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Development Assessment Report - 193 Sankeys · MCU25/0022
Development Assessment Report Material Change of Use to Establish a Dwelling House, Shed, and Operational Works for a Non-Standard Driveway Prepared for Lachlan Robins Address 193 Sankeys Road, Federal Formal Land Reference Lot 6 on RP216727 Reference No. 2022026-RPT-001 21 February 2025
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Document: Development Assessment Report
File Location: Projects\2022026 193 Sankeys Rd Federal\Council DA
Project Name: 193 Sankeys Road, Federal
Project Number: 2022026-RPT-001
Revision Number: 1
Revision History
APPROVED FOR ISSUE
REVISION NO. COMMENT DATE PREPARED BY REVIEWED BY
BY
21 February
1 Issued YB AW AW
2025
Issue Register
DISTRIBUTION LIST DATE ISSUED NUMBER OF COPIES
Lachlan Robins 21 February 2025 1 electronic copy
Noosa Shire Council 21 February 2025 1 electronic copy
Approval Details
Approved by: Adam Whittaker (RPEQ 17207)
Address: 590 Bunya Road, Eumundi Qld 4562
Signature:
Tel: 0490 092 665 Fax:
Email: [email protected] Website:
The information within this document is and shall remain the property of:
Indecom Solutions and Lachlan Robins
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Important Notice Important Notice This report is confidential and is provided solely for the purposes of detailing the development assessment report associated with the property 193 Sankeys Road, Federal. This report is provided pursuant to a Consultancy Agreement between Indecom Solutions and Lachlan Robins, under which Indecom Solutions are contracted to perform a specific and limited task for Lachlan Robins. This report is strictly limited to the matters stated in it and subject to the various assumptions, qualifications and limitations in it and does not apply by implication to other matters. Indecom Solutions makes no representation that the scope, assumptions, qualifications and exclusions set out in this report will be suitable or sufficient for other purposes nor that the content of the report covers all matters which you may regard as material for your purposes. Any subsequent report must be read in conjunction with this report. The report supersedes all previous draft or interim reports, whether written or presented orally, before the date of this report. This report has not and will not be updated for events or transactions occurring after the date of the report or any other matters which might have a material effect on its contents or which come to light after the date of the report. Unless expressly agreed otherwise in writing, Indecom Solutions does not accept a duty of care or any other legal responsibility whatsoever in relation to this report, or any related enquiries, advice or other work, nor does Indecom Solutions make any representation in connection with this report, to any person other than Lachlan Robins. Any other person who receives a draft or a copy of this report (or any part of it) or discusses it (or any part of it) or any related matter with Indecom Solutions, does so on the basis that he or she acknowledges and accepts that he or she may not rely on this report nor on any related information or advice given by Indecom Solutions for any purpose whatsoever. DEVELOPMENT ASSESSMENT REPORT Internal Ref. 2022026-RPT-001 193 Sankeys Road, Federal 21 February 2025 ii Prepared for Lachlan Robins
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Table of Contents
Table of Contents
1 APPLICATION SUMMARY ......................................................................................................................................... 4
2 INTRODUCTION ....................................................................................................................................................... 5
3 SUBJECT SITE ........................................................................................................................................................... 6
4 PROPOSED DEVELOPMENT ..................................................................................................................................... 7
4.1 Dwelling House............................................................................................................................................. 7
4.2 Shed.............................................................................................................................................................. 9
4.3 Awning / Shelter ......................................................................................................................................... 11
4.4 Access driveway ......................................................................................................................................... 11
5 STATE GOVERNMENT PLANNING INTERESTS ........................................................................................................ 13
5.1 SARA Referral Triggers ............................................................................................................................... 13
5.2 State Planning Policy .................................................................................................................................. 14
6 LOCAL PLANNING INTERESTS – NOOSA PLAN 2020 .............................................................................................. 15
6.1 Assessment Benchmarks ............................................................................................................................ 15
6.2 Rural Zone Code ......................................................................................................................................... 15
6.2.1 Acceptable Outcome AO2.4 and AO8.5 – Agricultural Land.......................................................... 16
6.2.2 Acceptable Outcome AO8.4 – Setbacks......................................................................................... 17
6.2.3 Acceptable Outcome AO15.3 – Sloping Sites and Ridgelines ........................................................ 17
6.3 Low Density Housing Code ......................................................................................................................... 19
6.3.1 Acceptable Outcome AO9 and AO14.1-AO14.4 – Driveways and Crossovers ............................... 20
6.3.2 Acceptable Outcome AO22 – Landslide Hazard Area .................................................................... 21
6.4 Overlay Codes ............................................................................................................................................ 23
6.4.1 Biodiversity, water and wetlands overlay code ............................................................................. 23
6.4.2 Regional Infrastructure overlay code ............................................................................................ 25
7 CONCLUSION ......................................................................................................................................................... 27
Appendices
PROPOSED DEVELOPMENT PLANS
PROPOSED HOUSE PLANS (BUILDING ONLY)
PROPOSED SHED PLANS
ON-SITE DOMESTIC WASTEWATER EVALUATION REPORT
GEOTECHNICAL SITE CLASSIFICATION REPORT
BUSHFIRE ATTACK LEVEL ASSESSMENT REPORT
BUSHFIRE ATTACK LEVEL ASSESSMENT REPORT
SLOPE STABILITY CERTIFICATION REPORT
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Application Summary
1 Application Summary
Table 1-1 provides an overview of the development site, planning scheme and application details.
Table 1-1: Application Summary
SITE DETAILS
Address 193 Sankeys Road, Federal
Formal Land Reference Lot 6 on RP216727
Land Area 6.041ha
Local Government Noosa Shire Council
PLANNING SCHEME PARTICULARS
Planning Scheme Noosa Plan 2020
Local Plan/ Neighbourhood Plan Not Applicable
Zone Rural Zone
Agricultural Land Overlay
Biodiversity, Waterways and Wetlands Overlay
Overlays Bushfire Hazard Overlay Flood Hazard Overlay
Landslide Hazard Overlay
Regional Infrastructure Overlay
APPLICATION DETAILS
Applicant Lachlan Robins
Material Change of Use of Premises to establish a Dwelling House,
Application Elements Shed and Awning / shelter structure and operational works for a
non-standard driveway
Level of Assessment Code Assessment
Referrals 10.9.2.2 – Electricity Easement
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Introduction 2 Introduction This Development Assessment Report has been prepared to support a Development Application for a Material Change of Use to establish a Dwelling House, Shed and Awning / shelter structure at 193 Sankeys Road, Federal (Lot 6 on RP216727). This report is prepared on behalf of Lachlan Robins. Under the Noosa Plan 2020, the site is included within the Rural Zone. Table 5.5.13 (Table of Assessment – Rural Zone), Dwelling Houses are classified as ‘Accepted Development’ if they comply with the specified Acceptable Outcomes of the Rural Code, Low Density Housing Code and relevant Overlay Codes. However, the proposed development does not meet all the Acceptable Outcomes outlined in the Rural Zone Code and the Low Density Housing Code, requiring it to undergo ‘Code Assessment’. This report outlines the site characteristics and evaluates the proposal against the relevant Assessment Benchmarks in the Planning Scheme. It should be reviewed alongside the accompanying supporting materials. This Development Application is submitted in accordance with the process and controls contained within Planning Act 2016, along with all related subordinate legislation, including the Planning Regulation 2017 and Development Assessment Rules. DEVELOPMENT ASSESSMENT REPORT Internal Ref. 2022026-RPT-001 193 Sankeys Road, Federal 21 February 2025 5 Prepared for Lachlan Robins
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Subject Site 3 Subject Site The subject site is located at 193 Sankeys Road, Federal, which is formally referred to as Lot 6 on RP216727. The subject site contains an eastern frontage of approximately 35 metres to Sankeys Road, an access easement (EMT B RP216727) with an existing access road serving 195 Sankeys Road property (Lot 12 on RP216727), and a land area of 6.041ha The subject site is largely unimproved with predominately semi mature non-remnant vegetation. As shown in Figure 1 below the existing access easement and road follow a local ridgeline through the centre of the property and the site slopes from this ridgeline to streams to the east and west. The natural land surface falls to the south/south west at an average 15% with a slight level platform near the eastern road frontage. The proposed shed and awning / shelter sites are to be accessed via the existing access easement road. The site is largely a heavily timbered allotment and is burdened by a 275kV electricity line and easement, which generally divides the property from north-west to south-east (refer to Figure 1 below). In terms of surrounding site features, the site adjoins rural properties in all directions that contain dwellings or are unimproved. Figure 1 Subject Site – 193 Sankeys Road, Federal (Source: Queensland Globe) DEVELOPMENT ASSESSMENT REPORT Internal Ref. 2022026-RPT-001 193 Sankeys Road, Federal 21 February 2025 6 Prepared for Lachlan Robins
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Proposed Development 4 Proposed Development The proposed Development Application seeks approval for a Material Change of Use to establish a three (3) bedroom Dwelling House, Shed and an Awning / Shelter on the site. A set of Proposal Plans has been prepared to support the application and include site plans and sections of the building sites, drawings of the proposed house and shed and plans of the proposed driveway access, which together detail the proposed development. Figure 2 below provides an overview of the proposed dwelling, shed and awning / shelter locations on the property. The dwelling is proposed to be positioned on a section of the site that’s relatively level and clear of vegetation, near the eastern road frontage. The shed is proposed to be located at the rear of the property near the south west corner adjacent to the existing access track. The awning / shelter is proposed to be located mid way along the northern boundary. Figure 2 Extract of Site Plan (Source: Indecom Solutions Proposed Residence Design) 4.1 Dwelling House Figure 3 below shows the dwelling position relative to the eastern road frontage and demonstrates the dwellings relationship with the existing access easement and road. As noted on the plans the dwelling is a high-set construction, with part of the dwelling overhanging the sloping areas south of the access easement and road as shown if Figure 4. The proposed dwelling comprises of a single level suspended steel framed metal clad building (height ~8m above existing ground) as shown in Figure 5. The building includes two (2) bedrooms, as well as an open plan kitchen, living and dining area. The dwelling contains an outdoor deck area that overlooks the central and southern sections of the site. Access and parking for the dwelling will utilise a proposed driveway separate to the existing access easement and will utilise the area under the core of the new dwelling as a carport for vehicle parking. DEVELOPMENT ASSESSMENT REPORT Internal Ref. 2022026-RPT-001 193 Sankeys Road, Federal 21 February 2025 7 Prepared for Lachlan Robins
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Proposed Development Figure 3 Extract of Site Plan – Dwelling House (Source: Indecom Solutions Proposed Residence Design) Figure 4 Extract of Section plan – Dwelling House (Source: Indecom Solutions Proposed Residence Design) DEVELOPMENT ASSESSMENT REPORT Internal Ref. 2022026-RPT-001 193 Sankeys Road, Federal 21 February 2025 8 Prepared for Lachlan Robins
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Proposed Development Figure 5 Perspective of house The dwelling is proposed to be constructed from typical materials and building methods and includes traditional suspended floor on steel posts and sub-floor beams, steel frame and cladding, skillion roof as well as roofed balconies. Further details on the dwelling house will be provided as part of the building approval process. 4.2 Shed Figure 6 below shows the shed position relative to the rear property boundary, shared with 195 Sankeys Road property (Lot 12 on RP216727) and demonstrates the sheds relationship with the existing features including the access track, electrical easement and riparian buffer. The shed is proposed to be located with an offset to the rear boundary of 4.6m which is less than the 10m specified in the planning scheme. This location has been chosen as a best fit outcome given the existing constraints of the electrical easement, access easement and riparian buffer zone. The Performance Outcome PO8 is addressed in Section 6.2.2 of this report. In terms of design, the shed is 12m in length by 8m wide and 5m in height consisting of slab on ground construction, with retaining walls on both the upper and lower sides of the shed due to site constraints. See Figure 7. In terms of access, the shed will utilise the existing access easement with minor earthworks to facilitate access to the shed. DEVELOPMENT ASSESSMENT REPORT Internal Ref. 2022026-RPT-001 193 Sankeys Road, Federal 21 February 2025 9 Prepared for Lachlan Robins
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Proposed Development Figure 6 Extract of Site Plan - Shed (Source: Indecom Solutions Shed Site Plan) Figure 7 Shed Site Section (Source: Indecom Solutions Appendix A) DEVELOPMENT ASSESSMENT REPORT Internal Ref. 2022026-RPT-001 193 Sankeys Road, Federal 21 February 2025 10 Prepared for Lachlan Robins
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Proposed Development 4.3 Awning / Shelter Figure 8 below shows the awning / shelter position relative to the northern property boundary, shared with 203 Sankeys Road property (Lot 32 on SP156383) and demonstrates the sheds relationship with the existing features including the access track and electrical easements. The shed is proposed to be located with an 12.0m setback from the northern boundary and has a maximum height above existing surface of 3.8m on the lower side. The awning is constructed of sandwich panel roofing fixed to beams and 6 post supports. The awning / shelter is open on all sides. Figure 8 Awning / shelter site plan (Source: Indecom Solutions Appendix A) 4.4 Access driveway Figure 9 below shows the driveway position relative to the front property boundary and the Sankeys Road road corridor. The proposed driveway will function as a secondary driveway at the boundary of 193 Sankeys Road. The property currently has an existing access that serves a landlocked neighbouring property (via an easement) for Lot 12 on RP216727. The existing crossover connection to Sankeys Road remains unchanged with the new driveway connecting to the existing driveway approximately 30m before the connection to Sankeys Road therefore, this design has nil impact on the functionality of the existing access arrangements and Sankeys Road. DEVELOPMENT ASSESSMENT REPORT Internal Ref. 2022026-RPT-001 193 Sankeys Road, Federal 21 February 2025 11 Prepared for Lachlan Robins
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Proposed Development Figure 9 Access driveway plan (Source: Indecom Solutions Appendix A) DEVELOPMENT ASSESSMENT REPORT Internal Ref. 2022026-RPT-001 193 Sankeys Road, Federal 21 February 2025 12 Prepared for Lachlan Robins
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State Government Planning Interests
5 State Government Planning Interests
Table 5-1 below demonstrates the relevant State Government planning interests that apply to the subject site. These
state interests are based on both the SARA Development Assessment Mapping System (DAMS), as well as the State
Planning Policy (SPP) Mapping System.
Table 5-1: State Planning Interests
REFERRAL REQUIRED /
STATE INTEREST MAPPED INTERESTS
COMMENTS
Water Resources
SARA DAMS - Water Resource Planning Area Boundaries
- Refer to Section 5.1
Mapping Koala Habitat Area
- Core Koala Habitat Area
Agriculture
- Agricultural Land Classification – Class A & B
Biodiversity
- MSES – Regulated Vegetation (Category R,
Essential Habitat, Intersecting a Watercourse)
- MSES – Wildlife Habitat (Endangered or Vulnerable)
Water Quality
SPP Mapping - Refer to Section 5.2
- Water Resource Catchments
Natural Hazards Risk and Resilience
- Flood Hazard Area – Local Government Flood
Mapping Area
- Bushfire Prone Area
Energy and Water Supply
- Major Electricity Infrastructure (Powerlink)
ShapingSEQ - South East Queensland Regional Plan - Compliant with
Regional Plan
2023 preferred outcomes
Heritage Register Nil - Not Applicable
5.1 SARA Referral Triggers
A review of the listed trigger mapping detailed within Table 2 has been undertaken against Schedule 10 of the Planning
Regulation 2017, which confirms that the development application is required to be referred to the State Assessment
and Referral Agency (SARA) due to the site containing electricity infrastructure that is used for electricity distribution
purposes.
Note: The site is recognised as containing areas designated as Core Koala Habitat under the koala habitat area mapping.
The only element of the proposed development within the Core Koala Habitat area is the effluent disposal area
however, the effluent disposal is an shallow sub-surface seepage pipe system that does not require clearing of
vegetation. The proposed development does not involve clearing any mapped koala habitat. Consequently, a referral
to SARA for this trigger is not required.
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State Government Planning Interests 5.2 State Planning Policy Part 2 of the Planning Scheme confirms that all components of the State Planning Policy (SPP) are effectively integrated into the scheme, except for the provisions relating to Natural Hazards, Risk and Resilience (Coastal Hazards). Since the site is not identified as being within a Coastal Hazard area, further assessment under Part E of the SPP is not required for this application. DEVELOPMENT ASSESSMENT REPORT Internal Ref. 2022026-RPT-001 193 Sankeys Road, Federal 21 February 2025 14 Prepared for Lachlan Robins
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Local Planning Interests – Noosa Plan 2020
6 Local Planning Interests – Noosa Plan 2020
Table 6-1 below details the Planning Scheme particulars, which are relevant to the subject site, as well as detailing the
applicability of the mapped overlays on the site.
Table 6-1: Planning Scheme Particulars
PLANNING
NOOSA PLAN 2020
SCHEME
Zone Rural Zone
Overlay Applicable
Acid Sulphate Soils No
Biodiversity, Waterways and Wetlands Yes
Bushfire Hazard No
Coastal protection No
Overlays
Extractive resources No
Heritage and Character No
Flood Hazard No
Landslide Hazard No
Regional Infrastructure (Water Resource Catchment, Major Electrical) Yes
6.1 Assessment Benchmarks
In accordance with the relevant table of assessment the following development and overlay codes are applicable to
the assessment of the development and their outcomes are outlined in the below listed sections of this Development
Assessment Report.
Table 6-2: Planning Code Report Sections
RURAL ZONE CODE Section 6.2 – Page 16 to 19
LOW DENSITY HOUSING CODE Section 6.3 – Page 20 to 23
OVERLAY CODES Section 6.4 – Page 24 to 27
6.2 Rural Zone Code
In accordance with Table 5.5.13 (Table of Assessment – Rural Zone) Acceptable Outcomes AO2.4, AO7.1, AO7.2, AO7.3,
AO8.4, AO8.5, AO12, AO13 and AO15 of the Rural Zone Code are applicable to the assessment of the development.
The assessment in Table 6-3 below demonstrates that the development satisfied the applicable benchmarks, with the
exception of AO2.4, AO8.4 (part), AO8.5 and AO15.3, which are addressed within Section 6.2.1 of this Development
Assessment Report below.
Table 6-3: Rural Zone Code Acceptable Outcome Benchmark Assessment
AO7.1 & AO7.2 The dwelling house is single storey, suspended floor construction and the pitched
roof of the dwelling house does not exceed 9 metres in height from natural
ground
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Local Planning Interests – Noosa Plan 2020
AO7.3 The dwelling house contains an internal floor area of approximately 80m2 with a
roofed area of approximately 180m2, which is well under the maximum permitted
GFA of 500m2
AO8.4 The subject sites (dwelling, shed and awning / shelter) do not adjoin the
Environmental Management and Conservation Zone. Further, the proposed
dwelling, shed and awning / shelter are not located within the riparian zone.
The dwelling contains a frontage setback of 13.0 metres and a side boundary
setback of approximately 30+ metres.
The awning / shelter structure has a setback of 12m to the nearest boundary with
offsets to other boundaries being significantly greater than this.
The shed contains a rear boundary setback of 4.6 metres as mentioned in Section
4.2 above. As this does not meet the acceptable outcomes the shed setback is
addressed in Section 6.2.2 below.
AO12 The proposed dwelling house, shed and awning / shelter are not located on a part
of the site that is subject to overland flow or flooding
AO13 The site does not adjoin the major road network, Lake Macdonald or the Noosa
River system
AO15.1 The proposed dwelling house is located on the most level and cleared portion of
the site with the shed and awning / shelter also being located in positions that
minimise impacts to the important environmental features of the block, the
location of the three building sites does not exceed 25% slope.
AO15.2 The proposed dwelling, shed and awning / shelter are located near local
ridgelines within the subject site, however roof lines are generally parallel with
contours and do not protrude above the height of neighbouring properties and
prevailing vegetation.
6.2.1 Acceptable Outcome AO2.4 and AO8.5 – Agricultural Land
Acceptable Outcome AO2.4 and AO8.5 relate to development interfacing with mapped Agricultural Land on the
Agricultural Land Conservation Area. The benchmarks are listed below and have been addressed together, given that
the benchmarks contain similar themes:
AO2.4 - No sensitive land use is established closer than 200 metres from land on an adjacent property included in the
Rural zone and mapped as Agricultural Land Conservation Area as shown in Agricultural Land Overlap Maps in
schedule 2.
AO8.5 - 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.
Figure 10 below demonstrates the proposed dwelling location with respect to the mapped agricultural land on
adjoining lots. The subject site is approximately 6 hectares in area and the proposed dwelling is located within 200
metres of mapped agricultural land on adjoining lots. Given the significant topographical and environmental
constraints on the site (land slope in the order of 45% and core koala habitat), as well as Powerlink and property access
easements , the chosen sites for the proposed dwelling is the most suitable location.
There are five (5) adjacent properties within the agricultural land mapping overlay. On the west side of Sankeys Road
there are two (2) properties to the south and two (2) properties to the north. The remaining property is on the east of
Sankeys Road. The four (4) properties on the west are smaller sized lots with existing residential dwellings. These lots
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Local Planning Interests – Noosa Plan 2020
are not currently used and predominately not suitable for agricultural land use. The property on the east is a larger lot
that is used for farming/grazing.
House site
Figure 10 Distance to Surrounding Mapped Agricultural Land (Source: Noosa Council)
Performance Outcome PO2 seeks that ‘Development does not result in the loss or diminished productive capacity of
Agricultural Land Conservation Area’, further Performance Outcome PO8 seeks that environmental harm or nuisance
to sensitive land uses is avoided.
In this regard, it is noted that the proposed dwelling is similar in nature to the existing adjacent dwellings and shed
structures on Sankeys Road, including 187, 179, 177, and 167 Sankeys Road. Consequently, the proposed dwelling will
not diminish the productive capacity of agricultural land and is unlikely (or no more likely than adjacent dwellings) to
experience environmental harm or nuisance from agricultural activities.
The proposed development is deemed to satisfy Performance Outcomes PO2 and PO8 of the Rural Zone Code.
6.2.2 Acceptable Outcome AO8.4 – Setbacks
Acceptable Outcome AO8.4 relates to buildings and structures meeting minimum boundary setbacks. The benchmark
is listed below:
AO8.4 (d) – 10 metres from the side and rear boundaries.
The dwelling house and awning / shelter meet the requirements of PO8 as demonstrated in Table 6-3 above.
The shed contains a rear boundary setback of 4.6 metres as mentioned in Section 4.2 above. This location has been
chosen as a best fit outcome given the existing constraints of the electrical easement, access easement and riparian
buffer zone. The location and orientation of the shed provides the best compromise while balancing the impacts on
items a) to d) of PO8 (setbacks).
The reduced setback is considered to have nil impact on the adjacent property as the property is heavily vegetated in
that area. The dwelling on the adjacent property is approximately 250m from the proposed shed and there is no
visibility between the dwelling and the proposed shed.
The location is deemed to satisfy the intent of PO8 (Setbacks).
6.2.3 Acceptable Outcome AO15.3 – Sloping Sites and Ridgelines
Acceptable Outcome AO15.3 relates to development on sloping sites and ridgelines. The benchmark is listed below:
AO15.3 – Cut or fill is less than 1.5 metres in depth relative to natural ground surface.
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Local Planning Interests – Noosa Plan 2020 Figures 11a and 11b below demonstrates that a cut and retaining wall greater than 1.5 metres will be required to accommodate the proposed dwelling and shed on the subject site. Figure 11a Dwelling House Site Section (Source: Indecom Solutions Proposed Residence Design) Figure 11b Shed Site Section (Source: Indecom Solutions Proposed Residence Design) Performance Outcome PO15 seeks that the landscape character and visual amenity quality of hill slopes and ridgelines are retained and buildings and structures are visually responsive to the natural topography of the site. Cut and fill on the subject site has been minimised to the maximum extent possible, particularly through the use of small building envelopes and adopting a suspended floor construction for the dwelling house with fill not extending DEVELOPMENT ASSESSMENT REPORT Internal Ref. 2022026-RPT-001 193 Sankeys Road, Federal 21 February 2025 18 Prepared for Lachlan Robins
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Local Planning Interests – Noosa Plan 2020
beyond the building footprint. A block retaining wall (sandstone block wall) is proposed at the dwelling house site with
a maximum height of 2.4 relative to the natural ground level.
The proposed dwelling and shed sit within the canopy height of the prevailing vegetation and have been positioned
where minimal vegetation removal will be required in contrast to the balance of the site. The proposed structures are
designed to integrate into the landscape rather than dominate it through balancing the performance outcomes of
PO15.
Building materials, finishes and colours will be selected to complement the natural setting and integrate with the
landscape. Further details on building materials and finishes will be provided as part of a building approval application.
The proposed development is deemed to satisfy the Performance Outcome PO15 of the Rural Zone Code and should
be supported by council.
6.3 Low Density Housing Code
In accordance with Table 5.5.13 (Table of Assessment – Rural Zone) Acceptable Outcomes AO2.1, AO3, AO5.2, AO5.3,
AO8, AO9, AO12, AO13, AO14, AO15, AO16, AO18, AO19, AO21 and AO22 of the Low Density Housing Code are
applicable to the assessment of the development. The below assessment, refer Table 6-4, demonstrates that the
development satisfies all applicable benchmarks, with the exception of AO9, AO14 and AO22, which are addressed
within Section 6.3.1 below.
Table 6-4: Low Density Housing Code Acceptable Outcome Benchmark Assessment
AO2.1 The dwelling is not a removal home
AO3 The dwelling does not include a secondary dwelling
AO5.2 & AO5.3 The proposed dwelling will be compliant with the minimum supply capacity for rain
water provisions with further details to be supplied with the building application.
An on-site domestic wastewater evaluation report has been prepared by North
Coast Geomechanical Consultants (refer Appendix D), which demonstrates the
size of the effluent treatment system required for the development.
The indicative location presented within the report complies with minimum set-
back requirements and is proposed to be adopted (noting the disposal area does
not require to be cleared of vegetation).
AO8.1 – AO8.3 As per the Driveway Proposal Plans (Appendix A), a new access is proposed as the
existing access point on the property (used by neighbouring Lot 12 on RP216727)
does not provide a suitable location or levels for the proposed dwelling.
It is noted that the site does not have a footpath along its frontage and the
development does not seek to remove or inhibit the existing access point on the
property (used by neighbouring Lot 12 on RP216727)
AO12 There is no mapped stormwater infrastructure within proximity to the driveway
crossover in Sankeys Road
AO13.1 – AO13.2 As per the Driveway Proposal Plans (Appendix A), the development will match in
neatly with the existing access road within the road reserve and the disturbed
areas adjoining the driveway will be stabilised following works. Any existing trees
on public land will be avoided
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Local Planning Interests – Noosa Plan 2020
AO15 The development will contain a water supply that achieves the requirements
detailed in AO15 and as detailed in the BAL assessment report contained in
Appendix F
AO16.1 – AO16.2 The development is not located within a Flood Hazard Area
AO18.1 – AO18.2 The Dwelling development is located approximately 240 metres from the
electricity line and 115m from the electricity easement, which encumbers
approximately 2.78 ha of the property, traversing the property from north-west
to south-east.
AO19 The dwelling and shed are not subject to, or will not result in noise emissions
exceeding 5dB(a) above background noise levels.
AO21 The development has been designed with consideration to performance
outcomes PO21 (a) to (d) and no adverse impacts to water flow or amenity are
considered present as a result of the development.
6.3.1 Acceptable Outcome AO9 and AO14.1-AO14.4 – Driveways and Crossovers
Acceptable Outcome AO9 and AO14.1 to AO14.4 relate to driveway and crossover development. The benchmarks are
listed below and have been addressed together, given that the benchmarks contain similar themes:
AO9 – The driveway and crossover is designed 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.
AO14.1 – Only one driveway and crossover are provided.
AO14.2 – 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 crossover is provided on the frontage with the lower order.
AO14.3 – For corner lots, driveways and crossovers are located in accordance with Council’s standard drawings.
AO14.4 – If in the Rural zone of Rural Residential zone, the driveway and crossover is located to provide minimum
safe sight distance in accordance with Austroads.
As shown in Figure 12, only minor cut and fill within the road reserve are required to accommodate the proposed
driveway. The finished surface levels of the driveway will match the existing road reserve levels, maintaining consistency
with A09.
The proposed driveway will function as a secondary driveway at the boundary of 193 Sankeys Road. The property
currently has an existing access that serves a landlocked neighbouring property (via an easement) for Lot 12 on
RP216727. Notably, the existing crossover connection to Sankeys Road remains unchanged, thereby meeting the
requirements of AO14.1. This crossover, located on the outer bend of Sankeys Road, currently services properties 195
and 203. Refer to Figure 13 for the existing driveway and crossover configuration.
The secondary driveway will connect to the existing access point beyond the junction with the access to property 203
Sankeys. This design minimises disruption by maintaining the functionality of the existing access arrangements.
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Local Planning Interests – Noosa Plan 2020 Figure 12 Proposed Driveway and Crossover Arrangement (Source: Indecom Solutions Access Driveway Plan) Figure 13 Existing Driveway and Crossover Configuration (Source: Noosa Council) Performance Outcome PO14 seeks that ‘Driveways and crossovers are located so they do not impede the safe and efficient use of the road network’. The proposed secondary driveway meets this requirement, as it is set back approximately 30 meters from Sankeys Road and does not affect the functionality of the initial 30 meters of the existing crossover or the junction with property 203. Based on this, the development satisfies Performance Outcome PO14 of the Low Density Housing Code and should be supported by council. An operational works application will be submitted to Council to facilitate the proposed works and ensure compliance with all relevant standards and requirements. 6.3.2 Acceptable Outcome AO22 – Landslide Hazard Area Acceptable Outcome AO22.1 to AO22.4 relate to the landslide hazard area. The benchmarks are listed below: DEVELOPMENT ASSESSMENT REPORT Internal Ref. 2022026-RPT-001 193 Sankeys Road, Federal 21 February 2025 21 Prepared for Lachlan Robins
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Local Planning Interests – Noosa Plan 2020
AO22.1 – Development, including associated access, is not located on land identified as a landslide hazard area
on a Landslide Hazard Overlay 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.
OR
AO22.3 – A site specific geotechnical assessment is prepared by a 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) the development of the site will not increase the risk of landslide activity on other land.
AO22.4 – Any specific measures identified in a site specific geotechnical assessment for stabilising the site or
development are to be fully implemented.
As shown in Figure 14 below, the majority of the subject site is identified as containing a combination of moderate to
high landslide hazard. The proposed location for the dwelling and shed are on the edge of the moderate landslide risk
mapping and are partially outside of the landslide hazard mapping.
Figure 14 Extract of Landslide Hazard Overlay (Source: Noosa Council)
The proposed dwelling will be partially located within the mapped landslide hazard area (shown in Figure 15 below). A
site specific geotechnical assessment and slope stability analysis has been undertaken by North Coast Geomechanical
Consultants (refer Appendix G). This report demonstrates that although the proposed development is shown on the
Landslide Hazard Overlay as being in the moderate hazard area, the site is considered suitable for the proposed
development.
DEVELOPMENT ASSESSMENT REPORT Internal Ref. 2022026-RPT-001
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Local Planning Interests – Noosa Plan 2020 Figure 15 Development Footprint – Landslide Overlay (Source: Noosa Council - modified) Performance Outcome PO22 seeks that ‘Development maintains the safety of people property and hazardous material stored in bulk from the risk of landslide’. The site-specific geotechnical assessment has provided a report which concludes appropriate/relevant foundation recommendations that can be employed to facilitate the development. The development is deemed to satisfy Performance Outcome PO22 of the Low Density Housing Code. 6.4 Overlay Codes The below sections provide an assessment against the applicable Overlay Codes as determined from Section 5.9 of the Noosa Plan 2020 and detailed in Table 6.1 of this report. 6.4.1 Biodiversity, water and wetlands overlay code The subject Lot is expansively covered by the Area of Biodiversity Significance and MSES Environmental Values layers as shown in Figure 16 below. A section of the site is also covered by the Core Koala Habitat layer as shown in Figure 17. The site also contains three (3) mapped streams (Order 0) and one riparian buffer zone as shown in Figure 18. Figure 16 Biodiversity Overlay (Source: Noosa Council) DEVELOPMENT ASSESSMENT REPORT Internal Ref. 2022026-RPT-001 193 Sankeys Road, Federal 21 February 2025 23 Prepared for Lachlan Robins
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Local Planning Interests – Noosa Plan 2020 Figure 17 Core Koala Habitat Layer (Source: Noosa Council) Figure 18 Riparian Buffer Overlay (Source: Noosa Council) To avoid any works within the existing access easement and electrical easement the proposed dwelling, shed and driveway are located partly within the mapped area of biodiversity significance as shown in the figures in Section 4.1. The house site, shed site and driveway are located at the edge of the overlay polygons and site inspection confirms that the polygons may be inaccurate due to historical clearing. There are no trees of ecological value located within the footprint of these structures. The awning site is located in an area with some juvenile vegetation that will require clearing. Table 6-5 below details the extent of the proposed development within each of the biodiversity layers which is shown on the engineering plans in Appendix A. Note, the layers overlay each other therefore the net impact is less than the sum of the individual impacts. DEVELOPMENT ASSESSMENT REPORT Internal Ref. 2022026-RPT-001 193 Sankeys Road, Federal 21 February 2025 24 Prepared for Lachlan Robins
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Local Planning Interests – Noosa Plan 2020
Table 6-5: Extent of proposed development within overlay layers
House Site (m2) Shed Site (m2) Awning Site (m2) Driveway (m2) TOTAL (m2)
Total building 212 156 96 294 758
footprint (0.0758ha)
Area of Biodiversity 57 148 96 173 474
Significance
MSES Environmental 0 8 96 0 104
Values
Riparian Buffer 0 0 0 0 0
Core Koala Habitat 0 8 0 0 8
An assessment has been undertaken against the applicable elements of the Biodiversity, Waterways and Wetlands
Overlay Code, with the below assessment demonstrating compliance with the applicable benchmarks:
Ecologically important areas
PO1 – The proposed development work is sited within the mapped layer of biodiversity significance however
the chosen locations have minimal existing vegetation and none of biodiversity significance.
Management of impacts
AO3.1 – AO3.2 – The proposed location of the development work has limited the loss of vegetation to the
smallest extent possible and is positioned on the outer edge of the mapping to avoid connectivity impacts.
No habitat trees are located within the clearing zone.
AO4.4 – Clearing of vegetation does not involve clearing that may cause or contribute to hillslope erosion,
bank erosion, or slippage.
Bushfire management
PO12 – The development has considered bushfire management with the engagement of Bushfire Risk
Reducers to prepare a bushfire attack level assessment report. The development will maintain and enhance
biodiversity whilst minimising threat of fire through implementation of the report recommendations.
Scenic amenity
AO13.1 – Scenic amenity and vegetated character of the landscape is retained in all areas outlined in the
acceptable outcomes.
6.4.2 Regional Infrastructure overlay code
As detailed in figure 19 below, the subject site is identified as being subject to an electricity transmission line and
corridor, as well as forming part of a resource catchment area. An assessment has been undertaken against the
applicable elements of the Regional Infrastructure Overlay Code, with the below assessment demonstrating compliance
with the applicable benchmarks:
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Local Planning Interests – Noosa Plan 2020
Figure 19 Regional Infrastructure Overlay (Source: Noosa Council)
Water Catchment
PO1, AO2.1 – AO2.4 – The development is for residential use and will not result in water discharge that will
impact the water quality of external waters;
AO3.1 – AO3.3 – As outlined in the on-site domestic wastewater evaluation report prepared by North Coast
Geomechanical Consultants (refer Appendix D), the development will treat wastewater in a wastewater
treatment system that meets council’s standard requirements;
PO4 and AO5 – The development will not result in the management, handling and storage of hazardous
chemicals. All proposed development sites are located greater than 50 meters from the mapped waterways.
Major Electricity Infrastructure
PO2, AO3.1 – The dwelling house is not located within the easement extent and exceeds the 30m easement
separation distance.
AO3.2 - the dwelling house and shed buildings are located outside of the electricity easements. The Awning /
shelter is located within the easement however this is not considered to be a sensitive land use.
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Conclusion 7 Conclusion This Development Assessment Report has been prepared to support a Development Application for a Material Change of Use to establish a Dwelling House, Shed and awning / shelter structure and Operational Works for a non-standard driveway at 193 Sankeys Road, Federal (Lot 6 on RP216727). The proposed development generally meets the acceptable outcomes and where these are not met the report demonstrates compliance with the intent of the performance outcomes. The development is considered to be compliant with the Noosa Plan 2020 and should be approved by council, with any conditions imposed only where reasonable and necessary. DEVELOPMENT ASSESSMENT REPORT Internal Ref. 2022026-RPT-001 193 Sankeys Road, Federal 21 February 2025 27 Prepared for Lachlan Robins
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