
Ground floor units are afforded
a private terrace, swimming
pool and turfed areas. Large
expanses of landscaped areas
occur throughout the site.
Upper level units are afforded
private balconies to reduce the
scale of built form.
The development site does not
contain any ecologically
important areas.
The proposal in its current
form is considered consistent
with the existing locality and
streetscape alignment.
13
Page 14
PO17 Front fences and walls AO17.2 Where located on the Due to the topography of the
are designed and sited to: boundary: site, the proposed fence along
(a) contribute to the (a) the solid portion of front the street frontage ranges
attractiveness of the fences and walls is no more from 1.63m-2.25m in height,
streetscape; than 1.2 metres high; or and includes varying
(b) be compatible with the (b) the walls contain openings setbacks/recesses to provide
existing streetscape or materials that ensure it is visual interest. This will be
character; 50% transparent and has a softened by landscaping in
(c) avoid interference with height not exceeding 1.8 front of the fence, and
metres. throughout the site.
movement of surface
stormwater;
(d) allow for casual surveillance AO17.3 Solid front fences and The proposed high fence
of the street; walls may be 1.8 metres in provides variation and depth to
(e) provide planting in front of height if the property has the streetscape, with a mix of
solid fences and walls; and frontage to an arterial road or a setbacks proposed. A range of
distributor road. finishes are also proposed as
(f) ensure plantings between
the front fence and the detailed on the elevations and
footpath does not create an finishes plans within the
impediment for pedestrians Architectural Plan set. The
using the footpath. proposed fence will be set
behind high quality landscaping
in accordance with the
attached Landscape Plans. The
proposed landscaping in front
of the fence will not create an
impediment for pedestrians
using the footpath.
The proposal incorporates the
private open space areas for
Unit 2 within the front setback.
The proposed fence along the
front boundary is considered a
suitable outcome to provide
adequate privacy to unit
occupants whilst also allowing
opportunities for casual
surveillance.
PO22 Development: AO22.1 For landscape amenity Earthworks exceeding 1.5m for
(a) has minimal impact on the reasons, cut or fill is less than the purpose of swimming pools
natural landform of the site; 1.5 metres in depth relative to are proposed. Refer to
(b) does not lead to erosion or the ground level. Engineering Plans. Earthworks
the transport of sediments are otherwise less than 1.5m in
off site; and depth.
(c) does not lead to the
disturbance of natural
features, buildings or
structures of cultural
heritage significance.
14
Page 15
5.4 COASTAL COMMUNITIES LOCAL PLAN CODE
A review of the Coastal Communities local plan code has been undertaken. The proposed
development meets the purpose, overall outcomes and the relevant acceptable outcomes of this local
plan. The proposed development meets the purpose, overall outcomes and the relevant acceptable
outcomes of the code, with the exception of the acceptable outcomes below:
Performance Outcome Acceptable Outcome Response
PO7 Buildings, structures and AO7.4 Development provides All existing vegetation is
landscaping are consistent with for boundary setbacks to retain considered to be in poor form,
and reflect the beachside existing mature trees and and will be removed. The
character of the local plan area incorporate new landscaping attached Landscape Plans
in terms of form, composition into development design. provide a high quality
and use of materials. landscape outcome that
visually softens the proposal,
and that is reflective of the
beachside character of
Peregian Beach.
5.5 DUAL OCCUPANCY AND MULTIPLE DWELLING CODE
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.
Response: A code assessment has been submitted with this application. The proposal is considered
to achieve compliance, or can achieve compliance, with the code requirements.
5.6 PLANNING SCHEME OVERLAYS
The below table addresses the applicable overlays relating to the development site:
Overlay Comment
Acid Sulfate Soils
The site is mapped as containing Area 2 Acid
Sulfate Soils. In accordance with Table 5.9.1,
the proposal does not involve excavation
below 5m AHD. No further assessment is
required.
15
Page 16
Bushfire Hazard
The site is mapped as containing Potential
Impact Buffer areas. In accordance with
Table 5.9.3, an assessment of Bushfire
Hazard overlay code has been undertaken.
The site can be connected to reticulated
water for fire fighting purposes. Appropriate
fire fittings can be conditioned.
16
Page 17
6.0 SUPPORTING INFORMATION
The following section provides a summary of the supporting information relating to the proposed
development:
Documentation for Approval
Plan No. Rev. Plan Title Date
202416 DA.01 C Cover Page, prepared Blackwood Architecture 06.09.24
202416 DA.02 C Contents, prepared Blackwood Architecture 06.09.24
202416 DA.03 C Notes, prepared Blackwood Architecture 06.09.24
202416 DA.04 B Detail Survey, prepared Blackwood Architecture 06.09.24
202416 DA.05 C Built Form, Tones and Materials, prepared Blackwood 06.09.24
Architecture
202416 DA.06 C Built Form, Tones and Materials, prepared Blackwood 06.09.24
Architecture
202416 DA.07 C Landscape Tones/Textures, prepared Blackwood Architecture 06.09.24
202416 DA.08 C Interior Tones, prepared Blackwood Architecture 06.09.24
202416 DA.09 D Site Plan (Ground), prepared Blackwood Architecture 09.09.24
202416 DA.10 D Site Plan (Level One), prepared Blackwood Architecture 09.09.24
202416 DA.11 C Ground Floor, prepared Blackwood Architecture 06.09.24
202416 DA.13 C Upper Floor, prepared Blackwood Architecture 06.09.24
202416 DA.15 B Roof Plan, prepared Blackwood Architecture 06.09.24
202416 DA.16 B North and East Elevations, prepared Blackwood Architecture 06.09.24
202416 DA.17 B South and West Elevations, prepared Blackwood Architecture 06.09.24
202416 DA.18 B Sections A + B, prepared Blackwood Architecture 06.09.24
202416 DA.19 B Site Cover, prepared Blackwood Architecture 06.09.24
202416 DA.20 B Landscape Calculation, prepared Blackwood Architecture 06.09.24
202416 DA.21 B GFA Calculation, prepared Blackwood Architecture 06.09.24
202416 DA.30 B Renders, prepared Blackwood Architecture 06.09.24
202416 DA.31 B Renders, prepared Blackwood Architecture 06.09.24
202416 DA.32 B Renders, prepared Blackwood Architecture 06.09.24
17
Page 18
202416 DA.33 B Renders, prepared Blackwood Architecture 06.09.24
202416 DA.34 B Renders, prepared Blackwood Architecture 06.09.24
202416 DA.35 B Renders, prepared Blackwood Architecture 06.09.24
202416 DA.36 B Renders, prepared Blackwood Architecture 06.09.24
202416 DA.37 B End Page, prepared Blackwood Architecture 06.09.24
0336-CS - Cover sheet, prepared by SCG Consulting Engineers Aug 24
0336-CN - Construction notes, prepared by SCG Consulting Engineers Aug 24
0336-OW1.1 - Existing survey and services, prepared by SCG Consulting Aug 24
Engineers
0336-OW2.1 - Silt and sediment erosion, prepared by SCG Consulting Aug 24
Engineers
0336-OW3.1 - Earthworks, prepared by SCG Consulting Engineers Aug 24
0336-OW4.1 - Driveway and access, prepared by SCG Consulting Engineers Aug 24
0336-OW4.2 - Driveway details, prepared by SCG Consulting Engineers Aug 24
0336-SW1.1 - Stormwater management, prepared by SCG Consulting Aug 24
Engineers
0336-SW1.2 - Stormwater details, prepared by SCG Consulting Engineers Aug 24
ED 24168 B Site Location Plan, prepared by Element Design 09.09.24
MCU-01
ED 24168 B Landscape Concept Plan - Ground Level, prepared by Element 09.09.24
MCU-02 Design
ED 24168 B Plant Schedule and Photo Montage, prepared by Element 09.09.24
MCU-04 Design
18
Page 19
7.0 CONCLUSION
This Town Planning Assessment Report has been prepared on behalf of BDH Properties to support a
combined Development Application for a Material Change of Use of premises to establish a Dual
Occupancy and associated Operational Works (Engineering and Landscape Works), in respect of land
at 3 Avocet Parade, Peregian Beach (Lot 320 P93113).
The site is included under the Noosa Planning Scheme within the Medium Density Residential zone
and Coastal Communities local plan area. Within the Medium Density Residential zone, the proposed
development is a consistent land use, and is subject to a Code Assessable application.
The proposal is considered consistent with relevant State planning provisions and demonstrates
compliance with the applicable local planning provisions. Any planning scheme non-compliances have
been satisfactorily discussed and justified in the planning assessment section of this report via
suitable alternate solutions in accordance with the higher order performance outcomes of the
relevant codes.
Approval of the proposed development is warranted subject to relevant and reasonable conditions.
19
Page 20
ADAPT ATTACHMENT A CODE ASSESSMENT 20
Page 21
Coastal Communities Local Plan Code
Performance Outcome Acceptable Outcome Response
PO1 Development enhances the No acceptable outcome provided Complies with PO1
role of the coastal communities The proposal is for a Dual
as a beachside residential area Occupancy, which is a
which also include a consistent land use within the
considerable amount of visitor Medium Density Residential
accommodation. zone.
PO2 Development contributes No acceptable outcome provided Complies with PO2
to the lifestyle and amenity of The site is within close
residents and visitors in the proximity to Peregian Beach.
coastal communities. The proposal provides suitable
private outdoor recreational
areas. The proposal results in a
high quality landscape and
built form outcome.
PO3 Development contributes AO3.1 Development adjacent to Not applicable
to the establishment of a gateway or special place or on
attractive streetscapes and land identified as a key corner
gateways to enhance the sense including where identified in
of arrival and the coastal village Figure 7.2.6.4 (Peregian Beach
character of the separate urban Framework and Character Plan):
communities within the local (a) incorporates
plan area. 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 Development adjacent to
Not applicable
a primary streetscape treatment
area including where identified
on Figure 7.2.6.4 (Peregian
Beach Framework and Character
Plan) provides for streetscape
improvements which are
appropriate to the location,
setting and context of the
development and complement
existing or proposed streetscape
works in the local area.
21
Page 22
AO3.3 Development on Key Not applicable
Development Sites identified on
Figure 7.2.2.4 (Peregian Beach
Framework and Character Plan)
incorporates a high standard of
architectural design and
landscape treatment consistent
with the streetscape character.
Editor’s Note— For further
guidance and context in
interpreting the Framework and
Character Plans please refer to
PSP7 - Framework and
Character Plans.
AO3.4 Development on sites Not applicable
fronting Duke Street, Sunshine
Beach, between Douglas Street
and Bryan Street, incorporate
architectural and landscape
treatments which complement
and enhance the existing
streetscape and any proposed
streetscape works in the area.
PO4 The visual amenity AO4 Development adjacent to Not applicable
surrounding major roads and David Low Way and Eenie Creek
entry roads including David Low Road incorporates landscaping
Way and Eenie Creek Road is that complements the natural
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 Development retains and AO5 Development retains and Not applicable
enhances key landscape enhances existing mature trees The site is not mapped as
elements including existing and character vegetation containing significant
character trees and areas of contributing to the vegetated vegetation. Landscape Plans
significant vegetation backdrop and streetscape have been prepared that
contributing to the setting and character of the local plan area respond to the proposal, and
character of the local plan area. including: provide a high quality street
(a) areas of remnant coastal appeal.
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
22
Page 23
identified in Figure
7.2.6.4 (Peregian Beach
Framework and
Character Plan)
PO6 Development retains and AO6.1 Development enhances Not applicable
enhances key landscape and does not intrude upon
elements including significant important sightlines to exposed
views, beachside setting and parts of Noosa National Park,
character of the local plan area. the beach and Lake Weyba.
AO6.2 For Peregian Beach Not applicable
buildings and structures do not
significantly interrupt or
encroach upon key contextual
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 Buildings and other Can comply with AO6.3
structures visible from the beach Refer elevations/renders.
use materials and finishes that
complement the beachside
character and integrate with the
surrounding natural landscape
and skyline vegetation.
AO6.4 Views of building or Can comply with AO6.4
structures from the beach are
framed or filtered through
vegetation.
PO7 Buildings, structures and AO7.1 For residential buildings, Complies with AO7.1
landscaping are consistent with roof form is visible from the Refer to elevations/renders.
and reflect the beachside street and not concealed behind
character of the local plan area parapets.
in terms of form, composition
and use of materials. Not applicable
AO7.2 Buildings and structures
do not include rooftop terraces. Not proposed.
AO7.3 Development uses Can comply with AO7.3
understated colour schemes and Refer to elevations/renders.
low-reflective roofing and
cladding materials.
AO7.4 Development provides
for boundary setbacks to retain Alternate Solution
existing mature trees and Refer report.
incorporate new landscaping
into development design.
23
Page 24
AO7.5 Buildings are designed Can comply with AO7.5
to: Refer to elevations/renders.
(a) suit the local subtropical The proposal has been
climate; designed to include a mix of
(b) incorporate a mix of lightweight and textured
lightweight and textured external building materials and
external building finishes that complement the
materials, including locality. Outdoor living areas
timber finishes with are partially shaded to allow
variation provided in for all weather protection.
texture, detailing and Landscaping is proposed along
articulation; all site boundaries where
practical and throughout the
(c) incorporate verandahs, site.
open balconies with
transparent or open
balustrades or shaded
patios for outdoor living;
and
(d) allow for landscape
integrated with the
buildings on site.
AO7.6 Boundary setbacks Complies with AO7.6
provide space for trees between Landscaping is provided to all
buildings. boundaries where practical,
with the exception of key
infrastructure (i.e. driveway,
and pedestrian access
pathways). Separate
pedestrian access is provided
from the street frontage/visitor
parking areas to unit entries
for the purpose of minimising
vehicular and pedestrian
conflict. This is highlighted by
a landscape arbour and
landscaping. 42.78%
landscaping is proposed
throughout the site, where
only 40% is required. The
proposal provides sufficient
on-site landscaping to soften
the built form and provide
separation between built form
to reduce the appearance of
bulk.
PO8 The coastal communities No acceptable outcome provided Not applicable
local plan area is serviced by the
following centres which provide
business, entertainment and
community uses in accordance
with their role and function as
determined by the Noosa Shire
24
Page 25
Centres Hierarchy for both the
local community and visitors:
(a) Peregian Beach Local
centre;
(b) Sunrise Beach
Neighbourhood centre;
and
(c) Sunshine Beach Visitor
centre.
PO9 In Peregian Beach, Heron AO9 Development provides for Not applicable
Street and the portion of Heron Street and Kingfisher
Kingfisher Drive between Heron Drive (between Heron Street
Street and Grebe Street have a and Grebe Street) to be
pedestrian orientated character maintained as attractive, vibrant
providing key access and visual and pedestrian friendly streets.
linkages between the Peregian
Beach park, the beach and the
village square.
PO10 Development in the Local AO10 Development: Not applicable
centre zone at Peregian Beach: (a) respects the layout,
(a) is sympathetic to the scale (including height
coastal village character and setback) and
of the local centre; character of
development on
(b) contributes to the
adjoining sites:
creation of a
contemporary coastal (b) provides a fine scale of
built form and built form as shown in
streetscape; Figure 7.2.6.6
(c) creates vibrant and (c) provides active street
active spaces in the frontages where
public realm; identified as primary
active street frontage in
(d) provides continuous
Figure 7.2.6.4 (Peregian
weather protection for
Beach Framework and
pedestrians; and
Character Plan) that
(e) provides integrated and incorporate shopfronts,
functional car parking indoor/outdoor cafes
and access and restaurants and
arrangements that do other activities that are
not dominate the street. likely to foster casual,
social and business
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
25
Page 26
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.
PO11 The neighbourhood No acceptable outcome provided Not applicable
centre at Sunrise Beach provides
lower order goods and services
to support the day-to-day needs
of residents, forming a focal
point for the surrounding
neighbourhoods and remaining
compatible with nearby
community and recreation uses.
PO12 Sites that are currently No acceptable outcome provided Not applicable
used for, or approved for the use
of retirement facilities or
residential care facilities
continue to provide such
residential accommodation into
the future.
PO13 Development on sites in AO13 Residential dwellings Not applicable
close proximity to a centre or within a Local Centre or
within a centre contributes to Neighbourhood Centre:
26
Page 27
housing diversity by providing (a) do not exceed 100m2;
small attached dwellings, and
including single level (b) are part of a mixed-use
apartments, and mixed-use building with
developments where non-residential uses at
appropriate. ground level.
PO14 Development provides a No acceptable outcome provided Not applicable
diversity of types and styles of The proposal is for permanent
visitor accommodation to cater accommodation.
for a range of visitor experiences
in close proximity to key tourist
areas.
PO15 Visitor accommodation is No acceptable outcome provided Not applicable
not be located in areas which The proposal is for permanent
are predominantly permanent accommodation.
residential dwellings.
PO16 Development improves No acceptable outcome provided Complies with PO16
local connectivity by providing A 1.2m wide footpath is
pedestrian and cycle proposed along the extent of
connections to, within and Avocet Parade.
between destinations such as
local centres, local community
and sporting facilities, schools
and walking trails in Noosa
National Park.
PO17 Development integrates AO17 Development on land Not applicable
with and extends the existing including or adjoining a key
street and pathway networks pedestrian/cycle link including
including but not limited to where shown in Figure 7.2.6.4
those identified on Figure (Peregian Beach Framework and
7.2.6.4 (Peregian Beach Character Plan) facilitates these
Framework and Character Plan) connections.
such that connections to and
between key local destinations
are provided and reinforced.
PO18 Development provides for No acceptable outcome provided Complies with PO18
access to foredune and A 1.2m wide footpath is
beachfront areas to be via proposed along the extent of
formalised communal access Avocet Parade.
points which are located and
designed so as to maintain and
enhance visual amenity, dune
stability, habitat values and
water quality.
PO19 Development has no AO19 Connecting Habitat Areas Can comply with AO19
significant adverse effects on as identified on Map SFM-4 -
biodiversity, natural vegetation, Biodiversity (Strategic
native fauna habitat, landscape Framework) are protected from
27
Page 28
quality, water quality or cultural fragmentation and
heritage values, including those encroachment by 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
(f) changes to fauna
habitat and behaviour.
Editor's Note— Regular hazard
reduction activities occur in the
fire fuel control buffer between
the Noosa National Park and
urban residential development.
These activities are necessary to
reduce risk to people and
property and may have an
unavoidable impact on
biodiversity and habitat values.
PO20 Development maintains AO20 Open space corridors Can comply with AO20
and protects an integrated open identified as Ecological Linkages
space network to— and Major Recreation areas on
(a) provide for both passive Map SFM-1 - Settlement and
and active recreational Map SFM-4 - Biodiversity
pursuits; (Strategic Framework) are
enhanced and protected from
(b) provide connectivity for
fragmentation and
pedestrians and cyclists;
encroachment by development.
(c) provide habitat
connectivity for 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.
PO21 Development does not AO21.1 Buildings and Complies with AO21.1
cause an obstruction or hazard structures do not intrude into The proposal does not exceed
to the safe movement of aircraft the airport's obstacle limitation a building height of 8.0 metres.
within the Sunshine Coast surface (OLS) identified on Map
28
Page 29
Airport’s operational airspace AEM-1 - Airport Environment
through the temporary or Map.
permanent intrusion of physical
structures into the airport's
AO21.2 Landscaping does not Can comply with AO21.2
operational airspace.
include vegetation that at Refer to Landscape Plans.
maturity will intrude into the
airport's obstacle limitation
surface (OLS) identified on Map
AEM-1 - Airport Environment
Map.
AO21.3 Development does not Complies with AO21.3
include transient activities such The proposal is for permanent
as parachuting, hot air residential accommodation.
ballooning and hang gliding
beneath the operational airspace
of the Sunshine Coast airport as
identified on Map AEM-1 -
Airport Environment Map.
PO22 Development does not AO22.1 Uses involving the bulk Not applicable
cause an obstruction or hazard handling or disposal of The proposal is for permanent
to the safe movement of aircraft putrescible waste or residential accommodation.
within an airport's operational organic/food waste (e.g landfill
airspace through the attracting and waster transfer facilities) are
of wildlife, in particular, flying not located within the 13
vertebrates such as birds or bats kilometre wildlife hazard buffer
in significant numbers. radius distance contour as
identified on Map AEM-1 -
Airport Environment Map; or
Note— A development proposal
in the vicinity of Sunshine Coast
Airport that may increase the AO22.2 Where increasing the Not applicable
risk of wildlife strike should be scale or intensity of an existing The proposal is for permanent
referred to the airport operator use involving bulk handling or residential accommodation.
for assessment. disposal of putrescible waste or
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.
PO23 Development does not AO23 Development and Complies with AO23
cause an obstruction or hazard associated activities: The proposal is for permanent
to the safe movement of aircraft (a) do not emit smoke, residential accommodation.
within the Sunshine Coast dust, ash or steam into
Airport’s operational airspace the Sunshine Coast
through the emission of Airport’s operational
particulate gases or other airspace; and
materials that may cause air
(b) do not emit a gaseous
turbulence, reduce visibility or
29
Page 30
affect aircraft engine plume into the Sunshine
performance. Coast Airport’s
operational airspace at a
velocity exceeding 4.3
metres per second as
identified on Map AEM-1
- Airport Environment
Map.
Medium Density Residential Zone Code
Performance Outcome Acceptable Outcome Response
PO1 Development provides for No acceptable outcome provided Complies with PO1
medium density dual occupancy The proposal is for permanent
and multiple dwellings in a residential accommodation that
range of dwelling sizes and is a consistent land use within
styles, which meet the needs of the Medium Density Residential
current and future resident zone. The proposal will
populations including small maintain a low rise built form.
households, older persons,
people on low incomes and
people with special mobility
needs.
PO2 Alternative models of No acceptable outcome provided Not applicable
housing including housing for
people with special needs are
appropriate where they are in
keeping with the medium
density residential amenity and
density.
PO3 A secondary dwelling may AO3.1 No more than one Not applicable
create permanent housing for an secondary dwelling is provided The proposal does not include
extended family member or on any site regardless of site a secondary dwelling.
other member of the household area.
resident in the dwelling house
while protecting the character of Not applicable
AO3.2 A secondary dwelling:
the site and the zone. The proposal does not include
(a) has a maximum gross a secondary dwelling.
floor area of 65m²;
(b) has no more than two
bedrooms; and
(c) does not occur on any
property covered by a
Building Unit Plan.
PO4 Sites that are currently AO4.1 The following sites are Not applicable
used for, or approved for the use retained as relocatable home
of, relocatable home parks or parks to the general exclusion of
retirement facilities continue to other uses:-
provide such residential (a) ‘Noosa Glades’ at 159
accommodation into the future.
30
Page 31
Moorindil St 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 The following sites are
Not applicable
retained as retirement facilities
to the general exclusion of other
uses:-
(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.
PO5 Land uses are limited to AO5.1 Land uses do not Complies with AO5.1
those which are compatible with typically rely on people other The proposal is for permanent
medium density living in urban than residents of the site to be residential accommodation.
neighbourhoods. present on the site between the
hours of 7:00pm and 7:00am.
AO5.2 Land uses do not result
in adverse changes to the Complies with AO5.2
amenity of the residential The proposal is for permanent
neighbourhood by the emission residential accommodation.
31
Page 32
of noise, vibration, smell, fumes,
smoke, vapour, steam, soot,
ash, dust, grit, oil, waste water,
waste products, or radio or
electrical interference.
PO6 Visitor accommodation is AO6.1 Home-based businesses Not applicable
limited to formats compatible allow for up to four short term The proposal is for a Dual
with the character and use of guests to be accommodated Occupancy.
the area so as not to cause within the home of the host
unreasonable loss of residential while the host remains in
amenity, having regard to: residence, such as traditional
(a) the privacy of residents bed and breakfast
on the subject property accommodation.
or adjoining properties;
(b) any likely increase in AO6.2 Short-term Not applicable
noise to adjoining accommodation does not: The proposal is for a Dual
properties; (a) constitute a party Occupancy.
(c) the scale of the use and house;
its compatibility with the (b) create noise that would
character and uses unreasonably impact on
within the property or the residential amenity
surrounding area; enjoyed by the adjoining
(d) retention of the primary or surrounding
residential function of an properties.
area;
(e) the residential function AO6.3 Buildings are designed Complies with AO6.3
and arrangement of and orientated so that the The outdoor living areas for
common property; majority of outdoor living areas Unit 1 are oriented towards the
face away from the habitable side boundaries. The outdoor
(f) the impact on the safety areas of adjoining dwellings.
and efficiency of the areas are at ground level, and
local road network; a 1.8m high fence can be
conditioned to achieve suitable
(g) the impact of waste privacy. Unit 2 private open
storage areas on the space is oriented towards the
visual amenity of the street frontage, and will be
area; screened by landscaping and
(h) the location of waste fencing along the front
storage areas in relation boundaries.
to sensitive land uses;
and AO6.4 Waste storage areas are Complies with AO6.4
(i) any impact on shared screened and located to the rear A bin pad for wheelie bins can
vehicular access or or side of a building and are not be achieved for each unit. This
parking. located along any frontage to a item can be conditioned.
public street or space.
Peregian Beach AO7 Offices and health care Not applicable
PO7 Offices and health care services are developed in The proposal is for a Dual
services are allowed for in conjunction with residential units Occupancy.
conjunction with small dwellings in a mixed use format providing:
in a mixed use format on (a) no commercial tenancy
premises located on the western exceeds 250m² gross
side of David Low Way (street floor area;
numbers 233-245), Peregian
(b) non-residential use(s)
32
Page 33
Beach, on land described as Lots do not constitute shops;
16, 17, 18, 19, 20 and 22 P9315 (c) the total gross floor area
and all lots on BUP9496. of the non-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.
Building Height AO8.1 Buildings and structures Complies with AO8.1
PO8 Buildings and structures: are no more than 8 metres in The proposal does not exceed
building height; and 8.0m metre in height.
(a) are low rise and present
a building height
consistent with AO8.2 Where excavation is Complies with AO8.2
structures on adjoining required, the maximum portion The maximum portion of
and surrounding of the exposed external façade exposed external facade does
premises; of the building cannot exceed not exceed 8.0 metres in
height.
(b) are designed to provide 8m in building height.
an interesting
streetscape and Editor's note - refer to figure
complement landform AP3-13A
changes and landscapes
(c) do not visually dominate
Alternative provision to the
the street or
QDC
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 No acceptable outcome Complies with PO9
PO9 Development: provided. The site has two road
(a) is of a scale compatible frontages, and proposed each
with surrounding unit to face a separate road
development and the frontage to minimise building
particular circumstances bulk and scale. The proposal
of the site; and has a building height of less
than 8.0 metres, and is
(b) does not present an considered to be consistent
appearance of bulk to
33
Page 34
adjacent properties, with the surrounding
roads or other areas in streetscape.
the vicinity of the site.
Site Cover AO10 For a dwelling house, site Complies with PO10
PO10 Site cover of cover does not exceed 40% of The proposed site cover is
development: the site area. 40%.
(a) does not exceed 40% of
the site area; or Alternative provision to the
(b) for small dwellings or for QDC
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 For a dwelling house, plot Complies with AO11
PO11 Plot ratio of development: ratio of development does not The proposed plot ratio is
exceed 0.4:1 0.4:1.
(a) does not exceed 0.4:1;
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 0.5:1.
Building Setback AO12.1 Buildings and Alternate Solution
PO12 Buildings and structures structures meet the following Refer report.
are designed and sited to: minimum boundary setbacks:
(a) for frontages — 6
(a) provide a high level of
metres
amenity to users of the
subject site and (b) for side boundaries—
adjoining premises, (i) 1.5 metres
including provision of setback up to
visual and acoustic 4.5 metres
privacy; height;
(b) not unreasonably (ii) 2 metres
obstruct views or cause setback
overlooking of private between 4.5
open space or habitable metres and 7.5
areas of adjoining metres height;
premises; and
(c) provide adequate (iii) 2.5 metres
distance from adjoining where above 7.5
land uses; metres height
(d) preserve existing (c) for the rear boundary -
vegetation that will help 6 metres
buffer development;
(e) allow for space and AO12.2 The front 6 metres of Alternate Solution
34
Page 35
landscaping to be the property is landscaped open Refer report.
provided between space, provided that uncovered
buildings including visitor parking, or swimming
adequate area at ground pools protruding no more than 1
level for landscaping metre above the ground level,
with trees, shrubs, can be as close as 2 metres
outdoor living and from the front boundary.
utilities;
(f) be consistent with the AO12.3 Relocatable homes are Not applicable
predominant character set back not less than: The proposal is for a Dual
of the surrounding area; (a) 6 metres from a road Occupancy.
and frontage;
(b) (b) 1.5 metres from
(g) protect the natural
any other site boundary;
character and avoid
and
adverse impacts on
(c) (c) 3 metres from an
ecologically important
internal road
areas such as national
parks, waterways and
AO12.4 Buildings and Not applicable
wetlands.
structures on premises with The proposal does not have
frontage to the Noosa River frontage to Noosa River
system are set back not less system.
than 10 metres from mean high
water spring as shown in Figure
AP3-15A.
Alternative provision to the
QDC
Setback to a watercourse in AO13 For premises adjoining a Not applicable
the Noosa Waters estate, watercourse within the Noosa The proposal does not adjoin a
Noosaville Waters estate no building work, watercourse within the Noosa
PO13 Land adjoining the filling or excavation works Waters estate.
revetment wall and for a width occurs within 4.5 metres from
of 4.5 metres serves flood the centre line of the top of the
detention and amenity functions, concrete revetment wall.
free of structures and
impervious surfaces. Editor's note refer to figure
6.3.1.5
Alternative provision to the
QDC
Streetscape AO14.1 Development provides Complies with AO14.1
PO14 Development: visual interest to the street and The site has two road
surrounding areas through: frontages. The proposal orients
(a) contributes positively to
the locality; (a) highlighting individual each unit to a separate street
dwellings and land uses; frontage with varying road
(b) addresses and enhances
the streetscape by (b) an asymmetrical design frontage setbacks to minimise
incorporating presentation to the building bulk and scale, and
street; achieve an asymmetrical
articulation and
design presentation to the
individual design (c) offsetting or staggering
street as a result. These
elements that add visual dwellings to provide
elements assist in enhancing
interest to the variation in the
the streetscape by
development; frontage;
35
Page 36
(c) has a form and (d) varying the roof form incorporating articulation
architectural scale that through building design
does not dominate the materials and finishes that are
streetscape or the reflective of the locality, and
surrounding properties; landscaping within the front
(d) does not detract from setback to ensure the proposal
the visual amenity of does not dominate the
adjoining properties streetscape. The separation
through the impact on between built form allows for
views, access to sunlight views to be maintained, access
or overlooking; to sunlight and ventilation to
(e) takes the form of small be easily achieved and
separate buildings, landscaping in between
rather than large single buildings to reduce the
bulky development; and dominance of built form. The
above design outcomes ensure
(f) sits within a landscaped the form and scale of the
setting. development does not
dominate the streetscape.
42.78% landscaping is
proposed across the site,
resulting in a high quality
outcome to all street frontages.
AO14.2 Buildings have the main
Complies with AO14.2
entrance easily recognisable
Pedestrian access points are
from the street and include
proposed to unit entries. This
design elements in the front
is highlighted via internal
façade such as verandahs,
pathways and landscaping.
external stairs, awning or shade
structures and window
openings.
AO14.3 Buildings and Complies with AO14.3
structures are designed to: Wall lengths do not exceed
(a) have a maximum wall 15m in length. Various design
length of 15 metres and elements assist providing visual
external walls interest. 42.78% landscaping is
incorporate at least one proposed across the site to
design element to add soften the built form.
visual interest and Landscaping is provided along
amenity; site boundaries where
practical, and in between
(b) allow for landscape
buildings. Built form takes on
treatments to soften the
the form of separate dwellings,
development;
with two units attached but
(c) avoid more than six oriented towards separate
dwellings attached in street frontages.
any one plane; and
(d) have no more than four
dwellings are attached
along a street frontage.
36
Page 37
AO14.4 For corner sites, the Complies with AO14.4
building design addresses both Built form takes on the form of
street frontages by: separate dwellings, with two
(a) including doors and units attached but oriented
windows that front each towards separate street
road; and frontages. Vehicle access is
(b) providing separate provided from separate
vehicle access points to frontages.
each road.
Editor’s Note—for examples of
designs see Figure 6.3.2.4 and
Figure 6.3.2.5
AO14.5 For a dwelling house, Not applicable
development provides visual The proposal is for a Dual
interest to the street and the Occupancy.
surrounding area through:
(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 Garage doors that face Complies with AO15.1
PO15 Garages, garage doors the street are no more than 6 Garage doors do not exceed
and carports do not dominate metres in width or 50% of the 6m in width.
the street or the building design. frontage, whichever is the lesser.
AO15.2 Where multiple garages Not applicable
face the street, they are
separated by a minimum of 2
metres or are staggered in
setback by a minimum of 1
metre.
AO15.3 Garages that are visible Not applicable
from the street, but do not face
the street, include a landscaped
setback to the street and
provide articulation, windows or
a mix of materials to provide
37
Page 38
interest to the garage facade.
Basements AO16 Basements: Not applicable
PO16 Basements: (a) are limited to one
(a) visually integrate with access a maximum of 6
the building; metres wide; and
(b) do not dominate the (b) do not encroach into
street or building building setback areas.
design;
(c) are screened through Editor's note— refer to Figure
landscaping; and 6.9.2
(d) do not present as a
storey to the street.
Front fences and walls AO17.1 Front fences or walls Complies with AO17.1
PO17 Front fences and walls are set back an average of 1 Front fences are setback an
are designed and sited to: metre and are articulated to average of 1m and are
provide visual interest by recessed to provide visual
(a) contribute to the
stepping the design at a interest.
attractiveness of the
maximum of 5 metre intervals.
streetscape;
(b) be compatible with the Alternate Solution
existing streetscape AO17.2 Where located on the Refer report.
character; boundary:
(c) avoid interference with (a) the solid portion of front
movement of surface fences and walls is no
stormwater; more than 1.2 metres
high; or
(d) allow for casual
surveillance of the (b) the walls contain
street; openings or materials
that ensure it is 50%
(e) provide planting in front
transparent and has a
of solid fences and
height not exceeding 1.8
walls; and
metres.
(f) ensure plantings
between the front fence AO17.3 Solid front fences and Alternate Solution
and the footpath does walls may be 1.8 metres in Refer report.
not create an height if the property has
impediment for frontage to an arterial road or a
pedestrians using the distributor road.
footpath
AO17.4 The area of land Complies with AO17.4
between the front fence and the Refer to Landscape Plans and
boundary is landscaped to Site Plan.
screen the fence from the street
however landscaping does not
encroach more than 500
millimeters into the road reserve
or within 1.5 metres of a sealed
footpath.
Editor's note— for examples
refer to figure AP3-4A and figure
AP3-4B
38
Page 39
Materials and finishes AO18 Buildings and structures Can comply with AO18
PO18 Development use: Refer to elevations and
incorporates: (a) natural finishes renders.
(a) materials and finishes wherever possible;
that complement the
(b) a mix of lightweight and
surrounding area and
textured external
integrate with the
finishes;
surrounding natural and
built environment; and (c) masonry construction
where variation is
(b) a variety of external
provided in texture and
finishes to provide an
the façade uses a
interesting built form
variety of finishes to
and avoid bulky single
break up the surface;
plane finishes
and
(d) open or transparent
balustrades.
Editor's note—refer to Figure
AP3-3B
Roof forms AO19.1 With the exception of Not applicable
PO19 Roof forms: Noosa Heads and Coastal The proposal is within the
Communities Local Areas, the Coastal Communities local plan
(a) contribute positively to main roof of the building has a
the local skyline; area.
roof pitch no less than 5 degrees
(b) complement the and has minimum 600 millimetre
character of the locality eaves to at least 75% of the
and the topography of perimeter of the building.
the site;
(c) avoid box AO19.2 Development does not Complies with AO19.2
profiles/parapets; and include rooftop terraces. The proposal does not include
(d) do not create a rooftop terrace.
opportunities for
overlooking the private AO19.3 The total width of any Complies with AO19.3
open space or internal parapet wall does not exceed The proposal does not include
spaces of neighbouring 50% of the width of the front parapet walls.
properties. facade of a building.
PO20 Development: AO20.1 Buildings and Complies with AO20.1
(a) provides a high level of structures: Private open space areas are
residential amenity to (a) are sited and orientated oriented towards the northern
users of the subject site; to minimise the side boundary road frontage,
and likelihood of overlooking and are located at ground
(b) does not unreasonably the private open space level. Fencing is provided to all
impact on the amenity of adjacent residential boundaries as required to
enjoyed by users of uses; reduce overlooking and
adjoining or nearby (b) avoid reduction of increase privacy to residents
premises, including sunlight to at least 40% and adjoining neighbours.
privacy and access to of the private open Appropriate sunlight is
sunlight. space areas of any provided to private open space
adjoining residences to areas. For both visual relief and
Editor's note—Provisions for less than two hours screening purposes, fencing,
sill height, glazing, screening between 9:00am and landscaping, and screening are
39
Page 40
and window openings are to 3:00pm on any day of provided.
improve the residential amenity the year;
for occupants. Thermal (c) incorporate fencing,
performance requirements are landscaping and
contained in Queensland screening to mitigate
Development Code MP4.1 impacts on adjoining
Sustainable Buildings. Energy residential uses.
efficiency requirements are
contained in the National
Editor's note— refer to figure
Construction Code.
AP3-1A and figure AP3-2A
AO20.2 Transparent doors and Can comply with AO20.2
windows are designed and Refer plans.
located so they do not directly
face transparent doors or
windows or the private open
space areas of other dwellings
within 10 metres;
AO20.3 Where windows, Can comply with AO20.3
balconies, terraces, verandahs Can be conditioned.
or decks overlook or have the
potential to overlook the private
open space of nearby properties
or view into 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.
Editor's note—refer to figure
AP3-1A and figure AP3-1C
AO20.4 Planter boxes, screens,
pergolas, landscaping and Can comply with AO20.4
architectural design of balconies Refer plans.
are used to screen the ground
floor private open space of
dwellings from separate upper
40
Page 41
level dwellings.
Editor's note—refer to figure
AP3-1A
AO20.5 Permanently fixed
external screening devices Can comply with AO20.5
complement the building's Refer plans.
external materials and finishes
and may incorporate solid
translucent screens, shutters,
perforated panels or trellises
which have a maximum of 50%
openings.
Editor's note—refer to figure
AP3-1B
PO21 Mechanical plant, vehicle AO21.1 Communal outdoor Not proposed
manoeuvring, utilities and recreational facilities including
communal outdoor recreation swimming pools, spas and
uses: sports courts are:
(a) do not have an adverse (a) setback at least 12
effect on the amenity metres from the
enjoyed by users of boundary of land in a
adjacent or nearby residential zone and
premises through screened by a 5 metre
emission of noise, light, wide buffer densely
fumes or smoke; and planted with trees and
shrubs including species
(b) do not cause
from 1 metre to 8
unreasonable
metres in height; or
disturbance to local
fauna through light or (b) located internally to the
smoke emissions. arrangement of
buildings on the site;
and
(c) not used between the
hours of 9:00pm and
6:30am the following
day.
AO21.2 For a lit sports court: Not proposed
(a) the court is located at
least 60 metres from the
external wall of an
existing or 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
41
Page 42
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 Mechanical plant is- Can comply with AO21.3
(a) located at least 2 metres
from the side or rear
property boundaries;
(b) where located at ground
level, screened by
fencing 1.5 metres in
height or dense
vegetation of at least
1.5 metres in width
incorporating grouped
trees and shrubs with a
maximum separation
distance of 1 metre
measured from the
centre of the plant;
(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.
Editor’s Note— Mechanical
plant includes generators,
motors, compressors and pumps
such as air-conditioning or pool
42
Page 43
equipment.
AO21.4 Waste storage areas, Can comply with AO21.4
clothes drying areas and
external storage areas are
screened from the street.
AO21.5 Letterboxes and Complies with AO21.5
detached carports complement
the architecture and landscaping
of the site.
PO22 Development: AO22.1 For landscape amenity Alternate Solution
(a) has minimal impact on reasons, cut or fill is less than Refer report.
the natural landform of 1.5 metres in depth relative to
the site; the ground level.
(b) does not lead to erosion
or the transport of AO22.2 Development does not Can comply with AO22.2
sediments off site; and result in sediment or other
material including building
(c) does not lead to the materials or waste products
disturbance of natural being deposited or released into
features, buildings or the road reserve, stormwater
structures of cultural drain or adjacent properties.
heritage significance.
AO22.3 Development on a site Not applicable
adjoining a local heritage place
respects the cultural heritage
significance of the place by
mitigating any adverse impacts
on the setting or integrity of the
heritage values.
Editor’s Note— Local heritage
places are identified on the
Heritage and Character Areas
Overlay maps in Schedule 2.
PO23 Development on sloping AO23.1 Building and structures Not applicable
sites: are not constructed on land with
(a) is visually responsive to a slope greater than 25%.
the natural topography
and sits within the
landscape rather than AO23.2 On sloping sites, split Not applicable
dominating it; and level buildings with small
floorplates, that step down the
(b) steps down slopes or slope are used as an alternative
uses suspended floor to standard single or double
construction, minimising storey construction to minimise
cut or fill and avoiding building bulk and benching of
benching of the site. the sites.
Editor's note- refer to Figure
6.9.1A and Figure 6.9.1B
43
Page 44
AO23.3 The distance between Complies with AO23.3
the ground level and the lowest
part of the floor of the building
does not exceed 3 metres.
PO24 Filling and excavation for AO24 Filling and excavation for Can comply with AO24
operational works do not operational works is designed Refer engineering plans.
directly, indirectly or and constructed to ensure
cumulatively cause adverse overland flow and/or flooding is
impacts external to the not worsened, impeded, or
development site by: otherwise diverted to adversely
(a) causing ponding of affect other properties or
water on the site or downstream environments.
nearby land;
(b) increasing flooding,
which adversely affects
the safety or use of any
land upstream or
downstream; or
(c) adversely affecting the
flow of water in any
overland flow path.
Dual Occupancy and Multiple Dwelling Code
Performance Outcome Acceptable Outcome Response
PO1 Development is located No acceptable outcome provided Complies with PO1
within the urban boundaries on The proposal is located within
land with good access to a urban boundaries and is zoned
variety of essential services and for residential land uses. The
facilities, including retail, site is in close proximity to
commercial, social and medical public transport, recreational
facilities and public transport opportunities, and a range of
services. goods and services.
PO2 A dual occupancy or No acceptable outcome Complies with PO2
multiple dwellings occur only on provided The site is zoned Medium
land that is suited to the Density Residential.
development and occupation of
residential buildings avoiding
risk to people or property from
natural disaster.
PO3 Development does not No acceptable outcome provided Complies with PO3
adversely impact on existing or The proposal will integrate with
future infrastructure including existing infrastructure, and will
water or sewerage utilities, provide upgraded infrastructure
electricity or transport to suit the proposal as
infrastructure. required.
PO4 Development addresses AO4 Dual occupancy and Complies with AO4
the street, contributes to the multiple dwellings do not occur The proposal is on a corner
streetscape and does not on battleaxe or rear allotments
44
Page 45
adversely impact on the amenity or lots with a frontage less than block with two road frontages.
of any adjoining land on which 10.5 metres in width.
residential development is
permitted.
PO5 Development is designed AO5 Bedroom windows are at Complies with AO5
to minimise noise carrying least 3 metres away from shared
between dwelling units or driveways, car parking areas,
accommodation units by locating mechanical plant, refuse and
noise sensitive spaces such as recycling areas, vents and
bedrooms away from noise exhausts.
generating areas of the
development, such as car
parking areas or mechanical
plant and equipment or
recreational facilities.
PO6 Where dwellings form part AO6.1 Clearly identifiable entry Complies with AO6.1
of a mixed use development, the areas for the residents of, and Separate, clearly identifiable
development provides residents visitors to, multiple dwellings are pedestrian access points are
with reasonable privacy and provided separately from provided from the street
security. entrances for other site users frontage to each unit entry.
and provide for safe entry from
streets, car parking areas and
servicing areas.
AO6.2 Clearly marked, safe and
Complies with AO6.2
secure parking areas are
Each unit is afforded a double
provided for residents and
lock up garage. Visitor parking
visitors which are separate from
is provided in tandem on the
parking areas provided for other
driveway.
site users.
AO6.3 Security measures are Not applicable
installed such that site users do
not have access to areas that
are intended for the exclusive
use of residents of, and visitors
to, dwellings.
AO6.4 Dwellings are designed Not applicable
to incorporate suitable noise No business uses proposed.
attenuation and privacy
measures to reduce amenity
impacts from business uses.
AO6.5 Windows, balconies and Can comply with AO6.5
terraces of each dwelling are
screened where overlooking a
habitable room or private open
space of another dwelling within
9 metres.
45
Page 46
PO7 Buildings and outdoor AO7 Development of the site Complies with AO7
spaces are designed to allow for enhances: Internal fencing to the site is
natural surveillance without (a) opportunities for passive provided between units.
adversely impacting the privacy surveillance of External fencing is provided
of on-site or adjoining residents. communal spaces along all site boundaries. The
including providing private open space area for
well-lit, active and Unit 2 is oriented towards the
overlooked places and street to provide casual
routes; surveillance. Windows are also
oriented towards the street
(b) legibility of the site and
frontage to foster casual
ease of navigation;
surveillance. Internal
(c) clear distinction pedestrian pathways are
between public and provided to each unit from the
private spaces; and ease street.
of maintenance
Editor’s Note—development
should comply with the
principles of Crime Prevention
through Environmental Design -
Guidelines for Queensland
PO8 Development, including AO8.1 The main entrance is Complies with AO8.1
entrance ways and outdoor clearly identifiable and visible Two separate pedestrian
spaces, are designed to protect from the street, footpath, visitor pathways are proposed to unit
the personal security and safety car parking areas and driveway. entries, and are clearly
of residents as well as legitimate identifiable through pavers,
site visitors. landscaping and a landscape
arbour.
AO8.2 The internal path Complies with AO8.2
network has clear sightlines to As above.
the main entry and street access
points.
AO8.3 Visitors have direct Complies with AO8.3
access to the main entrance Refer ground floor plan.
without passing through private
outdoor living areas.
PO9 Multiple dwellings can be AO9 One in three multiple Not applicable
accommodated and visited by a dwelling units: The proposal is for a Dual
wide cross section of the (a) is accessible by a safe, Occupancy.
community including people with continuous and step free
limited mobility. path of travel from the
street entrance of the
property or from a car
parking space;
(b) has a step-free entrance
door with opening width
of at least 820
46
Page 47
millimetres; and
(c) contains a bathroom on
the entry level.
Landscaping & private open AO10.1 Landscaping is provided Complies with AO10.1
space to a minimum of 40% of the site 42.78% landscaping is
PO10 Development: area and 60% of this is soft proposed across the site, with
landscaping. 71.82% comprising deep
(a) enhances liveability and
landscaping.
promotes outdoor living;
(b) contributes to the visual OR
amenity and natural
landscape character of Not applicable
AO10.2 If for small dwellings or
the area; The proposal is not for small
for development which provides
(c) retains existing large a ratio of at least three small dwellings.
trees where practicable; dwellings to one other dwelling,
(d) provides privacy landscaping is provided to a
between uses; minimum of 35% of the site
(e) reduces the bulk and area and 60% of this is soft
scale of development; landscaping.
and
(f) conceals services, car
parking and
manoeuvring areas.
PO11 Private open space: AO11.1 Private open space is Complies with AO11.1
(a) is provided to all provided for each dwelling at the Private open space is provided
dwellings and is following rate: at ground level off the main
adequate in size, shape (a) at ground level—a living area with an area
25m² >25m .
2
and dimensions to suit minimum of
the needs of the directly accessed from
occupants; living spaces; or
(b) receives adequate (b) if above ground
sunlight; and level—12m² with a
(c) is designed and minimum width of 2.5
orientated to ensure metres accessed directly
privacy is maintained from the living spaces.
between uses.
OR
AO11.2 Private open space is
Not applicable
provided for each small dwelling
The proposal is not for small
at the following rate:
dwellings.
(a) at ground level—a
minimum of 20m²
directly accessed from
living spaces and
exclusive of clothes
drying area; or
(b) if above ground
level—9m² with a
47
Page 48
minimum width of 2.5
metres accessed directly
from the living spaces.
AO11.3 Private open space Complies with AO11.3
contributing to the above
calculations has a maximum
gradient of 10% (1 in 10) and is
clear of any utilities such as gas,
water tanks and air conditioning
units.
PO12 Safe vehicular access is AO12.1 Development does not Complies with AO12.1
provided to and from the site gain direct access from any road
without adversely impacting on with a legal speed limit of 80
the safety of the road network. kilometres per hour or above.
AO12.2 Where located on any
road of a higher order than local Not applicable
road or where accommodating
three or more households,
vehicle manoeuvring areas are
provided on site such that
vehicles enter and leave the site
in a forward gear.
PO13 Sufficient on-site car AO13 Car parking is provided in Complies with AO13
parking is provided to accordance with Table 9.4.1.4 in 4 residential and 4 visitor car
accommodate the number and the Driveways and Parking Code parks are proposed.
type of vehicles likely to be
generated by the residential use
without impacting on the safety
or amenity of the adjoining
streets.
PO14 Underground car parking No acceptable outcome provided Can comply with PO14
areas are designed to drain and
function safely during a flood
event and power failure.
48
Used in these records
Town Planning Assessment Report.pdfRelated documentApplication case desk ↗
About this file
- File size
- 5.8 MB (large file)
- File type
No other editions are linked here.
Original file
Log in to download the original file
The download may take up to a minute.