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Town Planning Cover Letter
Our Ref: 20200308
28 January 2021
Noosa Council
PO Box 141
Tewantin QLD 4565
Sent via email: m
[email protected]
Attention: Development Assessment Team
Dear Sir / Madam,
DEVELOPMENT APPLICATION FOR A MATERIAL CHANGE OF USE OF
PREMISES TO ESTABLISH SHORT-TERM ACCOMMODATION AT 7
BERRIMA ROW, NOOSA HEADS (LOT 132 ON RP88934)
Please find enclosed a development application for a Material Change of Use to be assessed by
the Noosa Council. In support of this application please find enclosed:
● Landowner Consent;
● DA Form 1; and
● Proposal Plans.
The $3,149.00 Council application fee will be paid upon receipt of a Council invoice.
APPLICATION DETAILS
Street Address: 7 Berrima Row, Noosa Heads
Real Property Description: Lot 132 on RP88934
APPLICANT DETAILS
Applicant: Ross Darlington
Landowner: Ross William Thomas Darlington
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PROPERTY DETAILS
Land Area: 505.47m2
Existing use of land: Dwelling House
PLANNING INSTRUMENT DETAILS
Planning Scheme: Noosa Plan 2020
Zone: High density residential
Local Plan: Noosa Heads
Level of Assessment: Impact assessable
Applicable Overlays: Landslide hazard (moderate hazard area)
SEQRP Designation: Urban footprint
Referral Agencies: Not applicable
EXISTING APPROVALS
Not applicable
APPLICATION DETAILS
The following type of approval is being applied for:
● Material Change of Uses of Premises to establish Short-Term Accommodation
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DOCUMENTATION FOR APPROVAL
Plan No. Rev Plan Title Date
18-007 WD 01 3 Setout and Stormwater, prepared by Epoch 28/09/20
Architecture
18-007 WD 02 3 L0 Floor Plan, prepared by Epoch Architecture 28/09/20
18-007 WD 03 3 L1 Floor Plan, prepared by Epoch Architecture 28/09/20
18-007 WD 04 3 L2 Floor Plan, prepared by Epoch Architecture 28/09/20
18-007 WD 05 3 East Elevation, prepared by Epoch Architecture 28/09/20
18-007 WD 06 3 South Elevation, prepared by Epoch Architecture 28/09/20
18-007 WD 07 3 West Elevation, prepared by Epoch Architecture 28/09/20
18-007 WD 08 3 North Elevation, prepared by Epoch Architecture 28/09/20
18-007 WD 09 3 Section B, prepared by Epoch Architecture 28/09/20
18-007 WD 10 3 Section A, prepared by Epoch Architecture 28/09/20
18-007 WD 11 3 Roof Plan, prepared by Epoch Architecture 28/09/20
LOCATION AND SITE DETAILS
Figure 1: Subject Site (Noosa Council, accessed January 2021)
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The subject land is formally described as Lot 132 on RP88934 at 7 Berrima Row, Noosa
Heads, and has a site area of 505.47m2. The site has a 34m frontage to Berrima Row. The
property falls towards the south-west.
PROPOSAL
This application seeks a development permit for a Material Change of Use of premises to
establish Short-Term Accommodation within an existing building in accordance with the
attached Proposal Plans.
The existing building comprises a primary dwelling house and a secondary dwelling house.
The primary dwelling house comprises 3 bedrooms, 3 ensuites, a secret room, double car
garage, 2 laundries, study, living, dining and a kitchen. Parking will be provided within the
double car garage. The secondary dwelling comprises 1 bedroom, an ensuite, kitchen, living,
dining and several decks. An uncovered space is provided on the driveway as per the
Proposal Plans.
It is intended that the dwelling house and secondary dwelling are to be rented out as two
separate suites on a year round basis.
Sufficient private open space areas exist on site. The existing landscaping will be maintained.
Waste collection will be provided via kerbside collection as per existing arrangements. Waste
storage is nominated on the Proposal Plans on the driveway.
The site can be connected to all essential services. The site can be connected to a legal point
of discharge.
Access is provided via an existing driveway and crossover from Berrima Row. Sufficient car
parking exists on site and on street parking is available, with two car spaces available for the
primary dwelling house within the double car garage and one uncovered car parking space on
the driveway for the secondary dwelling. Please refer to Proposal Plans for further details.
The applicant is happy to accept a condition to prepare a Management Plan as deemed
necessary by Council for submission at a later date.
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 following
sections:
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● State Planning Policy (SPP);
● South East Queensland (SEQ) Regional Plan;
● State referral requirements;
● State development assessment provisions (SDAP); and
● Local planning instruments.
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.
REGIONAL PLAN
Section 2.2 of the Planning Scheme confirms it appropriately advances the South East
Queensland Regional Plan. No further assessment is required.
STATE REFERRAL
Referral to State Assessment Referral Agency (SARA) is not required.
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 the above, no referral is required
as part of this application.
PLANNING SCHEME ASSESSMENT
Under the Noosa Plan 2020, the site is within the High Density Residential zone. Refer Figure
2 below.
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Figure 2: Zoning Map (Noosa Council, accessed January 2021)
TABLE OF ASSESSMENT
Under the relevant table of assessment for the High density residential zone, the proposed
use is subject to Impact Assessment and is required to address the Planning Scheme in its
entirety. The proposed development is required to be assessed against the following relevant
codes:
● High density residential zone code;
● Noosa Heads local code;
● Landslide hazard overlay code;
● Visitor accommodation code;
● Works codes.
The proposal has been assessed against the Acceptable Outcomes and Performance
Outcomes of the above codes. Where the proposal is non-compliant with the Acceptable
Outcomes, alternate solutions to the corresponding Performance Outcome have been
provided below.
PLANNING SCHEME CODE ASSESSMENT
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A review of the relevant Planning Scheme codes has been undertaken which confirms the
proposed development complies with all of the Acceptable and Performance Outcomes of the
applicable codes, with the exception of the below.
HIGH DENSITY RESIDENTIAL ZONE CODE
Performance Outcome Acceptable Outcome Response
PO1 No acceptable outcome In accordance with the
Development provides for provided Short-Term Accommodation
higher density multiple Guide, the proposed
dwellings in a range of development is considered a
dwelling sizes and styles, consistent use in the high
which meet the needs of density residential zone.
current and future resident Overall outcome (j) of the
populations including small High density residential zone
households, older persons, code specifies that
people on low incomes and Short-term accommodation
people with special mobility is predominantly provided
needs. through well-established
resorts and holiday units.
Noosa Shire is a popular
tourist destination and the
proposed use is considered
to provide a diverse option
within an established area. A
Management Plan can be
prepared to ensure that the
amenity of surrounding
development is not
compromised.
PO3 AO3.1 A Management Plan can be
Land uses including Land uses do not typically prepared to ensure that the
short-term accommodation rely on people other than amenity of surrounding
are limited to those which residents of the site to be development is not
are compatible with high present on the site between compromised that aligns
density living in urban the hours of 7:00pm and with the standard
neighbourhoods and do not 7:00am. requirements of urban areas.
cause unreasonable loss of
amenity, having regard to: AO3.4 Waste collection will occur as
1. the privacy of residents Waste storage areas are per existing arrangements.
on the subject property screened and located to the Waste bins are stored on the
or adjoining properties; rear or side of a building and driveway and is screened by
2. any likely increase in are not located along any an existing fence. Refer
noise to adjoining frontage to a public street or Proposal Plans.
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properties; space.
3. the scale of the use
and its compatibility AO3.5 A Management Plan can be
with the character and Short-term accommodation prepared to ensure that the
uses within the does not: amenity of surrounding
property or 1. constitute a p
arty development is not
surrounding area; house; and compromised that aligns
2. create noise with the standard
4. retention of the
which would requirements of urban areas.
primary residential
function of an area; unreasonably
5. the residential function impact on the
and arrangement of residential
common property; amenity enjoyed
by the adjoining
6. the impact on the
or surrounding
safety and efficiency of
properties.
the local road network;
7. the impact of waste
storage areas on the
visual amenity of the
area or sensitive land
uses;
8. the location of the
waste storage in
relation to sensitive
land uses; and
9. any impact on shared
vehicular access or
parking.
Site Cover AO7 The existing built form will
PO7 For a dwelling house, site be maintained.
Site cover: cover does not exceed 40%
1. does not exceed 40% of the s ite area.
of the site area; or
2. for s mall dwellings or Alternative provision to the
for development which QDC
provides a ratio of at
least three small
dwellings to every one
other dwelling, does
not exceed 45% of the
site area.
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Plot Ratio AO8 The existing built form will
PO8 For a dwelling house plot be maintained.
Plot ratio: ratio of development does
1. for sites with f rontage not exceed:
to Serenity Close, 1. 0.65:1 for sites up
Noosa Heads — does to and including
not exceed 1:1; or 7,000m2; or
2. for development in all 2. 0.6:1 for sites
other areas does not over 7,000m2.
exceed:
1. 0.65:1 for sites
up to and
including
7,000m²; or
2. 0.6:1 for sites
over 7,000m²;
or
3. for s mall dwellings or
for development which
provides a ratio of at
least three small
dwellings to every one
other dwelling, does
not exceed:
1. 0.75:1 for sites
up to and
including
7,000m2; or
2. 0.7:1 for sites
over 7,000m2.
Boundary S etback AO9.1 The existing built form will
PO9 Buildings and structures be maintained.
Buildings and structures are meet the following minimum
designed and sited to: boundary setbacks:
1. provide a high level of 1. for frontages:
amenity to users of the 1. first and second
subject s ite and storeys— 6
adjoining premises, metres
including provision of
2. third s torey and
visual and acoustic
thereafter—10
privacy;
metres
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2. not unreasonably 2. Side boundaries—
obstruct views or cause 1. 1.5 metre setback
overlooking of private up to 4.5 metres
open space or height;
habitable areas of
2. 2 metres setback
adjoining premises;
between 4.5
3. provide adequate metres and 7.5
distance from adjoining metres height;
land uses; and
4. preserve existing 3. 2 metres plus 500
vegetation that will millimetres for
help buffer every 3 metres
development; above 7.5 metres
5. allow for space and height or part
landscaping to be thereof
provided between 3. Rear boundary
buildings including
1. first and second
adequate area at
storeys—6 metres
ground level for
landscaping with trees, 2. third s torey and
shrubs, outdoor living thereafter— 8
and utilities; metres
6. be consistent with the
predominant character AO9.2 The existing built form will
of the surrounding The front 6 metres of the be maintained.
area; and property is landscaped open
space, provided that
7. protect the natural
uncovered visitor parking, or
character and avoid
swimming pools protruding
adverse impacts on
no more than 1 metre above
ecologically important
the ground level, can be as
areas such as national
close as 2 metres from the
parks, waterways and
front boundary.
wetlands.
Streetscape AO10.1 The existing built form will
PO10 Development provides visual be maintained.
Development: interest to the street and
1. contributes positively surrounding area through:
to the surrounding
1. highlighting individual
area;
dwellings and land uses
2. addresses and through differing
enhances the external materials,
streetscape by
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incorporating finishes or textures;
articulation and 2. offsetting or staggering
individual design dwellings to provide
elements that add variation in the
visual interest to the frontage;
development;
3. varying the roof form.
3. has form and
architectural scale that
does not dominate the AO10.2 The existing built form will
streetscape or the Buildings have the main be maintained. A map will
surrounding properties; entrance easily recognisable be provided to site user’s to
from the street and include identify both entry points.
4. does not detract from
the visual amenity of design elements in the front
adjoining properties façade such as verandahs,
through the impact on external stairs, awning or
views, access to shade structures and window
sunlight or overlooking; openings.
5. takes the form of small
separate buildings,
rather than large single
bulky development;
and
6. sits within a
landscaped setting.
Front fences and walls AO13.1 The existing retaining wall
PO13 Front fences or walls are set along the front boundary will
Front fences and walls are back an average of 1 metre be maintained.
designed and sited to: and are articulated to
1. contribute to the provide visual interest by
attractiveness of the stepping the design at a
streetscape; maximum of 5 metre
2. be compatible with the intervals.
existing streetscape
character;
AO13.2 As per existing construction.
3. avoid interference with
movement of surface Where located on the
stormwater; boundary:
4. allow for casual 1. the solid portion of
surveillance of the front fences and walls
street; is no more than 1.2
metres high; or
5. provide planting in
front of solid fences 2. the walls contain
and walls; and ensure openings or materials
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plantings between the that ensure it is 50%
front fence and the transparent and has a
footpath does not height not exceeding
create an impediment 1.8 metres.
for pedestrians using
the footpath. As per existing construction.
AO13.3
Solid front fences and walls
may be 1.8 metres in height
if the property has frontage
to an arterial road or a
distributor road.
AO13.4 The existing retaining wall
along the front boundary will
The area of land between be maintained.
the front fence and the
boundary is landscaped to
screen the fence from the
street, however, landscaping
does not encroach more than
500 millimetres into the road
reserve or within 1.5 metres
of a sealed footpath.
Editor's note—refer to
figure AP3-4A and f igure
AP3-4B
PO16 AO16.1 As per existing construction.
Development: Buildings and structures:
1. provides a high level of
1. are sited and orientated
residential amenity to
to minimise the
users of the subject
likelihood of
site; and
overlooking the p rivate
2. does not unreasonably open space of adjacent
impact on the amenity residential uses;
enjoyed by users of
2. avoid reduction of
adjoining or nearby
sunlight to at least
premises, including
40% of the p rivate
privacy and a
ccess to
open space areas of
sunlight.
any adjoining
residences to less than
Editor's note—Provisions for sill
height, glazing, screening and 2 hours between
window openings are to improve 9:00am and 3:00pm on
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the residential amenity for any day of the year;
occupants. Thermal performance
requirements are contained in 3. incorporate fencing,
Queensland Development Code landscaping and
MP4.1 Sustainable Buildings. screening to mitigate
Energy efficiency requirements are
contained in the National impacts on adjoining
Construction Code. residential uses.
Editor's note—refer to figure
AP3-1A and figure AP3-2A
AO16.3 The existing built form will
Transparent doors and be maintained.
windows are designed and
located so they do not
directly face transparent
doors or windows or the
private open space areas of
other dwellings or
accommodation units within
10 metres;
AO16.4 The existing built form will
Where windows, balconies, be maintained.
terraces, verandas or decks
overlook or have the
potential to overlook the
private open space of nearby
properties or view into
habitable room windows
within 10 metres—
1. windows have a sill
height of not less than
1.7 metres above
finished floor level;
2. windows and other
openings are
permanently screened
to a minimum height of
1.7 metres to avoid
overlooking;
3. windows and doors use
translucent glazing to
obscure views; or
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4. windows or balconies
are offset by 45
degrees or more.
Editor's note—refer to f igure
AP3-1C
PO17 AO17.4 Waste storage will be as per
Development, including Waste storage areas, clothes the existing arrangements on
mechanical plant, vehicle drying areas and external the driveway, which is
manoeuvring and communal storage areas are screened screened from view by a
outdoor recreation uses: from the street. retaining wall.
1. do not have an adverse
effect on the amenity
enjoyed by users of
adjacent or nearby
premises through
emission of noise, light,
fumes or smoke;
2. do not cause
unreasonable
disturbance to local
fauna through light or
smoke emissions.
NOOSA HEADS LOCAL PLAN CODE
The purpose of the Noosa Heads local plan code is to provide locally relevant planning
provisions for the assessment of development within the Noosa Heads local plan area.
Comment: A review of the Noosa Heads local plan code has been undertaken which
confirms the development is compliant with the code requirements.
LANDSLIDE HAZARD OVERLAY CODE
Performance Outcome Acceptable Outcome Response
PO1 AO1.3 A Geotechnical Investigation
Development maintains the A site-specific geotechnical was prepared for the building
safety of people, property assessment is prepared by to address the overlay
and hazardous materials a registered professional constraints of the code and
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stored in bulk from the risk engineer to certify that: has been implemented.
of landslide. 1. the stability of the s ite,
including associated
buildings and
infrastructure, will be
maintained and
operational for the life
of the development;
2. the s ite is not subject
to the risk of landslide
activity originating
from other land,
including land above
the s ite; 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.
AND
AO1.4
Any specific measures
identified in a site specific
geotechnical assessment for
stabilising the site or
development are to be fully
implemented.
VISITOR ACCOMMODATION CODE
Performance Outcome Acceptable Outcome Response
PO8 AO8.2 Complies.
Buildings and outdoor The entry points to
spaces are designed to allow accommodation are clearly
for natural surveillance identifiable and accessible
without adversely impacting from the car parking areas
the privacy of guests or and pathways without
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neighbouring premises. passing through private
open space areas.
Landscaping AO9.2 Existing landscaping is
PO9 provided to the site which is
A landscaped area is considered sufficient to
Adequate landscaped area: provided and maintained satisfy the development
1. is provided for the within the site for a however the applicant is
benefit of guests; minimum width of: happy to accept a condition
2. contributes to 1. for a mixed use requiring additional
establishing an building with landscaping as deemed
attractive and safe non-residential uses necessary.
streetscape; and fronting Gympie
3. protects the amenity Terrace or Thomas
and privacy of Street, Noosaville:
adjoining residents. 1. 1 metre
adjacent to a
road f rontage;
and
2. 2 metres
adjacent to the
rear property
boundary; or
2. for a mixed use
building with
non-residential uses
fronting Duke St,
Sunshine Beach:
1. 2 metres to the
rear property
boundary; or
3. unless otherwise
specified above:
1. 3 metres
adjacent to a
road f rontage;
and
2. 2 metres
adjacent to side
and rear
property
boundaries.
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PO25 No acceptable outcome The existing building has
Short term accommodation provided been issued with a Form 21
in a single dwelling is limited certificate (attached). In this
to formats compatible with regard, it is considered that
the character and use of the the dwelling house and
area so as not to cause secondary dwelling was
unreasonable loss of compatible with the relevant
residential amenity, having provisions and privacy,
regard to: overlooking, bulk, scale and
the like were addressed at
1. the privacy of residents
this time. The proposed
on the subject property
change of use is not
or adjoining properties;
considered to cause
2. any likely increase in unreasonable loss of
noise to adjoining residential amenity.
properties;
3. the scale of the use Nonetheless, an appropriate
and its compatibility Management Plan can be
with the character and prepared to ensure that the
uses within the amenity of surrounding
property or development is not
surrounding area; compromised that aligns with
4. retention of the the standard requirements of
primary residential urban areas.
function of an area;
5. the impact on the
safety and efficiency of
the local road network;
6. the impact of waste
storage areas on the
visual amenity of the
area or sensitive land
uses; and
7. any impact on shared
vehicular access or
parking.
DRIVEWAYS AND PARKING ZONE
Performance Outcome Acceptable Outcome Response
PO6 AO6.1 The development proposes 2
Sufficient parking The number of car parking covered car parking spaces
spaces, motorcycle spaces, within the garage for the
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1. is provided having bicycle spaces and loading primary dwelling house and 1
regard to the specifics bays is not less than the uncovered car parking space
of the use including— minimum number specified on the driveway for the
1. the type and in Table 9.4.1.4 Minimum secondary dwelling. The
intensity of land parking requirements proposed car parking is
use; including end of trip considered sufficient to
facilities. satisfy the proposed
2. any existing parking
development. The proposed
available on the site;
Editor's note— with regard use will operate within an
3. hours of operation; to the provision of end of existing dwelling house
4. likely numbers of trip facilities, where there is house and secondary
users; a conflict with the QDC MP dwelling, which requires 2
5. accessibility to the s ite 4.1 for major developments covered space and 1
by means other than the QDC applies. For all additional space in
private motor vehicle; other development Table accordance with Table
9.4.1.4 applies. 9.4.1.4 - Minimum parking
6. the peak parking
requirements including end
demand periods of
of trip facilities. The
uses on the s ite; and
surrounding sites currently
7. the availability of comprise single dwelling
alternative car parking; houses and it is the intent of
and the applicant to remain
1. is provided to inconspicuous. To provide a
accommodate the covered structure for an
number and type additional car parking space
of vehicles and would result in additional
motorcycles likely built form which is
to be generated considered onerous given the
by the proposal would otherwise be
development. compliant with the
surrounding area.
PO8 AO8.1 The existing built form will be
Parking and manoeuvring Parking, service areas and maintained.
areas are designed to manoeuvring areas are
setback a minimum of 2
1. not unduly conflict with
metres from road frontages
pedestrians; and
to allow for landscaping,
2. be sufficiently setback with the exception of Walter
from road frontages to Hay Drive, Eenie Creek Road
not dominate the and Holts Road frontages,
streetscape or where no development
surrounding areas; occurs within the landscaped
3. allow for landscaping frontage setbacks.
to reduce the visual
impact of the parking,
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servicing and
manoeuvring areas;
4. complement the future
planned character of
the area; and
5. avoid development
within the Walter Hay
Drive, Eenie Creek
Road and Holts Road
frontage setbacks.
LANDSCAPING ZONE
Performance Outcome Acceptable Outcome Response
Amenity AO1 The existing landscaping on
PO1 Landscaping is designed, the site will be maintained.
planted and maintained in As previously mentioned, the
Landscaped areas—
accordance with PSP2 applicant is prepared to
1. enhance the visual Landscaping. accept a condition for
amenity and natural additional landscaping
landscape character of requirements as deemed
the site, streetscape Editor’s Note— The necessary.
and local area; quantity of landscaped open
2. retain natural space, including landscaped
landscape features; buffers, required for various
3. enhance buffer areas land uses is specified in the
around property relevant use code.
boundaries;
4. suit the relative size
and nature of the
development and its
setting;
5. reduce the visual
impact of large or
bulky structures and
fencing;
6. screen incompatible
land uses;
7. conceal service, car
parking and loading
areas; and
8. provide privacy
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between any dwellings
or accommodation on
and adjoining the s ite
to a height and density
appropriate to the
scale of the
development.
PO3 AO3.1 Street trees exist along the
Street trees within road A minimum of 2 street trees road reserve in front of the
reserves provide effective are provided per lot or every development site. The
canopy shading having 8 metres of frontage, applicant is happy to accept a
regard to the size and scale whichever is the greater. condition for additional street
of the r oad reserve and the tree/s as deemed necessary.
location of services and
other structures. AO3.2 Street trees exist along the
Street trees are planted a road reserve in front of the
minimum of 1m from the development site. The
lack of the kerb in the road applicant is happy to accept a
reserve verge and are of a condition for additional street
species that do not impact tree/s as deemed necessary,
on services. planted a minimum of 1m
from the back of the kerb
and of a species that do not
impact on services.
Safety and security AO5.4 The existing fence/retaining
PO5 Blank solid front fences are wall will be retained.
avoided and where a solid Additional screening
Landscaping is designed and
wall is required elements elements can be incorporated
located to maximise the
such as a vertical garden, as deemed necessary by
safety and security of public
creepers, murals or vandal Council.
and private areas by—
resistant paint are
1. clearly defining the incorporated.
boundaries between
private and public AO5.5 The existing fence/retaining
spaces; Front fences are no more wall will be retained and
2. promoting casual than 1.2 metres high or 1.8 provides privacy and safety
surveillance of metres if at least 50% to site occupants, whilst
buildings and public transparent. allowing casual surveillance
areas from the street to the street.
and other public areas
for personal security AO5.6 The existing fence/retaining
Landscaping is provided wall will be retained.
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reasons; between the fence and the Additional landscaping
3. avoiding concealment street f rontage. elements can be incorporated
spots; as deemed necessary by
Council.
4. maintaining safe sight
distances to and from
road and building
corners, car p
ark
entrances and
driveways;
5. maintain safe sight
distances at planting
bed ends within car
parks;
6. designing to
discourage graffiti;
7. ensuring vegetation
does not inhibit the
effectiveness of street
lighting or conceal
signage; and
8. separating and defining
pedestrian and vehicle
circulation routes.
SUSTAINABLE BUILDING DESIGN CODE
Performance Outcome Acceptable Outcome Response
PO2 AO2.1 Rainwater storage greater
Development maximises If for a
ccommodation than 3,000L will be provided.
water efficiency on s ite by activities, a minimum 3,000
incorporating rainwater litres of rain water storage is
collection and reuse provided per dwelling and
measures for non-potable reused for non-potable
purposes such as irrigation. purposes and incorporated
into a stormwater
management plan for the
development.
Building design AO8.1 As part of the dwelling house
PO8 Development provides a code, compliance with the
detailed assessment National Construction Code
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Development - including supporting was imposed by the building
1. orientates buildings documents, demonstrating certifier.
and windows to make the means by which the
the most of prevailing design meets PO8.
winds, natural
ventilation and cross AO8.2
breezes; Development demonstrates
a measured equivalent to a
2. maximises shade to
5-star Green Star rating.
east and west walls;
3. contains an open and Editor’s note—The
permeable built form publications QDesign and
that connects indoor QCompanion, prepared by
and outdoor spaces in the State of Queensland,
an integrated design; provide climate responsive
4. retains existing design principles for
vegetation and natural development in south east
shading where Queensland. Council
possible; encourages building and
5. incorporates passive landscape designers to
building design to incorporate best practice
reduce the need for outcomes described in these
auxiliary heating and publications to help
cooling; development comply with
PO8.
6. uses low toxic internal
and external b
uilding
materials;
7. uses natural light
rather than artificial
light, and may include
skylights, atriums and
light wells;
8. contains a minimum of
two openings per
habitable room;
9. provides a minimum
floor to ceiling height
of 2.7 metres; and
10. enables efficient
operation and use of
the building.
Editor's Note: Refer to F
igure
9.4.6.4.
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WATER QUALITY AND DRAINAGE CODE
Comment: A Stormwater Management Plan has been prepared and certified for the dwelling
house and secondary dwelling. As no changes to built form are proposed other than the
building classification, no further assessment is required.
WASTE MANAGEMENT CODE
Comment: Waste will be stored and collected as per existing arrangements. Waste will be
stored on the driveway behind the retaining wall along the front boundary.
OVERLAY
Overlay Compliance
No changes to the existing building is
proposed. No further assessment is
required.
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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.
Please do not hesitate to contact Adapt Town Planning to discuss.
Yours faithfully,
Adapt Planning Pty Ltd
Liam Pinese Tiani Boulton
Managing Director Senior Town Planner
E: [email protected] E: [email protected]
M: 0432497857 M: 0
404924160
24