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241220 9-512 David Low Way, Castaways Beach Minor Change · 132001.210140.2
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Our Ref: 24-304
Council Ref: 132001.210141.1
20 December 2024
Chief Executive Officer
Noosa Council
PO Box 141
TEWANTIN QLD 4565
Dear Sir / Madam,
REQUEST FOR A MINOR CHANGE TO A DEVELOPMENT APPROVAL IN ACCORDANCE
WITH SECTION 81 OF THE PLANNING ACT 2016 – 132001.210141.1
MATERIAL CHANGE OF USE – DEVELOPMENT PERMIT FOR DWELLING HOUSE IN A SAND
DUNE PROBLEM AREA AND OPERATIONAL WORKS – DEVELOPMENT PERMIT FOR
LANDSCAPING AT 9/512 DAVID LOW WAY, CASTAWAYS BEACH DESCRIBED AS LOT 9
ON SP111721 AND COMMON PROPERTY
We act on behalf of the Applicant, Richard Fiddis, with respect to the above land.
In accordance with Section 81 of the Planning Act 2016, we request the Assessment Manager
responsible for the application make a change to the approval in accordance with the details
provided below.
The approval was issued on 6 May 2021 for a Development Permit for Material Change of Use of
Premises – Dwelling in a Sand Dune Problem Area & Operational Works – Landscaping.
This Minor Change seeks to amend the approved plans to facilitate changes in the design which
have been highlighted within the new proposal plans included with this application. The proposed
changes are minor in nature and represent minimal changes to the overall appearance and
function of the dwelling.
The proposed changes are as follows:
• Enclosure of external deck on ground floor adjacent to the studio;
• New suspended flat ceiling over dining, kitchen and living area on first floor;
• Front balcony extension; and
• Rear rooftop terrace.
The proposed extensions will not extend further than the approved building envelope and no
changes to the approved landscaping, setbacks, carparking and site cover are proposed as part of
this development.
A copy of the proposed plans has been provided in Attachment 1 for reference.
Plan of Development
The subject site is located within the Noosa Dunes (formerly Marcus Dunes) estate and as such is
subject to the provisions of Plan of Development POD65 – Marcus Dunes Estate, which includes
Plan A Town Planning Pty Ltd Unit 4, 134 Constance Street, Fortitude Valley Q p 07 3846 0807 abn 17 634 960 937
4006
Town Planning & Development Consultants PO Box 13 Fortitude Valley Q 4006 e www.planatownplanning.com.au
[email protected]
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Page 2
mapped ‘Building/yard envelopes’ and ‘Natural vegetation in lots to remain untouched’ on the
approved plan. A copy of the Marcus Dunes Plan of Development is contained in Attachment 1 for
reference.
The Dwelling House maintains a built form generally consistent with the Development Parameters
within the Plan of Development.
The front balcony extension is a continuation of the existing third storey envelope and maintains a
roof form and pitch consistent with the existing. In addition, the topography of the site falls away
from the street and the existing garage on ground level already contributes a partial third storey.
Based on the above, the proposed balcony will not be identifiable from the streetscape, will not add
significant bulk and scale to the building and will maintain a positive contribution to the streetscape.
Extensive landscaping to the rear obstructs view of the Marcus Dunes Estate when viewed from
David Low Way.
Noosa Plan 2020
A review of the relevant assessment benchmarks is provided in Attachment 3 for reference. From
our review, the proposal is generally compliant with the Low Density Residential Zone Code and
the Low Density Housing Code.
The proposed front balcony extension contributes to a third storey and seeks a performance
solution against PO7 of the Low Density Residential Zone Code as follows:
The dwelling presentation to the street is not significantly changed , with the garage forming a
partial third storey due to the site’s topography. The extensions continue the existing built form
with a consistent roof pitch and does not add to the gross floor area, which remains at 360m² in
compliance with the Plan of Development.
The extensions do not exceed 8m in height and will therefore not overshadow adjoining dwellings.
The deck is set back 8.5m from the southern boundary and 4.3m from the northern boundary
which will reduce opportunities for overlooking.
We note extensive rear landscaping obstructs views from David Low Way.
The proposed rear rooftop terrace seeks a performance solution against PO16 of the Low Density
Residential Zone Code as follows:
Whilst we acknowledge the rear balcony is technically a rooftop terrace it is important to note that it
is directly accessible from the adjacent habitable rooms and is not a standalone structure on a
rooftop and therefore, it presents more as a balcony.
The proposed rooftop terrace is oriented toward the rear of the Dwelling House and will not be
visible from the streetscape. It maintains an open form and will therefore not create and
overbearing structure. Access to natural sunlight and breezes will be maintained for adjoining
dwellings. In addition, the terrace is setback 5.8m from the southern boundary and 7.8m from the
northern boundary and there is extensive landscaping to reduce overlooking. On this basis there
will be no overlooking and overshadowing and thus residential amenity and privacy is maintained.
Plan A Town Planning Pty Ltd Unit 4, 134 Constance Street, Fortitude Valley Q p 07 3846 0807 abn 17 634 960 937
4006
Town Planning & Development Consultants PO Box 13 Fortitude Valley Q 4006 e www.planatownplanning.com.au
[email protected]
Page 3
Following initial prelodgemnt advice form Council, the area of the rooftop terrace has been reduced
from 44m² to approximately 26m², with a 1500mm wide planter box to further minimise overlooking.
We consider the proposed change consists of a “Minor Change” to the original Development Permit
and we make this request to change a development approval under Section 81 as the modification
constitutes a minor change under the provisions of the Act.
A minor change means a change that –
(b) for a development approval
(i) would not result in substantially different development; and
(ii) if a development application for the development, including the change, were made when
the change application is made would not cause—
(a) the inclusion of prohibited development in the application; or
(b) referral to a referral agency, other than to the chief executive, if there were no referral
agencies for the development application; or
(c) referral to extra referral agencies, other than to the chief executive; or
(d) a referral agency to assess the application against, or have regard to, matters
prescribed by regulation under section 55(2), other than matters the referral agency
must have assessed the application against, or have had regard to, when the
application was made; or
(e) public notification if public notification was not required for the development application.
Our assessment of the above is as follows:
In relation to item (b) (i), the proposal would not constitute substantially different development.
Substantially different development is outlined in Schedule 1 of the Development Assessment Rules
under the Planning Act 2016 as follows:
1) A change may be considered to result in a substantially different development if the proposed
change:
a) involves a new use; or
b) results in the application applying to a new parcel of land; or
c) dramatically changes the built form in terms of scale, bulk and appearance; or
d) changes the ability of the proposed development to operate as intended; or
e) removes a component that is integral to the operation of the development; or
f) significantly impacts on traffic flow and the transport network, such as increasing traffic to
the site; or
g) introduces new impacts or increase the severity of known impacts; or
h) removes an incentive or offset component that would have balanced a negative impact of
the development; or
i) impacts on infrastructure provisions.
The proposal is not substantially different as outlined above on the basis that:
• The proposal does not involve a new use and the uses of the site will remain as originally
approved for the purpose of a Dwelling House.
• The proposal does not apply to a new parcel of land and continues to apply to Lot 9 on SP111721.
• The proposed change does not dramatically change scale, bulk and appearance of the existing,
approved built form.
• The proposal does not change the ability of the development to operate as intended. The
premises will continue to operate as originally approved for the purpose of a Dwelling House.
Plan A Town Planning Pty Ltd Unit 4, 134 Constance Street, Fortitude Valley Q p 07 3846 0807 abn 17 634 960 937
4006
Town Planning & Development Consultants PO Box 13 Fortitude Valley Q 4006 e www.planatownplanning.com.au
[email protected]
Page 4
• The change does not include removal of any component which would be integral to the operation
of the development.
• The proposed changes will not alter traffic flow and the transport network.
• The change will not introduce new impacts or increase the severity of known impacts.
• The changes do not remove an incentive or offset component.
• The changes do not impact on infrastructure provisions.
On the basis of the above, the proposal does not constitute substantially different development.
In relation to item (b) (ii) (a), the proposal does not include prohibited development.
In relation to point (b) (ii) (b), (c) and (d), the original application was not subject to referral and the
proposed change would not trigger any additional referral requirement or referral agency assessment.
In relation to point (b) (ii) (e), the original development application was subject to Code Assessment
and public notification was not required. The proposed change remains Code Assessable.
In accordance with the above, we confirm that the change proposed is a minor change as outlined
in Section 81 of the Planning Act 2016 and requires amendment approved plans only.
The application fees would be $1,376 for a change application under Section 81 of the Planning
Act.
It is requested that Council issue an invoice addressed to our Client such that we can arrange
payment of the applicable fee.
Please find attached the completed Planning Act Form for your records.
We trust that the supplied information is sufficient for Council to address this matter.
In the event that you do require clarification, or any further information please do not hesitate to
contact the undersigned on (07) 3846 0807.
Yours faithfully,
Plan A Town Planning Pty Ltd
Garrett McVilly
Town Planner
ATTACHMENTS:
1. PROPOSED PLANS
2. PLAN OF DEVELOPMENT
3. PLANNING SCHEME ASSESSMENT
Plan A Town Planning Pty Ltd Unit 4, 134 Constance Street, Fortitude Valley Q p 07 3846 0807 abn 17 634 960 937
4006
Town Planning & Development Consultants PO Box 13 Fortitude Valley Q 4006 e www.planatownplanning.com.au
[email protected]
Page 5
PROPOSED PLANS
Plan A Town Planning Pty Ltd Unit 4, 134 Constance Street, Fortitude Valley Q p 07 3846 0807 abn 17 634 960 937
4006
Town Planning & Development Consultants PO Box 13 Fortitude Valley Q 4006 e www.planatownplanning.com.au
[email protected]
Page 6
SITE DESCRIPTION
LOT 9, SP111721
512 MARCUS DUNES CT
MARCUS BEACH
SUNSHINE COAST
QUEENSLAND
NOOSA SHIRE COUNCIL
AREA SCHEDULE
RESIDENCE EXTERIOR NEW GARAGE EXTERNAL EXTERNAL TOTAL
GFA GFA INTERIOR UNCOVERED COVERED
GROUND STOREY 66 m² 0 m² 26 m² 54 m² 15 m² 32 m² 193 m²
FIRST STOREY 177 m² 0 m² 0 m² 0 m² 47 m² 0 m² 224 m²
SECOND STOREY 56 m² 3 m² 0 m² 0 m² 44 m² 19 m² 122 m²
TOTAL 299 m² 3 m² 26 m² 54 m² 106 m² 51 m² 539 m²
TOTAL - GFA 601 m²
COVERAGE
SITE AREA: 820 m²
SITE PLAN
this drawing is copyright and cannot be reproduced in whole or in part or by any medium without the written permission of gavin maddock
327 fiddis Drawing Number Revision Drawing Name Scale Date
sk_009 P2 1 : 200 04/10/24
proposed alterations & additions
lot 9/512 Marcus Dunes Ct, Marcus Beach
p.o. box 1982 noosa heads qld 4567 australia t 61 400 500 980 e [email protected] QBCC1040938
Page 7
SITE DESCRIPTION
LOT 9, SP111721
512 MARCUS DUNES CT
MARCUS BEACH
SUNSHINE COAST
QUEENSLAND
NOOSA SHIRE COUNCIL
AREA SCHEDULE AREA:
RESIDENCE EXTERIOR NEW GARAGE EXTERNAL EXTERNAL TOTAL
32m²
GFA GFA INTERIOR UNCOVERED COVERED
GROUND STOREY 66 m² 0 m² 26 m² 54 m² 15 m² 32 m² 193 m² AREA: AREA:
FIRST STOREY 177 m² 0 m² 0 m² 0 m² 47 m² 0 m² 224 m² 26m² 66m²
SECOND STOREY 56 m² 3 m² 0 m² 0 m² 44 m² 19 m² 122 m²
TOTAL 299 m² 3 m² 26 m² 54 m² 106 m² 51 m² 539 m²
TOTAL - GFA 601 m²
COVERAGE
AREA:
SITE AREA: 820 m² 15m²
AREA:
54m²
GROUND FLOOR PLAN
this drawing is copyright and cannot be reproduced in whole or in part or by any medium without the written permission of gavin maddock
327 fiddis Drawing Number Revision Drawing Name Scale Date
sk_010 P2 1 : 200 04/10/24
proposed alterations & additions
lot 9/512 Marcus Dunes Ct, Marcus Beach
p.o. box 1982 noosa heads qld 4567 australia t 61 400 500 980 e [email protected] QBCC1040938
Page 8
SITE DESCRIPTION
LOT 9, SP111721
512 MARCUS DUNES CT
MARCUS BEACH
SUNSHINE COAST
QUEENSLAND
NOOSA SHIRE COUNCIL
AREA SCHEDULE AREA:
RESIDENCE EXTERIOR NEW GARAGE EXTERNAL EXTERNAL TOTAL 47m²
GFA GFA INTERIOR UNCOVERED COVERED
GROUND STOREY 66 m² 0 m² 26 m² 54 m² 15 m² 32 m² 193 m²
FIRST STOREY 177 m² 0 m² 0 m² 0 m² 47 m² 0 m² 224 m²
SECOND STOREY 56 m² 3 m² 0 m² 0 m² 44 m² 19 m² 122 m²
TOTAL 299 m² 3 m² 26 m² 54 m² 106 m² 51 m² 539 m²
TOTAL - GFA 601 m²
DECK AS
COVERAGE BELOW
SITE AREA: 820 m²
AREA:
177²
FIRST FLOOR PLAN
this drawing is copyright and cannot be reproduced in whole or in part or by any medium without the written permission of gavin maddock
327 fiddis Drawing Number Revision Drawing Name Scale Date
sk_011 P2 1 : 200 04/10/24
proposed alterations & additions
lot 9/512 Marcus Dunes Ct, Marcus Beach
p.o. box 1982 noosa heads qld 4567 australia t 61 400 500 980 e [email protected] QBCC1040938
Page 9
SITE DESCRIPTION
LOT 9, SP111721
512 MARCUS DUNES CT
MARCUS BEACH
SUNSHINE COAST
QUEENSLAND
NOOSA SHIRE COUNCIL
6900
7300
AREA SCHEDULE
RESIDENCE EXTERIOR NEW GARAGE EXTERNAL EXTERNAL TOTAL
GFA GFA INTERIOR UNCOVERED COVERED
AREA:
GROUND STOREY 66 m² 0 m² 26 m² 54 m² 15 m² 32 m² 193 m² 44m²
FIRST STOREY 5820
177 m² 0 m² 0 m² 0 m² 47 m² 0 m² 224 m²
SECOND STOREY 56 m² 3 m² 0 m² 0 m² 44 m² 19 m² 122 m²
TOTAL 299 m² 3 m² 26 m² 54 m² 106 m² 51 m² 539 m²
TOTAL - GFA 601 m²
AREA:
56m²
COVERAGE
SITE AREA: 820 m²
2,999.68 mm
AREA:
3000
3000
19m² 4,340.33 mm
8,522.69 mm
AREA:
3m²
SECOND FLOOR PLAN
this drawing is copyright and cannot be reproduced in whole or in part or by any medium without the written permission of gavin maddock
327 fiddis Drawing Number Revision Drawing Name Scale Date
sk_012 P2 1 : 200 04/10/24
proposed alterations & additions
lot 9/512 Marcus Dunes Ct, Marcus Beach
p.o. box 1982 noosa heads qld 4567 australia t 61 400 500 980 e [email protected] QBCC1040938
Page 10
Section A-A
this drawing is copyright and cannot be reproduced in whole or in part or by any medium without the written permission of gavin maddock
327 fiddis Drawing Number Revision Drawing Name Scale Date
sk_013 P2 1 : 100 04/10/24
proposed alterations & additions
lot 9/512 Marcus Dunes Ct, Marcus Beach
p.o. box 1982 noosa heads qld 4567 australia t 61 400 500 980 e [email protected] QBCC1040938
Page 11
Section B-B
this drawing is copyright and cannot be reproduced in whole or in part or by any medium without the written permission of gavin maddock
327 fiddis Drawing Number Revision Drawing Name Scale Date
sk_014 P2 1 : 100 04/10/24
proposed alterations & additions
lot 9/512 Marcus Dunes Ct, Marcus Beach
p.o. box 1982 noosa heads qld 4567 australia t 61 400 500 980 e [email protected] QBCC1040938
Page 12
PLAN OF DEVELOPMENT
Plan A Town Planning Pty Ltd Unit 4, 134 Constance Street, Fortitude Valley Q p 07 3846 0807 abn 17 634 960 937
4006
Town Planning & Development Consultants PO Box 13 Fortitude Valley Q 4006 e www.planatownplanning.com.au
[email protected]
Page 13
-- -- -.~----- --
LOT AND BUILDING
ENVELOPE AREAS
ENVElOPE ENvELOPE GENERAl NOTES :
lOT No. AREA (m') AREA (m~) LOT No. A.REA (00') AAf}, (m')
,
2
625
6t>8
3'7
382
19
20
726
635
274
266
DEVELOPM£NT PARAMETERS :
t. Buildi"9S shall be conslruet&d in the envelopes as shown
2. Maximum building heights - 2 s10reys
/
3 385 21 609 - 8 metr~
66' 2'6 - or maximum roof level as shown
4 652 378 22 &48 314
whichever is the lesser height.
5 588 269 23 643 3'3
343 3, lAo.imum building levels - 3
6 566 23' 2' 6t>8
335 4. t.!o.imum site coverage - 40X
7 630 266 25 647
334 5. t.4oximum dwelling unit floor area 350m2 (includi09 gorage space)
8 78' 355 26 645
27 669 350 and one l,lonager's office 40~
9 79' 333
10 729 380 28 545 299
584 346 USE RIGHTS:
11 727 378 29
584 30 535 316 PremiUM PrnlQpmcn' $ybim 10 ConditiQns
'2 '00
13 701 402 31 521 320 Dwelling units (1 for each of 36 lots)
14 672 330 32 60< 436 Manager' s Office
15 95' 541 33 701 '87 hlcilliory facilities
16 880 508 34 557 336
'7 744 415 35 639 374
18 720 354 36 62' 3'6
Total Site Area 3.749 ha
Total Park Area 3749 m2 (10% Site Area)
NOTES: Envelope areas indicated in the above table Ofe approximate
only and are subject to finol survey,
Allotment o~s token from Survey PIon 1'1721 '0
prepared by Downes Survey Group. ChH:k of dfl'Iensions before ~ 01 .Ofk.
Olecl Sile boundl:wy d"oIJleIlSiMs lrem \he Title pions
c::hed &illfng BouOOoI) tl«rQ'lCts by wi 0tI1.
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l&i&-N C - C(UIClIlOtlOlS "
2"2-. 8 - llDol:N:NlOOl( .rrs "'"
/ 11-11-$8
DATE
A - 0llItl1lll. lSU:
AJ,lEl(OllUT "
DrowillO title -
AS CONSTRUCTED
AllOTIIENT DETAILS
Project -
WARCUS DUNES
GROUP TITlE DEVELOPIIENT
PRONOR PTY LTD
LEGEND sae -
Lol 69 on IICH 5480
envelopes
DAVID LOW WAY
lIARCUS BEACH
- -••••••
Council file reference : 00067
Nalural vegetation in lots
to remain untouched
-
-
Public Park
Common Properly
COVEY
-
a: A5SOC!ATES PrY LTD
ID< 06t ~
KEVIN COVEY
12-4 DUPORTH AVENUE
PO BOX 16
MIl
fl[F'IIJ,CP£ng~O,l.ISP[~
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MAROOCHYDORE OLD -4556
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NOV '198
--- AlL LEVEL AND SURVEY INfORIolATION SUPPLIED
BY DOWNES SUMY$
Ph. (07) S-4-41&455
DATUM ORIGIN
GROUP PTY. LID.
;- PSt.! No. 2512 , RL 21.85
DocllTltfll 51
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94408 •••• No. ACA.1
AS CONSTRUCTED
LEVEL DATUr-l :. AHD
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Page 14
PLANNING SCHEME ASSESSMENT
Low Density Residential Zone
Performance outcomes Acceptable outcomes Proposed Solutions
Role and function
PO1 No acceptable outcome PO1 Complies
Development provides for low provided The proposal is for
density, predominantly extensions to a detached
detached housing on a range Dwelling House which is a
of lot sizes consistent with the compatible use within the
character of the area, which Low Density Residential
meets the needs of current Zone.
and future resident populations
including small households,
older persons, people on low
incomes and people with
special mobility needs.
PO2 AO2.1 AO2.1 Complies
Land uses are limited to those Land uses do not regularly The proposal is for
which are compatible with low result in more than ten extensions to a Dwelling
density living in urban unrelated persons being House which will not regularly
neighbourhoods. present on site. result in more than ten
unrelated persons being
present on site.
AO2.2 AO2.2 Complies
Land uses do not adversely The proposal is for
affect the amenity of the extensions to a Dwelling
residential neighbourhood by House which will not emit any
the emission of noise, adverse odours.
vibration, smell, fumes,
smoke, vapour, steam, soot,
ash, dust, grit, oil, waste
water, waste products, or
radio or electrical interference.
AO2.3 AO2.3 Not Applicable
Any business operated on site The proposal is for a Dwelling
including accommodation is House and does not involve
subordinate to the use of the business operations on site.
premises for a domestic
residence.
PO3 AO3.1 AO3.1 Not Applicable
Visitor accommodation is Home-based businesses allow The proposal does not
limited to low density formats for up to four short term involve a Home-Based
compatible with the domestic guests to be accommodated Business.
character and use of the area within the home of the host
so as not to cause while the host remains in
unreasonable loss of residence, such as traditional
residential amenity, having bed and breakfast
regard to: accommodation.
Plan A Town Planning Pty Ltd Unit 4, 134 Constance Street, Fortitude Valley Q p 07 3846 0807 abn 17 634 960 937
4006
Town Planning & Development Consultants PO Box 13 Fortitude Valley Q 4006 e www.planatownplanning.com.au
[email protected]
Page 15
(a) the privacy of adjoining AO3.2 AO3.2 Not Applicable
properties; Short-term accommodation: The proposal is for
(b) any likely increase in (a) does not constitute a extensions to a Dwelling
noise to adjoining party house; House and does not involve
properties; (b) makes available no more Short-Term Accommodation.
(c) the scale of the use and than one self contained
its compatibility with the dwelling at any one time;
surrounding character and (c) noise does not
uses within the area; unreasonably impact on
(d) retention of the primary the residential amenity
residential function of an enjoyed by the adjoining
area; or surrounding
(e) the impact on the safety properties; and
and efficiency of the local (d) makes available no more
road network; than five bedrooms.
(f) any impact on shared AO3.3 AO3.3 Not Applicable
access or uses rights of Buildings are designed and The proposal is for a Dwelling
way; and orientated so that the majority House and does not involve
(g) waste storage areas are of outdoor living areas face any visitor accommodation.
located so they do not away from the habitable areas
significantly impact on the of adjoining dwellings.
visual amenity of the area. AO3.4 AO3.4 Not Applicable
Waste storage areas are The proposal is for
screened and located to the extensions to a Dwelling
rear or side of a building and House and does not involve
are not located along any any visitor accommodation.
frontage to a public street or
space.
PO4 AO4 AO4 Not Applicable
The Low density residential Dwelling houses and The subject site is not located
zone includes established associated domestic or home- on Noosa North Shore or at
house blocks in remote, based uses in well- Lake Cooroibah.
secluded areas with little or no landscaped settings remain
urban services or the only form of development
infrastructure. on small village and waterfront
lots in the Low density
residential zone:
(a) on Noosa North Shore; or
(b) at Lake Cooroibah.
PO5 AO5.1 AO5.1 Not Applicable
A secondary dwelling may No more than one secondary This proposal does not
create permanent housing for dwelling is provided on any involve a Secondary
an extended family member or site regardless of site area. Dwelling.
other member of the AO5.2 AO5.2 Not Applicable
household resident in the A secondary dwelling: This proposal does not
dwelling house while (a) has a maximum gross involve a Secondary
protecting the low density floor area of 65m²; Dwelling.
character of the site and the (b) has no more than two
zone. bedrooms; and
Plan A Town Planning Pty Ltd Unit 4, 134 Constance Street, Fortitude Valley Q p 07 3846 0807 abn 17 634 960 937
4006
Town Planning & Development Consultants PO Box 13 Fortitude Valley Q 4006 e www.planatownplanning.com.au
[email protected]
Page 16
(c) does not occur on any
property covered by a
Building Unit Plan.
PO6 AO6.1 AO6.1 Not Applicable
Community residences and Development has the external The proposal is for
rooming accommodation: appearance of a dwelling extensions to a Dwelling
(a) are compatible with the house occupied by one House and does not include a
look and feel of the household. Community Residence or
surrounding housing; Rooming Accommodation.
(b) do not exceed the AO6.2 AO6.2 Not Applicable
anticipated load on No more than five bedrooms The proposal is for a Dwelling
infrastructure; are provided. House and does not include a
(c) do not generate vehicular Community Residence or
traffic at a level Rooming Accommodation.
unreasonable for the Low
Density Residential Zone;
and
(d) do not exceed the
anticipated residential
density of the zone.
Built Form
Building Height
PO7 AO7.1 PO7 Performance Solution
Buildings and structures: Buildings and structures are The proposed front balcony
(a) are low rise and present a no more than 8 metres in extension contributes to a
building height consistent building height and do not third storey and as such a
with structures on exceed 2 storeys. performance solution is
adjoining and surrounding sought against PO7.
premises and with the
predominant character of The front deck extension is a
the area; continuation of the existing
(b) are designed to provide built form and the dwelling will
an interesting streetscape maintain a roof form and pitch
and complement landform consistent with the existing.
changes; The rear deck extension is an
(c) do not visually dominate open structure which will not
the street or surrounding create an overbearing
area; structure and does not
(d) respect the scale of contribute to the total gross
surrounding vegetation floor area which is proposed
and maintain a vegetated at 360m2 in accordance with
skyline; the plan of development.
(e) do not unreasonably
obscure views or lead to The dwelling will maintain a
overshadowing of built form consistent with the
neighbouring properties; existing. Note the topography
and of the site falls away from the
(f) do not exceed two street to the garage which
storeys. forms a partial third storey
Plan A Town Planning Pty Ltd Unit 4, 134 Constance Street, Fortitude Valley Q p 07 3846 0807 abn 17 634 960 937
4006
Town Planning & Development Consultants PO Box 13 Fortitude Valley Q 4006 e www.planatownplanning.com.au
[email protected]
Page 17
albeit 1.5m above natural
ground level.
Extensive landscaping to the
rear obstructs views from
David Low Way.
The proposed extensions do
not exceed 8m in building
height and therefore the
extensions will not unduly
overshadow adjoining
dwellings. In addition, the
deck is setback 5.8m from the
southern boundary and 7.8m
from the northern boundary.
This will reduce opportunity
for overlooking and as such
there will be no impact in
terms of overlooking.
AO7.2 AO7.2 Not Applicable
Where excavation is required, The proposal does not
the maximum portion of the require excavation.
exposed external façade of
the building cannot exceed 8m
in building height.
Editor's note - refer to Figure AP3-
13A Alternative provision to the QDC
Site cover and gross floor area
PO8 AO8.1 AO8.1-8.2 Not Applicable
Development: Site cover of all buildings and Site cover will be maintained
(a) is of a scale compatible structures on site does not as existing in accordance with
with surrounding exceed: the relevant provisions.
development and the (a) for a single storey
particular circumstances building – 50%;
of the site; (b) for a building of 2 storeys
(b) has a low site impact to –
maximise the opportunity (i) 50% for one of the
to retain site storeys; and
characteristics, such as (ii) 30% for the other
native vegetation and storey; or
natural landforms; (iii) 40% for both storeys.
Editor's note - refer to Figure AP3-9A
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(c) allows the opportunity to AO8.2
provide soft landscaping Irrespective of site cover, the
between buildings; total gross floor area of
(d) does not present an combined buildings does not
appearance of bulk to exceed 500m2 with the
adjacent properties, roads exception of the following
or other areas in the properties at Park Road
vicinity of the site. Noosa Heads, where a
maximum gross floor area of
150m2 applies:
(a) Lot 57 RP230895;
(b) Lot 56 RP230895;
(c) Lot 55 RP52918;
(d) Lot 54 RP52918; and
(e) Lot 3 RP122368.
Alternative provision to the
QDC
Setback AO9.1 AO9.1 Complies
PO9 Buildings and structures have The proposal maintains the
Buildings and structures are a setback of 6 metres from the front boundary setback of 6m.
designed and sited to: road frontage, provided that
setback to one frontage may
(a) provide a high level of be reduced to 4.5 metres
amenity to users of the where the lot:
subject site and adjoining (a) has frontage to more
premises, including than one road; and
provision of visual and (b) is less than 600m2 in
acoustic privacy and area; or
access to sunlight; (c) is less than 15 metres in
(b) not unreasonably obstruct width.
views or cause AO9.2 AO9.2 Complies
overlooking of private Buildings and structures meet All setbacks will be
open space or habitable the following minimum maintained as existing.
areas of adjoining boundary setbacks to rear
premises; boundaries:
(c) provide adequate (a) where the lot has an area
distance from adjoining of at least 550m2, rear
land uses; setbacks comply with
(d) preserve existing either:
vegetation that will help (i) 3 metres setback up to
buffer development; 4.5 metres in height;
(e) allow for space and and 6 metres setback
landscaping to be between 4.5 metres
provided between and 8 metres height; or
buildings including (ii) no part of the building
adequate area at ground protrudes beyond a
level for landscaping with projection line that
trees, shrubs and outdoor rises from 1.8 metres
living; above the ground at
the property boundary
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(f) be consistent with the to a point 8 metres in
predominant character of height 6 metres in from
the streetscape; and the property boundary,
(g) protect the natural providing that no
character and avoid building or structure is
adverse impacts on setback less than 1
ecologically important metre from the
areas such as national boundary, as shown in
parks, waterways and Figure 6.3.1.4
wetlands. (b) where the lot area is less
than 550m2 the rear
boundary setback is per
other boundaries as
addressed in AO9.3
below;
(c) where the rear boundary
of a lot adjoins a reserve,
public open space or
access easement the
rear boundary setback
may be as for other
boundaries as addressed
in AO9.3 below.
Editor’s Note - Where the property is
a corner lot with two road frontages,
there is no “rear boundary” and both
common property boundaries are
considered as other boundaries as
addressed in AO9.3.
AO9.3 PO9 Complies
Buildings and structures meet All setbacks will be
the following minimum maintained as exisitng.
setbacks to boundaries other
than road frontages and rear
boundaries:
(a) 1.5 metre setback up to
4.5 metres height;
(b) 2 metres setback
between 4.5 metres and
7.5 metres height; and
(c) 2.5 metres if above 7.5
metres height.
AO9.4 AO9.4 Not Applicable
Notwithstanding the provisions The proposal does not seek
of AO9.2 and AO9.3, a lesser an exemption as per the QDC
building setback to: MP1.2.
(a) side and rear boundaries
may apply for the
following provided they
comply with the
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Queensland
Development Code:
(i) open carport;
(ii) swimming pool,
garage/shed; and
(iii) rainwater tank,
retaining walls,
screens and fences not
exceeding 2 metres in
height; and
(b) front boundaries may
apply for the following
provided they comply
with the Queensland
Development Code:
(i) swimming pool less
than 1m above ground
level; or
(ii) decks or balconies less
than 1m above ground
level.
AO9.5 AO9.5 Not Applicable
Buildings and structures on The subject site does not
premises with frontage to the have a frontage to the Noosa
Noosa River system are River system.
setback not less than 10
metres from the mean high
water spring as shown in
Figure AP3-15A
Alternative provision to the
QDC
AO10-AO11.4 Not Applicable
The proposal does not involve land adjoining or relating to the Noosa Waters Estate or
Noosaville.
Design
Streetscape and presentation
PO12 AO12.1 AO12.1 Complies
Buildings and structures are Buildings are orientated The proposal is for
designed to: towards the street by having extensions to a Dwelling
(a) address the street and the main entrance easily House which maintains
contribute positively to the recognisable from the street external elements oriented to
streetscape character; and including two or more of the street.
(b) avoid large continuous the following design elements
wall planes and bulky in the front facade:
elevations or boxy (a) verandahs;
profiles; (b) porches;
(c) maintain a domestic (c) external stairs;
appearance consistent (d) awning or shade
structures; or
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with detached dwelling (e) window openings.
houses.
AO12.2 AO12.2 Not Applicable
No wall greater than 5 metres The proposed extensions do
in height has a length greater not result in a wall greater
than 20 metres. than 5m in height.
AO12.3 AO12.3 Not Applicable
Where buildings are raised on The dwelling is not a raised
posts or stumps with a structure.
suspended floor, the distance
between the ground and the
lowest part of the floor of the
building does not exceed 3
metres.
AO12.4 AO12.4 Not Applicable
Development visible from the No changes to the letter box,
street includes no more than: metre box, wheelie bins or
(a) one letter box; garage doors are proposed.
(b) one electricity meter box;
(c) three wheelie bins; and
(d) three garage doors.
AO12.5 AO12.5 Not Applicable
Any shipping containers, The proposal does not
railway carriages or similar are involve shipping containers,
placed behind a dwelling railway carriages or similar
house and not visible from the material.
street.
PO13 AO13.1 AO13.1-AO13.5 Not
Garages and carports are No more than three garage Applicable
designed and sited to visually doors, having a combined No changes to the garage is
integrate with the dwelling and total width not exceeding 7.2 proposed.
avoid dominating the street by: metres present to the street
(a) minimising the width of front.
the garaging structure; AO13.2
(b) minimising projection of Double width garages do not
the structure forward of occur on any lot less than 10
the main face of the metres wide.
dwelling; and AO13.3
(c) ensuring the pedestrian On a lot less than 12.5 metres
entrance / front door is wide double garages are
visible from the front permitted only where:
property boundary. (a) the lot is at least 10
metres wide;
(b) the building is more than
one storey in height; and
(c) the total width of the
garage does not exceed
60% of the width of the
lot.
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AO13.4
On lots with a width of at least
12.5 metres but not exceeding
14 metres the total width of
the garage does not exceed
50% of the width of the lot and
garage doors do not exceed a
total width of 6 metres.
AO13.5
On lots with a width of more
than 14.0 metres, garage
doors within 10 metres of the
front boundary do not present
a combined width of more
than 6.7 metres or 40% of the
lot width whichever is the
lesser.
Editor’s Note -The lot width
would be measured at the
frontage unless the lot was
irregular in shape being for
example on a bend or at the
head of a cul-de-sac, in which
case it would be the width of
the lot in line with the front of
the garage.
PO14 AO14 AO14 Not Applicable
Basements (including the entry Basements: The proposal does not
points to them): (a) are limited to one access involve a basement.
(a) do not dominate the street a maximum of 6 metres
or building design; wide; and
(b) visually integrates with the (b) do not encroach into
residential building; and boundary setback areas.
(c) do not present as a storey Editor's note - refer to figure
to the street. 6.9.2
PO15 AO15 AO15 Not Applicable
Hard standing driveways and Driveways have a maximum No changes to vehicular
manoeuvring areas are width of 6 metres within the access are proposed which
designed so as not to property and only one footpath will be maintained as existing
dominate the streetscape nor crossing is provided per via Common Property.
adversely impact on the low property as part of the
density residential amenity. driveway.
Roof Design
PO16 AO16.1 AO16.1 Complies
Roof designs: With the exception of the The proposal does not
(a) contribute positively to the reuse or renovation of an change the remaining areas
character of the existing building which does of roof pitch or eaves.
streetscape; not comply, in areas other
than the Coastal Communities
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(b) incorporate eaves and and Noosa Heads local plan
roof overhangs; areas:
(c) avoid boxy elevations on (a) the main roof of buildings
the front facade of the has a pitch no less than 5
building; degrees; and
(d) do not present an (b) eaves apply to at least
appearance of excessive 75% of the perimeter of
bulk to the street or the roof.
neighbouring properties; Editor’s Note - 450 millimetre
(e) do not create eaves will achieve AO16.1(b)
opportunities for residents provided a 150 millimetre
or building users to gutter is used.
overlook the private open AO16.2 AO16.2 Not Applicable
space or view into The total width of any parapet The proposal does not alter
habitable windows or wall does not exceed 50% of the building façade.
doors of neighbouring the width of the front facade of
properties. a building.
AO16.3 PO16 Performance Solution
Development does not include Whilst we acknowledge the
rooftop terraces. rear balcony is technically a
rooftop terrace it is noted that
access is given directly from
a habitable room. Therefore,
it presents as a balcony more
than a standalone roof deck.
The rooftop terrace oriented
toward the rear of the site and
will not be identifiable from
the streetscape.
The rooftop terrace maintains
an open built form such that
no contribution to bulk is
visible to the street or
neighbouring properties and
as such is appropriate to the
subject site. As such, the
dwelling maintains a height
consistent with the previous
approval that will not
overshadow adjoining
dwellings.
The rooftop terrace has been
significantly reduced in size
from 44m2 to approximately
26m2. A 1500mm wide
planter box is also proposed
to reduce overlooking. The
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rooftop terrace is setback
5.8m to the southern
boundary and 7.8m to the
northern boundary.
The proposal has been
designed to reduce any
chances for overlooking into
adjoining properties.
Note the rooftop terrace is not
identifiable to the street.
Safety and Amenity
PO17 AO17.1 AO17.1 Not Applicable
Development is designed to Boundary fences and walls Boundary fences and walls
maintain the safety and are designed to allow for are not a part of the proposal.
security of persons on the casual surveillance from the
premises and nearby premises property to the street and any
and to avoid significant adjoining public spaces.
adverse changes to the solar Editors note - Casual surveillance
access, air quality, noise, can be achieved by using open
construction where no more than
accessibility or other 50% of the fence or wall is solid and
conditions enjoyed by users of can't be seen through.
associated, adjoining or AO17.2 AO17.2 Complies
nearby premises. Landscaping, fences or other Works on the property
works on property boundaries boundaries are not a part of
or road reserves do not create the proposal.
impediments for pedestrian or
cyclist use of the footpath.
AO17.3 AO17.3 Complies
No more than one heavy The proposal is for a Dwelling
vehicle (or combination of House and will not involve
heavy vehicles) of more than parking a heavy vehicle on
4.5 tonnes, or with a total the property overnight.
length in excess of 7.5 metres
is parked on the property
overnight.
AO17.4 AO17.4 Not Applicable
No flood lighting is used on Lighting is not a part of the
site and the vertical proposal.
illumination resulting from
direct, reflected or other
incidental external lighting
emanating from the site does
not exceed 8 lux when
measured at any point 1.5
metre outside the boundary
and at any level from ground
level upward.
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AO18.1-AO18.4 Not Applicable
The proposal is for the purpose of Building Work involving extensions to an existing Dwelling
House for a roof deck, no sport courts are proposed.
Environment, Heritage and Scenic Amenity
PO19 AO19.1 AO19.1 Not Applicable
Development: For landscape amenity Earthworks are no proposed
(a) has minimal impact on the reasons, cut or fill is less than as part of this application.
natural landform and 1.5 metres in depth relative to
landscape of the site; the ground level.
(b) does not lead to erosion AO19.2 AO19.2 Not Applicable
or the transport of Development does not result Earthworks are not proposed
sediments off site; and in sediment or other material as part of the application.
(c) does not lead to the including building materials or
disturbance of natural waste products being
features, buildings or deposited or released into the
structures of cultural road reserve, stormwater drain
heritage significance. or adjacent properties.
AO19.3 AO19.3 Not Applicable
Development on a site The proposal does not adjoin
adjoining a local heritage a local heritage place.
place respects the cultural
heritage significance of the
place by mitigating any
adverse impacts on the setting
or integrity of the heritage
values.
Editor’s Note - Local heritage
places are identified on the
Heritage and Character Area
Overlay Maps in Schedule 2.
PO20 AO20.1 AO20.1 Not Applicable
Development on sloping sites: To protect scenic amenity and The subject site does not
(a) is visually responsive to other landscape qualities: have a slope greater than
the natural topography (a) buildings and structures 33%.
and sits within the are not constructed on
landscape rather than land with a slope greater
dominating it; than 33%; and
(b) steps down slopes or (b) buildings and structures
uses suspended floor are only constructed on
construction, minimising steep slopes if:
cut or fill and avoiding (i) there are no other
benching of the site; suitable building sites
(c) retains natural vegetation on the property; and
that assists in screening (ii) construction utilises
or visually softening suspended floors or
development; and pole footings rather
(d) uses materials, finishes than slab on ground
and colours that construction.
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complement the natural AO20.2 AO20.2 Complies
setting and integrate with On sloping sites or on The rooflines of the proposed
the landscape and ridgelines at the uppermost Dwelling House are generally
skyline. edge of a hill slope: parallel with the contours of
(a) roof lines are generally the land and complement and
parallel with contours of integrate with the sloping
the land; landscape.
(b) roofs do not exceed a
pitch of 15 degrees;
(c) buildings do not protrude
above the height of
prevailing vegetation; and
(d) undercroft areas
exceeding 1.5 metres in
height are screened with
landscaping or battens.
Editor's note - refer to Figure
AP3-3B
AO20.3 AO20.3 Not Applicable
On sloping sites slab on The proposal is for the
ground construction is avoided purpose of Building Work
to minimise building bulk and involving extensions to an
benching of the site. Split- existing dwelling.
level buildings with small
floorplates are used as an
alternative. Post and beam
construction or suspended
floor or pole footings may be
appropriate.
Editor's note - refer to Figure
6.9.1A and Figure 6.9.1B
AO20.4 AO20.4 Complies
Buildings: The proposed extensions will
(a) are constructed in utilise lightweight materials
lightweight materials such consistent with the exisitng
as timber or board, dwelling and other structures
stainless steel, glass and in the street.
corrugated iron;
(b) are finished with exterior
colours of moderate to
darker shades of olive
green, brown, green,
blue, charcoal or wood
stains that blend with the
colour and hues of the
surrounding vegetation
and landscape;
(c) avoid large expanses of
solid colours or reflective
surfaces.
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Earthworks and Drainage
PO21 AO21 AO21 Not Applicable
Filling and excavation for Filling and excavation for Earthworks are not proposed
operational works do not operation works are designed as part of the application. The
directly, indirectly or and constructed to ensure site is not subject to flooding.
cumulatively cause adverse overland flow and/or flooding
impacts external to the is not worsened, impeded, or
development site by: otherwise diverted to
(a) causing ponding of water adversely affect other
on the site or nearby land; properties or downstream
(b) increasing flooding, which environments.
adversely affects the
safety or use of any land
upstream or downstream;
or
(c) adversely affecting the
flow of water in any
overland flow path.
Low Density Housing Code
Performance outcomes Acceptable outcomes Proposed Solutions
Location
PO1 AO1.1 AO1 Complies
Dwelling houses, rooming Dwelling houses (including The proposal is for the
accommodation, community secondary dwellings) and purpose of Building Work to
residences and short-term community residences are an existing Dwelling House
accommodation (for holiday anticipated in the Low density within the Low Density
homes) are located where they: residential zone, Rural Residential Zone.
(a) provide a high level of residential zone and Rural
comfort and amenity for zone.
occupants; AO1.2 AO1.2 Not Applicable
(b) maintain amenity and Rooming accommodation The proposal does not
privacy of neighbouring provides housing choice involve Rooming
premises; within urban boundaries. Accommodation.
(c) are compatible with the
character and streetscape
of the local area; and
(d) do not occupy land
intended for higher density
living.
Effects of Use
Removal homes
PO2 AO2.1 AO2.1 Not Applicable
A removal home— Any part of a removal home The proposal does not
(a) does not have an adverse that is affected by termite involve a Removal Home.
impact on the amenity of attack, borers, dry rot or
the premises or severe weathering or is
surrounding premises; and damaged as a consequence
of relocation, is repaired or
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(b) maintains the safety of replaced using new or sound
people and property. second-hand materials.
AO2.2 AO2.2 Not Applicable
Where located within the The proposal does not
urban boundary, external involve a Removal Home.
surfaces of the building are
cleaned and painted.
Editor’s Note - the urban boundary
is indicated on the zone maps
contained within Schedule 2.
Editor’s Note - applicants will be
required to pay a performance bond
to Council before final building
approval is granted. The bond is
held by Council until all external
building works are completed to a
satisfactory level, usually within a 12
to 24 month time frame.
Housing choice AO3 AO3 Not Applicable
PO3 A secondary dwelling: The proposal does not
A secondary dwelling: (a) has a maximum gross involve a Secondary
(a) forms part of a dwelling floor area of 65m²; Dwelling.
house and is not (b) has no more than 2
subdivided from the bedrooms;
balance of the dwelling (c) is not used for short term
house; accommodation or home
(b) contributes to housing hosted accommodation;
choice for permanent (d) does not occur on any
residents; property covered by a
(c) protects the low density Building Unit Plan; and
residential, rural residential (e) does not occur on a
or rural character of the property that already
zone; contains a dual
(d) does not occur on a occupancy or secondary
property covered by a dwelling.
Building Unit Plan or any
property already containing
more than one dwelling;
(e) is accompanied by
sufficient car parking.
PO4 AO4 AO4 Not Applicable
Rooming accommodation is Rooming accommodation The proposal is for a Dwelling
located on a site with provides housing choice House and does not involve
convenient access to within urban boundaries is Rooming Accommodation.
employment or education as limited to sites within:
well as goods and services (a) 1,500 metres walking
including public transport. distance, via a sealed
pathway, of land within
the Major centre zone,
District centre zone or
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800 metres of land within
the Neighbourhood
centre zone; or
(b) 800 metres walking
distance, via a sealed
pathway of a pedestrian
access point of a hospital
or tertiary education
establishment; or
(c) 400 metres walking
distance, via a sealed
pathway, of a Translink
bus stop.
Building Design and Services
Service and utilities AO5.1 AO5.1 Complies
PO5 If located within the urban The proposal is connected to
Development is provided with: boundary, the dwelling is reticulated water supply.
(a) a level of infrastructure and connected to reticulated
services that is appropriate water supply, sewerage,
to its setting and sufficient stormwater drainage and
for the intended use; telecommunications
(b) an effluent treatment and infrastructure networks
disposal system that does (where available to the lot).
not have an adverse effect Editor’s Note - the urban boundary
on ecologically important is indicated on the zone maps
contained within Schedule 2.
areas or water quality; and
(c) adequate onsite water AO5.2 AO5.2 Not Applicable
storage to support the Where there is no reticulated The proposal is connected to
efficient use of water and is water supply, the premises is reticulated water supply.
adequate for everyday use serviced with a rainwater tank
of the occupants. with the following minimum
water supply capacity:
(a) for dwellings with no
more than 3 bedrooms –
45,000 litres; or
(b) for dwellings of more
than 3 bedrooms or
where including a
secondary dwelling on
the same premises –
60,000 litres.
AO5.3 AO5.3 Not Applicable
If located on a lot where The proposal has access to
reticulated sewerage is not reticulated sewerage.
available to the lot, the
dwelling is connected to an
on-site effluent treatment and
disposal system.
Landscaping
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PO6 AO6 AO6 Not Applicable
Buildings and structures allow Soft landscaping is provided Landscaping on site remains
for sufficient space for outdoor and retained to a minimum of as existing.
activities, garden areas and 20% of the site area.
screening to surrounding land
uses.
Car parking
PO7 AO7 AO7 Not Applicable
Sufficient car parking is Car parking is provided in Car parking on site remains
provided to accommodate the accordance with Table as existing.
number of vehicles likely to use 9.4.1.4 of the Driveways and
the site. parking code.
Driveway and Crossover
Editor’s Note - In addition to the following benchmarks for accepted development subject to requirements for driveway
and crossovers, approval is required from Council to construct or modify all crossovers.
AO8.1-AO14.4 Not Applicable
This proposal utilises an existing driveway and therefore these provisions are not relevant.
Bushfire Hazard Management AO15 AO15 Not Applicable
PO15 Within a bushfire hazard area The proposal has access to
Where located in a Bushfire where there is no reticulated reticulated water supply.
Hazard Area as shown on the water supply, the premises
Bushfire Hazard Overlay Map has:
in Schedule 2 and not in a (a) an accessible dam,
water service area, an swimming pool or water
adequate, reliable, safely tank available for
located and freely accessible firefighting purposes with
water supply is provided for an onsite water volume
firefighting purposes, which is of not less than 5,000
in addition to day to day water litres; and
supply. (b) a water supply outlet pipe
50 millimetres in
diameter and fitted with a
standard fire brigade
fitting connected to the
water supply (other than
where the water supply is
in a swimming pool or
dam).
Editor’s Note - Water supply
capacity for firefighting purposes is
in addition to water supply capacity
for household use.
Flood Hazards
PO16 AO16.1 AO16.1 Not Applicable
Development is designed and Where the development is The proposal is not located in
sited to ensure risk to people located in the Flood Hazard the Flood Hazard Area.
and property from flooding is Area as shown on Flood
avoided or minimised. Hazard Overlay Map in
Schedule 2, the finished floor
level of habitable rooms is at
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least 300 millimetres above
the Defined flood event
(DFE).
OR
AO16.2 AO16.2 Not Applicable
Where the DFE has not been The proposal is not located in
modelled for the area, the the Flood Hazard Area.
finished floor level of
habitable rooms is at least
500 millimetres above the
highest recorded flood.
Editor's Note - The QDC mandatory
provisions MP3.5 also apply to the
construction of buildings in flood
hazard areas.
PO17 No acceptable outcome AO17 Not Applicable
Underground car parking areas provided The proposal is not located in
are designed to drain and the Flood Hazard Area.
function safely during a flood
event and power failure.
Editor's note - Basements should have
flood immunity above the 1%AEP
defined flood event with alternative
means to mechanical pumping used to
achieve such immunity.
Major Electricity Infrastructure & Substations
PO18 AO18.1 AO18.1 Complies
Development is sufficiently Development including any The proposal is appropriately
separated from major electricity sensitive land uses is at least: located away from
infrastructure and substations (a) 50 metres from a substations and transmission
to minimise the likelihood of transmission substation; line easements.
nuisance or complaint. (b) 10 metres from any
other substation; and
(c) 30 metres from a
transmission line
easement.
AO18.2 AO18.2 Complies
Habitable buildings are not The proposal is not located
located within an easement within an easement for a
for a distribution line. distribution line.
PO19 AO19 AO19 Not Applicable
Development is located and Noise emissions do not The proposal is for a Dwelling
designed to avoid or minimise exceed 5db(A) above House and does not involve
noise nuisance from the use of background noise level infrastructure resulting in
infrastructure. internal to a habitable building noise emissions exceeding
measured in accordance with the requirements of AS1055.
AS1055.
Plan A Town Planning Pty Ltd Unit 4, 134 Constance Street, Fortitude Valley Q p 07 3846 0807 abn 17 634 960 937
4006
Town Planning & Development Consultants PO Box 13 Fortitude Valley Q 4006 e www.planatownplanning.com.au
[email protected]
Page 32
PO20 AO20 AO20 Not Applicable
Wherever practicable habitable Where adjoining substations The proposal does not adjoin
buildings are orientated to or major electricity substations or major
avoid direct overlooking of infrastructure, habitable electricity infrastructure.
major electricity infrastructure buildings are orientated so
or substations. that the majority of outdoor
living areas and windows of
habitable rooms face away
from the infrastructure.
Earthworks and Drainage
PO21 AO21 AO21 Complies
Earthworks and drainage Filling other than Any filling not incidental to the
operational works do not accessways: proposed works will not
directly, indirectly or (a) does not extend more exceed the specified
cumulatively cause adverse than the equivalent of 3 thresholds.
impacts external to the metres around the main
development site by: building, measured from
(a) causing ponding of water the outer walls of the
on the site or nearby building;
land; (b) is limited to a maximum
(b) increasing flooding, of 500m2; and
which adversely affects (c) does not impact on the
the safety or use of any local drainage of
land upstream and adjoining properties.
downstream;
(c) adversely affecting the
flow of water in any
overland flow path; and
(d) adversely affecting the
privacy or visual amenity
of surrounding property.
Editor's Note - Development should
ensure that filling does not impact on
the amenity and usability of
neighbouring properties (including loss
of privacy caused by relative level
changes) or offsite drainage.
Landslide Hazard Area
PO22 AO22.1 PO22 Performance Solution
Development maintains the Development, including Whilst we acknowledge the
safety of people, property and associated access, is not site is contained within the
hazardous materials stored in located on land identified as a Landslide Hazard Overlay it is
bulk from the risk of landslide. landslide hazard area on a limited to the rear of the site.
Landslide Hazard Overlay No critical earthworks are
Map. proposed and most works are
AO22.2 contained to the existing
Development, including building and above ground
associated access, is located level. Further the extensions
outside moderate, high and do not encroach outside the
very high landslide hazard approved development
Plan A Town Planning Pty Ltd Unit 4, 134 Constance Street, Fortitude Valley Q p 07 3846 0807 abn 17 634 960 937
4006
Town Planning & Development Consultants PO Box 13 Fortitude Valley Q 4006 e www.planatownplanning.com.au
[email protected]
Page 33
areas and areas with 15% footprint of the plan of
slope or greater, as development which had been
determined by a site-specific considered as part of the
slope-analysis. original approval. On this
Editor's Note - A site- specific basis, we consider any
geotechnical assessment may be landslide hazard on site is
used to demonstrate that although
the proposed development is shown inconsequential.
on the Landslide Hazard Overlay as
being in the moderate, high or very
high landslide hazard area, the
landslide risk is low or very low.
OR
AO22.3
A site-specific geotechnical
assessment is prepared by a
registered professional
engineer to certify that:
(a) the stability of the site,
including associated
buildings and
infrastructure, will be
maintained and
operational for the life of
the development;
(b) the site is not subject to
the risk of landslide
activity originating from
other land, including land
above the site; and
(c) development of the site
will not increase the risk
of landslide activity on
other land.
Editor's Note - PSP8 Natural
Hazards provides further guidance
on assessing landslide hazard.
AO22.4
Any specific measures
identified in a site specific
geotechnical assessment for
stabilising the site or
development are to be fully
implemented.
Plan A Town Planning Pty Ltd Unit 4, 134 Constance Street, Fortitude Valley Q p 07 3846 0807 abn 17 634 960 937
4006
Town Planning & Development Consultants PO Box 13 Fortitude Valley Q 4006 e www.planatownplanning.com.au
[email protected]
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