Delegated Report - Code - Planning MCU24 0094 [As Published] · MCU24/0094

                    -    The submitted material includes a site specific geotechnical report and a site specific
                         stormwater management plan. Conditions requiring the endorsement of these reports
                         through the building permit have been included.

               •    Senior Environment Officer, Development Assessment
                    - As conditioned.
               •    Other Referrals
                       The application was forwarded to the following external experts for review and/or
                       comment:
                       Coastal Erosion assessment
                    - While we agree that the site will not be subject to direct wave action (it is too elevated),
                       there is potential for the site to be impacted by slumping of the dune – which is considered
                       in the erosion prone area extent. Natural recovery of the beach after storm events will be
                       focussed on the beach area at the base of the dune through the re-establishment of the
                       primary and secondary dune systems – and will not extend up the tertiary dune to the site.
                    - There is also no certainty (unless the applicant can provide geotechnical evidence) that
                       there is a coffee rock layer under the dune in this location. Coffee rock is not bedrock – it
                       is still erodible and can be patchy – in other parts of the Sunshine Coast geotechnical
                       investigations have found that some of the coffee rock layers have been very thin and are
                       highly localised.
                    - We do not dispute the factor of safety calculation, but it is intended to cover uncertainties
                       in all elements of the assessment – not just the dune slumping component.
                    - By disputing the contribution of isolating the 180m3 of sand from the active beach system
                       as ‘unlikely to have a significant adverse impact’, the issue then becomes one of
                       precedence – if this development is permitted to do it then the other development
                       applications will also seek to do it, which could result in a much more substantial impact.
                    - As Techtonic advises that they were just providing options for supporting the building, this
                       matter could be readily addressed in detailed design by conditioning the development as
                       follows:
                       “The building footprint in the Erosion prone area is to be supported by a piling system
                       designed by an appropriately qualified and experienced engineer. Contiguous pile walls or
                       piles with a grout curtain are to be located no further east than the landward extent of the
                       erosion prone area. Within the erosion prone area, piles are to be located outside of the
                       6m Council boundary setback area and designed as individual piles to allow movement of
                       sediments through natural processes.”


               5.       CONCLUSION & REASONS FOR DECISION
               The proposed development for a Material Change of Use - Dwelling House is consistent with the
               zoning intent for the site and the applicable codes and benchmarks for the development.
               The proposed development has been specifically assessed against PO8 of the Low-Density
               Residential zone code regarding proposed GFA. While the proposed development exceeds AO8.2
               maximum GFA of 500m², the circumstances of the site in relation to the subject site’s topography,
               unique size and dimension (it is the largest lot in the region) enables the majority of the bulk of the
               development to be located below road level, which ensures that the impact of the increase in GFA
               and resulting building bulk to adjoining development to the north and west can be managed and
               mitigated.
               A peer review has determined that the current building envelope within the defined erosion prone
               area for the site can be conditioned to ensure that the natural coastal processes of sand erosion
               and replenishment can occur freely without being impacted by introduced built form.
               It is Council's opinion that portions of the proposed Dwelling’s eastern extent may be visible from
               the beachfront and potentially other areas to the south-west of the site and conflicts with PO8 (d)
               and AO20.4 of the Low-Density Residential zone code. This is primarily because most existing
                                                                                                      Page 22 of 33

Document Set ID: 23561450
Version: 5, Version Date: 10/04/2025