Council archive · source document
Town Planning Assessment Report · MCU26/0010
Our Ref: 20240923
17 February 2026
Noosa Council
PO Box 141
Tewantin QLD 4565
Via email: [email protected]
Attention: Development Services
Dear Sir/Madam,
DEVELOPMENT PERMIT FOR A MATERIAL CHANGE OF USE (DWELLING
HOUSE WITH A BASEMENT) AT 12 CAPTAINS COURT, SUNRISE BEACH (LOT
25 RP903822)
Please find enclosed a Development Permit for a Material Change of Use to be assessed by Noosa
Council. In support of this application please find enclosed:
● DA Form 1;
● Landowner Consent;
● SDAP State Code 13 Assessment; and
● Proposal Plans prepared by Suncoast Building Design.
The Council application fee will be paid upon receipt of a Council payment link.
1.0 APPLICATION SUMMARY
APPLICATION DETAILS
Street Address: 12 Captains Court, Sunrise Beach
Real Property Description: Lot 25 RP903822
APPLICANT DETAILS
Applicant and Landowner: Avalon Projects
PROPERTY DETAILS
Land Area: 980.61m2
Existing use of land: Dwelling House
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STATUTORY DETAILS
SEQRP Designation: Urban Footprint
Local Plan Area: Coastal Communities
Zone: Low Density Residential
Overlays: Biodiversity, waterways and wetlands (area of biodiversity
significance)
Assessment type: Development Permit for a Material Change of Use
Statutory referrals: Unexploded Ordnance
STATUTORY ASSESSMENT
State Instruments: ● State Planning Policy (SPP)
● South East Queensland (SEQ) Regional Plan
● State referral requirements
● State development assessment provisions (SDAP)
● Schedules 10 and 11 of the Planning Regulation
Local Instruments: ● Noosa Plan 2020
● Low Density Residential Zone Code
Applicable Codes ● Low Density Housing Code
APPLICATION DETAILS
The following type of approval is being applied for:
● Development Permit for a Material Change of Use (Dwelling House with a basement).
DOCUMENTATION FOR APPROVAL
Plan No. Rev Plan Title Date
20148 3 H Site Plan, prepared by Suncoast Building Design 29.10.25
20148 4 H Site Cover, prepared by Suncoast Building Design 29.10.25
20148 5 H GFA, prepared by Suncoast Building Design 29.10.25
20148 6 H Basement Floor Plan, prepared by Suncoast Building Design 29.10.25
20148 7 H Ground Floor Plan, prepared by Suncoast Building Design 29.10.25
20148 8 H First Floor Plan, prepared by Suncoast Building Design 29.10.25
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20148 9 H Roof Plan, prepared by Suncoast Building Design 29.10.25
20148 10 H Basement Info Plan, prepared by Suncoast Building Design 29.10.25
20148 11 H Elevation 1, prepared by Suncoast Building Design 29.10.25
20148 12 H Elevation 2, prepared by Suncoast Building Design 29.10.25
20148 13 H Elevation 3, prepared by Suncoast Building Design 29.10.25
20148 14 H Elevation 4, prepared by Suncoast Building Design 29.10.25
20148 15 H Elevation 1 Street View, prepared by Suncoast Building 29.10.25
Design
20148 16 H Section A, prepared by Suncoast Building Design 29.10.25
20148 18 H Section A3, prepared by Suncoast Building Design 29.10.25
20148 19 H Section B, prepared by Suncoast Building Design 29.10.25
20148 20 H Section B3, prepared by Suncoast Building Design 29.10.25
20148 21 H Building Height, prepared by Suncoast Building Design 29.10.25
2.0 SITE LOCATION
The site is legally described as Lot 25 RP903822 or 12 Captains Court, Sunrise Beach, and has a site area
of 980.61m2. The site is currently improved by a two storey dwelling house, which will be demolished
prior to construction of the proposed development. Refer to Figure 1 below.
Lots surrounding the subject site comprise single dwelling houses in the low density residential zone.
Some medium density residential zoned land is located to the east of David Low Way, which contains a
mix of residential land uses including dwelling houses, dual occupancies and multiple dwellings. The rear
of the site backs onto environmental management and conservation zoned land.
Figure 1: Aerial Image of Subject Site (Noosa Council, accessed February 2026)
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3.0 PROPOSED DEVELOPMENT
This application seeks a combined Development Permit for a Material Change of Use (Dwelling House
with a basement) and Operational Works (Earthworks) in accordance with the Proposal Plans. The site is
currently occupied by an existing dwelling house, which will be demolished prior to the construction of
the proposed development.
The proposal has a building height of less than 8 metres. Parts of the dwelling may be considered three
storeys due to the site’s crossfall and slope towards the street frontage. Parts of the basement level are
more than 1 metre above natural ground level due to the fall of the site as demonstrated in Figure 2
overleaf.
The proposed gross floor area is 479.5m2 and the proposed site cover is:
● Basement Floor: 24.34%;
● Ground Floor: 37.87%;
● First Floor: 31.59%;
● Birds eye view: 43.26%.
The Basement Floor incorporates vehicle parking and manoeuvring, and includes stair access and future
lift access. There is also a powder room located on this level, however, it is important to note that this is
an NCC-compliant toilet and is required to meet the latest Livable Housing requirements.
The Ground Floor comprises the main entry, MPR room, guest bedroom and ensuite, media room, office,
kitchen, casual dining, formal dining, walk-in-pantry, laundry, lounge and two powder rooms. The First
Floor comprises the master bedroom, ensuite and private balcony, two bedrooms, each with separate
ensuites, an MPR room and a balcony. A rooftop terrace is directly accessible from the eastern balcony via
a staircase. Internal stairs and provision for future lift access connect each level.
A number of private recreational spaces are afforded to the dwelling, and includes an expansive outdoor
lounge and dining area and a pool on the Ground Floor. As outlined above, upper level recreational
spaces include two balconies on the First Floor and a rooftop terrace. A modern and high quality facade
has been designed utilising varied building materials and finishes, and a modern colour palette. 31.64%
deep landscaping is proposed across the site at ground level, plus several feature planters. Refer to
Elevation Plans and perspective image in Figure 3 for more details.
Figure 2: Areas of the basement <1m and >1m below NGL (plan extract)
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Figure 3: Proposed Development - 3D Render of street presentation
Access to the basement garage is provided via a single crossover from Captains Court. The proposed
design provides a separate pedestrian entry to the site, which provides clearly identifiable access to the
main entrance through the inclusion of external stairs, a pathway, porch and landscaping.
Waste collection will be provided as per previous arrangements via kerbside collection on the nominated
day of collection. The site can be connected to all essential services. The legal point of discharge will be
maintained.
INFRASTRUCTURE
Infrastructure Agreement applicable? Not applicable
Existing lawful use for residential Development: 1x 4 bedroom dwelling house
Total lawful residential development on the site 1x 4 bedroom dwelling house
upon completion of the proposed development:
Existing impervious area (m²). Non-residential Not applicable
development only
Total impervious area (m²) on the site upon Not applicable
completion of the proposed development.
Non-residential development only.
Existing Non-residential GFA Not applicable
Total GFA – Non-residential upon completion of Not applicable
the proposed development
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Services available/ Water (Y)
connections to the property Sewerage (Y)
Electricity (Y)
Telecommunications (Y)
4.0 STATE PLANNING INTERESTS
The Planning Act 2016 provides the framework and process of planning instruments and processes for
development applications. The following planning instruments have been considered in this application
and are discussed in further detail below in the 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 Plan 2020
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 Plan 2020 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 Unexploded Ordnance.
4.4 STATE DEVELOPMENT ASSESSMENT PROVISIONS (SDAP)
State Development Assessment Provisions (SDAP) includes a series of benchmarks in which SARA will
assess an application against. In accordance with section 4.3 above, referral is required as part of this
application. An assessment of 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.
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5.0 PLANNING SCHEME ASSESSMENT
Under the Noosa Plan 2020, the site is within the Low Density Residential zone and the Coastal
Communities local plan area. Refer to the zoning map extract below in Figure 4.
Figure 4: Zoning Map (Noosa Council, accessed February 2026)
5.1 Table of Assessment
Under the relevant tables of assessment, the proposed use is subject to Code Assessment due to the
inclusion of a basement. The proposed development is required to be assessed against the following
codes:
● Low density residential zone code;
● Low density housing code;
● Queensland Development Code MP1.2.
The proposal has been assessed against the Acceptable Outcomes and Performance Outcomes of the
above codes and is considered compliant. An assessment of the relevant benchmarks has been
undertaken and is included in Attachment A of this letter. Where the proposal does not comply with an
Acceptable Outcome, alternative solutions to satisfy the corresponding Performance Outcome have been
provided.
5.2 Planning Scheme Non-Compliances
AO7.1 and AO7.2 of the Low Density Residential Zone Code
AO7.1 and AO7.2 of the Low Density Residential Zone Code states:
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AO7.1 Buildings and structures are no more than 8 metres in building height and do not exceed 2
storeys.
and
AO7.2 The exposed portion of the external elevation of the building cannot exceed 8 metres in building
height.
Response: As demonstrated on the elevations and sections, the proposed development does not exceed
8 metres in height. By staying within this height limit, the proposal presents a building height that is
inherently consistent with structures on adjoining premises and the predominant low-rise character of the
area.
The extent of consecutive storeys has been minimised to reduce building dominance achieving visual
interest, however it is not possible to completely avoid with the sloping nature of the site. Due to the site
topography which both falls to the front and contains a crossfall, parts of the basement level exceed 1
metre above natural ground level (NGL), resulting in the appearance of an additional storey. The extent
of the basement level exceeding 1 metre above NGL is shown within Figure 2 of this report, and also on
Drawing No. 10 - Basement Info Plan within the Proposal Plan set. It is noted that the extent of this area
relates to the southern portion of the basement level due to the site falling from north to south. This is
reduced by incorporating a partially unroofed balcony and with the inclusion of planters throughout the
building and within the site frontage.
The stepped design of the building and varying vertical and horizontal changes in the front facade further
provide visual interest. The proposal achieves a compliant front setback, which is consistent with the
streetscape. The proposal also provides 31.64% (11.64% surplus) deep landscaping across the site at
ground level, plus several feature planters, which will present a vegetated skyline. Landscaping is
provided along all site boundaries, with the exception of the driveway and pedestrian access point.
The outlook of the dwelling to the south comprises a balcony that is setback 2.6m to the edge of the
balcony (non-trafficable), with the habitable area exceeding this. This balcony is screened to manage
privacy between dwellings. The setback to the void (non-trafficable) is 4.5m, with the internal walkway
further stepped in an additional ~3.5m, resulting in minimal overlooking opportunities to the south. The
Bed 3 windows are setback 2.6m and landscaping is afforded at ground level to achieve screening
between dwellings. The dwelling has been oriented so that most habitable spaces are oriented towards
the eastern ocean views. It is noted that the southern adjoining dwelling’s key private open space areas
are located to the east and south of the dwelling, thus providing screening and separation for these
areas.
The proposed design has been carefully considered through the layout and finishes to minimise the three
storey element where practical, and is considered to be an appropriate design solution for a sloping site.
The proposal provides a clear and defined break in the building mass and offers articulation through
materials, finishes and colours.
AO8.1 of the Low Density Residential Zone Code
AO8.1 of the Low Density Residential Zone Code states:
AO8.1 Site cover of all buildings and structures on site does not exceed:
(a) for a single storey building (or structure) – 50%; or
(b) for a building of 2 storeys –
(i) 50% for one of the floor levels; and
(ii) 30% for each of the other floor levels provided the 30% floor level/s is contained fully
within the 50% floor level identified in (b)(i) above; or
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(iii) 40% for all storeys and floor levels.
Response: Parts of the basement are located above ground level and therefore are required to form part
of site cover. As such, the proposed site cover is:
● Basement Floor: 24.34%;
● Ground Floor: 37.87%;
● First Floor: 31.59%;
● Birds eye view: 43.26%.
It is important to note that the subject site is characterised by both a fall to the road and an ~3m
cross-grade fall towards the south. The proposed dwelling house results in a suitable design solution that
is driven by the topographical challenges. The First Floor (310.2m²) is significantly smaller than the
ground floor area (371.9m²). By stepping the building back on the upper level, the design reduces the
appearance of bulk to adjacent properties and the street. In terms of privacy, the southern neighbour is
protected by a large void that provides natural separation from the walkway to the windows to limit
overlooking. The balcony on this level is screened by timber battens. The stepping of this level and
articulation through finishes, materials and colours seeks to reduce the dominance of the building to the
southern neighbour. The building also remains within the 8m building height limit, ensuring its scale
remains compatible with the surrounding residential context. The use of varied materials, such as
aluminum batten screens, rendered smooth coats, and painted linea boards, breaks up the facade's mass.
This articulation prevents a monolithic appearance through material and finishes selections.
The design provides 31.64% (310.7m²) soft landscaping throughout the site. In addition, two feature
planters are provided at ground level and a planter is provided on the street facing balcony on the First
Floor, providing additional landscaping opportunities to soften the built form. This high percentage of
landscape and preservation of existing landscaping allows for the retention of site characteristics and
provides substantial green breaks between the building and the property boundaries. Further, by utilising
a basement solely for car parking (with the exception of a powder room, which is NCC compliant to meet
the latest Liveable Housing requirements), the design minimises the ground level footprint that would
otherwise be required for parking, preserving more opportunities for soft landscaping. The design allows
for landscape screening from adjoining neighbours along all boundaries. This is crucial for mitigating
visual and privacy impacts. Consequently, the basement level will not contribute to the visual bulk and
scale that the corresponding performance outcome prescribes.
Along Captains Court, properties are oriented towards the east and step down the slope to the south.
This allows each dwelling to sit above its neighbour to maximise views and light, resulting in a lower
southern elevation and a higher northern elevation, without blocking views. It is noted that 10 Captains
Court (southern neighbour) is essentially closed off to the north, with its main private open space areas
located in the southern portion of the site and a balcony located to the east to take advantage of the
ocean views. Windows along the northern elevation of 10 Captains Court are kept to a minimum (only
two bedrooms contain window openings, whilst the rest of the habitable rooms include windows on other
elevations).
Setbacks in particular to the southern elevation exceed the minimum requirements as noted below:
● Basement floor: 2m (1.5m required);
● Ground floor: 2m (1.5m required);
● First floor: 2.6m (2m required).
The proposal is considered to comply with PO8.
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AO9.4 of the Low Density Residential Zone Code
AO9.4 of the Low Density Residential Zone Code states:
AO9.4 Notwithstanding the provisions of AO9.2 and AO9.3, a lesser building setback to:
(a) side and rear boundaries may apply for the following provided they comply with the Queensland
Development Code:
(i) swimming pool;
(ii) open carport, garage or shed not exceeding 3.5 metres in height; and
(iii) rainwater tank, retaining walls, screens and fences not exceeding 2 metres in height; and
(b) front boundaries may apply for the following provided they comply with the Queensland
Development Code:
(i) swimming pool less than 1m above ground level; and
(ii) decks or balconies less than 1m above ground level.
Response: The development proposes the following setback relaxations:
● Ground Level:
○ Northern side setback: concrete block wall setback 800mm from northern side boundary
(part of the wall proposed at 2.5m, part compliant at 2m).
Due to the northern dwelling elevation, the design incorporates a fence setback 800mm from the
northern boundary that limits direct sightlines and acoustic privacy from neighbouring properties in the
dwelling’s primary open space area. This is not considered to be detrimental in reducing the northern
neighbouring premises' access to sunlight. 31.64% (11.64% surplus) deep landscaping is proposed
across the site at ground level, plus several feature planters to provide additional visual relief. The site is
not near sensitive ecological areas. Construction works will be managed to minimise environmental
impact, with native plants to be prioritised in landscaping. A landscape strip can be provided between the
common boundary fence and the proposed privacy wall.
AO12.5 of the Low Density Residential Zone Code
AO12.5 of the Low Density Residential Zone Code states:
AO12.5 Front fences and screens:
(a) on lots not fronting the major road network, do not exceed:
(i)1.8 metres in height; and
(ii)60% of the length of the frontage;
(b) on lots with frontage to the major road network, do not exceed 1.8 metres in height;
(c) on corner lots:
(i) do not exceed 1.8 metres in height and incorporate articulation at a maximum of 5 metre
intervals on one frontage; and
(ii)the second frontage complies with AO13.6(a) or (b) depending on the road hierarchy adjoining
that frontage.
Response: The proposed front fence will be 1.812m in height due to slope, and will be setback behind a
landscape strip to soften the built form. The proposed front fence presents a high quality design outcome
to contribute positively to the existing streetscape character through limiting the length of the fence, a
recessed fenceline off the front boundary and is broken up by landscaping, external stairs and a planter.
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AO16.2 of the Low Density Residential Zone Code
AO16.2 of the Low Density Residential Zone Code states:
AO16.2 Development does not include rooftop terraces.
Response: The proposal includes an uncovered rooftop terrace within the maximum 8 metre height
limit. The proposed rooftop terrace is setback 4.568 from the rear boundary and a minimum of 2.677m to
the northern boundary. The rooftop terrace will include a solid wall along the northern elevation to control
viewpoints between the subject dwelling and adjoining dwelling to the north. A sightline diagram from
the rooftop terrace to the northern adjoining dwelling is provided to the north. There is enough
ground-level space to accommodate deep landscaping, utilising species of appropriate height.
AO17.1 of the Low Density Residential Zone Code
AO17.1 of the Low Density Residential Zone Code states:
AO17.1 Boundary fences and walls are designed to allow for casual surveillance from the property to the
street and any adjoining public spaces.
Editors note- Casual surveillance can be achieved by using open construction where no more than 50% of the
fence or wall is solid and can't be seen through.
Response: The proposal incorporates a new solid fence at the front of the site with a maximum length
of ~6m. The remainder of the site frontage remains open to allow for vehicular and pedestrian access,
and is highlighted by landscaping to reduce the appearance of bulk and scale. The fence is set behind a
landscape strip to provide visual softening.
AO19.1 of the Low Density Residential Zone Code
AO19.1 of the Low Density Residential Zone Code states:
AO19.1 For landscape amenity reasons, cut or fill is less than 1.5 metres in depth relative to the
ground level.
Response: Excavation exceeding 1.5m in depth is proposed for the basement level. The proposal seeks
to achieve a net balance of earthworks.
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5.3 Overlays
The site is constrained the following overlay:
Overlay Comment
Biodiversity, waterways and wetlands
The site survey does not show any trees in the
mapped location, and therefore it is likely that the
mapping relates to the canopy of the vegetation
within the adjoining land. No trees are proposed
to be removed as part of the proposal.
6.0 CONCLUSION
We thank the Council on behalf of the applicant for assessing the above application.
Based on the information provided in this application we respectfully request that Council proceed to
commence their assessment and approve the development subject to reasonable and relevant conditions.
Should you have any questions, please do not hesitate to contact the undersigned.
Yours faithfully,
Adapt Development Management Pty Ltd
Tiani Boulton
Director
E: [email protected]
M: 0404 924 160
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APPENDIX A CODE ASSESSMENT ADAPT 13
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Low Density Residential Zone Code
Performance Outcome Acceptable Outcome Response
PO4 The Low density residential AO4 Dwelling houses and Not applicable
zone includes established house associated domestic or
blocks in remote, secluded areas home-based uses in
with little or no urban services or well-landscaped settings remain
infrastructure. the only form of development on
small village and waterfront lots in
the Low density residential zone:
(a) on Noosa North Shore; or
(b) at Lake Cooroibah.
PO5 A secondary dwelling is small AO5.1 No more than one Not applicable
and provides permanent housing secondary dwelling is provided on
while protecting the low density any site regardless of site area.
character of the site and the zone.
AO5.2 A secondary dwelling: Not applicable
(a) has a maximum gross floor
area of 65m2;
(b) has no more than two
bedrooms;
(c) is not used for short-term
accommodation or
home-based business
(home hosted
accommodation); and
(d) does not occur on any
property covered by a
Building Unit Plan.
Building Height AO7.1 Buildings and structures are Alternate Solution
PO7 Buildings and structures: no more than 8 metres in building Refer to report.
(a) are low rise and present a height and do not exceed 2
building height consistent storeys.
with structures on adjoining
and surrounding premises AO7.2 The exposed portion of the Alternate Solution
and with the predominant external elevation of the building Refer to report.
character of the area; cannot exceed 8 metres in building
(b) are designed to provide an height.
interesting streetscape and
complement landform Editor's note—refer to Figure
changes; AP3-13A
(c) do not visually dominate the
street or surrounding area; Alternative provision to the
(d) respect the scale of QDC
surrounding vegetation and
maintain a vegetated
skyline;
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(e) do not unreasonably
obscure views or lead to
overshadowing of
neighbouring properties;
and
(f) do not exceed two storeys;
and
(g) elevations do not appear to
visually exceed two storeys
when viewed from the
surrounding area.
Site cover and gross floor area AO8.1 Site cover of all buildings Alternate Solution
PO8 Development: and structures on site does not Refer to report.
exceed:
(a) is of a scale compatible with
surrounding development (c) for a single storey building
and the particular (or structure) – 50%; or
circumstances of the site; (d) for a building of 2 storeys
(b) has a low site impact to –
maximise the opportunity to (i) 50% for one of the
retain site characteristics, floor levels; and
such as native vegetation (ii) 30% for each of
and natural landforms; the other floor
(c) allows the opportunity to levels provided the
provide soft landscaping 30% floor level/s is
between buildings; contained fully
within the 50%
(d) does not present an
floor level
appearance of bulk to
identified in (b)(i)
adjacent properties, roads
above; or
or other areas in the vicinity
of the site. (iii) 40% for all storeys
and floor levels.
Note—All Site cover is calculated as
seen from a birds eye view.
Editor's note—refer to Figure AP3-9A
and Figure AP3-9B.
Editor's note—any structures greater
than 1 metre above ground level will
contribute to site cover such as
balconies, patios, decks, above ground
swimming pools and the like.
Editor's note— while the planning
scheme does not require car parking
spaces to be covered, the desire to
retrospectively cover a parking space is
not supported if site cover provisions
are not met.
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AO8.2 Irrespective of site cover, Complies with AO8.2
the total gross floor area of The proposed gross floor area
combined buildings does not is <500m2.
exceed 500m2 with the exception
of the following properties at Park
Road Noosa Heads, where a
maximum gross floor area of
150m2 applies:
(a) Lot 57 RP230895;
(b) Lot 56 RP230895;
(c) Lot 55 RP52918;
(d) Lot 54 RP52918; and
(e) Lot 3 RP122368.
Alternative provision to the
QDC
Editor’s Note – Where the site is
included in more than one zone, site
cover calculations for AO8 are for that
part of the site in the Low Density
Residential Zone only.
Editor's note— Where a property is
included in more than one zone, for
example the Low Density Residential
Zone and the Environmental
Management and Conservation Zone,
only the portion in the Low Density
Residential Zone is considered when
calculating site cover, as the portion in
the Environmental Management and
Conservation zone contributes nothing
to development yield.
Setback AO9.1 Buildings and structures Complies with AO9.1
PO9 Buildings and structures are have a setback of 6 metres from The proposal is setback 6m
designed and sited to: the road frontage, provided that from the front property
setback to one frontage may be boundary.
(a) provide a high level of
reduced to 4.5 metres where the
amenity to users of the
lot:
subject site and adjoining
premises, including (a) has frontage to more than
provision of visual and one road; and
acoustic privacy and access (b) is less than 600m2 in area;
to sunlight; or
(b) not unreasonably obstruct (c) is less than 15 metres in
views or cause overlooking width.
of private open space or
habitable areas of adjoining Editor's note— while the planning
premises; scheme does not require car parking
(c) provide adequate distance spaces to be covered, the desire to
from adjoining land uses; retrospectively cover a parking space is
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(d) preserve existing vegetation not supported if setback provisions are
that will help buffer not met.
development;
(e) allow for soft landscaping to AO9.2 Buildings and structures See AO9.3 below - the site
be provided between meet the following minimum adjoins land zoned as
buildings and the site boundary setbacks to rear Environmental Management
boundaries to provide for boundaries: and Conservation.
trees and shrubs; (a) where the lot has an area
(f) contribute to open of at least 550m2, rear
streetscapes by avoiding setbacks comply with
buildings and structures either:
within the front 6 metres of (i) 3 metres setback
the property; and up to 4.5 metres in
(g) protect the natural height; and
character and avoid adverse (ii) 6 metres setback
impacts on ecologically between 4.5
important areas such as metres and 8
national parks, waterways metres height; or
and wetlands. (iii) no part of the
building protrudes
beyond a
projection line that
rises from 1.8
metres above the
ground at the
property boundary
to a point 8 metres
in height 6 metres
in from the
property boundary,
providing that no
building or
structure is
setback less than 1
metre from the
boundary, as
shown in Figure
6.3.1.4
(b) where the lot area is less
than 550m2 the rear
boundary setback is per
other boundaries as
addressed in AO9.3 below;
(c) where the rear boundary of
a lot adjoins a reserve,
public open space or
access easement,
excluding where zoned
Environmental
Management and
Conservation, the rear
boundary setback may be
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as for other boundaries as
addressed in AO9.3 below.
Editor’s Note—Where the property is
a corner lot with two road frontages,
there is no “rear boundary” and both
common property boundaries are
considered as other boundaries as
addressed in AO9.3.
AO9.3 Buildings and structures Complies with AO9.3
meet the following minimum The proposal achieves
setbacks to boundaries other than compliant side and rear
road frontages and rear setbacks.
boundaries:
(a) 1.5 metre setback up to
4.5 metres height;
(b) 2 metres setback between
4.5 metres and 7.5 metres
height; and
(c) 2.5 metres if above 7.5
metres height.
AO9.4 Notwithstanding the Alternative solution
provisions of AO9.2 and AO9.3, a Refer report.
lesser building setback to:
(c) side and rear boundaries
may apply for the following
provided they comply with
the Queensland
Development Code:
(i) swimming pool;
(ii) open carport,
garage or shed not
exceeding 3.5
metres in height;
and
(iii) rainwater tank,
retaining walls,
screens and fences
not exceeding 2
metres in height;
and
(d) front boundaries may apply
for the following provided
they comply with the
Queensland
Development Code:
(i) swimming pool
less than 1m
above ground
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level; and
(ii) decks or balconies
less than 1m
above ground
level.
AO9.5 Buildings and structures on
premises with frontage to the Not applicable
Noosa River system are setback
not less than 10 metres from the
mean high water spring as shown
in Figure AP3-15A
Alternative provision to the
QDC
Setback to a watercourse in the AO10 For premises adjoining a Not applicable
Noosa Waters estate, watercourse within the Noosa
Noosaville Waters estate no building work,
PO10 Land adjoining the revetment filling or excavation works occurs
wall and for a width of 4.5 metres within 4.5 metres from the centre
serves flood detention and amenity line of the top of the concrete
functions. revetment wall.
Editor's note—refer to Figure 6.3.1.5
Alternative provision to the
QDC
PO11 The flood detention and AO11.1 A minimum of 25% of the Not applicable
amenity functions of the area area within 4.5 metres of the
adjoining the Noosa Waters revetment wall is gardens planted
revetment wall are retained and with shrubs and small trees with a
enhanced by ensuring: mature height of 3 metres or less.
(a) works do not protrude
through a batter line of AO11.2 The ground surface within Not applicable
1:4.5 measured from the the first metre of the revetment
centre line of the revetment wall—
wall;
(a) is grass or ground cover;
(b) there is no additional load and
placed on the revetment
(b) does not include shrubs.
wall;
(c) works do not pose a risk to
Not applicable
the membrane adjoining the AO11.3 Side boundary fences
revetment wall; within 4.5 metres of the revetment
wall taper down to a maximum
(d) the watercourse and height of 1.2 metres at the
surrounding land uses are revetment wall and no more than
not adversely affected by 1.5 metres at a distance of 2.25
development (building metres from the revetment wall.
works, filling or excavation)
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ensuring: AO11.4 No shore side anchor Not applicable
(i) the area is points are within 4.5 metres of the
predominantly soft revetment wall.
landscaping;
(ii) a maximum of 25%
of the area is
impervious;
(iii) dominant
impervious areas
and masonry
retaining walls are
avoided;
(iv) retaining structures
and the like are
light weight, low
rise and screened
by landscaping;
(v) natural materials
such as timber or
rock are used
rather than
manufactured
materials;
(vi) the acoustic privacy
and access to
sunlight of
surrounding
development is
protected;
(vii) views are not
impeded; and
(viii) shore side anchor
points are avoided.
Streetscape and presentation AO12.1 Buildings are orientated Complies with AO12.1
PO12 Buildings and structures towards the street by having the The proposal is oriented
including front fences are designed main entrance easily recognisable towards the street frontage.
to: from the street and including two The main entry point is easily
or more of the following design recognisable via a separate
(a) address the street and
elements in the front facade: pedestrian entry, external
contribute positively to the
streetscape character; (a) Verandahs; stairs and landscaping. The
(b) Porches; street facing elevation also
(b) allow casual surveillance of
incorporates window openings
the street; (c) external stairs;
and a balcony.
(c) avoid large continuous wall (d) awning or shade
planes and bulky elevations structures; or
or boxy profiles; (e) window openings.
(d) maintain a domestic
appearance consistent with AO12.2 No wall greater than 5 Complies with AO12.2
detached dwelling houses; metres in height has a length No wall greater than 5 metres
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and greater than 20 metres. in height has a length greater
(e) avoid interference with the than 20 metres.
movement of surface
stormwater.
AO12.3 Where buildings are raised Not applicable
on posts or stumps with a
suspended floor, the distance
between the ground and the lowest
part of the floor of the building
does not exceed 3 metres.
Editor's note—refer to figure 6.9.1B
AO12.4 Any shipping containers, Not applicable
railway carriages or similar are
placed behind a dwelling house
and not visible from the street.
AO12.5 Front fences and screens: Alternate Solution
(d) on lots not fronting the Refer to report.
major road network, do
not exceed:
(i) 1.8 metres in
height; and
(ii) 60% of the length
of the frontage;
(e) on lots with frontage to the
major road network, do
not exceed 1.8 metres in
height;
(f) on corner lots:
(i) do not exceed 1.8
metres in height
and incorporate
articulation at a
maximum of 5
metre intervals on
one frontage; and
(ii) the second
frontage complies
with AO13.6(a) or
(b) depending on
the road hierarchy
adjoining that
frontage.
PO13 Garages and carports are AO13.1 No more than three Not applicable
designed and sited to visually garage doors, having a combined The proposal includes a
integrate with the dwelling and total width not exceeding 7.2 basement with a garage door.
avoid dominating the street by: metres present to the street front.
(a) minimising the width of the
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garaging structure; AO13.2 Double width garages do Not applicable
(b) minimising projection of the not occur on any lot less than 10
structure forward of the metres wide.
main face of the dwelling;
and AO13.3 On a lot less than 12.5 Not applicable
metres wide double garages are
(c) ensuring the pedestrian
permitted only where:
entrance / front door is
(a) the lot is at least 10 metres
visible from the front
wide;
property boundary.
(b) the building is more than
one storey in height; and
(c) the total width of the
garage does not exceed
60% of the width of the
lot.
AO13.4 On lots with a width of at Not applicable
least 12.5 metres but not
exceeding 14 metres the total
width of the garage does not
exceed 50% of the width of the lot
and garage doors do not exceed a
total width of 6 metres.
AO13.5 On lots with a width of Complies with AO13.5
more than 14.0 metres, garage The proposal has a garage
doors within 10 metres of the front door width of less than 6m.
boundary do not present a
combined width of more than 6.7
metres or 40% of the lot width
whichever is the lesser.
Editor’s Note— The lot width would
be measured at the frontage unless the
lot was irregular in shape being for
example on a bend or at the head of a
cul-de-sac, in which case it would be
the width of the lot in line with the
front of the garage.
PO14 A basement (including the AO14 Basements: Complies with AO14
entry points to them): (a) are limited to one access a The basement access width is
(a) do not dominate the street maximum of 6 metres <6m and does not encroach
or building design; wide; and into boundary setback areas.
(b) do not encroach into
(b) visually integrates with the
boundary setback areas.
residential building; and
(c) do not present as a storey Editor's note—refer to figure 6.9.2
to the street.
PO15 Hardstanding driveways and AO15 Driveways have a maximum The driveway width does not
manoeuvring areas are designed so width of 6 metres within the exceed 6m. An integrated
as not to dominate the streetscape property and only one footpath pedestrian pathway is
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nor adversely impact on the low crossing is provided per property incorporated into the driveway
density residential amenity. as part of the driveway. to provide access to the
pedestrian stairs.
Roof design AO16.1 With the exception of the Not applicable
PO16 Roof designs: reuse or renovation of an existing The site is within the Coastal
building which does not comply, in Communities local plan area.
(a) contribute positively to the
areas other than the Coastal
character of the
Communities and Noosa Heads
streetscape;
local plan areas:
(b) incorporate eaves and roof
(a) the main roof of buildings
overhangs;
has a pitch no less than 5
(c) avoid boxy elevations on degrees; and
the front facade of the
(b) eaves apply to at least
building;
75% of the perimeter of
(d) do not present an the roof.
appearance of excessive
bulk to the street or
Editor’s Note — 450 millimetre eaves
neighbouring properties;
will achieve AO16.1(b) provided a 150
(e) do not create opportunities millimetre gutter is used.
for residents or building
users to overlook the
AO16.2 Development does not Alternate Solution
private open space or view
include rooftop terraces. Refer to report.
into habitable windows or
doors of neighbouring
properties.
PO17 Development is designed to AO17.1 Boundary fences and walls Alternate Solution
maintain the safety and security of are designed to allow for casual Refer to report.
persons on the premises and nearby surveillance from the property to
premises and to avoid significant the street and any adjoining public
adverse changes to the solar spaces.
access, air quality, noise,
accessibility or other conditions
Editors note- Casual surveillance can
enjoyed by users of associated, be achieved by using open construction
adjoining or nearby premises. where no more than 50% of the fence
or wall is solid and can't be seen
through.
AO17.2 Landscaping, fences or Complies with AO17.2
other works on property Landscaping, fencing and the
boundaries or road reserves do not entry stairs will be located
create impediments for pedestrian wholly within the site.
or cyclist use of the footpath.
AO17.3 No more than one heavy
Not applicable
vehicle (or combination of heavy
vehicles) of more than 4.5 tonnes,
or with a total length in excess of
7.5 metres is parked on the
property overnight.
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AO17.4 No flood lighting is used Not applicable
on site and the vertical illumination
resulting from direct, reflected or
other incidental external lighting
emanating from the site does not
exceed 8 lux when measured at
any point 1.5 metre outside the
boundary and at any level from
ground level upward.
Sports courts AO18.1 A 1.5 metre landscaped Not applicable
PO18 Lighting and noise associated buffer separates any private tennis
with outdoor tennis courts, half court, half court or sports court
courts or sports courts do not have from side property boundaries
an adverse impact upon the where adjoining land in a
amenity enjoyed by occupants of residential zone or in the Rural
adjoining or nearby premises nor Residential zone.
cause unreasonable disturbance to
local fauna. AO18.2 Courts are fenced to a Not applicable
height of—
(a) 3.6 metres for a full sized
court; or
(b) 2.4 metres for a half court.
AO18.3 Courts are not lit.
Not applicable
or
Not applicable
AO18.4 For lit courts:
(a) lighting structures are not
more than 8 metres in
height and set back at
least 2 metres from any
property boundary;
(b) the court is located at least
60 metres from the
external wall of an existing
or approved residential
dwelling on an adjacent or
nearby lot (as measured
from the centre line of the
court);
(c) the vertical illumination
resulting from direct,
reflected or other
incidental lighting
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
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Page 25
upward; and
(d) lighting is hooded or
baffled to direct lighting
downward or is of a type
that gives no upward
component of light when
mounted horizontally.
PO19 Development: AO19.1 For landscape amenity Alternate Solution
(a) has minimal impact on the reasons, cut or fill is less than 1.5 Refer to report.
natural landform and metres in depth relative to the
landscape of the site; ground level.
(b) does not lead to erosion or
the transport of sediments AO19.2 Development does not Can comply with AO19.2
off site; and result in sediment or other material To be addressed at the
detailed design phase.
(c) does not lead to the including building materials or
disturbance of natural waste products being deposited or
features, buildings or released into the road reserve,
structures of cultural stormwater drain or adjacent
heritage significance. properties.
Not applicable
AO19.3 Development on a site
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 Area Overlay Maps in
Schedule 2.
PO20 Development on sloping AO20.1 To protect scenic amenity Not applicable
sites: and other landscape qualities:
(a) is visually responsive to the (a) buildings and structures
natural topography and sits are not constructed on
within the landscape rather land with a slope greater
than dominating it; than 33%; and
(b) steps down slopes or uses (b) buildings and structures
suspended floor are only constructed on
construction, minimising cut steep slopes if:
or fill and avoiding benching (i) there are no other
of the site suitable building
(c) retains natural vegetation sites on the
that assists in screening or property; and
visually softening (ii) construction
development; and utilises suspended
(d) uses materials, finishes and floors or pole
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Page 26
colours that complement footings rather
the natural setting and than slab on
integrate with the landscape ground
and skyline. construction.
AO20.2 On sloping sites or on Not applicable
ridgelines at the uppermost edge
of a hill slope:
(a) roof lines are generally
parallel with contours of
the land;
(b) roofs do not exceed a pitch
of 15 degrees;
(c) buildings do not protrude
above the height of
prevailing vegetation; and
(d) undercroft areas exceeding
1.5 metres in height are
screened with landscaping
or battens.
Editor's note—refer to Figure AP3-3B
AO20.3 On sloping sites slab on Not applicable
ground construction is avoided to
minimise building bulk and
benching of the site. Split-level
buildings with small floorplates are
used as an alternative. Post and
beam construction or suspended
floor or pole footings may be
appropriate.
Editor's note—refer to Figure 6.9.1A
and Figure 6.9.1B
AO20.4 Buildings:
Can comply with AO20.4
(a) are constructed in
lightweight materials such Refer elevations and render
as timber or board, images.
stainless steel, glass and
corrugated iron;
(b) are finished with exterior
colours of moderate to
darker shades of olive
green, brown, green, blue,
charcoal or wood stains
that blend with the colour
and hues of the
surrounding vegetation and
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Page 27
landscape;
(c) avoid large expanses of
solid colours or reflective
surfaces.
PO21 Filling and excavation for AO21 Filling and excavation for Can comply with AO21
operational works do not directly, operational works are designed and To be addressed at detailed
indirectly or cumulatively cause constructed to ensure overland design phase as required.
adverse impacts external to the flow and/or flooding is not
development site by: worsened, impeded, or otherwise
(a) causing ponding of water diverted to adversely affect other
on the site or nearby land; properties or downstream
environments.
(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.
Low Density Housing Code
Performance Outcome Acceptable Outcome Response
Removal homes AO2.1 Any part of a removal Not applicable
PO2 A removal home— home that is affected by termite
(a) does not have an adverse attack, borers, dry rot or severe
impact on the amenity of weathering or is damaged as a
the premises or consequence of relocation, is
surrounding premises; repaired or replaced using new or
and sound second-hand materials.
(b) maintains the safety of
people and property. AO2.2 Where located within the Not applicable
urban boundary, external surfaces
of the building are cleaned and
painted.
Editor’s Note— the urban boundary
is indicated on the zone maps
contained within Schedule 2.
Editor’s Note— applicants will be
required to pay a performance bond to
Council before final building approval
is granted. The bond is held by
Council until all external building
works are completed to a satisfactory
level, usually within a 12 to 24 month
time frame.
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Housing choice AO3 A secondary dwelling: Not applicable
PO3 A secondary dwelling: (a) has a maximum gross floor The proposal does not include
(a) forms part of a dwelling area of 65m2; a secondary dwelling.
house and is not subdivided (b) has no more than 2
from the balance of the bedrooms;
dwelling house; (c) is not used for short-term
(b) is small and subordinate to accommodation or home
the balance of the dwelling based business (home
house; hosted accommodation);
(c) contributes to housing (d) does not occur on any
choice for permanent property covered by a
residents and is not let to Building Unit Plan; and
short term guests; (e) does not occur on a
(d) protects the low density property that already
residential, rural residential contains a dual occupancy
or rural character of the or secondary dwelling.
zone;
(e) does not occur on a
property covered by a
Building Unit Plan or any
property already containing
more than one dwelling;
(f) is accompanied by
sufficient car parking.
Service and utilities AO5.1 If located within the urban Can comply with AO5.1
PO5 Development is provided with: boundary, the dwelling is connected This requirement can be
(a) a level of infrastructure and to reticulated water supply, conditioned.
services that is appropriate sewerage, stormwater drainage and
to its setting and sufficient telecommunications infrastructure
for the intended use; networks (where available to the
lot).
(b) an effluent treatment and
disposal system that does Editor’s Note—the urban boundary is
not have an adverse effect indicated on the zone maps contained
on ecologically important within Schedule 2.
areas or water quality; and
(c) adequate onsite water AO5.2 Where there is no
Not applicable
storage to support the reticulated water supply, the
efficient use of water and is premises is serviced with a
adequate for everyday use rainwater tank with the following
of the occupants. minimum water supply capacity:
(a) for dwellings with no more
than 3 bedrooms – 45,000
litres; or
(b) for dwellings of more than
3 bedrooms or where
including a secondary
dwelling on the same
premises – 60,000 litres.
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AO5.3 If located on a lot where Not applicable
reticulated sewerage is not available
to the lot, the dwelling is connected
to an on-site effluent treatment and
disposal system.
Landscaping AO6 Soft landscaping is provided Complies with AO6
PO6 Buildings and structures allow and retained to a minimum of 20% 31.64% ground level soft
for sufficient space for outdoor of the site area. landscaping plus a number of
activities, garden areas and planters proposed on the
screening to surrounding land uses. ground and first floors.
Car parking AO7 Car parking is provided in Complies with AO7
PO7 Sufficient car parking is accordance with Table 9.4.1.4 of >2 covered car parking
provided to accommodate the the Driveways and parking code. spaces can be provided in the
number of vehicles likely to use the basement.
site. Editor's note— while the planning
scheme does not require car parking
spaces to be covered, the desire to
retrospectively cover a parking space is
not supported if site cover and setback
provisions are not met.
Access Design AO8.1 Driveways and crossovers This requirement can be
PO8 The design, management and are designed to comply with conditioned.
maintenance of the access Council's standard drawings
facilitates: RS-049, RS-050, RS-056 and
addendum as applicable.
(a) safe and convenient use for
vehicles, pedestrians and
cyclists; AO8.2 Where a footpath exists, the Not applicable
(b) vehicles negotiating without driveway meets the road reserve at
contacting the driveway or the level of the existing footpath.
crossover surface; and
(c) stormwater disposal AO8.3 Driveways within the This requirement can be
without any negative property: conditioned.
impacts on the surrounding (a) have a maximum gradient
area. of 20% and vertical curves
to ensure no scraping for a
standard vehicle; or
(b) have a maximum gradient
of 25% provided–
(i) the length of the
driveway steeper
than 20% does not
exceed 6 metres;
and
(ii) there is a change in
gradient not less
than 2 metres in
length and not
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greater than 12:5%
at the ends of the
25% section of the
driveway.
PO9 The driveway and crossover AO9 The driveway and crossover is This requirement can be
design avoids using structures designed without significant conditioned.
within the road reserve. alteration to the existing road
reserve whereby the finished
surface level of the driveway is
consistent in height with the
existing height of the road reserve.
Editor’s Note—Should the design not
comply with the standard drawings,
including any cut or fill within the road
reserve, an operational works
application to Council for a
non-standard driveway is required.
Materials AO10 No pavers or permeable Complies with AO10
PO10 Driveways and crossovers pavement systems are used within
are to be able to withstand loadings the road reserve.
from vehicles and the use of pavers
is avoided. Editor’s Note—Examples of the types
of pavers to avoid include clay, concrete
and permeable pavement products.
Surface water AO11 Driveways have a minimum This requirement can be
PO11 Driveways are designed to: grade of 1% away from any conditioned.
adjoining buildings and are formed
(a) prevent water from ponding
to drain to landscaped areas.
or entering buildings;
(b) provide an opportunity for
filtering of stormwater prior
to it leaving the site; and
(c) not reduce the stormwater
carrying capacity of
roadways.
Protection of infrastructure AO12 Driveways are located not To be addressed at the
PO12 Driveways do not damage or less than 1.0 metre from detailed design phase.
interfere with the location, function stormwater infrastructure.
of, or access to Council
infrastructure. Editor’s Note—If the driveway covers
or is within 1.0 metre of stormwater
infrastructure, an operational works
application to Council for a
non-standard driveway is required.
Streetscape and effect on AO13.1 Areas adjoining driveways Can comply with AO13.1
traffic network disturbed as a result of the
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PO13 The visual impact of driveway construction are grassed
driveways on the streetscape and or planted to minimise visual impact
surrounding area is minimised and and stabilise the soil.
significant adverse impacts on the
traffic network are avoided. AO13.2 Vehicular access avoids Complies
disturbance to the tree protection No trees proposed to be
zone of trees on public land. removed.
Driveway Location AO14.1 Only one driveway and Complies with AO14.1
PO14 Driveways and crossovers crossover is provided. One driveway proposed.
are located so they do not impede
the safe and efficient use of the AO14.2 Where the premises has
road network. frontage to more than one formed Not applicable
and sealed road and the roads have The site does not have
differing orders in the Road frontage to more than one
Hierarchy, the driveway and formed and sealed road.
cross-over is provided on the
frontage with the lower order.
AO14.3 For corner lots, driveways Not applicable
and crossovers are located in The site is not a corner lot.
accordance with Council's
standard drawings.
AO14.4 If in the Rural zone or Not applicable
Rural Residential zone, the driveway The site is in the Low Density
and cross-over is located to provide Residential zone.
minimum safe sight distances in
accordance with Austroads.
Editor's Note - An operational works
application is required for a second
driveway.
Bushfire Hazard Management AO15 Within a bushfire hazard area Not applicable
PO15 Where located in a Bushfire where there is no reticulated water
Hazard Area as shown on the supply, the premises has:
Bushfire Hazard Overlay Map in (a) an accessible dam,
Schedule 2 and not in a water swimming pool or water
service area, an adequate, reliable, tank available for
safely located and freely accessible firefighting purposes with
water supply is provided for fire an onsite water volume of
fighting purposes, which is in not less than 5,000 litres;
addition to day to day water supply. and
(b) a water supply outlet pipe
50 millimetres in diameter
and fitted with a standard
fire brigade fitting
connected to the water
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supply (other than where
the water supply is in a
swimming pool or dam).
Editor’s Note — Water supply capacity
for firefighting purposes is in addition to
water supply capacity for household
use.
Flood Hazards AO16.1 Where the development is Not applicable
PO16 Development is designed located in the Flood Hazard Area as
and sited to ensure risk to people shown on Flood Hazard Overlay
and property from flooding is Map in Schedule 2, the finished
avoided or minimised. floor level of habitable rooms is at
least 300 millimetres above the
Defined flood event (DFE).
OR
AO16.2 Where the DFE has not Not applicable
been modelled for the area, the
finished floor level of habitable
rooms is at least 500 millimetres
above the highest recorded flood.
Editor's Note—The QDC mandatory
provisions MP3.5 also apply to the
construction of buildings in flood hazard
areas.
Major Electricity Infrastructure AO18.1 Development including any Not applicable
& Substations sensitive land uses is at least: The site is not mapped as
PO18 Development is sufficiently (a) 50 metres from a containing major electricity
separated from major electricity transmission substation; infrastructure or substations.
infrastructure and substations to (b) 10 metres from any other
minimise the likelihood of nuisance substation; and
or complaint. (c) 30 metres from a
transmission line easement.
AO18.2 Habitable buildings are not Not applicable
located within an easement for a The site is not mapped as
distribution line. containing major electricity
infrastructure or substations.
PO19 Development is located and AO19 Noise emissions do not Can comply with AO19
designed to avoid or minimise noise exceed 5db(A) above background
nuisance from the use of noise level internal to a habitable
infrastructure. building measured in accordance
with AS1055.
PO20 Wherever practicable AO20 Where adjoining substations Not applicable
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habitable buildings are orientated to or major electricity infrastructure,
avoid direct overlooking of major habitable buildings are orientated
electricity infrastructure or so that the majority of outdoor
substations. living areas and windows of
habitable rooms face away from the
infrastructure.
Earthworks and Drainage AO21 Filling other than Can comply with PO21
PO21 Earthworks and drainage accessways: Refer to section plans.
operational works do not directly, (a) does not extend more than
indirectly or cumulatively cause the equivalent of 1.5
adverse impacts external to the metres within the urban
development site by: area boundary and 3m for
(a) causing ponding of water rural areas, measured from
on the site or nearby land; the outer walls of the main
building;
(b) increasing flooding, which
adversely affects the safety (b) is limited to a maximum of
or use of any land 500m2; and
upstream and downstream; (c) does not impact on the
(c) adversely affecting the flow local drainage of adjoining
of water in any overland properties.
flow path; and
(d) adversely affecting the
privacy or visual amenity of
surrounding property.
Editor's Note—Development should
ensure that filling does not impact on
the amenity and usability of
neighbouring properties (including loss
of privacy caused by relative level
changes) or offsite drainage.
Landslide Hazard Area AO22.1 Development, including Not applicable
PO22 Development maintains the associated access, is not located on
safety of people, property and land identified as a landslide hazard
hazardous materials stored in bulk area on a Landslide Hazard Overlay
from the risk of landslide. Map or areas with 15% slope or
greater, as determined by a
site-specific slope-analysis
Editor's Note—A site- specific
geotechnical assessment may be used
to demonstrate that although the
proposed development is shown on the
Landslide Hazard Overlay as being in
the moderate, high or very high
landslide hazard area, the landslide risk
is low or very low.
OR
AO22.2 A site-specific geotechnical Not applicable
assessment is prepared by a
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registered professional engineer to
certify that:
(a) the stability of the site,
including associated
buildings and infrastructure,
will be maintained and
operational for the life of
the development;
(b) the site is not subject to the
risk of landslide activity
originating from other land,
including land above the
site; and
(c) development of the site will
not increase the risk of
landslide activity on other
land.
Editor's Note— PSP8 Natural Hazards
provides further guidance on assessing
landslide hazard.
AO22.3 Any specific measures Not applicable
identified in a site specific
geotechnical assessment for
stabilising the site or development
are to be fully implemented.
34
Used in these records
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