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Delegated Report - Code - Planning MCU26 0010 (As Published) · MCU26/0010
DEVELOPMENT ASSESSMENT DELEGATED REPORT
Author Planning Advisor, FA
C/- Senior Development Planner, Georgina Schramm
Development Assessment
APPLICATION DETAILS
Application No. MCU26/0010
Applicant Avalon Projects C/- Adapt Development Management Pty Ltd
Proposal Material Change of Use - Dwelling house
Properly Made Date 17 February 2026
Information Request Date 18 March 2026
Information Response Date 7 April 2026
Decision Due Date 10 July 2026
Report Reviewed & Ben Micallef – 8 July 2026
Finalised By
PROPERTY DETAILS
Property Address 12 Captains Ct Sunrise Beach Qld 4567
RP Description Lot 25 RP 903822
Land Area 982m²
Existing Use of Land Existing single dwelling
STATUTORY DETAILS
SEQRP Designation Urban Footprint
Zone Low Density Residential
Precinct Not applicable
Local Plan Area Coastal Communities
Overlays N/A
Assessment Type Code
1. PROPOSAL
The application seeks approval for a Material Change of Use - Dwelling house.
Document Set ID: 24750347
Version: 9, Version Date: 08/07/2026
[OCR of page images]
DEVELOPMENT ASSESSMENT DELEGATED REPORT
Author Planning Advisor, FA
C/- Senior Development Planner, Georgina Schramm
Development Assessment
APPLICATION DETAILS
Application No.
Applicant
Proposal
Properly Made Date
Information Request Date
Information Response Date
Decision Due Date
Report Reviewed &
Finalised By
PROPERTY DETAILS
Property Address
RP Description
Land Area
Existing Use of Land
STATUTORY DETAILS
SEQRP Designation
Zone
Precinct
Local Plan Area
Overlays
Assessment Type
1. PROPOSAL
MCU26/0010
Avalon Projects C/- Adapt Development Management Pty Ltd
Material Change of Use - Dwelling house
17 February 2026
18 March 2026
7 April 2026
10 July 2026
Ben Micallef — 8 July 2026
12 Captains Ct Sunrise Beach Qld 4567
Lot 25 RP 903822
982m?
Existing single dwelling
Urban Footprint
Low Density Residential
Not applicable
Coastal Communities
N/A
Code
The application seeks approval for a Material Change of Use - Dwelling house.
Document Set ID: 24750347
Version: 9, Version Date: 08/07/2026
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The proposal if for a large dwelling house with two habitable levels, a basement and roof deck. It
is U shaped structure centred around a new swimming pool at the centre of the site.
The basement level is a large open area with room for parking six cars, three pairs in tandem, plus
additional space which is not defined for any use. The basement includes a toilet, stairs and space
for future lift access. Vehicle access to the basement is via a driveway off Captains Ct and a double
width garage door (4.8m wide).
The ground floor is primarily living space with a single guest bedroom; this area opens out to the
pool courtyard and outdoor living spaces.
The upper floor includes 3 bedrooms, and street and rear facing balconies. It includes a large void
above the living area below.
The roof area includes a roof deck at the northeast corner of house. The roof deck is approximately
39m2 in area and is accessed by a spiral staircase which extends to the ground floor.
The total GFA is 479m2.
The proposed site cover is as follows:
• Basement Floor: 24.34%;
• Ground Floor: 37.87%;
• First Floor: 31.59%;
• Birds eye view: 43.26%.
A dwelling house is accepted subject to requirements within the Low Density Residential Zone;
however, code assessment has been triggered due to the following:
a) The proposed dwelling does not achieve acceptable outcome 7.1 of the Low Density
Residential zone code as the is three stories.
b) The proposed dwelling does not achieve acceptable outcome 8.1 of the Low Density
Residential zone code as the site cover exceeds the prescribed site cover as follows:
Site cover 50% for one of the floor Basement Floor: 24.34%;
levels
Ground Floor: 37.87%;
30% for each of the other
First Floor: 31.59%;
floor levels ; or
Birds eye view: 43.26%.
40% for all storeys and
floor levels
c) The proposed dwelling does not achieve Acceptable Outcome AO16.2 of the Low Density
Residential zone code as a rooftop terrace is proposed.
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The proposal if for a large dwelling house with two habitable levels, a basement and roof deck. It
is U shaped structure centred around a new swimming pool at the centre of the site.
The basement level is a large open area with room for parking six cars, three pairs in tandem, plus
additional space which is not defined for any use. The basement includes a toilet, stairs and space
for future lift access. Vehicle access to the basement is via a driveway off Captains Ct and a double
width garage door (4.8m wide).
The ground floor is primarily living space with a single guest bedroom; this area opens out to the
pool courtyard and outdoor living spaces.
The upper floor includes 3 bedrooms, and street and rear facing balconies. It includes a large void
above the living area below.
The roof area includes a roof deck at the northeast corner of house. The roof deck is approximately
39m? in area and is accessed by a spiral staircase which extends to the ground floor.
The total GFA is 479m?.
The proposed site cover is as follows:
Basement Floor: 24.34%;
Ground Floor: 37.87%;
First Floor: 31.59%;
Birds eye view: 43.26%.
A dwelling house is accepted subject to requirements within the Low Density Residential Zone;
however, code assessment has been triggered due to the following:
a) The proposed dwelling does not achieve acceptable outcome 7.1 of the Low Density
Residential zone code as the is three stories.
b) The proposed dwelling does not achieve acceptable outcome 8.1 of the Low Density
Residential zone code as the site cover exceeds the prescribed site cover as follows:
Site cover 50% for one of the floor Basement Floor: 24.34%;
levels Ground Floor: 37.87%;
30% for each of the other First Floor: 31.59%:
floor levels ; or
i j . 9,
40% for all storeys and Birds eye view: 43.26%.
floor levels
c) The proposed dwelling does not achieve Acceptable Outcome AO16.2 of the Low Density
Residential zone code as a rooftop terrace is proposed.
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Page 3
The locality and proposal plan are included below.
Figure 1 – Locality
Figure 2 – Site Plan
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The locality and proposal plan are included below.
3 cm einrouse,
Figure 2- Site Plan
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Figure 3 – Basement Plan
Figure 4 – Ground Floor Plan
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an &
Ci) | A
Set eheee
Figure 3-— Basement Plan
Figure 4 -— Ground Floor Plan
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Figure 5 – First Floor Plan
Figure 6 – Roof Plan
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Document Set ID: 24750347
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Figure 6 — Roof Plan
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Page 6
Figure 7 – West Elevation
Figure 8 – South Elevation
Figure 9 – East Elevation
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Document Set ID: 24750347
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2150___27p4y 27s}. 2460 _, _2sr0_|
Figure 7 — West Elevation
2292p. arm gm g
Figure 8 — South Elevation
200
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‘
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Figure 9 - East Elevation
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Figure 10 – North Elevation
2. APPLICATION BACKGROUND
An information request was forwarded to the applicant dated 18 March 2026. This RFI sought
further information confirming building height as well as supporting information to confirm to what
extent the roof terrace will be visible from David Low Way.
In response the applicant provided supporting information demonstrating the dwelling house will
not be visible from David Low Way as well as amended plans detailing height levels, and lowered
the terrace height.
Following further Council liaison with the applicant outlining concerns with respect to building bulk
and privacy impacts for the northern neighbour, the applicant forwarded revised plans lowering the
roof deck 300mm which lowers the maximum height of the house including balustrade to 8m.
3. SITE DETAILS
3.1. Site Description
The site is a residential allotment 982m2 in area within the Low Density Residential Zone. The site
is currently improved by dwelling house which will be demolished. As viewed from the street the
lot slopes from left to right (the highest point being along the northern boundary, with a total fall of
approx. 4 metres.
3.2. Surrounding Land Uses
The lot fronts Captains Ct. The rear (eastern side) of the lot fronts environmental parkland in the
Environmental Management and Conservation zone which is heavily vegetated. Beyond that is the
David Low Way. Apart from that, adjoining and surrounding land use is made up of dwelling houses
in the Low Density Residential zone.
4. ASSESSMENT
4.1. Instruments for Statutory Assessment
Under the Planning Act 2016 the application must be assessed against each of the following
statutory planning instruments to the extent they are relevant to the development:
• State Planning Policy;
• South East Queensland Regional Plan;
• Planning Regulation 2017; and
• Noosa Plan 2020 (25 September 2020).
4.2. Noosa Plan 2020
The following codes from the Noosa Plan 2020 are applicable to this development:
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sm 2m,
ee
Figure 10 — North Elevation
2. APPLICATION BACKGROUND
An information request was forwarded to the applicant dated 18 March 2026. This RFI sought
further information confirming building height as well as supporting information to confirm to what
extent the roof terrace will be visible from David Low Way.
In response the applicant provided supporting information demonstrating the dwelling house will
not be visible from David Low Way as well as amended plans detailing height levels, and lowered
the terrace height.
Following further Council liaison with the applicant outlining concerns with respect to building bulk
and privacy impacts for the northern neighbour, the applicant forwarded revised plans lowering the
roof deck 300mm which lowers the maximum height of the house including balustrade to 8m.
3. SITE DETAILS
3.1. Site Description
The site is a residential allotment 982m? in area within the Low Density Residential Zone. The site
is currently improved by dwelling house which will be demolished. As viewed from the street the
lot slopes from left to right (the highest point being along the northern boundary, with a total fall of
approx. 4 metres.
3.2. Surrounding Land Uses
The lot fronts Captains Ct. The rear (eastern side) of the lot fronts environmental parkland in the
Environmental Management and Conservation zone which is heavily vegetated. Beyond that is the
David Low Way. Apart from that, adjoining and surrounding land use is made up of dwelling houses
in the Low Density Residential zone.
4. ASSESSMENT
4.1. Instruments for Statutory Assessment
Under the Planning Act 2016 the application must be assessed against each of the following
statutory planning instruments to the extent they are relevant to the development:
e State Planning Policy;
° South East Queensland Regional Plan;
e Planning Regulation 2017; and
e Noosa Plan 2020 (25 September 2020).
4.2. Noosa Plan 2020
The following codes from the Noosa Plan 2020 are applicable to this development:
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• Low Density Residential Zone Code;
• Coastal Communities Local Plan Code;
• Low Density Housing Code;
• Works Codes.
The subject site is located in Sunrise Beach and is zoned Low Density Residential. The proposed
use is identified as a consistent use within the zone and is required to follow a code assessable
application process.
The application has been found to generally comply with all applicable statutory instruments. The
pertinent issues arising out of the assessment are discussed below:
Criteria Planning Scheme Proposal Complies
Building height
• storeys 2 storeys max 3 storeys X
• metres 8 metres 8.0 metres
Site cover 50% for one of the floor Birds eye view: 43.26% X
levels
30% for each of the other
floor levels ; or
40% for all storeys and
floor levels
Gross floor area 500 m² max 440.8m2
Boundary setbacks
Ground Floor Plan / up to 4.5m
Frontage 6.0 metres min 6 metres
Side (north) 1.5 metres min 2 metres
Side (south) 1.5 metres min 2 metres
Rear 3.0 metres min 4.571 metres
First Floor Plan / 4.5m – 7.5m
Frontage 6.0 metres min 6 metres
Side (north) 2.0 – 2.5 metres min 2 metres
Side (south) 2.0 – 2.5 metres min 2 metres
Rear 3.0 - 6.0 metres min 4.571 metres
Landscaping
Soft landscaping 20% min 31.64%
Carparking 2 covered min 6 covered
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Low Density Residential Zone Code;
Coastal Communities Local Plan Code;
Low Density Housing Code;
Works Codes.
The subject site is located in Sunrise Beach and is zoned Low Density Residential. The proposed
use is identified as a consistent use within the zone and is required to follow a code assessable
application process.
The application has been found to generally comply with all applicable statutory instruments. The
pertinent issues arising out of the assessment are discussed below:
Document Set ID
Criteria
Building height
e storeys
e metres
Site cover
Gross floor area
Boundary setbacks
Planning Scheme
2 storeys max
8 metres
50% for one of the floor
levels
30% for each of the other
floor levels ; or
40% for all storeys and
floor levels
500 m? max
Ground Floor Plan / up to 4.5m
Frontage
Side (north)
Side (south)
Rear
6.0 metres min
1.5 metres min
1.5 metres min
3.0 metres min
First Floor Plan / 4.5m — 7.5m
Frontage
Side (north)
Side (south)
Rear
Landscaping
Soft landscaping
Carparking
: 24750347
Version: 9, Version Date: 08/07/2026
6.0 metres min
2.0 — 2.5 metres min
2.0 — 2.5 metres min
3.0 - 6.0 metres min
20% min
2 covered min
Proposal
3 storeys
8.0 metres
Birds eye view: 43.26%
440.8m2
6 metres
2 metres
2 metres
4.571 metres
6 metres
2 metres
2 metres
4.571 metres
31.64%
6 covered
Complies
x<
SSN
SSN
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Building Height
AO7.1 of the Low Density Residential Zone Code
a) No. of Storeys
Much of the basement area is more than 1m above natural ground level. As a result, part of
the house would be considered three stories as defined under the planning scheme. However,
the actual area of the house that is three stories is limited due to much of the upper level of the
house (where above the non-compliant part of the basement) is either an open deck or a void
and therefore does not count as a third storey (refer Figure 4).
As presented to the street, due to the recess in the upper floor above the garage (refer Figure
11), the house presents primarily as a two storey structure.
Also, the existing houses on either side of the proposed dwelling are substantial in size,
therefore, it will be similar in scale to these dwellings and consistent with the general
streetscape.
In summary despite the non-compliance with respect to building height and number of storeys.
The proposed dwelling is considered to accord with Performance Outcome 7 of the Low Density
Residential Zone Code.
Figure 11 – Streetscape Render
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Building Height
AO7.1 of the Low Density Residential Zone Code
a) No. of Storeys
Much of the basement area is more than 1m above natural ground level. As a result, part of
the house would be considered three stories as defined under the planning scheme. However,
the actual area of the house that is three stories is limited due to much of the upper level of the
house (where above the non-compliant part of the basement) is either an open deck or a void
and therefore does not count as a third storey (refer Figure 4).
As presented to the street, due to the recess in the upper floor above the garage (refer Figure
11), the house presents primarily as a two storey structure.
Also, the existing houses on either side of the proposed dwelling are substantial in size,
therefore, it will be similar in scale to these dwellings and consistent with the general
streetscape.
In summary despite the non-compliance with respect to building height and number of storeys.
The proposed dwelling is considered to accord with Performance Outcome 7 of the Low Density
Residential Zone Code.
Figure 11 — Streetscape Render
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Site Cover
AO8.1 of the Low Density Residential Zone Code – Site Cover
This AO prescribes minimum site cover for two storey buildings as:
• 50% for one of the storeys; and
• 30% for the other storeys; or
• 40% for both storeys
As indicated in the table above, the house was calculated to have 37.87% site cover for the ground
floor and 31.9% site cover for the upper floor as well as 24.34% for the basement, a birdseye view
of 43.26%.
As discussed above, despite the noncompliant basement, the house still presents to the street as
primarily two storeys. Given, the substantial existing houses on either side it will be similar in scale
and bulk to these dwellings and consistent with the general streetscape.
Therefore, the proposed dwelling is considered to accord with Performance Outcome PO8 of the
Low Density Residential Zone Code.
Roof Terrace
AO 16.2 of the Low Density Residential Zone Code – Site Cover
The AO prescribes no roof terrace.
As discussed above with respect to building height, the proposed roof terrace will have no
streetscape impact nor present excessive bulk to the neighbour to the north, largely due to the
terraces location towards the north-eastern corner of the site and the slope of the land, falling
southwards.
The proposed roof deck includes 1.75m screening on the northern side which should manage
privacy issues and overlooking potential to the neighbour to the north.
Therefore, the proposed roof terrace is considered to accord with Performance Outcome 16 of the
Low Density Residential Zone Code.
5. CONSULTATION
5.1. Referral Agencies
The applicant was referred to the following Referral Agencies:
• State Assessment and Referral Agency (SARA)
10.4.3.1.1 – Contaminated land (unexploded ordnance) (Planning Regulation 2017)
The SARA Responded in a letter dated 9 March 2026 with the following condition:
No. Conditions Condition timing
10.4.3.1.1 – Contaminated land (unexploded ordnance) —The chief executive administering the
Planning Act 2016 nominates the Director-General of the Department of State Development,
Infrastructure and Planning to be the enforcement authority for the development to which this
development approval relates for the administration and enforcement of any matter relating to
the following condition:
Provide certification to the Department of State
1. Prior to the commencement of
Development, Infrastructure and Planning at
[email protected] by an works.
approved contractor on the Australian
Government, Department of Defence,
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Site Cover
AO8.1 of the Low Density Residential Zone Code — Site Cover
This AO prescribes minimum site cover for two storey buildings as:
. 50% for one of the storeys; and
. 30% for the other storeys; or
. 40% for both storeys
As indicated in the table above, the house was calculated to have 37.87% site cover for the ground
floor and 31.9% site cover for the upper floor as well as 24.34% for the basement, a birdseye view
of 43.26%.
As discussed above, despite the noncompliant basement, the house still presents to the street as
primarily two storeys. Given, the substantial existing houses on either side it will be similar in scale
and bulk to these dwellings and consistent with the general streetscape.
Therefore, the proposed dwelling is considered to accord with Performance Outcome PO8 of the
Low Density Residential Zone Code.
Roof Terrace
AO 16.2 of the Low Density Residential Zone Code — Site Cover
The AO prescribes no roof terrace.
As discussed above with respect to building height, the proposed roof terrace will have no
streetscape impact nor present excessive bulk to the neighbour to the north, largely due to the
terraces location towards the north-eastern corner of the site and the slope of the land, falling
southwards.
The proposed roof deck includes 1.75m screening on the northern side which should manage
privacy issues and overlooking potential to the neighbour to the north.
Therefore, the proposed roof terrace is considered to accord with Performance Outcome 16 of the
Low Density Residential Zone Code.
5. CONSULTATION
5.1. Referral Agencies
The applicant was referred to the following Referral Agencies:
e State Assessment and Referral Agency (SARA)
10.4.3.1.1 — Contaminated land (unexploded ordnance) (Planning Regulation 2017)
The SARA Responded in a letter dated 9 March 2026 with the following condition:
No. Conditions Condition timing
10.4.3.1.1 — Contaminated land (unexploded ordnance) —The chief executive administering the
Planning Act 2016 nominates the Director-General of the Department of State Development,
Infrastructure and Planning to be the enforcement authority for the development to which this
development approval relates for the administration and enforcement of any matter relating to
the following condition:
Provide certification to the Department of State :
1. : Prior to the commencement of
Development, Infrastructure and Planning at
[email protected] by an works.
approved contractor on the Australian
Government, Department of Defence,
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Unexploded Ordnance (UXO) Panel that the;
(a) subject site has been remediated and
cleared of unexploded ordnances; or
(b) proposed use can be suitably managed on
the site
5.2. Internal Council Referrals
The application was forwarded to the following internal Council officers for review and/or comment:
• Development Engineer, Development Assessment – as conditioned.
No engineering material has been provided, this assessment is based on the development
type applied for in the provided DA Form 1: MCU application for a dwelling house with
basement.
Earthworks
The excavation for the dwelling house is considered building works.
Access
The site is currently occupied by an existing dwelling house and driveway. The applicant is
proposing the driveway and crossover generally in the same location/alignment as existing,
although limited detailed has been provided. Existing stormwater pits are present on the
frontage in proximity to the crossover. A standard vehicle crossover (1m clear of stormwater
pits and property boundaries) may not be achievable. It is recommended the works are
administered through an Operational Works – Driveway Crossover.
6. CONCLUSION & REASONS FOR DECISION
The proposed development generally complies with the requirements of the planning scheme and
does not raise any significant issues that cannot be addressed by reasonable and relevant
conditions. The application is therefore recommended for approval.
The report is provided in accordance with Section 63(5) of the Planning Act 2016.
RECOMMENDATION
With regard to Application No MCU26/0010 for a Material Change of Use - Dwelling house situated
at 12 Captains Ct Sunrise Beach Qld 4567 and described as Lot 25 RP 903822, it is recommended
the application be approved in accordance with the following details for the Decision Notice:
1. APPLICATION DETAILS
Application No: MCU26/0010
Street address: 12 Captains Ct Sunrise Beach Qld 4567
Real property description: Lot 25 RP 903822
Planning Scheme: Noosa Plan 2020 (Amendment 2 - 26 September 2025)
2. DECISION DETAILS
Council decided to issue the following type of approval:
• Development Permit for a Material Change of Use - Dwelling house (building height, site
cover, rooftop terrace)
3. CURRENCY PERIOD OF APPROVAL
The currency period for this development approval is stated in the conditions below.
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Unexploded Ordnance (UXO) Panel that the;
(a) subject site has been remediated and
cleared of unexploded ordnances; or
(b) proposed use can be suitably managed on
the site
5.2. Internal Council Referrals
The application was forwarded to the following internal Council officers for review and/or comment:
e Development Engineer, Development Assessment — as conditioned.
No engineering material has been provided, this assessment is based on the development
type applied for in the provided DA Form 1: MCU application for a dwelling house with
basement.
Earthworks
The excavation for the dwelling house is considered building works.
Access
The site is currently occupied by an existing dwelling house and driveway. The applicant is
proposing the driveway and crossover generally in the same location/alignment as existing,
although limited detailed has been provided. Existing stormwater pits are present on the
frontage in proximity to the crossover. A standard vehicle crossover (1m clear of stormwater
pits and property boundaries) may not be achievable. It is recommended the works are
administered through an Operational Works — Driveway Crossover.
6. CONCLUSION & REASONS FOR DECISION
The proposed development generally complies with the requirements of the planning scheme and
does not raise any significant issues that cannot be addressed by reasonable and relevant
conditions. The application is therefore recommended for approval.
The report is provided in accordance with Section 63(5) of the Planning Act 2016.
RECOMMENDATION
With regard to Application No MCU26/0010 for a Material Change of Use - Dwelling house situated
at 12 Captains Ct Sunrise Beach Qld 4567 and described as Lot 25 RP 903822, it is recommended
the application be approved in accordance with the following details for the Decision Notice:
1. APPLICATION DETAILS
Application No: MCU26/0010
Street address: 12 Captains Ct Sunrise Beach Qld 4567
Real property description: Lot 25 RP 903822
Planning Scheme: Noosa Plan 2020 (Amendment 2 - 26 September 2025)
2. DECISION DETAILS
Council decided to issue the following type of approval:
e Development Permit for a Material Change of Use - Dwelling house (building height, site
cover, rooftop terrace)
3. CURRENCY PERIOD OF APPROVAL
The currency period for this development approval is stated in the conditions below.
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4. ASSESSMENT MANAGER CONDITIONS
PLANNING
When Conditions must be Complied With
1. Unless otherwise stated, all conditions of this Decision Notice must be complied with prior to
the use commencing, and then compliance maintained at all times while the use continues.
Currency Period
2. This development approval lapses if the use has not happened by 10 July 2032, unless an
application to extend the currency period is approved by Council.
Approved Plans
3. Development authorised by this approval must be undertaken generally in accordance with
the Approved Plans listed in the table below.
The following plans require amendment:
Plan No/ Job No Rev. Plan/Document Name Date
20.148 J Site Plan prepared by Avalon Projects 22.05.2026
Annotated by Council
20.148 J Basement Floor Plan prepared by Avalon 22.05.2026
Projects
20.148 J Ground Floor Plan prepared by Avalon 22.05.2026
Projects
20.148 J First Floor Plan prepared by Avalon 22.05.2026
Projects
Annotated by Council
20.148 J Roof Plan prepared by Avalon Projects 22.05.2026
Annotated by Council
20.148 J Elevation 1 prepared by Avalon Projects 22.05.2026
Annotated by Council
20.148 J Elevation 2 prepared by Avalon Projects 22.05.2026
Annotated by Council
20.148 J Elevation 3 prepared by Avalon Projects 22.05.2026
Annotated by Council
20.148 J Elevation 4 prepared by Avalon Projects 22.05.2026
Annotated by Council
20.148 J Elevation 1 Street View prepared by Avalon 22.05.2026
Projects
20.148 J Section A prepared by Avalon Projects 22.05.2026
Annotated by Council
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4. ASSESSMENT MANAGER CONDITIONS
PLANNING
When Conditions must be Complied With
1. Unless otherwise stated, all conditions of this Decision Notice must be complied with prior to
the use commencing, and then compliance maintained at all times while the use continues.
Currency Period
2. | This development approval lapses if the use has not happened by 10 July 2032, unless an
application to extend the currency period is approved by Council.
Approved Plans
3. Development authorised by this approval must be undertaken generally in accordance with
the Approved Plans listed in the table below.
The following plans require amendment:
Plan No/ Job No
20.148
20.148
20.148
20.148
20.148
20.148
20.148
20.148
20.148
20.148
20.148
Document Set ID: 24750347
Version: 9, Version Date: 08/07/2026
Rev.
J
Plan/Document Name
Site Plan prepared by Avalon Projects
Annotated by Council
Basement Floor Plan prepared by Avalon
Projects
Ground Floor Plan prepared by Avalon
Projects
First Floor Plan prepared by Avalon
Projects
Annotated by Council
Roof Plan prepared by Avalon Projects
Annotated by Council
Elevation 1 prepared by Avalon Projects
Annotated by Council
Elevation 2 prepared by Avalon Projects
Annotated by Council
Elevation 3 prepared by Avalon Projects
Annotated by Council
Elevation 4 prepared by Avalon Projects
Annotated by Council
Elevation 1 Street View prepared by Avalon
Projects
Section A prepared by Avalon Projects
Annotated by Council
Date
22.05.2026
22.05.2026
22.05.2026
22.05.2026
22.05.2026
22.05.2026
22.05.2026
22.05.2026
22.05.2026
22.05.2026
22.05.2026
Page 12 of 15
Page 13
20.148 J Section A3 prepared by Avalon Projects 22.05.2026
20.148 J Section B prepared by Avalon Projects 22.05.2026
20.148 J Section B3 prepared by Avalon Projects 22.05.2026
Rooftop Terrace
4. The northern elevation of the rooftop terrace is to be screened by opaque glazing to a
minimum height of 1.7 metres above finished floor level, for the purposes of eliminating
overlooking opportunities.
Site Access and Driveways
5. A sealed access driveway must be provided from Captains Court to all parking and
manoeuvring areas of the development. The works must be undertaken in accordance with
an Operational Works approval, and must include in particular:
a. a driveway crossover in accordance with Council standard drawings RS-049 and RS-
050.
Stormwater Drainage
6. Stormwater runoff from the development must be disposed of on-site without causing scour
or damage to the subject site or any adjoining property.
Easements
7. Unless otherwise agreed in writing by the relevant service provider, any public or third party
infrastructure located on the subject site must be placed within an easement registered
against the title of the property.
8. All easements must be designed in accordance with the planning scheme and granted at no
cost to the Grantee. Where the Grantee is Council or a service authority, the easement
documentation must be in accordance with the Grantee’s standard easement terms. Draft
easement documentation must be submitted to Council for endorsement.
9. All works must be kept clear of any existing or proposed easements on the subject land,
unless agreed otherwise in writing by the Grantee.
Earthworks and Retaining Walls
10. All earthworks and associated retaining structures/batters, both above and below ground,
both temporary and permanent, must be contained entirely within the subject site unless
written permission form the respective landowner(s) is provided to Council. All earthworks
must be undertaken in accordance with the provisions of Australian Standard AS3798:
Guidelines on Earthworks for Commercial and Residential Developments.
11. Where the development involves excavation or filling over, or adjacent to, drainage, water
supply or sewerage infrastructure, all access chamber surface levels must be adjusted to
provide a freeboard of 100mm above the finished ground surface level.
12. All retaining walls must be designed and constructed in accordance with the planning scheme
and must be certified by an RPEQ where exceeding 1.0m in height. All retaining walls that
are publicly accessible and exceed 1.0m in height must be fitted with a commercial grade
safety fence.
Damage to Services and Assets
13. Any damage caused to existing services and assets as a result of the development works
must be repaired at no cost to the asset owner at the following times:
a. where the damage would cause a hazard to pedestrian or vehicle safety, immediately;
or
b. where otherwise, upon completion of the works associated with the development.
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10.
11.
12.
13.
20.148 J Section A3 prepared by Avalon Projects 22.05.2026
20.148 J Section B prepared by Avalon Projects 22.05.2026
20.148 J Section B3 prepared by Avalon Projects 22.05.2026
Rooftop Terrace
The northern elevation of the rooftop terrace is to be screened by opaque glazing to a
minimum height of 1.7 metres above finished floor level, for the purposes of eliminating
overlooking opportunities.
Site Access and Driveways
A sealed access driveway must be provided from Captains Court to all parking and
manoeuvring areas of the development. The works must be undertaken in accordance with
an Operational Works approval, and must include in particular:
a. a driveway crossover in accordance with Council standard drawings RS-049 and RS-
050.
Stormwater Drainage
Stormwater runoff from the development must be disposed of on-site without causing scour
or damage to the subject site or any adjoining property.
Easements
Unless otherwise agreed in writing by the relevant service provider, any public or third party
infrastructure located on the subject site must be placed within an easement registered
against the title of the property.
All easements must be designed in accordance with the planning scheme and granted at no
cost to the Grantee. Where the Grantee is Council or a service authority, the easement
documentation must be in accordance with the Grantee’s standard easement terms. Draft
easement documentation must be submitted to Council for endorsement.
All works must be kept clear of any existing or proposed easements on the subject land,
unless agreed otherwise in writing by the Grantee.
Earthworks and Retaining Walls
All earthworks and associated retaining structures/batters, both above and below ground,
both temporary and permanent, must be contained entirely within the subject site unless
written permission form the respective landowner(s) is provided to Council. All earthworks
must be undertaken in accordance with the provisions of Australian Standard AS3798:
Guidelines on Earthworks for Commercial and Residential Developments.
Where the development involves excavation or filling over, or adjacent to, drainage, water
supply or sewerage infrastructure, all access chamber surface levels must be adjusted to
provide a freeboard of 100mm above the finished ground surface level.
All retaining walls must be designed and constructed in accordance with the planning scheme
and must be certified by an RPEQ where exceeding 1.0m in height. All retaining walls that
are publicly accessible and exceed 1.0m in height must be fitted with a commercial grade
safety fence.
Damage to Services and Assets
Any damage caused to existing services and assets as a result of the development works
must be repaired at no cost to the asset owner at the following times:
a. where the damage would cause a hazard to pedestrian or vehicle safety, immediately;
or
b. — where otherwise, upon completion of the works associated with the development.
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Page 14
Any repair work which proposes to alter the alignment or level of existing services and assets
must first be referred to the relevant service authority for approval.
5. REFERENCE DOCUMENTS
Not applicable.
6. REFERRAL AGENCIES
The referral agencies applicable to this application are:
Concurrence SARA at DILGP SARA Referral Trigger Response
at DILGP Via MyDAS2
at https://prod2.dev-
assess.qld.gov.au/suite
/ (for assistance,
contact DILGP at 5352
9701 or
email:[email protected]
Referral Agency State Assessment 10.4.3.1.1 – The agency provided its
Referral Agency Contaminated land response on 9 March
(unexploded ordnance) 2026 (Reference No.
ref:24590836). A copy
of the response is
attached
7. ADVISORY NOTES
The following notes are included for guidance and information purposes only and do not form part
of the assessment manager conditions:
PLANNING
Aboriginal Cultural Heritage Act 2003
1. There may be a requirement to establish a Cultural Heritage Management Plan and/or obtain
approvals pursuant to the Aboriginal Cultural Heritage Act 2003 (ACH Act).
The ACH Act establishes a cultural heritage duty of care which provides that: “A person who
carries out an activity must take all reasonable and practicable measures to ensure the
activity does not harm Aboriginal cultural heritage”. It is an offence to fail to comply with the
duty of care. Substantial monetary penalties may apply to individuals or corporations
breaching this duty of care. Injunctions may also be issued by the Land and Resources
Tribunal, and the Minister administering the ACH Act can also issue stop orders for an activity
that is harming or is likely to harm Aboriginal cultural heritage or the cultural heritage value
of Aboriginal cultural heritage.
You should contact the Cultural Heritage Unit to discuss any obligations under the ACH Act.
Equitable Access and Facilities
2. The plans for the proposed building work have NOT been assessed for compliance with the
requirements of the National Construction Code - Building Code of Australia (Volume 1) as
they relate to people with disabilities. Your attention is also directed to the fact that in addition
to the requirements of the National Construction Code as they relate to people with
disabilities, one or more of the following may impact on the proposed building work:
a. the Disability Discrimination Act 1992 (Commonwealth);
b. the Anti-Discrimination Act 1991 (Queensland); and
c. the Disability (Access to Premises – Buildings) Standards.
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5.
Any repair work which proposes to alter the alignment or level of existing services and assets
must first be referred to the relevant service authority for approval.
REFERENCE DOCUMENTS
Not applicable.
6.
REFERRAL AGENCIES
The referral agencies applicable to this application are:
Concurrence SARA at DILGP SARA Referral Trigger Response
7.
at DILGP Via MyDAS2
at https://prod2.dev-
assess.qlid.gov.au/suite
/ (for assistance,
contact DILGP at 5352
9701 or
email: [email protected]
Referral Agency State Assessment 10.4.3.1.1 - The agency provided its
Referral Agency Contaminated land response on 9 March
(unexploded ordnance) 2026 (Reference No.
ref:24590836). A copy
of the response is
attached
ADVISORY NOTES
The following notes are included for guidance and information purposes only and do not form part
of the assessment manager conditions:
PLANNING
Aboriginal Cultural Heritage Act 2003
There may be a requirement to establish a Cultural Heritage Management Plan and/or obtain
approvals pursuant to the Aboriginal Cultural Heritage Act 2003 (ACH Act).
The ACH Act establishes a cultural heritage duty of care which provides that: “A person who
carries out an activity must take all reasonable and practicable measures to ensure the
activity does not harm Aboriginal cultural heritage”. It is an offence to fail to comply with the
duty of care. Substantial monetary penalties may apply to individuals or corporations
breaching this duty of care. Injunctions may also be issued by the Land and Resources
Tribunal, and the Minister administering the ACH Act can also issue stop orders for an activity
that is harming or is likely to harm Aboriginal cultural heritage or the cultural heritage value
of Aboriginal cultural heritage.
You should contact the Cultural Heritage Unit to discuss any obligations under the ACH Act.
Equitable Access and Facilities
The plans for the proposed building work have NOT been assessed for compliance with the
requirements of the National Construction Code - Building Code of Australia (Volume 1) as
they relate to people with disabilities. Your attention is also directed to the fact that in addition
to the requirements of the National Construction Code as they relate to people with
disabilities, one or more of the following may impact on the proposed building work:
a. _ the Disability Discrimination Act 1992 (Commonwealth);
b. the Anti-Discrimination Act 1991 (Queensland); and
Cc. the Disability (Access to Premises — Buildings) Standards.
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Page 15
Infrastructure Charges
3. All developments and/or changes to existing developments may require payment of
“Infrastructure Charges” (as applicable) in accordance with Council’s “Charges Resolution”
made pursuant to the planning legislation and regulations current at the time of issue. For
further information, please refer to https://www.noosa.qld.gov.au/planning-
development/development-tools-guidelines/infrastructure-charges
Building and Construction Industry (Portable Long Service Leave) Levy
4. The QLeave levy must be paid prior to the issue of a development permit where it is required.
Council will not be able to issue a Decision Notice without receipt of details that the Levy has
been paid.
Preparation of a Preliminary Construction Management Plan
5. A preliminary Construction Management Plan must be submitted with the Operational Works
application and must address the following:
a. Traffic management during all phases of construction;
b. Adequate parking arrangements for works and deliveries;
c. appropriate traffic signage in accordance with the Manual of Uniform Traffic Control
Devices (MUTCD); and
d. provision for safe vehicle and pedestrian access across the frontage of the site both
during daily construction and after daily construction has ceased.
8. PROPERTY NOTES
Not applicable.
9. VARIATION APPROVAL DETAILS
Not applicable.
10. FURTHER DEVELOPMENT PERMITS REQUIRED
Type of Development Permit Required Subject of the required Development Permit
Development Permit for Operational Works Vehicle crossover
Development Permit for Building Works All building work.
11. SUBMISSIONS
Not applicable.
12. RIGHTS OF APPEAL
You are entitled to appeal against this decision. A copy of the relevant appeal provisions from the
Planning Act 2016 is attached.
During the appeal period, you as the applicant may suspend your appeal period and make written
representations to Council about the conditions contained within the development approval. If
Council agrees or agrees in part with the representations, a negotiated decision notice will be
issued. Only one negotiated decision notice may be given.
13. OTHER DETAILS
If you wish to obtain more information about the decision, electronic copies are available online at
www.noosa.qld.gov.au or at Council Offices.
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Infrastructure Charges
3. All developments and/or changes to existing developments may require payment of
“Infrastructure Charges” (as applicable) in accordance with Council’s “Charges Resolution”
made pursuant to the planning legislation and regulations current at the time of issue. For
further information, please refer to https://www.noosa.qid.gov.au/planning-
development/development-tools-guidelines/infrastructure-charges
Building and Construction Industry (Portable Long Service Leave) Levy
4. | The QLeave levy must be paid prior to the issue of a development permit where it is required.
Council will not be able to issue a Decision Notice without receipt of details that the Levy has
been paid.
Preparation of a Preliminary Construction Management Plan
5. — Apreliminary Construction Management Plan must be submitted with the Operational Works
application and must address the following:
a. Traffic management during all phases of construction;
b. | Adequate parking arrangements for works and deliveries;
Cc. appropriate traffic signage in accordance with the Manual of Uniform Traffic Control
Devices (MUTCD); and
d. provision for safe vehicle and pedestrian access across the frontage of the site both
during daily construction and after daily construction has ceased.
8. PROPERTY NOTES
Not applicable.
9. VARIATION APPROVAL DETAILS
Not applicable.
10. FURTHER DEVELOPMENT PERMITS REQUIRED
Type of Development Permit Required Subject of the required Development Permit
Development Permit for Operational Works _ Vehicle crossover
Development Permit for Building Works All building work.
11. SUBMISSIONS
Not applicable.
12. RIGHTS OF APPEAL
You are entitled to appeal against this decision. A copy of the relevant appeal provisions from the
Planning Act 2016 is attached.
During the appeal period, you as the applicant may suspend your appeal period and make written
representations to Council about the conditions contained within the development approval. If
Council agrees or agrees in part with the representations, a negotiated decision notice will be
issued. Only one negotiated decision notice may be given.
13. OTHER DETAILS
If you wish to obtain more information about the decision, electronic copies are available online at
www.noosa.qld.gov.au or at Council Offices.
Page 15 of 15
Document Set ID: 24750347
Version: 9, Version Date: 08/07/2026
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