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Attachment F - Town Planning Submission · MCU22/0135
Proposal: Material Change of Use for New Primary Residence and Secondary Dwelling Location: 49 Donnellys Road, Ridgewood Applicant: Rhys and Monique Wiseman C/- PPlan Date: 2nd August 2022 Town Planning Submission
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Page 2
1.0 REPORT SUMMARY
1.1 Proposal
Proposal: Primary and Secondary Dwelling House as Per Attached Plans.
1.2 Site Details
Applicant: Rhys and Monique Wiseman C/- PPlan
Address: 49 Donnellys Road, Ridgewood
RPD: Lot 13 on RP800338
Site Area: 104492.67m2
Easements: Nil
Zone: Rural
Neighbourhood Plan: Nil
Agricultural Land Conservation Area Overlay
Biodiversity, Waterways and Wetlands Overlay Map
Bushfire Hazard Overlay
Overlays:
Flood Hazard Overlay
Landslide Hazard Overlay
Regional Infrastructure Overlay Map
NALL/VPO: Nil
1.3 Nature of Development Application
Type of Development: Material Change of Use
Approval Type: Development Permit
Proposed Use as Defined: Dwelling House
Category of Assessment: Code
Non-compliance with the identified requirements for Material Change of Use in the
Trigger:
Rural Zone
Assessment Manager: Brisbane City Council
Referral Agencies: None
Related Applications: None
1.4 Owner and Applicant Details
Applicant Name: Rhys and Monique Wiseman C/- PPlan
Contact Name: Blair McPherson - PPlan
Phone: 07 3069 5795
Email: [email protected]
Planning Partnerships
Page 3
2.0 SITE ANALYSIS
2.1 Aerial Photos
Proposed Development Site – Nearmaps (8th July 2022)
Proposed Development Site – Nearmaps (8th July 2022)
Page 4
2.2 Site Details
The proposed development site is the lot found at 49 Donnellys Road, Ridgewood or as it is formally identified Lot 13
on RP800338. The lot is a large rural lot with an area of 104,492m2, zoned in the Rural Zone. The lot is noted as
containing an established dwelling which is sited centrally on the lot and an existing shed both of which are to be
retained as part of the proposed development.
2.3 Access
The site has frontage to a sealed road, Donnellys Road. The existing crossover and driveway will be retained for use.
2.4 Vegetation
The site is noted as being significantly constrained by large amounts of mature native vegetation most of which is
identified in Queensland State DAMS Mapping as Core Koala Habitat. As detailed in the attached plans no tree are
required to be removed for the construction of this development.
2.5 Topography
The site is noted as having a significant slope, with the lot falling from 158m AHD at its highest down to 95m AHD at
its lowest. The lot falls from West to East. Some cut and fill will be required as detailed on the plans to create a level
building pad.
2.6 Constraints
The development site is noted as being constrained by several overlays by the Noosa Shire Planning Scheme, none
of which introduce any further assessment benchmarks for the proposed dwellings to be assessed against.
No easements or covenants further burden the site.
Planning Partnerships
Page 5
3.0 PROPOSAL
3.1 New Primary Residence and Secondary Dwelling
The proposed development is for Material Change of Use to establish a new Primary Dwelling and conversion of the existing
residence to a Secondary Dwelling. The proposed development site is the lot found at 49 Donnelly’s Road, Ridgewood or as
it is formally identified Lot 13 on RP800338. The development triggers a Code Assessable Development Application as it
does not meet all the identified requirements for a Dwelling House in the Rural Zone. It is noted that the proposed secondary
dwelling has an internal GFA larger than what is prescribed (65m2) by the Noosa Shire Planning Scheme. However, it is
believed that the proposed secondary dwelling (established dwelling on site) is still small in scale and will be subservient to
the proposed primary residence and comply with all other aspects of AO3 of the Low Density Housing Code, and is compliant
with all aspects of PO3.
Proposed Development Site Plan – Icon Building Design (20th January 2021)
Proposed Front Elevation - Icon Building Design (20th January 2021)
Page 6
Proposed Dwelling 3-D Renders - Icon Building Design (20th January 2021)
Existing Dwelling Becoming Secondary Dwelling – 7th November 2019
Planning Partnerships
Page 7
Established Dwelling (Proposed Secondary Dwelling) Elevations - 7th November 2019
[OCR of page images]
‘SELECTED ALUMINUM FRAMED
DOORS:
SELECTED EXTERNAL CLADDING
1M HIGH BALUSTRADING TO COMPLY
WITH AS & THE CURRENT B.C.A
LOCATION OF RAINWATER TANKS:
2220 mm high - 3840mm diameter
22500 liters
“eerersea"""" SOUTH EASTERN ELEVATION
600
SELECTED EXTERNAL CLADDING 5° PITCH
ae
fdge Height
2450
SOUTH WESTERN ELEVATION
SCALE 1 : 100
Established Dwelling (Proposed Secondary Dwelling) Elevations - 7 November 2019
ete,
PPLAN
Page 8
4.0 ASSESSMENT BENCHMARKS AND COMPLIANCE
In accordance with the Planning Act 2016, the application must be assessed against the following assessment benchmarks.
South East Queensland Regional Plan Not applicable.
State Planning Policy Not applicable.
Temporary Local Planning Instruments Not applicable.
Variation Approval Not applicable.
Planning Scheme Noosa Shire Planning Scheme 2020. See Section 5.0
Planning Partnerships
Page 9
5.0 NOOSA PLAN 2020
The following overlays apply.
Development Categories of development and Assessment benchmarks
assessment
Biodiversity, Waterways and Wetlands Overlay
Building work not associated with a material change of use, Code assessment Not applicable.
excluding demolition work If involving:
1. clearing vegetation identified
as an area of biodiversity
significance on a Biodiversity,
Waterways and Wetlands
Overlay Map;
2. clearing vegetation on
premises identified as riparian
buffer area on a Biodiversity,
Waterways and Wetlands
Overlay Map; or
3. building work on that part of
the premises identified
as riparian buffer area on
a Biodiversity, Waterways
and Wetlands Overlay Map
Bushfire Hazard Overlay
Building work not associated with a material change of use Code assessment Not applicable.
excluding:
demolition work; or
in an existing building; or
a Dwelling house, or
a Community residence; or
a Home-based Business;
Rooming accommodation, if in the Low Density
Residential Zone; or
Short-term accommodation if within a Dwelling
house.
Flood hazard Overlay
Not applicable. The overlay does not change the level of Not applicable.
assessment.
Landslide Hazard Overlay
Not applicable. The overlay does not change the level of Not applicable.
assessment.
Regional Infrastructure Overlay
Not applicable. The overlay does not change the level of Not applicable.
assessment.
Page 10
6.0 JUSTIFICATION AGAINST PERFORMANCE OUTCOMES
A detailed response to the relevant overlay code/s is contained in Appendix 1.
The proposal does not satisfy the following Acceptable Outcomes however meets the corresponding Performance Outcomes
as described in the following table.
Zone Code: Rural Zone Code
Performance outcome Acceptable solution Justification
PO2 AO2.4 Complies with Performance Outcome
Development does not result in the loss or No sensitive land use is established closer The proposed development site is not used for
diminished productive capacity of Agricultural than 200 metres from land on an adjacent agricultural purposes and does not diminish
Land Conservation Area. property included in the Rural zone and the productive capacity of agricultural sites in
mapped as Agricultural Land Conservation the locality.
Editor’s Note—Agricultural Land Conservation Area as shown in Agricultural Land Overlap
Areas are shown on the Agricultural Maps in schedule 2.
Land Overlay Maps in Schedule 2
Building height and scale AO7.3 Complies with Performance Outcome
PO7 With the exception of Class 10 buildings or The proposed development will result in a total
Buildings and other structures: structures used exclusively for a rural activity, roofed area of 555m2. The proposed new
individual buildings or roofed structures do not primary dwelling will be largely out of view to
1. are low rise; exceed 500m2 gross floor area. any adjoining properties with large amounts of
2. minimise the appearance of bulk to vegetation blocking view lines from adjoining
adjacent properties, roads or other dwellings.
areas in the vicinity of the site; and
3. respect the scale of Neither of dwellings will been seen from the
surrounding vegetation and road as between the dwellings and the road
maximises opportunities to retain there is a large amount of mature vegetation,
existing vegetation on site. neither will be seen from the road.
The proposed dwellings are also noted as
being downhill from the adjoining dwelling to
the north-west approximately 30m AHD lower,
this difference in level and the before
mentioned vegetation will put the dwelling out
of sight.
Development Code: Low Density Housing Code
Performance outcome Acceptable solution Justification
Housing choice AO3 Complies with Performance Outcome
PO3 A secondary dwelling: The proposed Secondary Dwelling (existing
A secondary dwelling: established dwelling) has an enclosed internal
a) has a maximum gross floor area of GFA of 83m2. However, the dwelling only has
a) forms part of a dwelling house and 65m²; two bedrooms, is not on a lot covered by a
is not subdivided from the balance b) has no more than 2 bedrooms; Building Unit Plan and there is no existing Dual
of the dwelling house; c) does not occur on any property Occ. or Secondary Dwelling.
b) contributes to housing choice for covered by a Building Unit Plan;
members of the one household; and The subject lot is not the result of a
c) protects the low density residential, d) does not occur on a property that subdivision.
rural residential or rural character of already contains a dual
the zone; occupancy or secondary dwelling. This now Secondary Dwelling will be used for
d) does not occur on a property people directly related to the occupants of the
covered by a Building Unit Plan or primary residence, and is of a small scale
any property already containing compatible.
more than one dwelling;
e) is accompanied by sufficient car The existing shed provides sufficient parking
parking. spaces, if necessary cars can park in tandem
or next to each residence.
Planning Partnerships
Page 11
7.0 CONCLUSION
The proposed Primary Dwelling House and Secondary Dwelling aim to be reflective of the Rural Character of the area and
the established dwellings which exist already in the direct locality. While the proposed development does feature non-
compliances, these are largely mitigated by the existing environmental setting of the site i.e large amount of vegetation and
the slope of the land. Generally it is believed the proposed Dwellings are compliant with the Noosa Shire Planning Scheme
2020; therefore warrants approval subject to relevant and reasonable outcomes.
Page 12
8.0 APPENDIX 1
Response to Rural Zone Code -Table 6.8.3.3 Criteria for assessment
Performance Outcomes Acceptable Outcomes Response
Role and Function
PO1 No acceptable outcome provided. Complies
Land uses in the Rural zone are limited to those The proposed development is for a residential
which are compatible with agriculture and the land use, compatible with the rural zone.
protection of environmental and landscape
values.
PO2 AO2.1 Not Applicable
Development does not result in the loss or Development that is incompatible with agricultural
diminished productive capacity of Agricultural activities is not located on Agricultural Land
Land Conservation Area. Conservation Area and an adequate separation
area between the development and
Editor’s Note—Agricultural Land Conservation the Agricultural Land Conservation Area is
Areas are shown on the Agricultural Land Overlay provided.
Maps in Schedule 2 AO2.2 Not Applicable
Where there is an overriding need for
incompatible development to be located
on Agricultural Land Conservation Area, the
development does not have an irreversible impact
on the productive capacity of Agricultural Land
Conservation Area.
Editor’s Notes—
An irreversible impact on agricultural land
includes a permanent reduction or decline in the
agricultural land, notwithstanding that the land
may be used for agriculture post-development,
e.g. land that could support crops pre-
development that can only be used for improved
pasture post-development.
Aquaculture is specifically permissible
on Agricultural Land Conservation Area.
AO2.3 Not Applicable
Where located in the Agricultural Land
Conservation Area accommodation is of a
temporary or semi-permanent nature (such as
tents, yurts, relocatable dwellings or recreational
vehicles) or it adaptively reuses well-established
rural buildings.
AO2.4 Complies with Performance Outcome
No sensitive land use is established closer than The proposed development site is not used for
200 metres from land on an adjacent property agricultural purposes and does not diminish the
included in the Rural zone and mapped productive capacity of agricultural sites in the
as Agricultural Land Conservation Area as shown locality.
in Agricultural Land Overlap Maps in schedule 2.
PO3 AO3.1 Complies
With the exception of one dwelling Only the occupants of a dwelling house, The proposed primary residence will be used by
house, caretaker’s accommodation or compliant caretaker’s residence or community the land owner and secondary dwelling only be
a community residence, any accommodation residence reside on the property for any period used by members of the family.
activity is limited to use by short-term guests or greater than three consecutive months. Or,
seasonal workers employed in a rural activity on AO3.2 Not Applicable
the same site or on adjoining premises. In addition to residents of the dwelling house, up
to 10 people may reside on the site for periods of
no more than six consecutive months where they
are:
1. employed in a rural activity on
the property; or
2. a spouse or child of a person
employed in a rural activity on the
property.
Planning Partnerships
Page 13
PO4 No acceptable outcome provided. Not Applicable
Visitor accommodation:
1. is at a small scale and low density that
protects the environmental and rural
values of the land;
2. is compatible with rural activities and
nature conservation; and
3. does not detract from the rural amenity
of adjoining properties.
PO5 No acceptable outcome provided. Not Applicable
Uses such as nature-based tourism, outdoor
education, environment facilities and outdoor
sport and recreation may be appropriate where:
1. they cannot be more appropriately
located in urban areas;
2. they have an indelible connection to
rural or ecological values of the site;
3. there is an overriding community
benefit of the development;
4. they are not located on Agricultural
Land Conservation Area as shown on
the Agricultural Land Overlap Maps in
schedule 2 or are temporary in nature
so as not to compromise agricultural
uses in the future; and
5. they do not interfere with
remnant vegetation or ecologically
important areas.
PO6 No acceptable outcome provided. Not Applicable
Extractive industry operations are limited to
designated Key Resource Areas and at other
known resources deposits where:
1. best practice environmental
management is met;
2. the amenity of residents in the vicinity
of extractive industry operations is
maintained;
3. they do not conflict with agricultural
operations;
4. the safety of rural roads is ensured;
and
5. the visual amenity of the rural area as
viewed from the major road network is
protected.
Built form Table 6.8.3.3 Criteria for assessment (part)
Built form
Building height and scale AO7.1 Complies
PO7 Buildings are no more than two storeys in height. Both the proposed primary residence and the
Buildings and other structures: now proposed secondary residence are a single
storey.
1. are low rise;
2. minimise the appearance of bulk to AO7.2 Complies
adjacent properties, roads or other With the exception of Class 10 buildings or The proposed new primary residence will be an
areas in the vicinity of the site; and structures used exclusively for a rural overall height of 6300mm.
3. respect the scale of activity, buildings and structures are no more than
surrounding vegetation and maximises 8 metres in building height providing that they The Secondary Dwelling will be 6600mm in
opportunities to retain may be up to 9 metres where the pitched roof but height above NGL.
existing vegetation on site. no other part of the building or structure exceeds
8 metres.
AO7.3 Complies with Performance Outcome
With the exception of Class 10 buildings or The proposed development will result in a total
structures used exclusively for a rural activity, roofed area of 555m2. The proposed new primary
Page 14
individual buildings or roofed structures do not dwelling will be largely out of view to any
exceed 500m2 gross floor area. adjoining properties with large amounts of
vegetation blocking view lines from adjoining
dwellings.
Both dwellings will also not been seen from the
road as between the dwellings and the road there
is a large amount of mature vegetation, neither
will be seen from the road.
The proposed dwellings are also noted as being
downhill from the adjoining dwelling to the north-
west approximately 30m AHD lower, this
difference in level and the before mentioned
vegetation will put the dwelling out of sight.
AO7.4 Not Applicable
Class 10 buildings used exclusively for the
purpose of animal
husbandry, aquaculture, cropping, intensive
animal industry, intensive horticulture or rural
industry do not exceed 12 metres in height.
AO7.5 Not Applicable
A structure, not constituting a building, used
exclusively for the purpose of animal
husbandry, aquaculture, cropping, intensive
animal industry, intensive horticulture or rural
industry does not exceed 15 metres in height.
AO7.6 Not Applicable
Where excavation is required, the maximum
portion of the exposed external façade of
the building cannot exceed the
respective building heights in AO1.1 , AO.2,
AO7.3, AO7.4 and AO7.5 above.
Editor's note—refer to figure AP3-13A
Setbacks AO8.1 Not Applicable
PO8 Buildings used to house animals, temporary
Notwithstanding that intensive rural activities may holding yards, structures containing areas of
need greater separation distances, buildings and animal waste or by-product disposal are not
other structures are appropriately sited and within 100 metres of:
designed to:
1. the boundary of properties in a
1. avoid environmental harm or nuisance residential zone including the rural
to sensitive land uses, including residential zone;
adverse impacts on amenity values, 2. a sensitive land use;
over and above what could reasonably 3. the boundary of adjoining properties in
be expected in the rural zone; the environmental management and
2. avoid adverse impact on ecologically conservation zone; or
important areas including National 4. a waterway shown on the Biodiversity,
Parks, watercourses, and wetlands; Waterways and Wetlands Overlay
3. mitigate risks associated with the use maps in schedule 2.
of chemicals or air pollutants; and
4. avoid conflict with rural uses and AO8.2 Not Applicable
activities on adjoining properties. Buildings or structures which are used for the
storage of chemicals or machinery, stockpiling of
Editor's note- For uses that are subject to impact composting or organic fertilisers, or which support
assessment, required setback and separation artificial lighting or irrigation sprayers are not
distances will vary with the scale and type of rural within 100 metres of:
activity. Relevant factors that will be taken into
account when determining appropriate distances 1. the boundary of properties in a
include the type and scale of buildings and residential zone including the rural
structures proposed, the use of buildings and residential zone;
structures, construction methods, level of 2. a sensitive land use;
containment and ventilation, potential noise, 3. the boundary of adjoining properties in
odour or air pollutant nuisance, topography, the environmental management and
climatic variables, existing vegetation between conservation zone; or
land uses, and a range of management practices 4. a waterway shown on the Biodiversity,
that can be employed to mitigate off-site impacts. Waterways and Wetlands Overlay
maps in schedule 2.
Planning Partnerships
Page 15
AO8.3 Not Applicable
With the exception of a roadside stall, buildings
and structures associated with a rural activity or
industrial activity are set back 20 metres from
a road reserve or 40 metres from any part of
the major road network.
AO8.4 Complies
In addition to the circumstances of AO8.1, to Front – 275000mm
AO8.3 above, buildings and structures meet the Side Boundary – 12562mm (left) & 44131mm
following minimum boundary setbacks: (right)
Rear – 212000mm
1. 20 metres from a property boundary of
adjoining land in the Environmental
management and conservation zone;
2. a distance greater than the width of
the riparian buffer area shown on
Biodiversity, Waterways
and Wetland Overlay maps;
3. 10 metres from a road frontage; and
4. 10 metres from the side and rear
boundaries or 6 metres where the lot
area does not exceed 1 hectare, with
the exception that if the height of
the building or structure exceeds 9
metres the setback to the side and
rear boundaries is equal to twice its
height in metres.
AO8.5 Complies
On properties over 2 hectares in area, a distance
of not less than 200 metres is provided between
a sensitive land use and land on an adjacent rural
zone property over 4 hectares in
mapped Agricultural Land Conservation Area.
Safety and amenity Table 6.8.3.3 Criteria for assessment (part)
Safety and amenity
PO9 No acceptable outcome provided Complies
Development does not result in environmental No impact on the environment and no increase in
harm or environmental nuisance to sensitive land nuisance to adjoining dwellings.
uses.
PO10 AO10 Complies
Development does not compromise the safety, Safe vehicular access is provided to and from No change to vehicular access.
capacity or operation of the road network. the site without adversely impacting on the safety
of the road network.
Environment and heritage Table 6.8.3.3 Criteria for assessment (part)
Environment, heritage and scenic amenity
PO11 AO11.1 Complies
Development does not have a significant adverse Development does not result in sediment, soil or Proposed development is a dwelling no
impact on the natural values of the site including other material including building materials or hazardous material should be used that will
through: waste products being released into the road impact on the waterway on the lot.
reserve, stormwater drains, waterways or
a) loss of biodiversity values, fauna adjacent properties.
habitat and fish passage;
b) changes to natural drainage; AO11.2 Complies
c) disturbance to any wetland systems; Natural Vegetation is retained wherever possible. No vegetation to be removed from the site
d) erosion and the transport of
sediments off site (including pollutants
and other contaminants which would
Page 16
affect the capacity of agricultural AO11.3 Not Applicable
lands); Where there is a nominated building envelope on
e) worsening of landslide or fire risk; the lot, clearing of
f) on-site effluent disposal; native vegetation and building works do not
g) creation of dust and air pollutants; extend beyond the building envelope, except for
h) disturbance of buildings and features, the purposes of a driveway access.
including natural features, of cultural
heritage significance
PO12 AO12 Complies
Development and associated site works do not Development and associated site works, including The proposed works will not divert and overland
directly, indirectly or cumulatively cause adverse filling and excavation are designed and flow or result in water pooling.
impacts external to the development site by: constructed to ensure overland flow and/or
flooding is not worsened, impeded, or otherwise
a) causing ponding of water; diverted to adversely affect other properties.
b) increasing flooding, which adversely
affects the safety or use of any land
upstream and downstream;
c) adversely affecting the flow of water in
any overland flow path.
Scenic amenity AO13 Not Applicable
PO13 Development on land adjoining the major road
Development does not detract from the scenic network, Lake Macdonald or the Noosa River
amenity of the hinterland as experienced from system minimises visual impacts on the scenic
the major road network or waterways. amenity of the roadway or waterway by:
a) sensitive siting and design of
buildings, structures, driveways and
works;
b) retaining existing vegetation;
c) incorporating landscape treatments to
visually screen and soften
development; and
d) incorporating building materials and
external finishes that are compatible
with the site’s visual character and
landscape setting.
Editor’s Note— Residential buildings should be
predominantly finished in colours and materials
that blend well with the colours and hues of the
surrounding vegetation and landscape without
causing glare or reflection.
For agricultural buildings, colours and textures
that blend with the natural setting are preferred
however if not practical, buildings should at least
be well maintained and/or visually screened.
PO14 No acceptable outcome provided Not Applicable
The visual amenity of Lake Macdonald, its
foreshores and immediate surrounds are
maintained or improved including views:
a) from the lake;
b) to the lake and beyond when viewed
from private lands and from public
areas, including the Botanical
Gardens.
Sloping sites and ridgelines AO15.1 Complies
PO15 To protect scenic amenity and other landscape Land is not on a slope greater than 25%.
The landscape character and visual amenity qualities, buildings, structures and associated
quality of hill slopes and ridgelines are retained accessways are not constructed on land with
and buildings and structures: a slope greater than 25%.
Planning Partnerships
Page 17
a) are visually responsive to the natural AO15.2 Complies
topography of the site, sitting within On sloping sites or on ridgelines at the uppermost The proposed dwellings do not protrude above
the landscape rather than dominating edge of a hill slope: existing vegetation, do not exceed a pitch of 15
it; degrees and are general parallel with the
b) step down slopes or use suspended a) roof lines are generally parallel with contours of the land.
floor construction, minimising cut and contours of the land;
fill and avoiding benching of the site; b) roofs do not exceed a pitch of 15
c) allow for retention of degrees; and
natural vegetation that assists in c) buildings do not protrude above the
screening or visually softening height of prevailing vegetation.
development; and
d) incorporate materials, finishes and Editor's note- refer to Figure 6.9.1A and Figure
colours that complement the natural 6.9.1B. and Figure AP3-3B.
setting and integrate with the AO15.3 Complies
landscape and skyline. Cut or fill is less than 1.5 metres in depth relative Proposed cut will have a height of 1400mm.
to natural ground surface.
Editor’s Note— On visually prominent hill slopes
or ridgelines residential buildings should be
predominantly finished in colours and materials
that blend well with the colours and hues of the
surrounding vegetation and landscape without
causing glare or reflection. Broad expanses of a
single colour are less desirable and where
possible should be broken up by other colours or
design elements. Shades in the violet, blue, green
and yellow-green side of the spectrum, as well as
greys or browns, should be appropriate with
whites or bright colours restricted to trimmings.
For agricultural buildings, colours and textures
that blend with the natural setting are preferred
however if not practical, buildings should at least
be well maintained and/or visually screened.
Noosa Trail Network Table 6.8.3.3 Criteria for assessment (part)
Noosa Trail Network
PO16 AO16.1 Not Applicable
A comprehensive network of bridle trails and Development includes linkages to or between
pedestrian and bicycle linkages is established, existing or future components of the Noosa Trail
enhanced and protected incorporating road Network, as indicated on the Strategic
reserves, State forests, Council owned land and Framework Infrastructure Map
private lands consistent with the lifestyle and AO16.2
outdoor recreation needs of Noosa Shire’s Development does not have an adverse impact
residents and visitors. on the access functions of the Noosa Trail
Network.
Page 18
Response to Low Density Housing Code - Table 9.3.1.3 - Criteria for assessment
Performance Outcomes Acceptable Outcomes Response
Location 9.3.1.3 Criteria for assessment (part)
Location
PO1 AO1.1 Complies
Dwelling houses, rooming accommodation, community Dwelling houses (including secondary Development site is a Rural zoned lot
residences and short-term accommodation (for holiday dwellings) and community residences are
homes) are located where they: anticipated in the Low density residential
zone, Rural residential zone and Rural zone.
a) provide a high level of comfort and amenity
for occupants;
b) maintain amenity and privacy of AO1.2 Not Applicable
neighbouring premises; Rooming accommodation provides housing Not for rooming accommodation
c) are compatible with the character and choice within urban boundaries.
streetscape of the local area; and
d) do not occupy land intended for higher
density living
Effects of Use 9.3.1.3 Criteria for assessment (part)
Effects of Use
Removal homes AO2.1 Not Applicable
PO2 Any part of a removal home that is affected by
A removal home— termite attack, borers, dry rot or severe
weathering or is damaged as a consequence
a) does not have an adverse impact on the of relocation, is repaired or replaced using
amenity of the premises or surrounding new or sound second-hand materials.
premises; and AO2.2 Not Applicable
b) maintains the safety of people and Where located within the urban boundary,
property. 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.
Housing choice AO3 Complies with Performance Outcome
PO3 A secondary dwelling: The proposed Secondary Dwelling (existing
A secondary dwelling: established dwelling) has an enclosed internal
e) has a maximum gross floor area of GFA of 83m2. However, the dwelling only has two
f) forms part of a dwelling house and is not 65m²; bedrooms, is not on a lot covered by a Building
subdivided from the balance of the dwelling f) has no more than 2 bedrooms; Unit Plan and there is no existing Dual Occ. or
house; g) does not occur on any property Secondary Dwelling.
g) contributes to housing choice for members covered by a Building Unit Plan;
of the one household; and The subject lot is not the result of a subdivision.
h) protects the low density residential, rural h) does not occur on a property that
residential or rural character of the zone; already contains a dual This now Secondary Dwelling will be used for
i) does not occur on a property covered by occupancy or secondary dwelling. people directly related to the occupants of the
a Building Unit Plan or any property already primary residence, and is of a small scale
containing more than one dwelling; compatible.
j) is accompanied by sufficient car parking.
The existing shed provides sufficient parking
spaces, if necessary cars can park in tandem or
next to each residence.
PO4 AO4 Not Applicable
Rooming accommodation is located on a site with Rooming accommodation provides housing
convenient access to employment or education as well choice within urban boundaries is limited to
as goods and services including public transport. sites within:
a) 1,500 metres walking distance, via
a sealed pathway, of land within
Planning Partnerships
Page 19
the Major centre zone, District
centre zone or 800 metres of land
within the Neighbourhood centre
zone; or
b) 800 metres walking distance, via a
sealed pathway of a
pedestrian access point of
a hospital or tertiary education
establishment; or
c) 400 metres walking distance, via a
sealed pathway, of a Translink bus
stop.
Building design and services 9.3.1.3 Criteria for assessment (part)
Building design and services
Service and utilities AO5.1 Not Applicable
PO5 If located within the urban boundary,
Development is provided with: the dwelling is connected to reticulated water
supply, sewerage, stormwater drainage and
a) a level of infrastructure and services that is telecommunications infrastructure networks
appropriate to its setting and sufficient for (where available to the lot).
the intended use;
b) an effluent treatment and disposal system Editor’s Note—the urban boundary is
that does not have an adverse effect indicated on the zone maps contained
on ecologically important areas or water within Schedule 2.
quality; and AO5.2 Complies
c) adequate onsite water storage to support Where there is no reticulated water supply, The proposed Primary and Secondary Dwelling
the efficient use of water and is adequate the premises is serviced with a rainwater tank will be serviced by a 60,000L water tank, this will
for everyday use of the occupants. with the following minimum water supply likely be addressed as part of the BA but council
capacity: may wish to condition.
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.
AO5.3 Complies
If located on a lot where reticulated sewerage An on-site effluent treatment and disposal system
is not available to the lot, the dwelling is already exists on the site which is sufficient size to
connected to an on-site effluent treatment and service both dwellings.
disposal system.
Landscaping AO6 Not Applicable
PO6 Soft landscaping is provided and retained to a No landscaping is proposed at this stage of the
Buildings and structures allow for sufficient space for minimum of 20% of the site area. development.
outdoor activities, garden areas and screening to
surrounding land uses.
Car parking AO7 Complies
PO7 Car parking is provided in accordance with The existing shed has 5 spaces for parking.
Sufficient car parking is provided to accommodate the Table 9.4.1.4 of the Driveways and parking
number of vehicles likely to use the site. code.
Driveway and crossover
Editor’s Note—In addition to the following benchmarks for accepted development subject to requirements for driveway and crossovers, approval is
required from Council to construct or modify all crossovers.
Access Design AO8.1 Not Applicable
PO8 Driveways and crossovers are designed to No changes being made to the existing driveway
The design, management and maintenance of comply with Council's standard drawings RS- and crossover.
the access facilitates: 049, RS-050, RS-056 and addendum as
applicable.
Page 20
1. safe and convenient use for vehicles, AO8.2 Not Applicable
pedestrians and cyclists; Where a footpath exists, the driveway meets
2. vehicles negotiating without contacting the the road reserve at the level of the existing
driveway or crossover surface; and footpath.
3. stormwater disposal without any negative AO8.3 Not Applicable
impacts on the surrounding area. Driveways within the property: No change to existing.
a) have a maximum gradient 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 greater than
12:5% at the ends of the 25%
section of the driveway.
PO9 AO9 Not Applicable
The driveway and crossover design avoids using The driveway and crossover is designed
structures within the road reserve. without significant 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 Not Applicable
PO10 No pavers or permeable pavement systems
Driveways and crossovers are to be able to withstand are used within the road reserve.
loadings 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 Not Applicable
PO11 Driveways have a minimum grade of 1% away
Driveways are designed to: from any adjoining buildings and are formed to
drain to landscaped areas.
a) prevent water from ponding 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 Not Applicable
PO12 Driveways are located not less than 1.0 metre
Driveways do not damage or interfere with the location, from stormwater infrastructure.
function 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 traffic network AO13.1 Not Applicable
PO13 Areas adjoining driveways disturbed as a
The visual impact of driveways on the streetscape and result of the driveway construction are
surrounding area is minimised and significant adverse grassed or planted to minimise visual impact
impacts on the traffic network are avoided. and stabilise the soil.
AO13.2 Not Applicable
Vehicular access avoids disturbance to the
tree protection zone of trees on public land.
Planning Partnerships
Page 21
Driveway Location AO14.1 Complies
PO14 Only one driveway and crossover is provided. No change to existing
Driveways and crossovers are located so they do not
impede the safe and efficient use of the road network. AO14.2 Not Applicable
Where the premises has frontage to more
than one formed and sealed road and the
roads have differing orders in the Road
Hierarchy, the driveway and cross-over is
provided on the frontage with the lower order.
AO14.3 Not Applicable
For corner lots, driveways and crossovers are
located in accordance with Council's standard
drawings.
AO14.4 Not Applicable
If in the Rural zone or Rural Residential zone, No change to driveway
the driveway and cross-over is located to
provide 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 Complies
PO15 Within a bushfire hazard area where there is Two tanks with 22500 litres already on site,
Where located in a Bushfire Hazard Area as shown on no reticulated water supply, the premises has: located underneath the established dwelling
the Bushfire Hazard Overlay Map in Schedule 2 and (Secondary Dwelling)
not in a water service area, an adequate, reliable, a) an accessible dam, swimming
safely located and freely accessible water supply is pool or water tank available
provided for fire fighting purposes, which is in addition for firefighting purposes with
to day to day water supply. an onsite water volume of not
less than 5,000 litres; and
b) a water supply outlet pipe 50
millimetres in diameter and
fitted with a standard fire
brigade fitting connected to
the water supply (other than
where the water supply is in a
swimming pool or dam).
Editor’s Note — Water supply capacity for
firefighting purposes is in addition to water
supply capacity for household use.
Flood Hazards AO16.1 Not Applicable
PO16 Where the development is located in the
Development is designed and sited to ensure risk to Flood Hazard Area as shown on Flood Hazard
people and property from flooding is avoided or Overlay Map in Schedule 2,
minimised. the finished floor level of habitable rooms is at
least 300 millimetres above the Defined flood
event (DFE).
AO16.2
Where the DFE has not been modelled for the
area, the finished floor level of habitable
rooms is at least 500 millimetres
above the highest recorded flood.
Editor's Note—The QDC mandatory
provisions MP3.5 also apply to the
construction of buildings in flood hazard
areas.
PO17 No acceptable outcome provided Not Applicable
Underground car parking areas are designed to drain
and function safely during a flood event and power
failure.
Editor's note—Basements should have flood
immunity above the 1%AEP defined flood event with
Page 22
alternative means to mechanical pumping used to
achieve such immunity.
Major Electricity Infrastructure & Substations AO18.1 Not Applicable
PO18 Development including any sensitive land
Development is sufficiently separated from major uses is at least:
electricity infrastructure and substations to minimise
the likelihood of nuisance or complaint. a) 50 metres from a
transmission substation;
b) 10 metres from any
other substation; and
c) 30 metres from a transmission line
easement.
AO18.2
Habitable buildings are not located within an
easement for a distribution line.
PO19 AO19 Not Applicable
Development is located and designed to avoid or Noise emissions do not exceed 5db(A) above
minimise noise nuisance from the use of background noise level internal to a
infrastructure. habitable building measured in accordance
with AS1055.
PO20 AO20 Not Applicable
Wherever practicable habitable buildings are Where adjoining substations or major
orientated to avoid direct overlooking of major electricity infrastructure, habitable buildings
electricity infrastructure or substations. are orientated so that the majority of outdoor
living areas and windows of habitable rooms
face away from the infrastructure.
Earthworks and Drainage AO21 Not Applicable
PO21 Filling other than accessways: No fill proposed
Earthworks and drainage operational works do not
directly, indirectly or cumulatively cause adverse a) does not extend more than the
impacts external to the development site by: equivalent of 3 metres around the
main building, measured from the
a) causing ponding of water on the site or near outer walls of the building;
by land; b) is limited to a maximum of 500m2;
b) increasing flooding, which adversely affects and
the safety or use of any land upstream and c) does not impact on the local
downstream; drainage of adjoining properties.
c) adversely affecting the flow of water in any
overland flow path; and
d) adversely affecting the privacy or visual am
enity 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 Not Applicable
PO22 Development, including associated access, is No new construction in areas identified as
Development maintains the safety of people, property not located on land identified as a landslide Landslide effected.
and hazardous materials stored in bulk from the risk of hazard area on a Landslide Hazard Overlay
landslide. Map.
AO22.2
Development, including associated access, is
located outside moderate, high and very high
landslide hazard areas and 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.
AO22.3
A site-specific geotechnical assessment is
Planning Partnerships
Page 23
prepared by a registered professional
engineer to certify that:
1. the stability of the site, including
associated buildings and
infrastructure, will be maintained
and operational for the life of the
development;
2. the site is not subject to the risk of
landslide activity originating from
other land, including land above
the site; and
3. 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.
AO22.4
Any specific measures identified in
a site specific geotechnical assessment for
stabilising the site or development are to be
fully implemented.
Page 24
P: 07 3069 5795 F: 07 3069 5760 A: Suite 2, 10 Hall Street, Chermside QLD PO Box 24, CHERMSIDE SOUTH, QLD 4032 P: 1300 185 347 A: Suite 2, 10 Hall Street, Chermside QLD PO Box 24, CHERMSIDE SOUTH, QLD 4032
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