Council archive · source document
Amended Town Planning Report_090415 · MCU15/0025
Attached to the e-mail MCU15/0025 AMENDED Planning Report.
TOWN PLANNING ASSESSMENT
REPORT
PROPOSED EXTENSION TO
MULTIPLE HOUSING TYPE 4
41 Belmore Terrace, Sunshine Beach
Prepared by:
For:
Morna and Richard Finney
April 2015
PI Home Pty Ltd 1
41 Belmore Terrace, Sunshine Beach
See the original
The page text is free to read. Viewing or downloading an original file needs an account.
Log in to see the originalFull text of the other 45 pages
Page 2
Contents
INTRODUCTION ............................................................................................................................................................................ 4
EXECUTIVE SUMMARY ................................................................................................................................................................. 4
Site Details ................................................................................................................................................................................ 4
Application Details .................................................................................................................................................................... 4
Proposal .................................................................................................................................................................................... 5
Aerial Photograph of Site .......................................................................................................................................................... 6
SITE HISTORY ................................................................................................................................................................................ 6
KEY ISSUES .................................................................................................................................................................................... 6
Number of Storeys .................................................................................................................................................................... 6
SITE CHARACTERISTICS................................................................................................................................................................. 7
Topography/Slope..................................................................................................................................................................... 7
Shape of the Site ....................................................................................................................................................................... 7
Street Furniture......................................................................................................................................................................... 7
Existing Vegetation ................................................................................................................................................................... 7
Surrounding Land Use and Streetscape Context ...................................................................................................................... 7
Anticipated Future Development ............................................................................................................................................. 8
SUSTAINABLE PLANNING ACT 2009 ............................................................................................................................................. 8
Assessable Development and Assessment Process .................................................................................................................. 8
Referral Agencies ...................................................................................................................................................................... 9
State Controlled Road and Public Transport Matters: .......................................................................................................... 9
Queensland Heritage: ........................................................................................................................................................... 9
Coastal Management: ........................................................................................................................................................... 9
Vegetation Management: ..................................................................................................................................................... 9
Electricity Distribution Management: ................................................................................................................................... 9
State Planning Policy ................................................................................................................................................................. 9
State Interest – Liveable Communities: ................................................................................................................................ 9
State Interest – Mining and Extractive Resources: ............................................................................................................... 9
State Interest – Biodiversity:............................................................................................................................................... 10
State Interest – Coastal Environment: ................................................................................................................................ 10
State Interest – Water Quality: ........................................................................................................................................... 10
State Interest – Emissions and Hazardous Activities: ......................................................................................................... 10
State Interest – Natural Hazards, Risk and Resilience: ....................................................................................................... 10
State Interest – State Transport Infrastructure: ................................................................................................................. 10
State Interest – Strategic Airports and Aviation Facilities: ................................................................................................. 11
State Development Assessment Provisions ............................................................................................................................ 11
NOOSA PLAN 2006 ..................................................................................................................................................................... 11
Zoning and Use Definition....................................................................................................................................................... 11
Level of Assessment ................................................................................................................................................................ 11
Applicable Codes..................................................................................................................................................................... 11
IMPACT ASSESSMENT ................................................................................................................................................................ 12
Locality Code ........................................................................................................................................................................... 12
Eastern Beaches Locality Code:........................................................................................................................................... 12
Use Code ................................................................................................................................................................................. 27
Residential Uses Code: ........................................................................................................................................................ 27
Overlay Codes ......................................................................................................................................................................... 35
Natural Hazards Overlay Code: ........................................................................................................................................... 35
Secondary Codes..................................................................................................................................................................... 37
Landscaping Code: .............................................................................................................................................................. 37
PI Home Pty Ltd 2
41 Belmore Terrace, Sunshine Beach
Page 3
Driveways and Carparking Code: ........................................................................................................................................ 37
Earthworks Code:................................................................................................................................................................ 37
Erosion and Sediment Control Code: .................................................................................................................................. 37
Existing Services Code: ........................................................................................................................................................ 39
Transport Roads and Drainage Code: ................................................................................................................................. 39
Waste Management Code: ................................................................................................................................................. 40
Water Sensitive Design Code: ............................................................................................................................................. 40
Water Supply and Sewerage Reticulation Code: ................................................................................................................ 41
CONCLUSIONS ............................................................................................................................................................................ 42
ATTACHMENTS ........................................................................................................................................................................... 43
PI Home Pty Ltd 3
41 Belmore Terrace, Sunshine Beach
Page 4
INTRODUCTION
It is proposed to undertake extensions to one dwelling of an existing Multiple Housing Type 4 use
on land at 41 Belmore Terrace, Sunshine Beach (described as Lot 1 and Lot 2 on GTP141).
The subject site is located in the Semi-Attached Housing Zone and is further identified as being
located within the Eastern Beaches Locality Plan area.
The proposal requires Council approval by the Impact Assessment process under the
Sustainable Planning Act 2009 (SPA) and is considered to constitute:
Material Change of Use; and
Carry out Building Work.
The type of approval being sought is for the issuing by Council of a Development Permit for the
Material Change of Use and a Preliminary Approval for the associated Building Work.
This report reviews the proposal with respect to the relevant Codes contained within the Noosa
Plan 2006, and their application to the proposal.
EXECUTIVE SUMMARY
Site Details
Address: 41 Belmore Terrace, Sunshine Beach, QLD 4567
RPD: Lot 1 & Lot 2 on GTP141
Site Area: 607m 2
Zone: Semi-Attached Housing Zone
Local Plan: Eastern Beaches Locality Plan
Overlays:
Natural Hazard Bushfire and Acid Sulfate Soils Overlay (Slide
Hazard)
Application Details
Type of Application: Impact Assessable
Owner: Morna Therese Finney & Richard Lewis Finney
Applicant: Morna & Richard Finney C/- PI Home Pty Ltd
Description of Proposal: Extension to Multiple Housing Type 4
PI Home Pty Ltd 4
41 Belmore Terrace, Sunshine Beach
Page 5
Proposal
It is proposed to undertake extensions to one dwelling of an existing Multiple Housing Type 4 use
on land at 41 Belmore Terrace, Sunshine Beach (described as Lot 1 and Lot 2 on GTP141). The
subject site currently contains existing units at the front of the site contained within Lot 1 which
will remain in situ as well an existing dwelling at the rear of the site contained within Lot 2 which
are connected on the ground level via a communal alfresco dining area and entry way to the rear
units.
The proposal involves the addition of extensions to the rear dwelling, which will be fully contained
within Lot 2. The existing units contained within Lot 1 at the front of the site will be retained in
their current form.
Access to the rear dwelling will be maintained with a walkway along the northern boundary
through common property on the site. An access walkway will also be retained along the
southern boundary which provides access to the units at the front of the site as well as the
existing day bed deck.
The extensions which are proposed to be undertaken will not have any impacts on the existing
amenity of the units situated in Lot 1.
The proposed extensions involve enclosing the existing roof deck which incorporates a bedroom
with ensuite, study, daybeds, and a roof deck. The proposed enclosing of the existing roof deck
will not exceed 8m above natural ground level and will not impact on the outlook or prevailing
views of any dwellings adjoining the site or located nearby in Belmore Terrace. The rear
dwelling will present as 2 storeys to Belmore Street due to the stepping design of the dwelling up
the property. A small section of the dwelling exceeds 2 storeys however a portion of this section
of building is built below natural ground and as such the design remains below 8m and will
present as 2 storeys as the dwelling moves up the slope.
The proposed works architecturally respond to the natural topography of the site and is
effectively incorporated into the sloping lot and is not overbearing when viewed from the street,
and is consistent in scale and appearance with development in Belmore Terrace and the
surrounding locality which incorporate similar topography.
The proposed extensions to the rear dwelling also include the addition of a board storage room
on the basement level, extensions on the ground floor to the alfresco dining area as well as the
addition of living space, and the addition of a deck and atrium to the first floor plan. The
proposed extensions maintain a building form that is articulated and uses design elements and
materials that are consistent with the surrounding streetscape and coastal landscape character.
The proposal will also include the addition of a lift which allows for easy and convenient access
of the rear dwelling for persons with a disability. A small portion of the lift overrun will exceed 8m
in building height, however this will not impact on any prevailing views of any dwellings in
Belmore Terrace and we would consider this structure similar to a chimney and would not form
part of the height calculation for the site.
PI Home Pty Ltd 5
41 Belmore Terrace, Sunshine Beach
Page 6
Aerial Photograph of Site
Source: maps.au.nearmap.com
Photo Date: 1 September 2014
SITE HISTORY
The subject site is presently contains a Multiple Housing Type 4. To the applicant’s knowledge,
there have not been any refusals or unauthorised use of the site.
KEY ISSUES
Number of Storeys
The subject site is located in the Semi-Attached Housing Zone and the proposed extensions will result in the
dwelling unit located at the rear of the site being predominantly 2 storeys except for a small section of the site
excavated into the land. The dwelling will be 3 storeys at this point in the design but will present as a continued 2
storey dwelling up the slope when viewed from Belmore Terrace. The proposed works involve enclosing the
existing roof deck but will maintain a maximum building height of less than 8m.
PI Home Pty Ltd 6
41 Belmore Terrace, Sunshine Beach
Page 7
The existing dwelling units at the front of the site obscure the view of the rear dwelling units when viewed from
Belmore Terrace, further reducing the appearance of bulk and scale and creating the appearance of a two storey
dwelling at the rear.
SITE CHARACTERISTICS
Topography/Slope
Topographically, the site rises from RL 39m AHD at the frontage to RL 50m AHD at the rear of
the site, rising 11m over a distance of 40m equating to a slope of 1:3.6.
Shape of the Site
The subject site is regular in shape and has a frontage to Belmore Terrace of 15m and a depth of
40.2m.
Street Furniture
Street furniture around the subject site is consistent with that found in the Eastern Beaches
locality.
Existing Vegetation
The subject site has previously been developed for residential purposes and does not contain
any significant vegetation.
Surrounding Land Use and Streetscape Context
The surrounding land use is predominantly residential in the form of detached houses and
Multiple Houses.
Due to the nature of Multiple Housing in the locality being designed at such a small scale it is
difficult to discern what are Multiple Housing and what are detached houses in Belmore Terrace.
A Streetscape Analysis of Belmore Terrace has been undertaken and has identified a number of
dwellings of similar nature to what is proposed on the subject site.
PI Home Pty Ltd 7
41 Belmore Terrace, Sunshine Beach
Page 8
Subject Site 43 Belmore Terrace
39 Belmore Terrace 51-53 Belmore Terrace
Anticipated Future Development
It is anticipated that the future development of the area will be consistent with what may be
reasonably expected in the Semi-Attached Housing Zone in the context of this part of the
Eastern Beaches Locality. Foreseeable development in the area according to planning
provisions will comprise a mix of Multiple Housing and detached dwellings.
SUSTAINABLE PLANNING ACT 2009
Assessable Development and Assessment Process
Having regard to the meaning of “development” in Division 3 of the Sustainable Planning Act
2009, the proposal is considered to constitute a Material Change of Use and Carrying out
Building Work as detailed below:
A ‘Development Permit for Material Change of Use’ for Multiple Dwelling (6 Units) in the
Low Medium Density Residential Zone.
PI Home Pty Ltd 8
41 Belmore Terrace, Sunshine Beach
Page 9
A ‘Preliminary Approval for Building Work’ associated with the abovementioned
Development Permit for the Material Change of Use.
The proposed development does not constitute any other assessable development identified
under Schedule 3 of the Sustainable Planning Regulations 2009.
Referral Agencies
State Controlled Road and Public Transport Matters:
The Department of Transport and Main Roads mapping indicates that the subject site is not
located with 25m of a State-controlled road and is not located within 25m of a public passenger
transport corridor. As such the proposed development does not require referral to SARA in this
instance
Queensland Heritage:
The site is not listed on nor does it adjoin a property listed on the State Heritage Register.
Therefore no referral to SARA is required for Heritage matters.
Coastal Management:
While the subject site is located within a Coastal Zone, as the site is not located within a Coastal
Management District no referral to SARA is required for Coastal Management matters in this
instance.
Vegetation Management:
The subject site does not contain Protected Vegetation and as such no referral to SARA for
Vegetation Management is required.
Electricity Distribution Management:
The subject site is not subject to an easement in favour of a transmission entity nor is it within
100m of a transformer. Therefore no referral to Energex is required.
State Planning Policy
State Interest – Liveable Communities:
The proposed development is only for an extension to Multiple Housing Type 4 on a site which is
covered by other legislation mandating the provision of fire hydrants. As such the proposal will
not require assessment against this section of the State Planning Policy.
State Interest – Mining and Extractive Resources:
PI Home Pty Ltd 9
41 Belmore Terrace, Sunshine Beach
Page 10
The subject site is not identified as a Key Resource Area by State Government or the Brisbane
City Council. As such the proposal will not require assessment against this section of the State
Planning Policy.
State Interest – Biodiversity:
The subject site is not identified as land which relates to a matter of state environmental
significance and as such the proposal will not be assessed against this section of the State
Planning Policy.
State Interest – Coastal Environment:
The subject site is not identified as being located within a Coastal Management District and as
such this section of the State Planning Policy is not applicable in this instance.
State Interest – Water Quality:
Receiving Waters – The proposed Material Change of Use development is for urban purposes
on a lot less than 2500sqm in area and as such the requirements for ‘receiving waters’ are not
applicable in this instance.
Water Supply Catchment in SEQ – As the proposed development is for an extension to
Multiple Housing Type 4 located wholly within an urban area the SPP requirements for ‘water
supply catchment’ are not applicable in this instance.
Acid Sulfate Soils – The subject site is not located on land below RL 20m AHD and as such the
proposal does not require assessment against the Acid Sulfate Soils requirements of the SPP.
State Interest – Emissions and Hazardous Activities:
The subject site is not located within a management area as identified on the State Planning
Policy interactive mapping and as such the proposal will not require assessment against this
section of the State Planning Policy.
State Interest – Natural Hazards, Risk and Resilience:
The subject site is not identified on the SPP Interactive Mapping System as being affected by
any natural hazard and as such assessment against the Natural Hazard requirements of the SPP
is not relevant in this instance.
State Interest – State Transport Infrastructure:
The subject site is not identified on the SPP Interactive Mapping System as being affected by
any State Transport Infrastructure requirements and therefore assessment against the SPP
State Transport Infrastructure requirements is not required in this instance
PI Home Pty Ltd 10
41 Belmore Terrace, Sunshine Beach
Page 11
State Interest – Strategic Airports and Aviation Facilities:
The proposal development seeks approval for a Material Change of Use for the purpose of an
extension to Multiple Housing Type 4 on a site which is not impacted upon by a strategic airport
or aviation facility. As such this section of the State Planning Policy is not applicable.
State Development Assessment Provisions
A review of the relevant provisions of the Sustainable Planning Regulations has determined that
the proposed development does not require assessment against any of the State Development
Assessment Provisions in this instance.
NOOSA PLAN 2006
Zoning and Use Definition
The subject site is located within the Semi Attached Housing Zone and is further identified as
being located in the Eastern Beaches Locality.
It is considered that the proposed use of the site is defined under Noosa Plan 2006 as follows:
“Multiple Housing Type 4: Means the use of premises for dwelling units that do not fall within
Multiple Housing types 1, 2, 3, or 5. The used includes units, townhouses, flats, apartment, villas
and small dwelling units”
Level of Assessment
The site is within the Semi Attached Residential Zone and the Eastern Beaches Locality Plan
under Noosa Plan 2006.
The table of development which applies to the Semi Attached Housing Zone establishes that the
level of assessment for a residential uses is Impact Assessable if Multiple Housing Type 4.
No other provisions of Noosa Plan 2006 alter the level of assessment in this instance.
Applicable Codes
The following codes are identified as being relevant to the code assessment of the proposal in
accordance with Part 5 of the City Plan 2014:
o Locality Code
• Eastern Beaches Locality Code
o Use Code
• Residential Uses Code
o Overlay Codes
PI Home Pty Ltd 11
41 Belmore Terrace, Sunshine Beach
Page 12
• Steep Slope
o Prescribed Secondary Codes
• Landscaping Code
• Engineering Works Code
IMPACT ASSESSMENT
Locality Code
Eastern Beaches Locality Code:
Specific Outcomes Probable Solutions Proposed Solutions
Effects of Use
Amenity
SO1 PS1 SO1 Complies
Uses are located, designed and No solution provided. The subject site currently contains
operated to avoid significant existing Multiple Housing Type 4
adverse changes to the light, air and the proposal at hand relates to
quality, noise, accessibility or other modest extensions to the rear
conditions enjoyed by users of
associated, adjoining or nearby dwelling.
uses.
The existing Multiple Housing Type
4 will maintain the existing access
for both the dwelling units at the
front of the site and the dwelling
unit at the rear through the
common property.
The proposal will not result in any
significant adverse changes to the
light, air quality, noise, or
accessibility enjoyed by users
adjoining or nearby.
The proposed extensions will be in
accordance with the existing use of
Multiple Dwelling Type 4 and will
result in a built form that is
consistent with dwellings in
Belmore Terrace and the
surrounding locality.
PI Home Pty Ltd 12
41 Belmore Terrace, Sunshine Beach
Page 13
Character and Function of the David Low Way
SO2 PS2 SO2 Not Applicable
The vegetated character of the No solution provided. The subject site is not located in
David Low Way is protected and the David Low Way.
new development recognises and
protects the function, capacity and
efficiency of the David Low Way as
the major north-south link
throughout the coastal part of
Noosa.
Built Form
Density
SO3 PS3 SO3 Complies
The density of development within No solution provided. The following provides responses
the site area— for each specific outcome point:
(a) is compatible with
The proposal at hand is for the
surrounding development;
and extension to an existing approved
(b) does not exceed— use of Multiple Dwelling Type 4.
i. for the Detached Housing The proposed extensions will be
Zone and the Rural compatible and consistent with
Settlement Zone — 1 surrounding development which is
Detached house per lot a combination of Multiple Dwelling
with the exception of Lot
and Dwelling House.
163 on RP897370, Pacific
Avenue, Sunshine Beach
which has an allowable The subject site is located in the
population density of 320
Semi-Attached Housing Zone and
persons per hectare
exclusively for the purpose has a site area of 607m2. The
of a visitor hostel; proposal relates to an extension to
ii. for the Semi-Attached an existing dwelling onsite. The
Housing Zone: population density will not be
A. for sites between 500m2 affected by the proposal at hand.
and 599m2 inclusive - 4.8
persons; or
B. for sites 600m2 or more - The proposed extensions are
6.6 persons or 100 persons architecturally designed so as the
per hectare whichever is built form of the rear dwelling unit
the higher, with the responds to the sloping topography
exception of the following of the site in order to maintain the
sites which have an
natural site characteristics of the
allowable population
density of 320 persons per landform.
hectare exclusively for the
purpose of a visitor The proposal involves extensions
hostel—
only on the rear dwelling unit and
• Lot 295 on RP883860 at
PI Home Pty Ltd 13
41 Belmore Terrace, Sunshine Beach
Page 14
14 Duke Street, Sunshine will primarily occur within the
Beach; existing building footprint. The
• Lots 339-341 on proposed extensions will not result
RP48111 at 1-3 Douglas in the loss of any significant
Street, Sunshine Beach;
vegetation and will have a low site
• Lots 92-94 on RP94566,
at the corner of impact.
Wildflower and Hill
Streets, Sunshine Beach;
and
• Lots 8, 9 & 10 on P9315
and Lot 76 on MCH 2969
at 215-219 David Low
Way, Peregian Beach;
iii. for the Attached Housing
Zone—
A. if in Sunshine Beach— 160
persons per hectare; or
B. if not in Sunshine Beach
100 persons per hectare
with the exception of Lot
65 on RP130983 at 7
Selene Street, Sunrise
Beach which has an
allowable population
density of 320 persons per
hectare exclusively for the
purpose of a visitor hostel;
or
iv. for the Visitor Mixed Use
Zone—160 persons per
hectare; and
v. for the Community
Services Zone maximum
population density of 320
persons per hectare
exclusively for the
purposes of Residential
Aged Care and 160 persons
per hectare for any other
form of Retirement &
Special Needs Housing;
and
(c) has a low site impact to
enhance the opportunity to
maintain natural site
characteristics, including
native vegetation and natural
landforms.
PI Home Pty Ltd 14
41 Belmore Terrace, Sunshine Beach
Page 15
Height
SO4 PS4.1 PS4.1 Performance Solution
Buildings and other structures— Buildings and other structures have a
The subject site is located in the
a) are low rise and present a maximum height of —
Semi-Attached Housing Zone and
building height consistent a) if in the Attached Housing Zone
therefore has a maximum height of
with structures on adjoining and located in Sunshine
8m.
and surrounding land; Beach—12m;
b) do not exceed a maximum b) if in the Visitor Mixed Use
height of— Zone—12m, except for Lots 75- The proposed extensions result in
i. For the Attached Housing 77 Heron Street, Peregian the dwelling unit having a
Zone within Sunshine Beach—8m; maximum building height of less
Beach—3 storeys; c) if in the Open Space Recreation then 8m for all components except
ii. For the Visitor Mixed Use Zone or the Community for the lift overrun which is
Zone—3 storeys, except Services Zone and used for an considered to be exempt from the
for Lots 75-77 P9311 indoor sporting complex—11m; calculation of maximum building
Heron Street, Peregian d) if in the Rural Settlement height.
Beach—2 storeys; or Zone—8m, or 9m where the
iii. For any other zone— 2 pitched roof but no other part The Noosa Planning Scheme 2006
storeys; of the building or structure defines building height as:
c) do not visually dominate the exceeds 8m; or
street, adjacent properties, e) in all other zones— 8m. The vertical height of a building
surrounding spaces or the measured from the finished ground
existing skyline; level and the natural ground
d) preserve the amenity of surface to the top of the roof or
surrounding land, including parapet at any point.
existing sunlight to
The lift overrun does not fall into
neighbouring properties; the definition of a roof or parapet,
and and the small component of the lift
e) respect the scale of the overrun which exceeds 8 metres is
dune and coastal vegetation. a building component which
supports the key functionality of
accessibility to the dwelling unit.
The overrun is a structural
component of the dwelling unit
that supports the operation of a lift
that allows for the accessibility of
the dwelling for persons with
disabilities or impaired mobility.
The lift overrun is considered to be
similar to a chimney which would
also not form part of the overall
PI Home Pty Ltd 15
41 Belmore Terrace, Sunshine Beach
Page 16
building height.
The rear dwelling will present as 2
storeys to Belmore Street due to
the stepping design of the dwelling
up the property. A small section of
the dwelling exceeds 2 storeys
however a portion of this section
of building is built below natural
ground and as such the design
remains below 8m and will present
as 2 storeys as the dwelling moves
up the slope.
Setbacks
SO5 PS5.1 PS5.1 Performance Solution
Buildings and other structures are Buildings and structures comply with
The subject site is located in the
appropriately designed and sited the minimum building setbacks
identified in Schedule 1 - Minimum Semi-Attached Housing Zone and
to—
Boundary Setbacks. the proposal at hand relates to
a) provide amenity for users of
extensions to the existing dwelling
the premises as well as
unit situated on the rear lot of the
preserve the visual and
Group Title Plan.
acoustic privacy of adjoining
and nearby properties;
b) provide adequate distance The existing dwelling units located
from adjoining uses; at the front of site will remain in
c) preserve any existing situ and no changes will occur to
vegetation that will buffer the front, side, or rear boundary
the proposed building; setbacks.
d) allow for landscaping to be
provided between buildings The proposed extensions will
and street frontages and mainly occur within the building
between neighbouring footprint of the existing dwelling
buildings; unit and will maintain the existing
e) maintain the visual side boundary setback along the
continuity and pattern of southern boundary.
buildings and landscape
elements within the street;
The proposed extensions will result
and
in a side boundary setback of 3m
f) protect the natural
which will preserve existing
character and visual amenity
vegetation as well as provide
of the beachfront.
adequate distance from the
adjoining dwelling at the rear.
PI Home Pty Ltd 16
41 Belmore Terrace, Sunshine Beach
Page 17
A rear boundary setback of less
than 6m is consistent with Belmore
Terrace and the surrounding
locality, with the adjoining dwelling
at 43 Belmore Terrace also having
a reduced rear boundary setback.
The proposed works will not
exceed beyond the existing
retaining wall at the rear of the
site.
Extensions along the northern
elevation at the second storey of
the rear dwelling unit will result in
a reduced side boundary setback of
1.5m between 4.5m and 7.5m. The
performance outcome is
considered acceptable in this
instance as it will maintain the
visual continuity and pattern of
building and within the street and
will also preserve the visual and
acoustic privacy of the adjoining
residents.
Site Cover, Gross Floor Area and Plot Ratio
SO6 PS6 SO6 Complies
The site cover, gross floor area and
No solution provided. The proposal will retain the
plot ratio of buildings and other
roofed structures— existing dwelling units at the front
a) results in a building scale of the subject site in their current
that is compatible with form.
surrounding development;
b) does not present an
appearance of excessive The proposed extensions will occur
bulk to adjacent properties, on the existing dwelling unit at the
roads or other areas in the rear of the site and will result in a
vicinity of the site; building that is of a scale that is
c) maximises the retention of compatible and consistent with
existing vegetation and
surrounding development.
allows soft landscaping
between buildings;
d) allows for adequate area at The proposed extensions to the
ground level for outdoor rear dwelling unit have been
recreation, entertainment,
architecturally designed to
PI Home Pty Ltd 17
41 Belmore Terrace, Sunshine Beach
Page 18
clothes drying and other site integrate with the sloping
facilities; and topography of subject site and
e) facilitates onsite stormwater have a reduced appearance of bulk
management and vehicular
and scale.
access.
SO7 The proposed extensions will occur
Site cover — mainly within the building footprint
a) for a class 1 or class 10a
of the existing dwelling unit and as
structure within the
Detached Housing Zone, such no significant vegetation will
does not exceed— need to be removed.
i. for a single storey
building - 50%; or
As the proposal is for extensions to
ii. for a building of 2 or
more storeys - 50% on existing Multiple Housing onsite
the ground floor and stormwater management and
30% for the upper vehicular access is already in place.
storey(s), or 40% for all
storeys for a building of
2 or more storeys; SO7 Performance Solution
b) for other classes within the The proposal seeks a site cover of
Detached House Zone 40.9%. The works are
does not exceed 40%; predominantly within the cartilage
c) for the Semi-Attached
of the existing dwelling onsite and
Housing Zone does not
exceed 40%; the building has been designed to
d) for the Attached Housing cater for the natural topography of
Zone does not exceed— the land and maintaining a 2 storey
i. in Sunshine Beach– appearance when viewed from
35%; or Belmore Terrace.
ii. otherwise–40%; or
e) for the Visitor Mixed Use
Zone does not exceed 35% The additional .9% is not
f) for the Community considered to result in non-
Services Zone does not compliance with the Specific
exceed 50%
Outcome SO7.
SO8
For Multiple Housing Type 2 SO8 Not Applicable
buildings have a maximum plot
ratio of— The proposal at hand does not
a) 0.6:1 if in the Attached involve Multiple Housing Type 2.
Housing Zone located in
Sunshine Beach or
b) 0.45:1 otherwise.
SO9 Performance Solution
SO9
For Multiple housing Type 3 or 4, The proposed extensions will result
Visitor accommodation Type 4 or in a gross floor area across the site
PI Home Pty Ltd 18
41 Belmore Terrace, Sunshine Beach
Page 19
the accommodation unit of 274m2. The proposed
component of an Entertainment performance solution result in a
and dining business Type 3 GFA percentage of 45.17% and is
(hotel)—the maximum gross floor considered acceptable as the
area is equivalent to the maximum
proposed extensions to the existing
allowable population density in
persons multiplied by 40m2, Multiple Housing Type 4 will result
provided that Lots 75-77 on P9311 in a dwelling that is consistent in
Heron Street, Peregian Beach, bulk and scale with other dwellings
have a maximum gross floor area located in Belmore Terrace and the
of 1,200m2. surrounding locality.
SO10
For the Neighbourhood Centre The proposed minor exceedance of
Zone the maximum plot ratio is as the GFA percentage is not
follows— considered to result in non-
a) 0.8:1 for site areas up to
compliance with Specific Outcome
and including 2000m2; and
b) 0:3:1 for that area of a site SO9.
in excess of 2,000m2.
SO10 Not Applicable
The subject site is not located in
the Neighbourhood Centre Zone.
Flooding and Drainage
SO11 PS11.1 PS11.1 Not Applicable
Buildings and other works are For new buildings or structures or
The subject site is not afflicted by
designed and sited to— additions of more than 50m2 gross
a) provide flood free access to floor area to an existing building or any flood hazards.
premises and flood free structure, floor levels for habitable
habitable areas; rooms are—
b) allow only minor, short term a) for areas where minimum floor
and infrequent flooding of levels are available—not less
non-habitable areas; ‘ than the specified level;
c) ensure carparking areas can b) for areas where flood modelling
be adequately drained; is available—a minimum of
d) ensure drainage does not 500mm above the modelled
adversely impact upon other flood level; and
premises; and c) for areas where flood modelling
e) ensure filling or excavation is not available, a minimum of
does not adversely impact 500mm above the highest
upon other premises by— known flood level;
i. causing ponding on the
PI Home Pty Ltd 19
41 Belmore Terrace, Sunshine Beach
Page 20
site or nearby land; AND
ii. increasing flooding, PS11.2 Complies
which adversely affects PS11.2
the safety or use of any Where Council infrastructure is The proposal at hand is for
land upstream and available— extensions to an existing Multiple
downstream; a) any drainage (for buildings and Housing Type 4 and will utilise the
iii. adversely affecting the land) flows to that existing drainage infrastructure.
flow of water in any infrastructure; and The proposed extensions will be
overland flow path; and b) the infrastructure has the
compatible with the capacity of the
iv. falling towards the capacity to accept any
frontage or other additional loading. existing infrastructure.
boundaries without
sufficient retention AND
PS11.3 PS11.3 Complies
Car parking and manoeuvring areas The existing parking area on the
are constructed at a level that subject site will not be changed as
permits the parking area to drain part of the proposal and will
from the site by gravity means,
continue to maintain gravity
without the need for mechanical
pumping; or drainage.
PS11.4
PS11.4 Complies
Basements for residential uses have
flood immunity above the Q100 The subject site is not afflicted by
where alternative means to any flood hazards and as such all
mechanical pumping are used to basements will have flood
achieve such immunity; or immunity above the Q100.
PS11.5
PS11.5 Not Applicable
Basements for non-residential uses
have flood immunity above the Basements for non-residential uses
Q100 that may be achieved by does not form part of the proposal
means of mechanical pumping at hand.
where the mechanical feature is
installed with adequate holding
tanks and an alternative back up
power source.
Roof Form
PI Home Pty Ltd 20
41 Belmore Terrace, Sunshine Beach
Page 21
SO12 PS12.1 PS12.1 Complies
Roof forms— The main roof of the building has a
The proposal at hand is for
a) contribute positively to the roof pitch no less than 5 degrees and
local skyline; has minimum 600mm eaves to at extensions to an existing Multiple
b) complement the beachside least 75% of the perimeter of the Dwelling Type 4. The roofs
character of the locality; building; associated with the proposed
c) use soft and articulated extensions will have a pitch of 15
pitched or curved roof forms; AND degrees and will maintain
d) avoid low pitched (eg. less
minimum 600mm eaves to at least
than 5 degrees) or box PS12.2
profiles/parapets; and Buildings and structures do not 75% of the perimeter of the
e) do not create opportunities include roof top terraces. building.
for residents to overlook the
private open space areas of
PS12.2 Complies
neighbouring properties.
A roof top terrace does not form
part of the proposal. A roof
terrace is proposed as part of the
upper level, however due to the
design of the dwelling as it steps up
the natural slope, the roof deck will
not be atop the physical roof of the
dwelling. The deck will appear like
a standard balcony on a residential
dwelling.
Sloping Sites
SO13 PS13.1 PS13.1 Complies
Development on sloping sites— Buildings and associated access ways
The proposal at hand is for the
a) is responsive to the natural are not constructed on land with a
topography of the site and slope greater than 1 in 4 (25%); addition of extensions to existing
minimises cut and fill; Multiple Housing Type 4 and does
b) does not visually dominate AND not involve the construction of a
the hill slope or interrupt the building or associated access way.
skyline; PS13.2
c) is integrated with the natural Buildings are of split level design that
site characteristics including step down the slope or have PS13.2 Complies
vegetation; and suspended floor construction; The proposed extensions to the
d) for Multiple housing, takes
rear dwelling unit have been
the form of small separate AND
architecturally designed to respond
buildings.
PS13.3 to the natural topography of the
Cut or fill is less than 2m in depth; subject site and utilises a
suspended floor construction.
AND
PS13.4 PS13.3 Performance Solution
The distance between the ground The proposal will involve cut and
and the lowest part of the floor of fill exceeding 2m in depth for the
PI Home Pty Ltd 21
41 Belmore Terrace, Sunshine Beach
Page 22
the building does not exceed 3m to proposed board store.
avoid large under-building areas;
AND The proposed cut and fill is minimal
and is responsive to the natural
PS13.5 topography of the site, being only
Buildings present no more than— for the board storage area.
a) if in the Visitor Mixed Use Zone
– 3 storeys at any one point
when viewed from the street; The proposed area of cut and fill is
or not visible from Belmore Terrace
b) if in any other Zone - 2 storeys and will not visually dominate the
at any one point when viewed hill slope or interrupt the skyline.
from the street.
The proposed cut and fill will be
integrated with the natural site
characteristics and will continue to
maintain the existing form of small
separate buildings.
PS13.4 Performance Solution
The proposed extensions will result
in a portion of the ground floor
level of the rear dwelling unit
exceeding a distance of 3m
between the current ground and
the lowest part of the floor of the
building.
The proposed extensions have
been designed to respond to the
current topography of the subject
site, however in order to minimise
cut and fill the natural slope of the
site has been retained as part of
the original approval.
This has resulted in a distance
exceeding 3m between the current
ground level and lowest part of the
floor of the rear dwelling unit
beneath the alfresco area. We
note that the distance from the
PI Home Pty Ltd 22
41 Belmore Terrace, Sunshine Beach
Page 23
natural ground would be less due
to the previous earthworks.
The proposed extensions to the
Multiple Housing Type 4 have been
architecturally designed to give the
appearance of reduced size and
bulk and will continue to maintain
the form of small separate
buildings. The proposed design will
not visually dominate the hill slope
or interrupt the skyline as the
proposal has been designed to
integrate with the natural site
characteristics.
PS13.5 Complies
The subject site is located in the
Semi-Attached Housing Zone and
the proposed extensions have
been architecturally designed to
respond to the natural topography
of the site and when viewed from
the street will appear as a two
storey building.
Environment, Conservation and Recreation
Environment and Cultural Heritage Values
SO14 PS14 SO14 Complies
There are no significant adverse No solution provided
The proposal at hand is for the
effects on biodiversity, natural
vegetation, native fauna habitat, Advisory note addition of extensions to an
landscape quality, water quality or PSP24 – Effluent Disposal details existing Multiple Housing Type 4.
cultural heritage values, including requirements for the design and The majority of the proposed
those related to— siting of effluent disposal systems extensions will occur in the existing
a) changes to natural drainage; where located outside a sewerage building footprint of the rear
b) changes to natural coastal service area. Compliance with PSP24
dwelling unit.
processes; will be considered as part of
c) disturbance of the dune Council’s assessment of the
system and wetland system; plumbing and drainage application. The proposal will have no
d) management of landslide and significant adverse effects on
fire risk;
biodiversity, natural vegetation,
e) erosion and the transport of
sediments off site; native fauna habitat, landscape
f) unmanaged public access; quality, water quality or cultural
g) effluent disposal64;
PI Home Pty Ltd 23
41 Belmore Terrace, Sunshine Beach
Page 24
h) changes to fauna habitat and heritage values.
behaviour; and
i) disturbance of buildings and
features, including natural
features of cultural heritage
significance.
Open Space Network
SO15 PS15.1 PS15.1 Complies
An integrated open space network Open space corridors and existing
The proposal will not impact on the
is established, enhanced and native vegetation in areas indicated
protected throughout the locality in Schedule 5 – Map 4 are protected open space corridors and existing
to— from fragmentation and native vegetation in areas
a) provide for both passive and encroachment by development. indicated in Schedule 5 – Map 4.
active recreational pursuits;
b) provide connectivity for
pedestrians and cyclists,
c) provide habitat connectivity
for wildlife;
d) protect watercourses and
drainage lines;
e) protect vegetation on steep
slopes; and
f) form a scenic backdrop for
residential development.
Pedestrian and Bicycle Pathways
SO16 PS16.1 PS16.1 Complies
Safe and convenient pedestrian Pedestrian and bicycle pathways are
The Priority Infrastructure Plan
and bicycle pathways are provided provided and retained where
and retained between and indicated in the Priority does not indicate the subject site is
throughout key destinations Infrastructure Plan in Part 15; required to provide a pedestrian or
including— bicycle pathway. Nor is the subject
a) an east-west link between the AND located on an existing pedestrian
beach and the northern end or bicycle pathway.
of Lake Weyba via Burgess PS16.2
Creek; Contributions toward pedestrian and
b) a north-south link between bicycle pathways are provided in PS16.2 Not Applicable
the Noosa National Park to accordance with the Priority
The Priority Infrastructure Plan
the north of the locality and Infrastructure Plan in Part 15.
the former Shire boundary does not indicate the subject site is
near Peregian Beach; and required to provide a pedestrian or
c) links within and around bicycle pathway.
Sunrise and Sunshine Beach
linking business and
community uses with
PI Home Pty Ltd 24
41 Belmore Terrace, Sunshine Beach
Page 25
residential development.
Beach Access Points
SO17 PS18-PS17 SO17 Not Applicable
Access points to the sensitive No solution provided.
Beach access points do not form
foredune systems are defined and
controlled by the establishment of part of the proposal.
key access nodes which are
designed and sited having regard
to the potential adverse impacts
on—
a) visual amenity;
b) dune stability;
c) natural habitat; and
d) water quality;
AND
SO18 SO18 Not Applicable
Access to the foredune system and
Beach access points do not form
beachfront is via formalised
communal beach accesses, rather part of the proposal.
than individual informal tracks.
Aircraft Safety
SO19 PS19.1 PS19.1 Complies
Wildlife, including birds and bats, Uses involving disposal of putrescible
The subject site is not located
are not attracted into the waste are not located within 13km
operational airspace of the of the Sunshine Coast Airport; (See within 13km of the Sunshine Coast
Sunshine Coast Airport in Map M7-1 below). Airport.
significant numbers;
AND
AND
PS20.1 PS20.1 Not Applicable
SO20 Uses involving aviation activities, The proposal at hand does not
Physical obstructions do not including parachuting and hot air
include uses involving parachuting.
adversely affect the operational ballooning, are not located within
airspace of the Sunshine Coast 15km of the Sunshine Coast Airport;
Airport; (See Map MA2 below).
AND AND
SO21 PS21.1
PS21.1 Not Applicable
Emissions do not significantly None of the following is permitted
affect air turbulence, visibility or within 15km of the Sunshine Coast The subject site is not located
PI Home Pty Ltd 25
41 Belmore Terrace, Sunshine Beach
Page 26
engine operation in the Airport—smoke, ash, steam, dust or within 15km of the Sunshine Coast operational airspace of the gaseous plumes exceeding 4.3m per Airport. Sunshine Coast Airport. second. (See Map 7-2 below). PI Home Pty Ltd 26 41 Belmore Terrace, Sunshine Beach
Page 27
Use Code
Residential Uses Code:
Specific Outcomes Probable Solutions Proposed Solutions
Effects of Use
Electricity Supply Infrastructure
SO1 PS1.1 SO1 Complies
The development does not No solution provided
The proposal at hand is for the
adversely impact on existing or
future electricity supply PS2.1 addition of extensions to an
infrastructure; Development for uses adjacent to or existing Multiple Dwelling Type 4
within 50m of an existing electricity and will not cause adverse impact
AND substation incorporates noise on existing or future electricity
attenuation measures to mitigate supply infrastructure.
SO2 noise impacts;
All uses and works maintain an
adequate safe distance from AND PS2.1 Not Applicable
electrical infrastructure including
The subject site is not located
substations, overhead powerlines, PS2.2
power poles and transformers. Buildings and structures (including within 50m of an existing electricity
swimming pools, sheds, tennis substation.
courts or outbuildings) are not
constructed under overhead
PS2.2 Complies
electricity transmission lines, or
within electricity easements; Building and structures will not be
constructed under overhead
AND electricity transmission lines, or
within electricity easements.
PS2.3
A minimum separation distance is
maintained from the electricity PS2.3 Complies
transmission line to the closest
A minimum separation distance will
boundary of habitable buildings and
child activity areas, as follows— be maintained from the electricity
a) 20m for transmission lines up transmission line to the closest
to 132kV; boundary of habitable buildings
b) 30m for transmission lines and child activity areas in
between 133kV and 275kV; accordance with Council
and requirements.
c) 40m for transmission lines
greater than 275kV
Hot Water Systems
PI Home Pty Ltd 27
41 Belmore Terrace, Sunshine Beach
Page 28
SO3 PS3.1 PS3.1 Complies
Hot water systems are installed and All hot water systems installed are—
Any hot water system will be in
operated to support the efficient a) solar systems; or
use of natural resources and b) electric heat pump systems; or accordance with Council
minimise consequent pollution such c) natural gas or LPG systems; or requirements.
as greenhouse gas emissions. d) any combination of a), b) or c).
Water Supply and Conservation
SO4 PS4.1 & PS5.1 PS4.1 & PS5.1 Not Applicable
15
On-site water storage is designed For a Class 1 building other than a The subject site is not located
and operated to support the Detached house or Multiple
efficient use of water; outside a reticulated water service
Housing Type 1, outside a
reticulated water service area, a area.
AND rainwater tank is to be installed with
the following minimum storage
SO5 capacities—
On-site water storage is adequate a) Where no more than 3
for occupants every day use and fire bedrooms – 45,000 litres; or
fighting purposes. b) Where more than 3 bedrooms
– 60,000 litres;
AND
c) There is to be on the lot a dam,
swimming pool or water tank
accessible for use by the fire
brigade that contains at least
5,000 litres of water.
Advisory note
The 5,000 litres required can be
included within the water required
in S4.2 or S5.1 providing it is
accessible for the purpose of fire
fighting at all times and not used for
other domestic purposes.
Erosion and Sediment Control
SO6 PS6 SO6 Complies
Development does not cause
No solution provided The proposal at hand is for
erosion or result in transport of
sediments off-site. extensions to an existing Multiple
Dwelling Type 4 the majority of the
Advisory Note
extensions are proposed to occur
Persons undertaking development,
within the building footprint of the
including building work, are
rear dwelling unit. The proposed
required under the Environmental
development will not cause erosion
Protection (Water) Policy 1997 (EPP)
or result in transport of sediments
to ensure that sediment and other
PI Home Pty Ltd 28
41 Belmore Terrace, Sunshine Beach
Page 29
material including building waste, off-site.
sawdust, concrete, cement or paint
are not deposited or released into a
roadside gutter, stormwater drain
or waterway, or into a place where
it could reasonably be expected to
move or be washed into a roadside
gutter, stormwater drain or
waterway and are not washed from
the site. Council enforces the EPP
and penalties may apply.
Safety and Security
SO7 PS7.1 PS7.1 Complies
For Multiple Housing Types 2, 3 The building entrance is clearly
The proposal will retain the existing
and 4, buildings and outdoor spaces identifiable and visible from the
are designed to protect the street, footpath and driveway; entry walkways visible from
personal security and safety of Belmore Terrace.
residents by allowing for natural AND
surveillance.
PS7.2 PS7.2 Complies
The internal path network has clear The proposal will retain the existing
sightlines to the dwelling entry and internal path network which has
street access points; clear sightlines to the dwelling
entry and street access points.
AND
PS7.3 PS7.3 Complies
Visitors have direct access to the The proposal will retain the existing
entrance without passing through entries which do not require
private outdoor living areas. passing through outdoor living
areas.
Emergency Access
SO8 PS08 SO8 Complies
For Multiple housing Type 3, 4 & 5,
No solution provided. The proposal will retain the existing
site design and layout ensures
efficient access and egress for site design and layout which
emergency vehicles. ensures efficient access and egress
for emergency vehicles.
Basement Drainage
SO9 PS9.1 PS9.1 Complies
Buildings and access works are Enclosed car parking and
The proposal will retain the existing
designed and sited to protect manoeuvring areas are constructed
persons and property in the event at a level that permits the parking car parking and manoeuvring area
of a flood and power failure. area to drain from the site by gravity which allows for drainage from the
means, without the need for
PI Home Pty Ltd 29
41 Belmore Terrace, Sunshine Beach
Page 30
mechanical pumping. site by gravity.
Separation of Incompatible Uses
SO10 PS10.1 PS10.1 Complies
Development is designed to Bedroom windows are at least 3m
Bedroom windows will be at least
minimise noise carrying between away from shared driveways or
dwelling units or accommodation carparking areas of adjacent 3m away from shared driveways or
units by locating noise sensitive dwelling units or accommodation carparking areas of adjacent
spaces such as bedrooms away units. dwelling units or accommodation
from noise generating areas of the units.
development, such as carparking
areas or mechanic plant and
equipment or recreational facilities.
Mechanical Plant and Equipment
SO11 PS11.1 PS11.1 Complies
Mechanical plant and equipment Mechanical plant and equipment,
Mechanical plant and equipment
associated with Residential Uses including pool and spa pumps, pool
are designed and located so as not heaters, air-conditioning units and will be located in accordance with
have an adverse impact on the refrigeration units are— Council requirements.
visual amenity of the site or a) where located at ground level,
surrounding areas. screened by fencing 1.5m in
height or dense vegetation of
at least 1.5m in width
incorporating grouped trees
and shrubs with maximum
separation distance of 1m
measured from the centre of
the plant; and
b) for Multiple housing Type 2, 3
& 4 are visually integrated into
the line and plane of the
building and roof design and
do not project beyond the
height or width of the building
when viewed from the street
and adjoining properties.
Ancillary Recreation Uses
SO12 PS12.1 PS12.1 Not Applicable
Ancillary recreation uses, such as If the use involves ancillary use of
The proposal at hand does not
outdoor tennis courts and half outdoor courts including tennis
netball courts, do not have an courts, half courts and netball involve ancillary use of outdoor
adverse effect on the amenity courts—the use complies with the courts.
enjoyed by users of adjacent or requirements in Section 2 of PSP8
nearby premises nor do they cause Tennis and Other Courts;
PI Home Pty Ltd 30
41 Belmore Terrace, Sunshine Beach
Page 31
unreasonable disturbance to local
fauna through light emissions by AND
ensuring that all lighting devices are
limited to those designed and PS12.2 PS12.2 Not Applicable
installed to: Any lit tennis court or sports court is A tennis court does not part of the
a) minimise light spillage on located at least 60m from the proposal at hand.
neighbouring premises; external wall of an existing or
b) preserve an acceptable degree approved residential dwelling on an
of lighting amenity at the adjacent or nearby lot (as measured
neighbouring premises; from the centre line of the court);
c) provide covers or shading
around lights; AND
d) direct lights downwards;
e) position lights away from PS12.3
PS12.3 Complies
possibly affected areas; and The vertical illumination resulting
f) enable brightness of lights to from direct, reflected or other The vertical illumination from the
be adjusted to low levels. incidental light emanating from the subject site will not exceed 8 lux
site does not exceed 8 lux when when measured at any point 1.5m
SO13 measured at any point 1.5m outside outside the boundary and at any
Noise originating from the use of the boundary and at any level from
level from ground level upward.
the tennis court does not have a ground level upward;
detrimental effect on the amenity
of the area or cause nuisance to AND
neighbouring residents.
PS12.4 PS12.4 Complies
Any flood lighting is restricted to the Any flood lighting will be restricted
types that give no upward to the types that give no upward
component of light where mounted component of light where mounted
horizontally (i.e. a full cut off
horizontally.
luminaire).
PS13.1 PS13.1 Not Applicable
The court is not used between the A court does not form part of the
hours of 10:00pm and 6:30am the proposal at hand.
following day.
Privacy
SO14 PS14.1 PS14.1 Complies.
For Multiple Housing Types 2, 3 Transparent doors and windows are
Transparent doors and windows
and 4, building and structures are designed and located so they do not
designed and sited to ensure the directly face transparent doors or will be designed and located so
visual privacy of residents of the windows or the private open space they do not directly face
development and neighbouring areas of other dwelling units within transparent doors or windows or
properties is protected. 10 metres; the private open space areas of
Figure 14-3 Privacy Measures other dwelling units within 10
AND
metres.
PS14.2
Planter boxes, louvre screens, PS14.2 Complies
pergolas, landscaping and
PI Home Pty Ltd 31
41 Belmore Terrace, Sunshine Beach
Page 32
architectural design of balconies are The ground floor private open
used to screen the ground floor space will be screened in
private open space of dwelling units accordance with Council
or accommodation units from upper requirements.
level units (refer to Figure 14-3
Privacy Measures which illustrates
how trees, awnings, screens, fences
and planter boxes reduce minimise
the ability to directly look into
neighbouring homes and yards).
Access to Sunlight
SO15 PS15.1 PS15.1 Complies
Development does not reduce
For Multiple housing, buildings and Development will not reduce
sunlight to at least 50% of the
structures are designed and sited so private open space areas of any sunlight to at least 50% of the
as not to unreasonably diminish the adjoining residences to less to than private open space areas of any
existing sunlight to adjoining 2 hours between 9am and 3pm on adjoining residences to less to than
residences and associated private any day of the year; 2 hours between 9am and 3pm on
open space areas; any day of the year.
OR
AND PS15.2
Where overshadowing by existing
structures and fences occurs to
SO16 more than 50% of the private open
Multiple housing is designed and space areas of any adjoining
sited to minimise the extent of residences, sunlight is not further
reduced by more than 20%.
shadows cast on solar photovoltaic
(See Figure 14-4—Preventing
cells on roofs of adjoining buildings. overshadowing)
SO16 Complies
PS16.1
The proposal at hand is for
No solution provided
extensions to existing Multiple
Housing Type 4 and will not result
Figure 14-4—Preventing in shadows cast on solar
overshadowing photovoltaic cells on roofs of
adjoining buildings.
PI Home Pty Ltd 32
41 Belmore Terrace, Sunshine Beach
Page 33
PLAN – ILLUSTRATES DWELLINGS
THAT ARE SITED TO MAXIMISE
SOLAR ACCESS
ELEVATION – ILLUSTRATES
BUILDINGS THAT ARE SITED TO
MAXIMISE SOLAR ACESS TO
ADJOINING PROPERTIES THROUGH
ROOF DESIGN AND UPPER STOREY
POSITIONING TO MINIMISE
IMPACTS ON PROPERTIES O THE
SOUTH.
DETAILED ELEVATION – THE
MEASUREMENT AT “*” IS 50% OF
THE WIDTH OF THE SOUTHERN
PROPERTY. IT’S NOT AFFECTED BY
SHADOWS FROM THE NORTHERN
NEIGHBOUR, EVEN IN THE MIDDLE
OF WINTER WHEN THE SUN IS LOW.
Sloping Sites
SO17 PS17.1 SO17 Performance Solution
On sloping sites, buildings and Buildings and structures on sloping
The proposed extensions will result
structures are designed to maximise sites—
the use of the natural topography a) Have a maximum distance of in a portion of the ground floor
and minimise the need for cut and 3m between the ground and the level of the rear dwelling unit
fill. lowest part of the floor of the exceeding a distance of 3m
building or the building between the current ground and
incorporates undercroft skirting the lowest part of the floor of the
or screening (eg. timber
building.
battens) to the full height of any
undercroft area higher than 3m
PI Home Pty Ltd 33
41 Belmore Terrace, Sunshine Beach
Page 34
above ground level at the The proposed extensions have
perimeter of the building; been designed to respond to the
b) are of split level design that step current topography of the subject
down the slope or have site, however in order to minimise
suspended floor construction;
cut and fill the natural slope of the
c) limit the amount of cut or fill to
less than 2m in depth relative to site has been retained as part of
natural ground level; and the original approval.
d) do not result in the spread of fill
beyond the footprint of the
building and associated batters. This has resulted in a distance
exceeding 3m between the current
ground level and lowest part of the
floor of the rear dwelling unit
beneath the alfresco dining area.
We note that the distance from the
natural ground would be less due
to the previous earthworks.
The proposed extensions to the
Multiple Housing Type 4 will
continue to maintain the form of
small separate buildings and the
proposed design will not visually
dominate the hill slope or interrupt
the skyline as the proposal has
been designed to integrate with
the natural site characteristics.
For Multiple Housing Type 3 – Retirement and Special Needs
SO18 – SO39 Not Applicable
The proposal at hand is for the extension to an existing Multiple Housing Type 4.
For Multiple Housing Type 4 – Conventional
Parking and Access for Visitors and Service Providers
SO40 PS40.1 SO40 Complies
Parking and vehicular access is No solution provided
The proposal will retain the existing
conveniently, safely and efficiently
provided for visitors and service PS41.1 parking and vehicular access on the
providers; Visitor carparking spaces are not subject site.
located behind locked gates.
AND
PS41.1 Complies
PS42.1
SO41 The carparking spaces are not
Visitor carparking spaces are not
Visitor carparking spaces are located behind locked gates.
accessible at all times; located in tandem with a garage or
PI Home Pty Ltd 34
41 Belmore Terrace, Sunshine Beach
Page 35
AND other carparking space. PS42.1 Complies
Tandem parking does not form part
SO42
of the proposal.
Visitor carparking spaces do not
hinder the access or movement of
any vehicle on-site.
Site Facilities
SO43 PS43.1 SO43 Complies
Waste storage areas, letter boxes No solution provided
The proposal at hand will retain the
and external storage areas are sited
and designed for attractive visual existing waste storage areas, letter
appearance and function, and PS44.1 boxes and external storage areas.
complement the architecture and Hard surface is provided to
environs; driveways, walkways, entries,
PS44.1 Complies
outdoor patios, and in the vicinity of
AND waste storage areas, letter boxes Hard surface will be provided to
driveways, walkways, entries,
and clothes lines;
SO44 outdoor patios, and in the vicinity
High volume pedestrian areas
of waste storage areas, letter boxes
within developments are sealed to AND
provide safe access and avoid and clothes lines.
damage to landscaped open space
PS45.1
area; PS45.1 Complies
A weatherproof storage area of at
least 12.6m3 (having a height of at A waterproof storage area meeting
AND
least 2.1m and an area of 6m2) is Council requirements will be
provided within or attached to each provided for each dwelling unit.
SO45
Adequate enclosed storage areas dwelling unit. This storage space will
are provided on-site to meet the not contribute to GFA providing it
likely needs of the residents. can be directly accessed from
outside the building and does not
exceed an area of 7m2.
For Multiple Housing Type 5 - Relocatable
SO46 – SO52 Not Applicable
The proposal at hand is for the extension to an existing Multiple Housing Type 4.
Overlay Codes
Natural Hazards Overlay Code:
Specific Outcomes Probable Solutions Proposed Solutions
Landslide Hazard Area
Effects of Use
PI Home Pty Ltd 35
41 Belmore Terrace, Sunshine Beach
Page 36
General
SO1 PS1.1 SO1 Performance Solution
Development is located to ensure it The proposed development is not
The proposed development is
does not compromise the safety of located in a landslide hazard area as
people, property or hazardous indicated on Overlay Maps OM1.3- located on a site that is identified
materials manufactured or stored OM9.335; ‘ in a landslide hazard area, however
in bulk by increasing risk of the proposal is for extensions to an
landslide; OR existing Multiple Housing Type4
and will not compromise the safety
AND PS1.2 of people.
The development site is not subject
SO2 to landslide, either internally or from
Development, including PS1.3 Not Applicable
sloping land above the site {eg.
accessways is designed and The subject site is not located
slopes are less than 1 in 10 (10%)
constructed to— within Precinct F of the Noosa
a) minimise impacts on the Springs site.
natural landform; AND
b) minimise risk to people and
property from landslide; PS1.3 SO2 Complies
c) avoid any potential instability Development, including necessary The proposal at hand is for
and associated problems, earthworks within Precinct F of the extensions to existing Multiple
including long term stability of Noosa Springs site, improves the
the site and long term stability Housing Type 4. The proposed
stability of any non-natural landform
of the development. so it is not at risk from landslide extension will be integrated into
either on the site or from sloping the existing development and will
land above the site. minimise impacts on the natural
landform.
PS2.1
No solution provided The proposed extensions will
minimise the risk to people and
property from landslide, and will
avoid any potential instability and
associated problems, including long
term stability of the site and long
term stability of the development.
Protection of Infrastructure and Community Uses
SO3 PS3.1 PS3.1-PS3.3 Not Applicable
Community Uses and Community Uses and Infrastructure
The proposal at hand is not for
Infrastructure Uses, including that Uses are not located in a landslide
identified below, are able to hazard area as indicated on Overlay Community Uses or Infrastructure
function effectively during and Maps OM1.3-OM9.3; Uses.
immediately after landslide
events— OR
a) Emergency service facilities;
b) Hospitals; PS3.2
c) Education Type 4 uses, The community infrastructure
PI Home Pty Ltd 36
41 Belmore Terrace, Sunshine Beach
Page 37
including stores for valuable development—
records or items of historic or a) does not result in any new
cultural significance; and building work other than an
d) Service and utility uses, addition to an existing building;
including electricity b) does not involve vegetation
substations, major electrical clearing; and
depots and water treatment c) does not alter ground levels or
plants. stormwater conditions;
OR
PS3.3
The development includes measures
that ensure—
a) the long term stability of the
site;
b) access to the site will not be
impeded by a landslide event;
and
c) the community infrastructure
will not be adversely affected by
landslides originating on sloping
land above the site36.
Secondary Codes
Landscaping Code:
Landscaping does not form part of the proposal at hand and as such the Landscaping Code will
not be addressed.
Driveways and Carparking Code:
The proposal at hand is for extensions to existing Multiple Housing Type 4 which has an
established driveway and carparking area. The Driveways and Carparking Code will not be
responded to as it is not relevant to the proposal at hand.
Earthworks Code:
Earthworks do not form part of the proposal at hand and therefore the Earthworks Code will not
be responded to as it is not relevant to the proposal.
Erosion and Sediment Control Code:
PI Home Pty Ltd 37
41 Belmore Terrace, Sunshine Beach
Page 38
Specific Outcomes Probable Solutions Proposed Solutions
14.125 Effects of Works
Erosion and Sediment Control
SO1 PS1.1 PS1.1 Complies
Site disturbance is limited to building
Development minimises erosion Site disturbance will be limited to
areas, their surrounds and other use
and transport of sediments off- building areas, their surrounds and
areas;
site. other use areas.
AND
PS1.2 PS1.2 Complies
Sediment barriers are provided Sediment barriers will be provided
throughout and downslope of throughout and downslope of
disturbed areas to prevent sediment disturbed areas to prevent
washing into gutters, drains and sediment washing into gutters,
watercourses either on or off the drains and watercourses either on
site;
or off the site.
AND
PS1.3 Complies
PS1.3
All stockpiles including sand, soil or
All stockpiles including sand, soil or
building materials will be within the
building materials are within the
premises and contained within
premises and contained within
individual sediment barriers.
individual sediment barriers;
AND
PS1.4 PS1.4 Complies
Sediment basins are provided where If the site contains fine or dispersive
the site contains fine or dispersive soils sediment basins will be
soils; provided.
OR
PS1.5 PS1.5 Complies
A stormwater catchpit incorporating A stormwater catchpit
a stormwater catchpit protection incorporating a stormwater catchpit
device is installed so that all runoff protection device will be installed
from disturbed areas flows to the were required so that all runoff
catchpit; from disturbed areas flows to the
AND catchpit.
PS1.6
PS1.6 Complies
PI Home Pty Ltd 38
41 Belmore Terrace, Sunshine Beach
Page 39
For buildings, The proposal at hand is for
a) temporary or permanent extensions to existing Multiple
downpipes are connected to the Housing Type 4 and will connect to
stormwater system before laying the the existing stormwater system.
roof; or
b) localised erosion is avoided by
directing flow from downpipes over
non-erosive areas.
Stormwater Runoff
SO2 PS2.1 PS2.1 Complies
Diversion drains or bunds are
Stormwater is diverted around Any diversion drains of bunds that
designed and constructed to drain
disturbed areas. may be required as part of the
upstream run-off around the
proposal will be designed and
disturbed site;
constructed to drain upstream run-
off around the disturbed site.
AND
PS2.2 PS2.2 Complies
Discharge from the diversion drains Discharge from the diversion drains
do not cause run-off impacts to will not cause run-off impacts to
other properties; other properties.
OR
PS2.3
Alternative methods, as described in
the Institution of Engineers Australia
(Queensland Division) Soil Erosion
and Sediment Control - Guidelines
for Queensland Construction Sites,
are used.
Existing Services Code:
The proposal at hand is for extensions to existing Multiple Housing Type 4. The proposed
extensions will not result in any potential or actual damage to any Council owned underground
infrastructure, and will continue to allow for the accessibility of any infrastructure in the area for
maintenance purposes. As such the Existing Services Code will not be responded to.
Transport Roads and Drainage Code:
The development of new road does not form part of the proposal at hand and as such the
Transport Roads and Drainage Code will not be responded to.
PI Home Pty Ltd 39
41 Belmore Terrace, Sunshine Beach
Page 40
Waste Management Code:
The proposal at hand is for extensions to existing Multiple Housing Type 4 and will utilise the
existing adequate areas for the collection and separate storage of waste material. As such the
Waste Management Code will not be addressed.
Water Sensitive Design Code:
Specific Outcomes Probable Solutions Proposed Solutions
Water Reuse
SO1-SO5 Not Applicable
Water reuse does not form part of the proposal at hand.
Run-Off Treatment
SO6 PS6.1 & PS7.1 PS6.1 & PS7.1 Complies
Run-off that leaves the site is Development complies with the
The proposed extensions will
treated so as not to adversely water quality standards in Table 2 of
comply with the water quality
impact on the ecology and the SEQ Regional Plan
standards in Table 2 of the SEQ
hydrology of downstream Implementation Guideline No. 7 for
Regional Plan Implementation
environmental flows; Water Sensitive Urban Design.
Guideline No. 7 for Water Sensitive
Urban Design.
AND
SO7
Within the Shire Business Centre
site, as shown on Map SBC—
a) run-off treatment occurs within
the site ; and
b) drainage lines are only used for
final polishing of run-off.
Town Water Supply Connections
SO8 PS8.1 PS8.1 Complies
A suitable backflow prevention
Backflow devices or similar The proposal is for extension to
device is installed to protect the
systems ensure water reuse existing Multiple Housing Type 4
potable water within the reticulated
facilities have no impact on the which has an existing connection to
water supply in accordance with
quality of the town mains water. the town water supply.
AS/NZS 3500:2003 Plumbing and
Drainage.
PI Home Pty Ltd 40
41 Belmore Terrace, Sunshine Beach
Page 41
Use of Natural Treatments and Systems
SO9 PS9.1 & PS10.1 PS9.1 & PS10.1 Complies
Natural treatment strategies, Development complies with the
The proposal at hand will comply
including grass swales and bio- water quality standards in Table 2 of
with the water quality standards in
retention systems, vegetated the SEQ Regional Plan
Table 2 of the SEQ Regional Plan
filtration strips and gross pollutant Implementation Guideline No. 7 for
Implementation Guideline No. 7 for
traps, are used wherever Water Sensitive Urban Design.
Water Sensitive Urban Design.
practicable;
AND
SO10
Within the Shire Business Centre,
as shown on Map SBC— where
necessary, drainage lines are
ecologically enhanced to ensure
that the water quality polishing
functions are of high standard.
Water Supply and Sewerage Reticulation Code:
The proposal at hand is for extensions to existing Multiple Housing Type 4. The proposed
extensions will be integrated into the plumbing of the existing dwelling unit which is connected
to Council water supply and sewerage reticulation. Therefore the Water Supply and Sewerage
Reticulation Code will not be responded to.
PI Home Pty Ltd 41
41 Belmore Terrace, Sunshine Beach
Page 42
CONCLUSIONS
Council has clearly indicated that it is desirable for owners to take advantage of existing services
and infrastructure to ensure the efficient use of the region’s resources and not further erode the
natural features of the Noosa area.
The proposal provides for the orderly development of the planned area for residential purposes
and provides for a diversity of housing types in a location that is considered appropriate for
densification given zoning as Semi-Attached Housing. Furthermore the proposal represents a
logical extension to cater for the need of the owners whilst not affecting residential amenity.
The proposal architecturally responds to the natural topography of the subject site and provides
a development that when viewed from Belmore Terrace appears as having a height of 2 storeys
with a reduced bulk and scale.
The proposed lift will allow for the accessibility of the rear dwelling unit by people with a disability
or those who have reduced mobility.
The proposed extensions will result in a development that is consistent Multiple Dwellings in
Belmore Terrace and the surrounding locality and will not appear as 2 storeys across the site
when viewed from Belmore Terrace.
The proposal will not have any significant impact upon adjoining residential amenity.
The proposal addresses relevant site constraints in accordance with Council’s standards.
On the basis that the proposal meets the reasonable expectation of the relevant Codes,
Council's approval is recommended.
PI Home Pty Ltd 42
41 Belmore Terrace, Sunshine Beach
Page 43
ATTACHMENTS Attachment A – Proposal Plans PI Home Pty Ltd 43 41 Belmore Terrace, Sunshine Beach
Page 44
Attachment B – Coastal Hazard Map PI Home Pty Ltd 44 41 Belmore Terrace, Sunshine Beach [OCR of page images] Attachment B - Coastal Hazard Map PI Home Pty Ltd 41 Belmore Terrace, Sunshine Beach 44
Page 45
Attachment C – Koala Habitat Map PI Home Pty Ltd 45 41 Belmore Terrace, Sunshine Beach [OCR of page images] Attachment C — Koala Habitat Map PI Home Pty Ltd 41 Belmore Terrace, Sunshine Beach 45
Page 46
Attachment D – Vegetation Management Map PI Home Pty Ltd 46 41 Belmore Terrace, Sunshine Beach [OCR of page images] Attachment D - Vegetation Management Map PI Home Pty Ltd 41 Belmore Terrace, Sunshine Beach 46
Used in these records
Amended Town Planning Report_090415.pdfRelated documentApplication case desk ↗
About this file
- File size
- 1.4 MB (small file)
- File type
No other editions are linked here.