Letter to Noosa Council - 20 Mitti Street Final_ · RAL20/0005

 “Adamson Town Planning, specialising in providing higher order town planning advice”




Having regard to the State Planning Policy 2017 (SPP), the proposed development is not within an
area mapped as being subject to flooding (refer OM6.3); however, the land is subject to localised
storm water flows during a 1% AEP event. For reasons given above, the proposed development does
not pose a significant risk to people or property. The works being proposed with the construction of
the open channel area, raising of the access driveway and additional safety fencing, minimises the risk
and improves the current situation to the benefit of residents and visitors.

Detached House Code

It is proposed to convert the existing extension to the dwelling on proposed Lot 1 to a Detached
House. The use of existing dwelling and the extension on proposed Lot 1 is defined as a Detached
House. Despite this, the Council has requested that a further application be made for a material
change of for a Detached House. It is assumed that the combined application has been requested for
the new Detached House on proposed Lot 1, given there is an existing Detached House on proposed
Lot 2. The Detached House use will not commence until the proposed Lot 1 has been created and
minor building works have been completed.

As mentioned above, a Detached House is accepted development within the Detached Housing Zone,
where meeting the acceptable solutions under Table 14-28, otherwise is code assessable. The majority
of the provisions of the Detached House Code are consistent with provisions of the Building Works
Code. The extension to the dwelling complies with the acceptable solutions under the Building Works
Code.

Having regard to Table 14-28 of the Detached House Code, the following comments are made:

Setbacks O1:
It is proposed to make internal modifications to the existing extension to the dwelling to convert this
to a Detached House. No further building work is being proposed other than the construction of the
elevated walkway in accordance with Option 1 (refer Figure 3). The existing extension has been
designed and sited to meet the minimum setback requirements for the Detached Housing Zone under
Schedule 1 (discussed above). Further, the elevated walkway is less than one meter in height from
ground level and would be classified as a Class 10b structure. According to part 3 of Schedule 1, a 10b
structure less than 1m in height is not required to meet the minimum setback requirements under
Table 1-1. Consequently, the proposed Detached House on proposed Lot 1 meets the acceptable
solution S1.1.

Flooding, drainage and earthworks O2:
The existing extension to the dwelling complies with S2.1 and S2.3 of the Building Works Code. These
are the same provisions as S2.1 and 2.3 under the Detached House Code. The extension to the dwelling
(Detached House) containing habitable rooms are more than 300mm above the modelled flood level.
The car parking (carport) and manoeuvring area are constructed at a level that permits the parking
area to drain by gravity means (S2.2). Further, the filling that has been undertaken other than for the
accessway, does not extend more than 1m beyond the footprint of the extension (Detached House)



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18019 – 20 Mitti Street, Noosa Heads, April 2020