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Early Referral Agency Response - Planning RAP25 0030 (As Published) · RAP25/0030
Officer: Andrew Gaffney
Direct Telephone: 07 5329 6245
Our Reference: RAP25/0030
Your Reference: 20240946
17 March 2026
Heath Group Pty Ltd Tte
C/- Adapt Development Management P/L
Level 1/103 Sippy Downs Dr
SIPPY DOWNS QLD 4556
[email protected]
Dear Sir/Madam,
Early Referral Agency Response
Planning Act 2016
I refer to your application and advise that Council, as an early referral agency for the
application, completed its assessment of the application on 10 March 2026. You are advised
that Council requires conditions to be attached to any development approval. The conditions
are listed below.
APPLICATION DETAILS
Application No: RAP25/0030
Street address: 17 Bayview Rd, NOOSA HEADS QLD 4567
Real property description: Lot 5 RP 193958
Planning Scheme: Noosa Plan 2020 (25 September 2020)
REFERRAL AGENCY RESPONSE
The applicant seeks an early Referral Agency Response for a Dwelling house (height, storeys,
excavation, setbacks)
TIME LIMIT FOR MAKING FURTHER APPLICATION
Pursuant to section 54(4) of the Planning Act 2016, you will not be required to refer your
building works application to council for a further Referral Agency Response if:
(a) you submit this Referral Agency Response in its entirety, including all referenced plans
and documents, when making the application to the Assessment Manager; and
(b) there are no changes to the proposal that was presented to council with this referral;
and
(c) The development application to the assessment manager is made within 2 years of the
date of this referral agency response.
ABN 97.969.214.121 PO Box 141
noosa.qld.gov.au Tewantin QLD 4565
[email protected] 07 5329 6500
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REFERRAL AGENCY CONDITIONS
PLANNING
When Conditions must be Complied With
1. Unless otherwise stated, all conditions of this Decision Notice must be complied with
prior to the use commencing, and then compliance maintained at all times while the use
continues.
Approved Plans
2. Development undertaken in accordance with this approval must generally comply with
the approved plans of development. The approved plans are listed in the following table
unless otherwise amended by these conditions.
Plan No. Rev. Plan/Document Name Date
A1.101 7 GA Plan – Level 1 prepared by Myers Architecture 26.02.2026
A1.102 7 GA Plan – Ground prepared by Myers Architecture 26.02.2026
A1.103 7 GA Plan – Lower Ground prepared by Myers 26.02.2026
Architecture
A1.108 7 GA Plan – Roof prepared by Myers Architecture 26.02.2026
A1.201 7 Elevation – Front (South West) prepared by Myers 26.02.2026
Architecture
A1.202 7 Elevation – Rear (North East) prepared by Myers 26.02.2026
Architecture
A1.203 6 Elevation – Rear (North East) (No Veg) prepared by 26.02.2026
Myers Architecture
A1.204 7 Elevation – North prepared by Myers Architecture 26.02.2026
A1.205 6 Elevation – North (No Veg) prepared by Myers 26.02.2026
Architecture
A1.206 7 Elevation – South East prepared by Myers 26.02.2026
Architecture
A1.207 6 Elevation – South East (No Veg) prepared by Myers 26.02.2026
Architecture
A1.300 7 Section – 01 prepared by Myers Architecture 26.02.2026
A1.301 7 Section – 02 prepared by Myers Architecture 26.02.2026
A1.302 6 Section – 03 prepared by Myers Architecture 26.02.2026
A1.303 6 Section – 04 prepared by Myers Architecture 26.02.2026
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Building Height
3. The maximum height of the development must not exceed 8.0 metres above the finished
ground level and the natural ground surface. Except for the northern and eastern edges
of the upper roof which must not exceed 8.6 metres above the finished ground level and
the natural ground surface, as shown on the approved plans.
4. 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.
Car Parking
5. A minimum of 2 car parking spaces must be provided on site and made available and
accessible at all times for residents.
Environment
6. Sediment or any other material including building materials or waste products must not
be deposited or released into the road reserve, stormwater drain or adjacent properties.
Landscaping Works
7. A minimum of 20% of the site must be retained as soft landscaping.
8. Existing vegetation in the road reserve must be retained, unless written authorisation
from Council is granted for the clearing.
9. All vegetation shown on reference Demolition Plan A0.106 Revision 7 is to be retained,
except were an arborist report demonstrates removal is essential for site works that
cannot be relocated or modified to accommodate the vegetation. Trees to be retained
must be protected from clearing or construction activities by:
(a) clearly marking vegetation to be retained with flagging tape
(b) installing protective fencing around the drip line of the vegetation
(c) restricting stockpiling, storage and vehicle parking to those areas which are
already cleared
(d) using low impact construction techniques around vegetation.
10. All container planting areas on the terraces must be planted and maintained at all times,
with replacement planting undertaken promptly where plants fail or do not have a healthy
and vigorous growth.
11. All landscape works must be established and maintained 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.
ENGINEERING
Site Access and Driveways
12. A sealed access driveway must be provided from Bayview Road to all parking and
manoeuvring areas of the development. The works must be undertaken in accordance
with an Operational Works approval and must include in particular:
a. a driveway crossover located generally in accordance with the approved plans
b. a driveway crossover generally in accordance with Council’s Standard Drawings
RS-049 and RS-050 and any associated addendum
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Stormwater Drainage
13. The site must be provided with a stormwater drainage system connecting to a lawful
point of discharge. Stormwater runoff from the development must be disposed of either
on-site or discharged to Bayview Road. Stormwater runoff must be disposed of and or
discharged without causing scour or damage to the subject site or any adjoining
property.
Geotechnical Stability
14. All works must be carried out in accordance with the recommendations of a site specific
Geotechnical Report prepared by a qualified person* and endorsed through a building
approval.
*(Refer to Advisory Note)
15. At the completion of the development works 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)
Earthworks and Retaining Walls
16. All earthworks and associated batters/retaining structures, 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
17. 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.
1. REFERENCE DOCUMENTS
Doc No. Rev. Document Name Date
- S24- Stormwater Management Report prepared by Westera 17 April 2025
198 Partners Pty Ltd
- PG- Preliminary Geotechnical Investigation and Slope Stability December
12709 Assessment prepared by Pacific Geotech Consulting 2024
Geotechnical Engineers
A0.106 7 Demolition Site Plan prepared by Myers Architecture 26.02.2026
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ADVISORY NOTES
The following notes are included for guidance and information purposes only and do not form
part of the referral agency conditions:
PLANNING
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-
and-Development/Development-tools-and-guidelines/Infrastructure-Charges
Equitable Access and Facilities
2. 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.
Fires in Urban Areas
3. 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
ENGINEERING
Qualified Person
4. 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.
Preparation of a Preliminary Construction Management Plan
5. A preliminary Construction Management Plan must be submitted with the Operational
Works application and must address the following:
(a) expected vehicle movements and the types of vehicle;
(b) appropriate traffic signage in accordance with the Manual of Uniform Traffic
Control Devices (MUTCD); and
(c) provision for safe pedestrian and vehicle access across the frontage of the site
both during daily construction and after daily construction has ceased.
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Private Infrastructure
6. 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
7. This development permit provides the applicant with written authority to undertake the
development in accordance with the conditions. Any additional activities that are
undertaken inside Council’s road reserve for the purpose of acting on this development
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] Act 2014 – Fire Ant Control
8. Developers must remain vigilant for the presence of fire ants. Under the Biosecurity Act
2014, individuals and businesses are responsible for ensuring that they follow the
movement controls for specific organic materials to help prevent the spread of fire ants
within South East Queensland’s fire ant biosecurity zones. Movement of a fire ant carrier
from within a fire ant biosecurity zone may need a biosecurity instrument permit. More
information is available on Fire ant material movement advice tool | National Fire Ant
Eradication Program
REPRESENTATIONS ABOUT REFERRAL AGENCY RESPONSE
Not applicable.
Yours faithfully,
Andrew Gaffney
Senior Development Planner | Development Assessment
Development & Regulation
Enc: Approved Plans/Documents
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