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Sealed Judgment (6 Arakoon) - 26.05.26
é WW In the Planning and Environment Court No. 2698 of 2025 PLANNING AND ENVIRONMENT dd@t@l at: Brisbane I> uw P QUEENSLAND ote 2 & MAY 2026 Between: BV INVESTMENTS PTY LTD ACN 657 533 983 Appellant FILED And: NOOSA SHIRE COUNCIL Respondent __BRISBANE __| JUDGMENT Before: His Honour Judge Williamson KC Date of Hearing: 26 May 2026 Date of Order: 26 May 2026 THIS MATTER HAVING on this day come on for hearing by way of an appeal against the decision ®) of the Respondent to refuse a development application for a development permit for a material change of use for a Dwelling House (Development Application) in respect of land situated at 6 Arakoon Crescent, Sunshine Beach, more particularly described as Lot 785 on RP 48111 AND UPON HEARING the solicitor for the Appellant and the Counsel for the Respondent AND UPON READING the Notice of Appeal filed on 23 September 2025 IT IS ORDERED BY CONSENT THAT: 1. The appeal be allowed. 2. The Development Application be approved subject to the conditions and the plans 0 contained in pages 3 to 42 of this Judgment and marked "Annexure A". 3. Each party bears its own costs of the proceeding. Filed on 26 May 2026 Filed by: Thynne + Macartney Service Address: Level 32, 123 Eagle Street, Brisbane 4000 \ Telephone: 07 3231 8888 Facsimile: 07 3229 0855 Email: [email protected] , JUDGMENT Thynne + Macartney Filed on behalf of the Respondent Level 32, 123 Eagle Street BRISBANE QLD 4001 Phone: 07 3231 8888 Form PEC-7 Fax: 07 3229 0855 Email: [email protected] Ref: TXQ:260898 8779478_1
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Full text of pages 2 to 22 (of 42)
Page 2
Registrar 8779478_1
Page 3
"ANNEXURE A"
When Conditions must be Complied With
1. Unless otherwise stated, all conditions of this Decision Notice must be complied with prior
to the use of the building commencing, and then compliance maintained at all times while
the use continues.
Currency Period
2. This development approval lapses if the use has not happened within six (6) years from the
date final orders are made in Planning & Environment Court Proceeding No. 2698 of 2025,
unless an application to extend the currency period is approved by Council.
Approved Plans
3. Development authorised by this approval must be undertaken generally in accordance with
the Approved Plans listed in the tables below.
Plan No. Rev. Plan/Document Name Date
N100.01 G Site Plan, prepared by Shaun Lockyer Architects 12.12.2025
N100.05 D Site photos – trees 01, prepared by Shaun Lockyer 12.12.2025
Architects
N100.06 D Site photos – trees 02, prepared by Shaun Lockyer 12.12.2025
Architects
N100.08 A Verge comparison sections, prepared by Shaun 12.12.2025
Lockyer Architects
N100.12 F Area plans - site cover, prepared by Shaun 12.12.2025
Lockyer Architects
N100.14 F Area plans - GFA, prepared by Shaun Lockyer 12.12.2025
Architects
N180.00 F Demolition plan, prepared by Shaun Lockyer 12.12.2025
Architects
N200.00 I Lower Floor Plan, prepared by Shaun Lockyer 12.12.2025
Architects
N200.01 I Ground Floor Plan, prepared by Shaun Lockyer 12.12.2025
Architects
N200.02 I First Floor Plan, prepared by Shaun Lockyer 12.12.2025
Architects
N200.03 G Roof Plan, prepared by Shaun Lockyer Architects 12.12.2025
N300.00 G East Elevation, prepared by Shaun Lockyer 12.12.2025
Architects
N300.01 G South Elevation, prepared by Shaun Lockyer 12.12.2025
Architects
ABN 97.969.214.121 PO Box 141
noosa.qld.gov.au Tewantin QLD 4565
[email protected] 07 5329 6500
Page 1 of 10
3
Page 4
N300.02 G West Elevation, prepared by Shaun Lockyer 12.12.2025
Architects
N300.03 G North Elevation, prepared by Shaun Lockyer 12.12.2025
Architects
N320.00 E Boundary Elevation North, prepared by Shaun 12.12.2025
Lockyer Architects
N320.01 E Boundary Elevation South, prepared by Shaun 12.12.2025
Lockyer Architects
N400.00 H Section 01, prepared by Shaun Lockyer Architects 19.12.2025
N400.01 H Section 02, prepared by Shaun Lockyer Architects 19.12.2025
N400.02 G Section 03, prepared by Shaun Lockyer Architects 12.12.2025
N400.03 G Section 04, prepared by Shaun Lockyer Architects 12.12.2025
N400.04 G Section 05, prepared by Shaun Lockyer Architects 12.12.2025
N400.05 G Section 06, prepared by Shaun Lockyer Architects 12.12.2025
N400.06 G Section 07, prepared by Shaun Lockyer Architects 12.12.2025
N400.07 G Section 08, prepared by Shaun Lockyer Architects 12.12.2025
N400.08 H Section 09, prepared by Shaun Lockyer Architects 19.12.2025
N900.01 A Landscape design – Conlon Group- Sheet 01, 12.12.2025
prepared by Shaun Lockyer Architects
N900.02 A Landscape design – Conlon Group- Sheet 02, 12.12.2025
prepared by Shaun Lockyer Architects
N900.03 A Landscape design – Conlon Group- Sheet 03, 12.12.2025
prepared by Shaun Lockyer Architects
NO20.00 G Materials and Finishes, prepared by Shaun 12.12.2025
Lockyer Architects
Page 2 of 10
4
Page 5
Nature and Extent of Approved Use
4. This approval is for a Dwelling house.
Building Height
5. The maximum height of the development must not exceed 8.0 metres above the natural and
finished ground level. Including where excavation is undertaken the exposed portion of the
external façade of the building.
6. Certification must be submitted to Council from a Registered Cadastral Surveyor (Qld) which
certifies that the building does not exceed the maximum height requirement of this Decision
Notice.
External Colours & Finishes
7. All air conditioning units or other mechanical equipment must be fully enclosed or screened
such that they are not visible from the street frontages nor adjoining properties.
8. Waste storage areas, clothes drying areas and external storage areas must be screened
from view of the street.
Fencing and Walls
9. Any street fencing or structures must not exceed 2.0 metres in height above ground level.
ENGINEERING
Site Access and Driveways
10. A sealed access driveway must be provided from Arakoon Crescent to all parking and
manoeuvring areas of the development. The works must be generally in accordance with the
approved plans and undertaken in accordance with an Operational Works approval.
Stormwater Drainage
11. Stormwater runoff from the development must be disposed of on-site without causing scour
or damage to the subject site or any adjoining property. The on-site disposal must be in
accordance with the recommendations of a site specific geotechnical report and endorsed
through a Building Permit.
Easements
12. Unless otherwise agreed in writing by the relevant service provider, any public or third party
infrastructure located on the subject site must be placed within an easement registered
against the title of the property.
13. All easements must be designed in accordance with the planning scheme and granted at no
cost to the Grantee. Where the Grantee is Council or a service authority, the easement
documentation must be in accordance with the Grantee’s standard easement terms. Draft
easement documentation must be submitted to Council for endorsement.
14. All works must be kept clear of any existing or proposed easements on the subject land,
unless agreed otherwise in writing by the Grantee.
Geotechnical Stability
15. All works must be carried out in accordance with a site specific Geotechnical Report prepared
by a qualified person* and endorsed through the building permit.
*(Refer to Advisory Note)
16. Certification must be submitted to Council from a qualified person* which certifies that the
development has been constructed in accordance with the recommendations contained in
the site specific Geotechnical Report and that the development has a minimum factor of
safety against landslip of 1.5 in the long term.
*(Refer to advisory Note)
Page 3 of 10
5
Page 6
Earthworks and Retaining Walls
17. All earthworks and associated retaining structures/batters, both above and below ground
level, both temporary and permanent, must be contained entirely within the subject site
unless written permission from the respective landowner(s) is provided to Council. All
earthworks must be undertaken in accordance with the provisions of Australian Standard
AS3798: Guidelines on Earthworks for Commercial and Residential Developments.
Damage to Services and Assets
18. Any damage caused to existing services and assets as a result of the development works
must be repaired at no cost to the asset owner at the following times:
a. where the damage would cause a hazard to pedestrian or vehicle safety, immediately;
or
b. where otherwise, upon completion of the works associated with the development.
Any repair work which proposes to alter the alignment or level of existing services and assets
must first be referred to the relevant service authority for approval.
Works within Erosion prone area
19. Prior to the issuing of private building certification of the dwelling house and associated
ancillary structures, plans certified by a RPEQ Geotechnical Engineer must be prepared to
demonstrate compliance with the following and endorsed as part of the building approval.
a. The built footprint of the lower floor of the proposed development must not encroach
any further into the recalculated Erosion Prone Area (EPA) of 85m than shown on
Shaun Lockyer Architects Architectural drawing N200.00 Rev I dated 12/12/2025 for
project 0428.
b. A shear pile wall or similar contiguous retaining structure must not be constructed within
the recalculated EPA of 85m (i.e. no further east than the landward extent of the EPA),
as shown on Shaun Lockyer Architects Architectural drawing N400.01 Rev H dated
19/12/2025 for project no 0428.
c. Any piles within the EPA are to be designed as non-contiguous piles to allow movement
of sediments between the piles through natural processes. A minimum pile spacing of
one pile diameter is recommended.
d. Detailed design of piling and foundations of the residence and ancillary structures must
consider the specific subsoil conditions of the site and must consider failure
mechanisms associated with the recalculated EPA of 85m as detailed in the Moffat &
Nichol memorandum dated 28 November 2025, without relying on any contiguous
retaining structures located within the EPA.
e. Piling systems and foundations are to be designed by an appropriately RPEQ qualified
and experienced engineer.
LANDSCAPE CONDITIONS
Landscaping Works
20. The development site must be landscaped. The works must be undertaken in accordance
with an Operational Works approval and the Noosa Plan for that specific area and must
include in particular:
a. The works shown on the referenced 6 Arakoon Crescent Sunshine Beach Landscape
Concept Package Issue E.
b. Incorporation of additional native planting within the street verge, designed to integrate
with and enhance the existing native trees and vegetation proposed for retention.
Page 4 of 10
6
Page 7
c. Replacement of all existing native trees and vegetation required to be removed to
accommodate driveway infrastructure and building works.
d. Landscape screening that softens the dwellings built form when viewed from Arakoon
Crescent.
e. The area between the dwelling and the eastern boundary being revegetated and
stabilised utilising a range of native coastal tree, shrub and groundcovers.
21. All landscape works must be established and maintained in accordance with the approved
design for the life of the development, and in a manner that ensures healthy, sustained and
vigorous plant growth. All plant material must be allowed to grow to full form and be
refurbished when its life expectancy is reached.
Retention of Existing Trees
22. Existing trees on the site and in the road reserve identified for retention must be retained in
accordance with an Arborist Report (or part thereof) prepared by a qualified person* and
endorsed through an Operational Works approval
*(Refer to Advisory Note)
DEMOLITION WORKS
23. Unless specifically conditioned otherwise, all works must comply with the relevant acceptable
solutions as contained in the Waste Management Code and Water Quality and Drainage
Code of the Noosa Plan 2020.
Works
24. Demolition must be undertaken in a manner that causes no detrimental effect upon the
amenity of the neighbourhood by reason of the creation of excessive noise, lighting, air-borne
hazards, atmospheric pollutants (including dust or odours) nuisance or any other emissions
in accordance with the nuisance provisions of the Environmental Protection Act 1994.
Waste Management
25. Adequate area must be provided on-site for the collection and separate storage of recyclable,
non-recyclable, vegetative and hazardous materials in their specific waste streams during
removal or demolition works.
26. All waste materials must be removed from the site to avoid causing unhealthy conditions,
with the site left clean, tidy and free from any debris.
27. Where a development permit has not been issued for the future use of the site, hard surfaced
areas including concrete slabs must be removed and disturbed areas must be revegetated
in accordance with PSP2 Landscaping of the Noosa Plan 2020. Alternatively, the site must
be turfed within 20 business days of completing the removal or demolition work. Health and
Safety
28. All building materials containing asbestos, including asbestos cement sheeting or roofing and
lagging, are removed from the building prior to demolition or relocation.
29. Removal of building materials containing asbestos must be undertaken by a licensed
asbestos removalist.
30. Asbestos removal work (Section 466) of the Work Health and Safety Regulation 2011
requires a licensed asbestos removalist to give notice to Workplace Health and Safety
Queensland (WHSQ) of licensed asbestos removal work at least five days before the work
commences. Notification must be made using Form 65: Notification of licensed asbestos
removal work, demolition work or emergency demolition.
Page 5 of 10
7
Page 8
31. All building materials containing asbestos products are wrapped and disposed of in
accordance with the Public Health Regulation 2006 and the Environmental Protection
Regulation 2008. Note: Asbestos is a Regulated Waste. The Department of Environment &
Science licenses businesses that transport asbestos waste, and landfills that accept this
waste.
General
32. Infrastructure including reticulated water, sewerage, stormwater, and electricity must be
protected from damage and made safe to the standard required by the regulatory authority.
33. Any damage to footpaths, street plantings, natural vegetation/trees, kerb and channel,
bridges or roadways at the removal/demolition site must be repaired or reinstated to at least
pre-existing conditions.
Plumbing and Drainage
34. It is a requirement of the ‘Standard Plumbing and Drainage Regulation 2019’ that at
demolition of a building, the existing sanitary drain upstream from the connection point for a
service provider’s sewerage system must be sealed water tight. This work is deemed as
notifiable Work and must be carried out by a suitably licenced plumber who must submit an
As Constructed plan and Form 4 (Notifiable Works Form) to the QBCC (Queensland Building
Construction Commission) within 10 days of completing the work.
Page 6 of 10
8
Page 9
1. REFERENCE DOCUMENTS
Plan No. Rev. Plan/Document Name Date
N/A E 6 Arakoon Crescent Sunshine Beach N/A
Landscape Concept Plan
Prepared by Conlon Group
23403-001 4 Geotechnical Investigation 19 December 2025
Prepared by Tectonic
2. FURTHER DEVELOPMENT PERMITS REQUIRED
Type of Development Subject of the required Development
Operational Works Vehicle Crossover, Landscaping
Building Works All Building Works
Page 7 of 10
9
Page 10
3. ADVISORY NOTES
The following notes are included for guidance and information purposes only and do not form part
of the assessment manager conditions:
Infrastructure Charges
1. All developments and/or changes to existing developments may require payment of
“Infrastructure Charges” (as applicable) in accordance with Council’s “Charges Resolution”
made pursuant to the planning legislation and regulations current at the time of issue. For
further information, please refer to https://www.noosa.qld.gov.au/planning-
development/development-tools-guidelines/infrastructure-charges
Building and Construction Industry (Portable Long Service Leave) Levy
2. The QLeave levy must be paid prior to the issue of a development permit where it is required.
Council will not be able to issue a Decision Notice without receipt of details that the Levy has
been paid.
Qualified Person
3. For the purpose of preparing a Geotechnical Report, and for certifying geotechnical stability
for the development, a qualified person is considered to be a person who:
a. is a Registered Professional Engineer of Queensland (RPEQ); and
b. has a degree in civil engineering or engineering geology; and
c. has a minimum of 5 years experience in the field of geotechnical engineering or
engineering geology.
4. For the purpose of Landscaping, a qualified person is considered to be a person with either:
a. ISA certification; or
b. a Diploma of Arboriculture in addition to a minimum of 3 years current experience in
the field of arboriculture.
5. For the purpose of preparing a Landscape Plan, a qualified person is considered to be a
landscape architect, landscape designer and/or horticulturist with a minimum of 3 years
current experience in the field of landscape design.
6. For the purpose of preparing an Arborist Report, a qualified person is considered to be a
person with either:
a. ISA certification; or
b. a Diploma of Arboriculture in addition to a minimum of 3 years current experience in
the field of arboriculture.
7. For the purpose of preparing a Fauna Management Plan, a qualified person is considered to
be an ecologist with a minimum of 3 years current experience in the field of fauna assessment
and management.
Construction Management Plan
8. Prior to works commencing a Construction Management Plan must be submitted to Council
as part of a Road Reserve Permit. Note any damage to the existing road system as a result
of haulage operations shall be fully repaired at the applicant’s expense
Fires in Urban Areas
9. In urban areas fires are prohibited except where in an appliance is used for domestic heating
or cooking purposes, which must comply with particular standards. Any area identified as a
fire pit area on approved plans is to be in accordance with Local Law & Subordinate Local
Law No. 3, Schedule 3. Refer to the following link for details:
https://www.noosa.qld.gov.au/community/local-laws/local-laws-overview
Page 8 of 10
10
Page 11
Works within Road reserve
10. Any works within the road reserve including vegetation clearing or storage of materials must
be approved through a road reserve permit by Council.
Equitable Access and Facilities
11. The plans for the proposed building work have NOT been assessed for compliance with the
requirements of the National Construction Code - Building Code of Australia (Volume 1) as
they relate to people with disabilities. Your attention is also directed to the fact that in addition
to the requirements of the National Construction Code as they relate to people with
disabilities, one or more of the following may impact on the proposed building work:
a. the Disability Discrimination Act 1992 (Commonwealth);
b. the Anti-Discrimination Act 1991 (Queensland); and
c. the Disability (Access to Premises – Buildings) Standards
Building and Construction Industry (Portable Long Service Leave) Levy
12. The QLeave levy must be paid prior to the issue of a development permit where it is required.
Council will not be able to issue a Decision Notice without receipt of details that the Levy has
been paid.
Co-ordination of Operational Works Assessment
13. Additional application fees apply to Operational Work applications where the different
aspects of the works are lodged separately. Significant savings in application fees will result
if all works are lodged in a single application.
Preparation of a Preliminary Construction Management Plan
14. A preliminary Construction Management Plan must be submitted with the Operational Works
application and must address the following:
a. traffic management during all aspects of the construction phase of the Operational
Works including:
i. a Traffic Management Control Plan in accordance with the Manual of Uniform
Traffic Control Devices (MUTCD) detailing all temporary signage and traffic
control measures prior to construction
ii. maintenance of safe pedestrian and vehicle access for the areas affected by the
works during and after daily construction has ceased
iii. proposed fencing to the site during the construction phase of the development
iv. provision for worker car parking
b. maintenance and protection of water quality and existing drainage lines through the
construction site, through the implementation of appropriate erosion and sediment
control measures
c. works programme identifying key components of the works and their respective
durations
d. establishment of a communication protocol with the general public, adjoining owners,
emergency services and local businesses to advise of agreed construction times,
impacts on traffic, services and other relevant issues.
e. Include a post out to the local residents and businesses advising of the proposed
development, the expected time frames and the site contact details.
f. Include signage in prominent locations on the boundaries of the site advising of the
proposed development, the expected time frames and the site contact details.
g. identification of complaint management procedures including:
i. contact details for the on-site manager
Page 9 of 10
11
Page 12
ii. dispute resolution procedures
h. details on the location of external fill/dump sites/sources, the haulage route, type of
vehicle to be utilised during filling operations and frequency of usage. NB any damage
to the existing road system as a result of haulage operations shall be fully repaired at
the applicant’s expense
i. it is acknowledged that the preliminary Construction Management Plan will be a draft
document requiring finalisation upon appointment of the Principal Contractor employed
to construct the works and a final document will be required to be submitted at the Pre-
Start Meeting for the project.
Private Infrastructure
15. All private infrastructure for the development must be designed to meet the planning scheme
requirements unless otherwise agreed by the relevant authority
Road Reserve Permit
16. This development permit provides the applicant with written authority to undertake the
prescribed works. Any additional activities that are undertaken inside Council’s road reserve
for the purpose of acting on this development permit and any associated building permit may
require a Road Reserve Permit. These additional activities may include, but are not limited
to, hoarding, pedestrian diversions, laneway closures, etc. To apply for a Road Reserve
Permit, or for more information, Contact Council’s Road Reserve Officer at
[email protected] 10 of 10
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Page 13
area
sewer manhole
timber site details
g line
erosion prone
stormwater manhole S
building
l buildin
6 Arakoon Crescent
786 Sunshine Beach, QLD 4567
thick vegetation RP48111
coasta
deck Lot 785 on RP 48111
Site Area 604 sqm
I 10° 30 041m
' 135''
pressure sewer site bo
nt
undary
unitywater records
I 7.
I 40.234
ce
m appr
ox I 10
undary
0° 30'
135''
res
approx
site bo
nc
k oo
proposed concrete
driveway
784 proposed two
ara
approx I 6° I 8.067m
51' 135''
RP48111 storey building
604m2
ary
135''
site bound
0° 30'
ox I 19
power pole
m appr
thick vegetation
15.088
I
undary
site bo
proposed upgrading
of existing driveway
site bo
undary
I 39.721
m appr
ox I 10
notes
784 0° 30'
135''
site boundary I 15.5
RP48111 1. All works to be carried out in
570m2 accordance with the general
thick vegetation construction notes on coversheet
of this package.
70m approx I 356°
pressure sewer proposed multi-storey
135''
unitywater records
building as part of a 2. All works to be carried out in
0° 30'
different application accordance with the DA and BA
ox I 19
08' 135''
including drawings & conditions.
m appr
ar
ak
3. Handrails are required to all
15.088
oo
nc
stairsways where a change of
I
undary
re
level of 575mm or greater occurs
sc
site bo
as per BCA 2013 Part 32.9.2.4.
en
site bo
t
undary
783 I 35.858
m appr
ox I 28
RP48111
0° 30'
135'' 4. Refer to the landscape design
drawings for details on the
deck multi storey
removal and relocation of trees.
building
5. Refer to the civil engineering
drawings for the driveway and
crossover designs, as well as the
adjusted levels on the public
verge.
1 site plan
- 1 : 300
DRAWN REV DATE ISSUE PROJECT CLIENT DRAWING NAME PHASE DWG NO REV PROJECT NO 0428
aca D 11/03/2024 client review 4-6 Arakoon Crescent BV Investments Pty Ltd northern house SD N100.01 G SCALE As indicated
aca E 18/04/2024 client review Sunshine Beach QLD 4567
A3
site plan
aca F 05/02/2025 council RFI's response
aca G 12/12/2025 ADR registrar response
schematic design 1:1 @
Do not scale from drawings. Dimensions are to be checked on site prior to commencement of work. Discrepancies to be brought to the attention of the author. Any dimensions not nominated must be referred to the Architect for confirmation. The concepts and information contained in this document are the copyright of Architect. Use or copying of the document in whole or in part without the written permission of the Architect constitutes an infringement of copyright.
13
Page 14
1
N100.08
sewer manhole
S
timber
stormwater manhole
building
T1
786
thick vegetation RP48111
2 deck
N100.08
I 10° 30 041m
' 135''
pressure sewer site bo
nt
undary
unitywater records T7
I 7.
I 40.234
T6
ce
m appr
ox I 10
undary
T5 0° 30'
135''
res
approx
site bo
nc
k oo
proposed concrete
driveway
784 proposed two
ara
approx I 6° I 8.067m
51' 135''
RP48111 storey building
T1 T2
604m2
ary
135''
site bound
0° 30'
T4
ox I 19
power pole
m appr
thick vegetation
15.088
E2
I
T3
undary
site bo
proposed upgrading site bo
undary
T8
I 39.721
of existing driveway m appr
ox I 10
784 0° 30'
135''
site boundary I 15.5
RP48111 T3 T4 shrub between
T4 and T5
3 570m2
N100.08
thick vegetation
70m approx I 356°
pressure sewer proposed multi-storey
135''
unitywater records
building as part of a
0° 30'
different application
ox I 19
08' 135''
m appr
ar
ak
15.088
oo
nc
I
undary
re
sc
site bo
en
site bo
T2
t
undary
783 I 35.858
m appr
ox I 28
0° 30'
RP48111 135''
deck multi storey
building
T7 T6 T5 T1 T8 T5 T6 T7
E2
DRAWN REV DATE ISSUE PROJECT CLIENT DRAWING NAME PHASE DWG NO REV PROJECT NO 0428
aca A 11/03/2024 client review 4-6 Arakoon Crescent BV Investments Pty Ltd northern house SD N100.05 D SCALE As indicated
aca B 18/04/2024 client review Sunshine Beach QLD 4567
A3
site photos - trees 01
aca C 11/06/2024 DA issue review
aca D 12/12/2025 ADR registrar response
schematic design 1:1 @
Do not scale from drawings. Dimensions are to be checked on site prior to commencement of work. Discrepancies to be brought to the attention of the author. Any dimensions not nominated must be referred to the Architect for confirmation. The concepts and information contained in this document are the copyright of Architect. Use or copying of the document in whole or in part without the written permission of the Architect constitutes an infringement of copyright.
14
Page 15
1
N100.08
sewer manhole
S
timber
stormwater manhole
building T10, 11,
12 (?)
786
thick vegetation RP48111 T10 (?) T11 (?) T11 (?)
2 deck
N100.08
I 10° 30 041m
' 135''
pressure sewer site bo
nt
undary
unitywater records
I 7.
I 40.234
ce
m appr
ox I 10
undary
0° 30'
135''
res
approx
site bo
nc
T11
T12
k oo
proposed concrete
driveway
784 proposed two
ara
T10
approx I 6° I 8.067m
51' 135''
RP48111 storey building
604m2
ary
135''
E13
site bound
0° 30'
E10
E12
ox I 19
power pole
existing driveway
m appr
E11
extent thick vegetation T13
15.088
I
undary
FFL 26.965 proposed
site bo
proposed upgrading FFL 26.420 existing site bo
undary
I 39.721
of existing driveway m appr
ox I 10 thick
784 0° 30'
135''
T15 vegetation
site boundary I 15.5
E14 FFL 29.135 proposed RP48111
FFL 28.750 existing
3 570m2
N100.08 E15
thick vegetation
70m approx I 356°
pressure sewer proposed multi-storey
135''
unitywater records
building as part of a
0° 30'
E16 E17 different application
ox I 19
08' 135''
m appr
ar
E18
ak
15.088
oo
nc
E19
I
undary
re
sc
site bo
en
site bo T10 (?) T11 (?)
t
undary
783 I 35.858
m appr
ox I 28
0° 30'
RP48111 135''
deck multi storey
building
T12 (?)
thick
vegetation
thick T10, 11, thick T15
vegetation 12 (?) vegetation
DRAWN REV DATE ISSUE PROJECT CLIENT DRAWING NAME PHASE DWG NO REV PROJECT NO 0428
aca A 11/03/2024 client review 4-6 Arakoon Crescent BV Investments Pty Ltd northern house SD N100.06 D SCALE As indicated
aca B 18/04/2024 client review Sunshine Beach QLD 4567
A3
site photos - trees 02
aca C 11/06/2024 DA issue review
aca D 12/12/2025 ADR registrar response
schematic design 1:1 @
Do not scale from drawings. Dimensions are to be checked on site prior to commencement of work. Discrepancies to be brought to the attention of the author. Any dimensions not nominated must be referred to the Architect for confirmation. The concepts and information contained in this document are the copyright of Architect. Use or copying of the document in whole or in part without the written permission of the Architect constitutes an infringement of copyright.
15
Page 16
site boundary
6.0m setback
public road
public road 7360 6m setback
light vegetated verge
N - Section 21 - 8 Arakoon Crescent 8 Arakoon Crescent 6 Arakoon Crescent 4 Arakoon Crescent existing verge
1
N100.05 1 : 250
site boundary
6.0m setback
public road
public road 8327 6m setback
fully vegetated verge
N - Section 22 - 6 Arakoon Crescent
street view street view proposed verge - 6 Arakoon
2
N100.05 1 : 250
site boundary
6.0m setback
public road
public road 18536 6m setback
highly dense vegetated verge
street view street view
proposed verge - 4 Arakoon
3 N - Section 23 - 8 Arakoon Crescent
N100.05 1 : 250
DRAWN REV DATE ISSUE PROJECT CLIENT DRAWING NAME PHASE DWG NO REV PROJECT NO 0428
aca A 12/12/2025 ADR registrar response 4-6 Arakoon Crescent BV Investments Pty Ltd southern house SD N100.08 A SCALE As indicated
Sunshine Beach QLD 4567
A3
verge comparison sections
schematic design 1:1 @
Do not scale from drawings. Dimensions are to be checked on site prior to commencement of work. Discrepancies to be brought to the attention of the author. Any dimensions not nominated must be referred to the Architect for confirmation. The concepts and information contained in this document are the copyright of Architect. Use or copying of the document in whole or in part without the written permission of the Architect constitutes an infringement of copyright.
16
Page 17
117.5 m2 292.8 m2
1 lower floor plan - site cover 2 ground floor plan - site cover
N300.00 1 : 250 N300.00 1 : 250
142.2 m2
3 upper floor plan - site cover
N300.00 1 : 250
legend site cover calculation (Noosa definition) ground floor area (GFA - Noosa definition) gross building area (GBA - construction cost)
AREAS GFA GBA
site cover area
allowable site cover for the 604m2 site: lower floor 215.9 m2 lower floor 215.9 m2
ground floor 50%: 302m2
GFA area first/lower floor 30%: 181.2m2 ground floor 139.2 m2 ground floor 235.6 m2
26.0 m2 (52.0/2)
proposed site cover: upper floor 116.2 m2
construction cost area - 100% lower floor 117.5 m2 19.5% upper floor 136.7 m2
ground floor 292.8 m2 48.5% total GFA 471.3 m2 73.1 m2 (146.3/2)
upper floor 142.2 m2 23.6%
construction cost area - 50% total GBA 687.3 m2
DRAWN REV DATE ISSUE PROJECT CLIENT DRAWING NAME PHASE DWG NO REV PROJECT NO 0428
aca C 11/03/2024 client review 4-6 Arakoon Crescent BV Investments Pty Ltd northern house SD N100.12 F SCALE As indicated
aca D 18/04/2024 client review Sunshine Beach QLD 4567
A3
area plans - site cover
aca E 11/06/2024 DA issue review
aca F 12/12/2025 ADR registrar response
schematic design 1:1 @
Do not scale from drawings. Dimensions are to be checked on site prior to commencement of work. Discrepancies to be brought to the attention of the author. Any dimensions not nominated must be referred to the Architect for confirmation. The concepts and information contained in this document are the copyright of Architect. Use or copying of the document in whole or in part without the written permission of the Architect constitutes an infringement of copyright.
17
Page 18
215.9 m2 139.2 m2
1 lower floor plan - GFA 2 ground floor plan - GFA
N300.00 1 : 250 N300.00 1 : 250
116.2 m2
3 upper floor plan - GFA
N300.00 1 : 250
legend site cover calculation (Noosa definition) ground floor area (GFA - Noosa definition) gross building area (GBA - construction cost)
AREAS GFA GBA
site cover area
allowable site cover for the 604m2 site: lower floor 215.9 m2 lower floor 215.9 m2
ground floor 50%: 302m2
GFA area first/lower floor 30%: 181.2m2 ground floor 139.2 m2 ground floor 235.6 m2
26.0 m2 (52.0/2)
proposed site cover: upper floor 116.2 m2
construction cost area - 100% lower floor 117.5 m2 19.5% upper floor 136.7 m2
ground floor 292.8 m2 48.5% total GFA 471.3 m2 73.1 m2 (146.3/2)
upper floor 142.2 m2 23.6%
construction cost area - 50% total GBA 687.3 m2
DRAWN REV DATE ISSUE PROJECT CLIENT DRAWING NAME PHASE DWG NO REV PROJECT NO 0428
aca C 11/03/2024 client review 4-6 Arakoon Crescent BV Investments Pty Ltd northern house SD N100.14 F SCALE As indicated
aca D 18/04/2024 client review Sunshine Beach QLD 4567
A3
area plans - GFA
aca E 11/06/2024 DA issue review
aca F 12/12/2025 ADR registrar response
schematic design 1:1 @
Do not scale from drawings. Dimensions are to be checked on site prior to commencement of work. Discrepancies to be brought to the attention of the author. Any dimensions not nominated must be referred to the Architect for confirmation. The concepts and information contained in this document are the copyright of Architect. Use or copying of the document in whole or in part without the written permission of the Architect constitutes an infringement of copyright.
18
Page 19
area
sewer manhole
timber
erosion prone
stormwater manhole S
building
g line
existing trees to be
l buildin
removed
gully trap
coasta
deck
existing tree to be
I 10° 30 041m
' 135''
site bo
undary
I
removed and replaced
40.234
I 7.
nt
m appr
ox I 10
demolish existing shed 0° 30'
ce
undary
135''
res
approx
site bo
existing trees to be demolish existing
nc
removed and replaced retaning walls
k oo
proposed concrete
driveway
ara
784
approx I 6° I 8.067m
RP48111
51' 135''
pressure sewer 604m2
ary
unitywater records
site bound
thick vegetation
135''
demolish existing pool demolish existing
0° 30'
and paving retaning walls
power pole
ox I 19
existing tree to be demolish existing existing trees to be
retaning walls removed
m appr
removed and remove existing
replaced fence and gate remove existing garden
15.088
existing trees requiring
I
undary
existing concrete removal - arborist to advise
driveway to be removed on removal process
site bo
remove existing site bo
undary existing tree to be
I 39.721
driveway and drawinge m appr
ox I 10 removed and replaced
784 0° 30'
135''
existing block retaning RP48111 demolish existing stair
site boundary I 15.5
wall to be demolished
570m2
existing tree to be demolish existing terrace
removed and replaced
thick vegetation
70m approx I 356°
pressure sewer demolish existing two
unitywater records storey timber building
existing tree to be
135''
08' 135''
removed and replaced
0° 30'
remove existing paving
ox I 19
ar
m appr
ak
retain existing walls
oo
15.088
nc
re
I
undary
sc
en
site bo
t
site bo demolish existing
undary
I 35.858
m appr
paving
ox I 28
0° 30'
135''
deck
multi storey
building
demolition notes
1. demolition or removal of all structures to comply with AS2601.
2. remove all elements shown hatched
3. remove existing landscaping, and trees where noted
4. all services (power, gas, water, etc.) to be disconnected.
5. plumbing drains and sewer main to be sealed and capped.
contractor to obtain plumbing approval from council
DRAWN REV DATE ISSUE PROJECT CLIENT DRAWING NAME PHASE DWG NO REV PROJECT NO 0428
aca C 18/04/2024 client review 4-6 Arakoon Crescent BV Investments Pty Ltd northern house SD N180.00 F SCALE As indicated
aca D 11/06/2024 DA issue review Sunshine Beach QLD 4567
A3
demolition plan
aca E 05/02/2025 council RFI's response
aca F 12/12/2025 ADR registrar response
schematic design 1:1 @
Do not scale from drawings. Dimensions are to be checked on site prior to commencement of work. Discrepancies to be brought to the attention of the author. Any dimensions not nominated must be referred to the Architect for confirmation. The concepts and information contained in this document are the copyright of Architect. Use or copying of the document in whole or in part without the written permission of the Architect constitutes an infringement of copyright.
19
Page 20
A B C D E F G H I J K
1200 1300 5300 750 1300 1600 3350 6630 3000 1165
coastal building line
1 1 1 ca. 850 1
erosion pron
N400.02 N400.03 N400.04 N400.05
3835
site boundary I 40.234m approx I 100° 30' 135'' RL 24.464
1
N320.00
e
site boundary I 7.041m approx I 10° 30' 135''
area
1 1 1.5m setback building over 1.5m setback
N400.06
2.0m setback building over
1490
2.5m setback
existing building lower level deck line
15.0m setback
dry storage linen robe
candelivered balcony - 12.0m setback
2 1 seat
existing building upper level roof line
N400.01 ow laundry
nd
pool wi FFL 23.750
1 f ix
ed til01
tim01
2740
N400.08
snk ensuite 01
wm dry bedroom 01
til01
shw
games area bookshelf wc vnt
tim01
3 corridor
FFL 23.750
tim01 robe
1900
FFL 23.750
lift
seat tim01
4 tv
ensuite 02 bedroom 02
1630
til01 shw
site boundary I 8.067m
wc wc
vnt
entertainment pwd corridor
5 area tim01
vnt
wc
tim01 vnt
1 ensuite 03 shw
N400.00 FFL 23.750
6.0m setback
bookshelf til01 bedroom 03
tim01
4230
building over
corridor FFL 23.750
approx I 6° 51' 135''
seat tim01
storage storage robe
2.5m setback
2.0m setback building over
6
1.5m setback
garage over
garage over
1
coastal building line
erosion pron
N400.07
1
N320.01
site boundary I 39.721m approx I 100° 30' 135''
e area
1 lower floor plan
N300.00 1 : 100
general notes general items legend
RL 60.200 spot level L1 (level) window code. refer to window component code. 20 step up code. note step line
1. all works to be carried out in accordance with the general construction 6. levels and services locations for civil works may vary from those shown -
notes in coversheets of this package. verify all levels and services locations prior to commencement of tos = top of step w01 (window ref) elevations + door/window dp01 (refer material code for similar) occurs on low side of level
2. all works to be carried out in accordance with the DA (if required) and BA construction. bos = bottom of step hardware schedules low lvl low lvl + 20 mm change
including drawings & conditions. 7. concrete profile and blockwork setout is provided on 220 (series) of RL = lvl at point (AHD typ)
3. handrails are required to all stairways where a change of level of drawings, refer to these for setout. licensed surveyor to establish grids.
RL xx.xxx top of wall (surface) level door/gate code. refer to window ceiling code hose cock. refer serivces
1000mm or greater occurs as per BCA 2013 Part 3.9.2.4. where discrepancies occur the 220 series drawings are to take L1 (level)
d01 elevations + door/window 2700 * heights are relative to assocaited schedule. client to confirm
4. where boundary locations are not clear, the builder shall arrange for precedent. (door/gate ref) height* hc
hardware schedules Ipb01 finish** finished floor locations
survey to locate the boundaries and complete an identification survey
* refer finishes schedule
prior to setting out the new work. SSL xx.xxx structural slab level
5. contours shown are existing and do not represent finished levels.
material code. refer finishes J0.1 joinery code. refer to cabinetry (cos) check on site
Ipb01 Ipb01 schedule (typical). elevations on 820 (series) and (mir) mirrored detail
FFL xx.xxx finished floor level (refer also to sanitary/ applicances/
level joinery
details on 830 (series) drawings (sim) similar detail
reference
lighting/services as appropriate) (part) partial detial
DRAWN REV DATE ISSUE PROJECT CLIENT DRAWING NAME PHASE DWG NO REV PROJECT NO 0428
aca F 11/03/2024 client review 4-6 Arakoon Crescent BV Investments Pty Ltd northern house SD N200.00 I SCALE 1 : 100
aca G 18/04/2024 client review Sunshine Beach QLD 4567
A3
lower floor plan
aca H 11/06/2024 DA issue review
aca I 12/12/2025 ADR registrar response
schematic design 1:1 @
Do not scale from drawings. Dimensions are to be checked on site prior to commencement of work. Discrepancies to be brought to the attention of the author. Any dimensions not nominated must be referred to the Architect for confirmation. The concepts and information contained in this document are the copyright of Architect. Use or copying of the document in whole or in part without the written permission of the Architect constitutes an infringement of copyright.
20
Page 21
A B C D E F G H I J K
1200 1300 5300 750 1300 1600 3350 6630 3000 1165
coastal building line
1 1 1 ca. 835 1
835 3000
erosion pron
N400.02 N400.03 N400.04 N400.05
site boundary I 40.234m approx I 100° 30' 135''
1
N320.00
e
site boundary I 7.041m approx I 10° 30' 135''
area
835
1 1 1.5m setback
N400.06
2.0m setback sliding screen building over
1490
pantry
pool seat 2.5m setback seat seat
existing building lower level deck line
15.0m setback
frg frz ckt ovn
candelivered balcony - 12.0m setback
2 1
existing building upper level roof line
N400.01 kitchen
building over
1 tim01
pool
2740
N400.08
outdoor dining entry snk
stn01 outdoor dining
seat bar
FFL 26.900
stn01
3
bulkhead
FFL 26.900
outdoor stn01
1900
shower
FFL 26.900
seat bbq tim01
lift
4
mailbox, house number and intercom entry gate
building over
1630
FFL 26.820
bulkhead
site boundary I 8.067m
wc
crossover dining living area
5 pwd outood living
1 vnt
N400.00 driveway
double garage
6000
6.0m setback
stn01 storage wine
con03 FFL 26.890
4230
corridor
approx I 6° 51' 135''
FFL 26.900
seat tv
grated drain
grated drain
2.5m setback service area
2.0m setback storage building over sliding screen building over
6 side access
meters bin area 1.5m setback
1 stn01
coastal building line
erosion pron
N400.07 storage area
FFL 26.775
1
N320.01
site boundary I 39.721m approx I 100° 30' 135''
e area
1 ground floor plan
N300.00 1 : 100
general notes general items legend
st
RL 60.200 spot level L1 (level) window code. refer to window component code. 20 step up code. note step line
1. all works to be carried out in accordance with the general construction 6. levels and services locations for civil works may vary from those shown -
notes in coversheets of this package. verify all levels and services locations prior to commencement of tos = top of step w01 (window ref) elevations + door/window dp01 (refer material code for similar) occurs on low side of level
2. all works to be carried out in accordance with the DA (if required) and BA construction. bos = bottom of step hardware schedules low lvl low lvl + 20 mm change
including drawings & conditions. 7. concrete profile and blockwork setout is provided on 220 (series) of RL = lvl at point (AHD typ)
3. handrails are required to all stairways where a change of level of drawings, refer to these for setout. licensed surveyor to establish grids.
RL xx.xxx top of wall (surface) level door/gate code. refer to window ceiling code hose cock. refer serivces
1000mm or greater occurs as per BCA 2013 Part 3.9.2.4. where discrepancies occur the 220 series drawings are to take L1 (level)
d01 elevations + door/window 2700 * heights are relative to assocaited schedule. client to confirm
4. where boundary locations are not clear, the builder shall arrange for precedent. (door/gate ref) height* hc
hardware schedules Ipb01 finish** finished floor locations
survey to locate the boundaries and complete an identification survey
* refer finishes schedule
prior to setting out the new work. SSL xx.xxx structural slab level
5. contours shown are existing and do not represent finished levels.
material code. refer finishes J0.1 joinery code. refer to cabinetry (cos) check on site
Ipb01 Ipb01 schedule (typical). elevations on 820 (series) and (mir) mirrored detail
FFL xx.xxx finished floor level (refer also to sanitary/ applicances/
level joinery
details on 830 (series) drawings (sim) similar detail
reference
lighting/services as appropriate) (part) partial detial
DRAWN REV DATE ISSUE PROJECT CLIENT DRAWING NAME PHASE DWG NO REV PROJECT NO 0428
aca F 11/03/2024 client review 4-6 Arakoon Crescent BV Investments Pty Ltd northern house SD N200.01 I SCALE 1 : 100
aca G 18/04/2024 client review Sunshine Beach QLD 4567
A3
ground floor plan
aca H 11/06/2024 DA issue review
aca I 12/12/2025 ADR registrar response
schematic design 1:1 @
Do not scale from drawings. Dimensions are to be checked on site prior to commencement of work. Discrepancies to be brought to the attention of the author. Any dimensions not nominated must be referred to the Architect for confirmation. The concepts and information contained in this document are the copyright of Architect. Use or copying of the document in whole or in part without the written permission of the Architect constitutes an infringement of copyright.
21
Page 22
A B C D E F G H I J K
1200 1300 5300 750 1300 1600 3350 6630 3000 1165
coastal building line
1 1 1 ca. 850 1
erosion pron
N400.02 N400.03 N400.04 N400.05
3835
site boundary I 40.234m approx I 100° 30' 135''
1
N320.00
e
site boundary I 7.041m approx I 10° 30' 135''
area
1 1 1.5m setback
N400.06
2.0m setback suspended planter
1490
2.5m setback planter
shw bath
existing building lower level deck line
15.0m setback
candelivered balcony - 12.0m setback
2 1 skylight
existing building upper level roof line
over planter
N400.01
master ensuite
1 master bedroom
building over
building over
2740
N400.08 stn01
tim01
FFL 30.050 FFL 30.051
outdoor lounge
vnt vnt
stn01
wc
3
robe seat
1900
master robe skylight over
stn01
lift japanese
robe bath FFL 30.050
4
1630
seat
site boundary I 8.067m
sideboard tv
5
building over
1
building over
N400.00
outdoor lounge
lounge area retreat stn01
6.0m setback
tim01 tim01
4230
FFL 30.050
approx I 6° 51' 135''
planter
2.5m setback planter
2.0m setback
6
1.5m setback
1 suspended planter
coastal building line
erosion pron
N400.07
1 suspended planter
N320.01
site boundary I 39.721m approx I 100° 30' 135''
e area
1 upper floor plan
N300.00 1 : 100
general notes general items legend
RL 60.200 spot level L1 (level) window code. refer to window component code. 20 step up code. note step line
1. all works to be carried out in accordance with the general construction 6. levels and services locations for civil works may vary from those shown -
notes in coversheets of this package. verify all levels and services locations prior to commencement of tos = top of step w01 (window ref) elevations + door/window dp01 (refer material code for similar) occurs on low side of level
2. all works to be carried out in accordance with the DA (if required) and BA construction. bos = bottom of step hardware schedules low lvl low lvl + 20 mm change
including drawings & conditions. 7. concrete profile and blockwork setout is provided on 220 (series) of RL = lvl at point (AHD typ)
3. handrails are required to all stairways where a change of level of drawings, refer to these for setout. licensed surveyor to establish grids.
RL xx.xxx top of wall (surface) level door/gate code. refer to window ceiling code hose cock. refer serivces
1000mm or greater occurs as per BCA 2013 Part 3.9.2.4. where discrepancies occur the 220 series drawings are to take L1 (level)
d01 elevations + door/window 2700 * heights are relative to assocaited schedule. client to confirm
4. where boundary locations are not clear, the builder shall arrange for precedent. (door/gate ref) height* hc
hardware schedules Ipb01 finish** finished floor locations
survey to locate the boundaries and complete an identification survey
* refer finishes schedule
prior to setting out the new work. SSL xx.xxx structural slab level
5. contours shown are existing and do not represent finished levels.
material code. refer finishes J0.1 joinery code. refer to cabinetry (cos) check on site
Ipb01 Ipb01 schedule (typical). elevations on 820 (series) and (mir) mirrored detail
FFL xx.xxx finished floor level (refer also to sanitary/ applicances/
level joinery
details on 830 (series) drawings (sim) similar detail
reference
lighting/services as appropriate) (part) partial detial
DRAWN REV DATE ISSUE PROJECT CLIENT DRAWING NAME PHASE DWG NO REV PROJECT NO 0428
aca F 11/03/2024 client review 4-6 Arakoon Crescent BV Investments Pty Ltd northern house SD N200.02 I SCALE 1 : 100
aca G 18/04/2024 client review Sunshine Beach QLD 4567
A3
first floor plan
aca H 11/06/2024 DA issue review
aca I 12/12/2025 ADR registrar response
schematic design 1:1 @
Do not scale from drawings. Dimensions are to be checked on site prior to commencement of work. Discrepancies to be brought to the attention of the author. Any dimensions not nominated must be referred to the Architect for confirmation. The concepts and information contained in this document are the copyright of Architect. Use or copying of the document in whole or in part without the written permission of the Architect constitutes an infringement of copyright.
22
The text continues on page 23.