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Town Planning Assessment Report
Attached to the e-mail Lodgement of development application - 184 Calanthe Avenue_ Doonan.
Our Ref: 20250970
18 February 2025
Noosa Council
PO Box 141
Tewantin QLD 4565
Via email: [email protected]
Attention: Development Services
Dear Sir/Madam,
DEVELOPMENT APPLICATION FOR A MATERIAL CHANGE OF USE FOR A
DWELLING HOUSE AT 184 CALANTHE AVENUE, DOONAN (LOT 4 SP223007)
Please find enclosed a Development Application for a Material Change of Use to be assessed by Noosa
Council. In support of this application please find enclosed:
● DA Form 1;
● Proposal Plans prepared by Gerard Smith Design;
● Site and Soil Evaluation prepared by Australian Soil Investigations; and
● Bushfire Attack Level Assessment and Vegetation Clearing Requirements letter prepared by Urban
Catalyst 3.
The Council application fee will be paid upon receipt of a Council payment link.
1.0 APPLICATION SUMMARY
APPLICATION DETAILS
Street Address: 184 Calanthe Avenue, Doonan
Real Property Description: Lot 4 SP223007
APPLICANT DETAILS
Applicant: J. Sandford-Bell
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PROPERTY DETAILS
Land Area: 17,637.46m2
Existing use of land: Vacant land
STATUTORY DETAILS
SEQRP Designation: Regional landscape and rural production area
Zone: Rural Residential
Assessment type: Development Permit for a Material Change of Use
Statutory referrals: Not applicable
STATUTORY ASSESSMENT
State Instruments: Not Applicable
Local Instruments: Noosa Plan 2020
● Rural Residential Zone Code;
Applicable Codes ● Low Density Housing Code
APPLICATION DETAILS
The following type of approval is being applied for:
● Development Permit for a Material Change of Use (Dwelling House)
DOCUMENTATION FOR APPROVAL
Plan No. Rev. Plan Title Date
2202 SK 001 DA1 Cover Page, prepared by Gerard Smith Design -
2202 SK 101 DA1 Site Plan, prepared by Gerard Smith Design 12/2024
2202 SK 201 DA1 Floor Plan - Ground Level, prepared by Gerard Smith Design 12/2024
2202 SK 401 DA1 Elevations, prepared by Gerard Smith Design 12/2024
2202 SK 501 DA1 Cross Sections, prepared by Gerard Smith Design 12/2024
23-016 Final Bushfire Attack Level Assessment, prepared by Urban Catalyst 3 10/11/23
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240072 A Site and Soil Evaluation, prepared by Australian Soil 19/06/24
Investigations
23-016 - Vegetation Clearing Requirement for Bushfire Mitigation, 20/12/24
prepared by Urban Catalyst 3
2.0 SITE LOCATION
The site is legally described as Lot 4 SP223007 or 184 Calanthe Avenue, Doonan, and has a site area of
17,637.46m2. The site is currently vacant. The site contains a number of vegetation covenants across the
site as shown on the Site Plan. Refer to Figure 1 below.
Key location features include:
● Lots surrounding the subject site comprise predominantly single dwelling houses;
● The site is surrounded by a mix of rural residential and environmental management and
conservation.
Figure 1: Subject Site (Nearmap, accessed February 2025)
3.0 PROPOSED DEVELOPMENT
This application seeks a Development Permit for a Material Change of Use (Dwelling House) in
accordance with the attached specialist documentation.
Built Form
The proposed gross floor area is 674.96m2 and the proposed site cover is 6.91%. The proposal is single
storey with a height less than 8 metres.
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The proposal incorporates five bedrooms, each with their own ensuite and walk-in-robe, two living rooms,
a kitchen with scullery, dining room, gym, cinema, laundry/mudroom, washroom, two offices, yoga room,
a four bay garage and bin storage room. The outdoor alfresco area is accessible from the main living
area. The proposal also includes a pool to the north of the alfresco area. A number of feature gardens are
proposed to assist with natural lighting and ventilation opportunities. A modern and high quality facade
has been designed utilising varied building materials and finishes, and a modern colour palette. Refer to
Elevation Plans and perspective images for more details.
The proposal is on a large rural residential site, with new landscaping proposed to complement the
development. Mature vegetation also exists on the site, and will be retained.
Figure 2: Proposed Development - 3D Render of street presentation
Site Access and Services
The existing access handle will be maintained and extended to service the proposed development.
Waste collection will be provided as per previous arrangements via kerbside collection on the nominated
day of collection. The site can be connected to all electrical and telecommunication services.
Water tanks and an effluent disposal system is proposed to service the development. A Site and Soil
Evaluation (On Site Effluent) Report has been prepared by Australian Soil Investigations. A 320m2 land
application area is proposed to the south-east of the proposed residence, and an Advanced Secondary
WasteWater Treatment System is recommended for effluent treatment. A pressurised surface reticulated
irrigation system is recommended for the disposal of treated effluent within the land application area.
Refer to report for details.
Vegetation Clearing and Bushfire Requirements
A Bushfire Attack Level Report has been prepared by Urban Catalyst 3, confirming a BAL Construction
Standard of BAL-29 can be achieved. A Vegetation Clearing Requirements letter has also been prepared
by Urban Catalyst 3 confirms no vegetation clearing is required to achieve the minimum setback
requirements for a BAL-29 construction rating.
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INFRASTRUCTURE
Infrastructure Agreement applicable? Not applicable
Existing lawful use for residential Development: Vacant land
Total lawful residential development on the site 1x 5 bedroom dwelling house
upon completion of the proposed development:
Services available/ Water (N) Sewerage (N)
connections to the property Electricity (Y) Telecommunications (Y)
4.0 PLANNING SCHEME ASSESSMENT
Under the Noosa Plan 2020, the site is within the Rural Residential zone. Refer to the zoning map extract
below in Figure 3.
Figure 3: Zoning Map (Noosa Council, accessed February 2025)
4.1 Table of Assessment
Under the relevant tables of assessment, the proposal is subject to Accepted Development subject to
requirements. However, due to non-compliances with some acceptable outcomes in the Rural residential
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zone code (refer to section 4.2), code assessment is triggered. The proposed development is required to
be assessed against the following codes:
● Rural residential zone code;
● Low density housing code.
The proposal has been assessed against the Acceptable Outcomes and Performance Outcomes of the
above codes and is considered compliant. An assessment of the relevant benchmarks has been
undertaken and is included in Attachment A of this letter.
4.2 Planning Scheme Non-Compliances
AO5.4 and AO5.5 of the Rural Residential Zone Code
AO5.4 and AO5.5 of the Rural Residential Zone Code states:
AO5.4 Individual buildings or roofed structures do not cover more than 500m2 of the site.
AO5.5 The total gross floor area of all buildings on site does not exceed 500m2.
Response: The development proposes a gross floor area of 674.96m2. Despite this, the proposal is
considered to comply with PO5 of the Rural residential zone code for the following reasons:
● The proposal is one storey / low rise development;
● The development site is a rear lot, and will not be viewable from the road;
● The site contains a number of pockets of vegetation covenants, and as seen in Figure 1 within
this report, extensive mature vegetation exists that surrounds the proposal, and provides natural
screening to adjoining premises;
● The attached Bushfire Attack Level Assessment and Vegetation Clearing Requirements
correspondence confirms no vegetation clearing is required to achieve BAL-29 construction rating,
and the proposal seeks to maintain existing natural landforms.
4.3 Overlays
The site is constrained the following overlays:
Overlay Comment
Acid Sulfate Soils
The site is mapped containing area 2 acid sulfate
soils. In accordance with Table 5.9.1, no further
assessment is required as the proposal does not
result in 100m3 or more of excavation of material
at or below 5m AHD.
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Biodiversity, Waterways and Wetlands
Parts of the site are mapped as containing areas
of biodiversity significance and MSES
environmental values. In accordance with Table
5.9.2, the proposal does not involve clearing
vegetation or building work in a riparian buffer
area. No further assessment is required. Refer to
BAL Report and Vegetation Clearing Requirements
letter prepared by Urban Catalyst 3 for further
details.
Bushfire Hazard
The site is mapped as containing high potential
bushfire intensity and potential impact buffers. In
accordance with Table 5.9.3, the proposal is for a
Dwelling House, hence no further assessment is
required by Council and the private certifier will
assess and manage bushfire risk. Refer to BAL
Report and Vegetation Clearing Requirements
letter prepared by Urban Catalyst 3 for further
details.
5.0 CONCLUSION
We thank the Council on behalf of the applicant for assessing the above application.
Based on the information provided in this application we respectfully request that Council proceed to
commence their assessment and approve the development subject to reasonable and relevant conditions.
Should you have any questions, please do not hesitate to contact the undersigned.
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Yours faithfully,
Adapt Development Management Pty Ltd
Tiani Boulton
Director
E: [email protected]
M: 0404 924 160
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ADAPT APPENDIX A CODE ASSESSMENT
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Rural Residential Zone Code
Performance Outcome Acceptable Outcome Response
PO1 Development provides for low AO1.2 The dwelling house may Not applicable - secondary
density, semi-rural living as well as include one secondary dwelling dwelling not proposed.
compatible work from home with a maximum gross floor area of
opportunities, primary production 65m2 and no more than two
and small scale visitor bedrooms.
accommodation, on large allotments
with varying levels of services.
PO2 Development does not result AO2 A distance of not less than Not applicable - the site is not
in the diminished productive 100 metres is provided between a within 100m of Rural zoned
capacity of rural activities on sensitive land use and land within land.
adjacent or nearby properties. the Rural zone that:
(a) is mapped as Agricultural
Land Conservation Area on
the Agricultural Land
Overlay maps in Schedule
2; and
(b) has a property area greater
than 4 hectares.
PO5 Buildings and other structures: AO5.1 Buildings and structures are The proposal is less than 8
(a) are low rise; no more than 8 metres in building metres in height.
height from ground level, providing
(b) do not present an
that they may be up to 9 metres
appearance of bulk to
where the pitched roof but no
adjacent properties, roads
other part of the building or
or other areas in the vicinity
structure exceeds 8 metres.
of the site;
(c) have a low site impact to
maximise the opportunity to AO5.2 Where excavation is
The maximum portion of the
retain natural site required, the maximum portion of exposed external facade is
characteristics, such as the exposed external façade of the less than 8 metres in height.
native vegetation and building cannot exceed 8 metres in
natural landforms; building height.
(d) respect the scale of
surrounding vegetation; and Editor's note—refer to figure AP3-13A
(e) are no more than two
storeys in height. AO5.3 Site cover of all buildings The proposed site cover is
and structures on the site does not 6.91%.
exceed 30%.
Alternative provisions to the QDC
AO5.4 Individual buildings or Alternate solution - refer
roofed structures do not cover report.
more than 500m2 of the site.
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AO5.5 The total gross floor area of Alternate solution - refer
all buildings on site does not report.
exceed 500m2.
PO6 Buildings and other structures AO6.1 Buildings used to house Not applicable - the proposal
are designed and sited to:- animals, temporary holding yards, is for a residential dwelling.
(a) provide a high level of structures containing areas of
amenity to users of the animal waste or by-product
subject site and adjoining disposal are not within 100 metres
premises, including of:
provision of visual and (a) the boundary of another
acoustic privacy, access to property in the rural
breezes and protection residential zone or any
from noise, odour or other residential zone;
artificial lighting; (b) an existing dwelling on an
(b) provide adequate distance adjoining property;
from adjoining land uses (c) the boundary of adjoining
and avoid conflict with properties in the
existing or future rural uses environmental
and activities on adjoining management and
properties; conservation zone; or
(c) allow for space and (d) a waterway or wetlands as
landscaping to be provided shown on the Biodiversity,
between buildings; Waterways and Wetlands
(d) preserve existing vegetation Overlay maps in schedule
that will help buffer 2.
development;
(e) protect the natural AO6.2 Buildings or structures
character and avoid adverse which are used for the storage of Not applicable - the proposal
impacts on ecologically chemicals or machinery, stockpiling is for a residential dwelling.
important areas such as of composting or organic fertilisers,
national parks, waterways or which support artificial lighting
and wetlands. or irrigation sprayers, are not
within 100 metres of:
(a) the boundary of another
property in the Rural
residential zone or any
other residential zone;
(b) a dwelling on an adjoining
property;
(c) the boundary of adjoining
properties in the
Environmental
management and
conservation zone; or
(d) waterway or wetlands
shown on the Biodiversity,
Waterways and Wetlands
Overlay maps in schedule
2.
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AO6.3 Roadside stalls no larger
than 9m2 may be located adjacent Not applicable - the proposal
to the front property boundary is for a residential dwelling.
provided safe space for parking of
vehicles is also within the property
boundary.
AO6.4 Outside the circumstances
of AO6.1, AO6.2 and AO6.3 above,
buildings and structures meet the The proposal achieves the
following minimum boundary minimum setbacks outlined in
setbacks: AO6.4.
(a) 15 metres from a property
boundary adjoining land in
the Environmental
management and
conservation zone;
(b) 40 metres from mean high
water spring of a waterway
or as otherwise prescribed
through the Queensland
Government Erosion Prone
Area Maps;
(c) 10 metres from the road
frontage;
(d) 10 metres from the side
and rear boundaries or 6
metres where the lot area
does not exceed 1 hectare,
with the exception that if
the height of the building
or structure exceeds 9
metres the setback to the
side and rear boundaries is
equal to twice its height in
metres.
Alternative provision to the QDC
PO8 Lighting and noise associated AO8.1 A 2 metre landscaped Not applicable - sports court
with outdoor tennis courts, half buffer separates any private tennis not proposed.
courts or sports courts do not have court, half court or sports court
an adverse impact upon the from side property boundaries
amenity enjoyed by occupants of where adjoining land in a
adjoining or nearby premises nor residential zone.
cause unreasonable disturbance to
the local fauna. AO8.2 Courts are fenced to a Not applicable - sports court
height of— not proposed.
(a) 3.6 metres for a full-sized
court; or
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(b) 2.4 metres for a half court.
AO8.3 Courts are not lit; or Not applicable - sports court
not proposed.
AO8.4 For lit courts: Not applicable - sports court
(a) lighting structures are not not proposed.
more than 8 metres in
height and set back at
least 2 metres from any
property boundary;
(b) the court is located at least
60 metres from the
external wall of an existing
or approved residential
dwelling on an adjacent or
nearby lot (as measured
from the centre line of the
court);
(c) the vertical illumination
resulting from direct,
reflected or other
incidental lighting
emanating from the site
does not exceed 8 lux
when measured at any
point 1.5 metres outside
the boundary and at any
level from ground level
upward; and
(d) lighting is hooded or
baffled to direct lighting
downward or is of a type
that gives no upward
component of light when
mounted horizontally.
PO10 Development does not AO10 Development on land Not applicable.
detract from the scenic amenity of adjoining the major road network,
the hinterland as experienced from Lake Macdonald or the Noosa River
the major road network or the system minimises visual impacts on
waterways. the scenic amenity of the roadway
or waterway by—
(a) sensitive siting and design
of buildings, structures,
driveways and works;
(b) retaining existing
vegetation;
(c) incorporating landscape
treatments to visually
screen and soften
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development; and
(d) incorporating building
materials and external
finishes that are
compatible with the site’s
visual character and
landscape setting.
Editor's note—refer to Figure AP3 - 3B
PO11 The landscape character and AO11.1 To protect scenic amenity Not applicable - the site is not
visual amenity quality of hillslopes and other landscape qualities: mapped as containing
and ridgelines are retained and (a) buildings or structures are landslide hazard areas.
development: not constructed on land
(a) is visually responsive to the with a slope greater than
natural topography of the 33%; and
site, sitting within the (b) buildings or structures are
landscape rather than only constructed on steep
dominating it; slopes if:
(b) retains natural vegetation (i) there are no other
that assists in screening or suitable building sites on
visually softening the property; and
development;
(ii) construction utilises
(c) steps down slopes or uses suspended floors or pole
suspended floor footings rather than slab
construction, minimising cut on ground construction.
or fill; and
(d) uses materials, finishes and
AO11.2 On sloping sites or on
colours that complement
ridgelines at the uppermost edge Not applicable - the site is not
the natural setting and mapped as containing
of a hill slope:
integrate with the landscape landslide hazard areas.
and skyline. (a) roof lines are generally
parallel with contours of
the land;
(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 6.9.1A and
Figure 6.9.1B and Figure AP3-3B.
AO11.3 On sloping sites: Not applicable - the site is not
(a) cut or fill is less than 1.5 mapped as containing
metres in depth relative to landslide hazard areas.
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natural ground level; and
(b) slab on ground
construction is avoided and
splitlevel buildings with
small floorplates are used
as an alternative. Post and
beam construction or
suspended or pole
construction techniques
may be appropriate.
AO11.4 On sloping sites or on
Not applicable - the site is not
ridgelines at the uppermost edge
mapped as containing
of a hill slope, buildings:
landslide hazard areas.
(a) are constructed in
lightweight materials such
as timber or board,
stainless steel, glass and
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.
Low Density Housing Code
Performance Outcome Acceptable Outcome Response
Removal homes AO2.1 Any part of a removal Not applicable
PO2 A removal home— home that is affected by termite
1. does not have an attack, borers, dry rot or severe
adverse impact on the weathering or is damaged as a
amenity of the premises consequence of relocation, is
or surrounding premises; repaired or replaced using new or
and sound second-hand materials.
2. maintains the safety of
people and property.
Housing choice AO3 A secondary dwelling: Not applicable - the proposal
PO3 A secondary dwelling: 1. has a maximum gross floor does not include a secondary
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1. forms part of a dwelling area of 65m²; dwelling.
house and is not 2. has no more than 2
subdivided from the bedrooms;
balance of the dwelling 3. does not occur on any
house; property covered by a Building Unit
2. contributes to housing Plan; and
choice for members of 4. does not occur on a
the one household; property that already contains a
3. protects the low density dual occupancy or secondary
residential, rural dwelling.
residential or rural
character of the zone;
4. does not occur on a
property covered by a
Building Unit Plan or any
property already
containing more than one
dwelling;
5. is accompanied by
sufficient car parking.
PO5 Development is provided with: AO5.1 If located within the urban Not applicable.
boundary, the dwelling is
1. a level of infrastructure
connected to reticulated water
and services that is
supply, sewerage, stormwater
appropriate to its setting
drainage and telecommunications
and sufficient for the
infrastructure networks (where
intended use;
available to the lot).
2. an effluent treatment and
disposal system that does Editor’s Note—the urban boundary
not have an adverse is indicated on the zone maps
effect on ecologically contained within Schedule 2.
important areas or water
quality; and AO5.2 Where there is no Water tanks proposed and
3. adequate onsite water reticulated water supply, the nominated on the Site Plan.
storage to support the premises is serviced with a Capacity requirements to be
efficient use of water and rainwater tank with the following conditioned as required.
is adequate for everyday minimum water supply capacity:
use of the occupants. 1. for dwellings with no more
than 3 bedrooms – 45,000
litres; or
2. for dwellings of more than
3 bedrooms or where
including a secondary
dwelling on the same
premises – 60,000 litres.
AO5.3 If located on a lot where A Site and Soil Evaluation (On
reticulated sewerage is not Site Effluent) Report has been
available to the lot, the dwelling is prepared by Australian Soil
connected to an on-site effluent Investigations. A 320m2 land
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treatment and disposal system. application area is proposed to
the south-east of the
proposed residence, and an
Advanced Secondary
WasteWater Treatment
System is recommended for
effluent treatment. A
pressurised surface reticulated
irrigation system is
recommended for the disposal
of treated effluent within the
land application area. Refer to
report for details.
PO6 Buildings and structures allow AO6 Soft landscaping is provided Can comply.
for sufficient space for outdoor and retained to a minimum of 20%
activities, garden areas and of the site area.
screening to surrounding land uses.
Car parking AO7 Car parking is provided in Four covered car parking
PO7 Sufficient car parking is accordance with Table 9.4.1.4 of spaces can be provided in the
provided to accommodate the the Driveways and parking code. garage.
number of vehicles likely to use the
site.
PO8 The design, management and AO8.1 Driveways and crossovers Can comply. To be conditioned
maintenance of the access are designed to comply with as required.
facilitates: Council's standard drawings
1. safe and convenient use RS-049, RS-050, RS-056 and
for vehicles, pedestrians addendum as applicable.
and cyclists;
2. vehicles negotiating AO8.2 Where a footpath exists, the
Not applicable.
without contacting the driveway meets the road reserve at
driveway or crossover the level of the existing footpath.
surface; and
3. stormwater disposal
AO8.3 Driveways within the Can comply.
without any negative
property:
impacts on the
surrounding area. 1. have a maximum gradient
of 20% and vertical curves
to ensure no scraping for a
standard vehicle; or
2. have a maximum gradient
of 25% provided–
1. the length of the
driveway steeper than
20% does not exceed
6 metres; and
2. there is a change in
gradient not less than
2 metres in length and
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not greater than
12:5% at the ends of
the 25% section of
the driveway.
PO9 The driveway and crossover AO9 The driveway and crossover is Can comply.
design avoids using structures designed without significant
within the road reserve. alteration to the existing road
reserve whereby the finished
surface level of the driveway is
consistent in height with the
existing height of the road reserve.
Editor’s Note—Should the design
not comply with the standard
drawings, including any cut or fill
within the road reserve, an
operational works application to
Council for a non-standard
driveway is required.
PO10 Driveways and crossovers AO10 No pavers or permeable Not proposed. All works are
are to be able to withstand loadings pavement systems are used within within the site bounds.
from vehicles and the use of pavers the road reserve.
is avoided.
Editor’s Note—Examples of the
types of pavers to avoid include
clay, concrete and permeable
pavement products.
PO11 Driveways are designed to: AO11 Driveways have a minimum Can comply.
1. prevent water from grade of 1% away from any
ponding or entering adjoining buildings and are formed
buildings; to drain to landscaped areas.
2. provide an opportunity
for filtering of stormwater
prior to it leaving the site;
and
3. not reduce the
stormwater carrying
capacity of roadways.
PO12 Driveways do not damage or AO12 Driveways are located not The existing driveway within
interfere with the location, function less than 1.0 metre from the access handle will be
of, or access to Council stormwater infrastructure. maintained. A new driveway
infrastructure. extension to the proposal is to
be provided.
Editor’s Note—If the driveway
covers or is within 1.0 metre of
stormwater infrastructure, an
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operational works application to
Council for a non-standard
driveway is required.
PO13 The visual impact of AO13.1 Areas adjoining driveways Can comply as required.
driveways on the streetscape and disturbed as a result of the
surrounding area is minimised and driveway construction are grassed
significant adverse impacts on the or planted to minimise visual
traffic network are avoided. impact and stabilise the soil.
AO13.2 Vehicular access avoids
Can comply as required.
disturbance to the tree protection
zone of trees on public land.
PO14 Driveways and crossovers AO14.1 Only one driveway and The existing driveway within
are located so they do not impede crossover is provided. the access handle will be
the safe and efficient use of the maintained. A new driveway
road network. extension to the proposal is to
be provided.
AO14.2 Where the premises has Not applicable - the site does
frontage to more than one formed not have frontage to more
and sealed road and the roads have than one formed and sealed
differing orders in the Road road.
Hierarchy, the driveway and
cross-over is provided on the
frontage with the lower order.
AO14.3 For corner lots, driveways Not applicable - the site is not
and crossovers are located in a corner lot.
accordance with Council's standard
drawings.
AO14.4 If in the Rural zone or
Rural Residential zone, the To be conditioned.
driveway and cross-over is located
to provide minimum safe sight
distances in accordance with
Austroads.
Editor's Note - An operational works
application is required for a second
driveway.
Bushfire Hazard Management AO15 Within a bushfire hazard The site can be connected to
PO15 Where located in a Bushfire area where there is no reticulated water tanks, and includes a
Hazard Area as shown on the water supply, the premises has: swimming pool which can be
Bushfire Hazard Overlay Map in 1. an accessible dam, used for fire fighting
Schedule 2 and not in a water swimming pool or water tank purposes. Appropriate fittings
service area, an adequate, reliable, available for firefighting purposes to be conditioned.
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safely located and freely accessible with an onsite water volume of not
water supply is provided for fire less than 5,000 litres; and
fighting purposes, which is in 2. a water supply outlet pipe
addition to day to day water supply. 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 AO16.1 Where the development is Not applicable - the site is not
PO16 Development is designed located in the Flood Hazard Area as mapped in the Flood Hazard
and sited to ensure risk to people shown on Flood Hazard Overlay Area.
and property from flooding is Map in Schedule 2, the finished
avoided or minimised. floor level of habitable rooms is at
least 300 millimetres above the
Defined flood event (DFE).
OR
AO16.2 Where the DFE has not Not applicable - the site is not
been modelled for the area, the mapped in the Flood Hazard
finished floor level of habitable Area.
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 Underground car parking No acceptable outcome provided. Not applicable - not proposed.
areas are designed to drain and
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 AO18.1 Development including any Not applicable - the site is not
& Substations sensitive land uses is at least: mapped as containing major
PO18 Development is sufficiently 1. 50 metres from a electricity infrastructure or
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separated from major electricity transmission substation; substations.
infrastructure and substations to 2. 10 metres from any other
minimise the likelihood of nuisance substation; and
or complaint.
3. 30 metres from a
transmission line easement.
AO18.2 Habitable buildings are not Not applicable - the site is not
located within an easement for a mapped as containing major
distribution line. electricity infrastructure or
substations.
PO19 Development is located and AO19 Noise emissions do not Can comply.
designed to avoid or minimise noise exceed 5db(A) above background
nuisance from the use of noise level internal to a habitable
infrastructure. building measured in accordance
with AS1055.
PO20 Wherever practicable AO20 Where adjoining substations Not applicable.
habitable buildings are orientated to or major electricity infrastructure,
avoid direct overlooking of major habitable buildings are orientated
electricity infrastructure or so that the majority of outdoor
substations. living areas and windows of
habitable rooms face away from the
infrastructure.
PO21 Earthworks and drainage AO21 Filling other than Can comply.
operational works do not directly, accessways:
indirectly or cumulatively cause 1. does not extend more than
adverse impacts external to the the equivalent of 3 metres
development site by: around the main building,
1. causing ponding of water measured from the outer
on the site or nearby walls of the building;
land; 2. is limited to a maximum of
2. increasing flooding, which 500m2; and
adversely affects the 3. does not impact on the local
safety or use of any land drainage of adjoining
upstream and properties.
downstream;
3. adversely affecting the
flow of water in any
overland flow path; and
4. 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
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level changes) or offsite drainage.
Landslide Hazard Area AO22.1 Not applicable.
Development, including associated
PO22
access, is not located on land
Development maintains the safety identified as a landslide hazard area
of people, property and hazardous on a Landslide Hazard Overlay Map.
materials stored in bulk from the
risk of landslide. AO22.2
Development, including associated Not applicable.
access, is located outside
moderate, high and very high
landslide hazard areas and areas
with 15% slope or greater, as
determined by a site-specific
slope-analysis.
Editor's Note—A site- specific
geotechnical assessment may be
used to demonstrate that although
the proposed development is
shown 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 Not applicable.
assessment is prepared by a
registered professional engineer to
certify that:
1. the stability of the site,
including associated
buildings and
infrastructure, will be
maintained and
operational for the life
of the development;
2. the site is not subject
to the risk of landslide
activity originating from
other land, including
land above the site;
and
3. development of the site
will not increase the
risk of landslide activity
on other land.
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Editor's Note— PSP8 Natural
Hazards provides further guidance
on assessing landslide hazard.
AO22.4
Any specific measures identified in Not applicable.
a site specific geotechnical
assessment for stabilising the site
or development are to be fully
implemented.
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