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Planning Assessment Report · MCU19/0008
Attached to the e-mail Detached House in Coastal Protection Area - MCU19/0008.
PLANNING ASSESSMENT REPORT 22 Arakoon Crescent, Sunshine Beach Lot 793 on Registered Plan 48111 Application under the Planning Act 2016 for a Development Permit for a Material Change of Use (New Detached House) on land at 22 Arakoon Crescent, Sunshine Beach for Andrew and Michelle Douglass January 19 PREPARED BY: BEN LEWIS (BRTP) SENIOR TOWN PLANNER
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22 Arakoon Crescent, Sunshine Beach
PLANNING ASSESSMENT REPORT
DOCUMENT CONTROL SHEET
BARTLEY BURNS
E [email protected] JOB NAME: 22 Arakoon Crescent, Sunshine
Beach
W www.bartleyburns.com.au
JOB NO: TP19/5080
P 1300 051 189
ORIGINAL DATE
BRISBANE OF ISSUE: 7 November 2018
Unit 1, 1027 Manly Road
Tingalpa QLD 4173
DOCUMENT DETAILS
Title: Planning Report – Development Permit for a Material Change of Use
(New Detached House)
Principal Author: Ben Lewis
Client: Andrew and Michelle Douglass
Client Contact: Andrew and Michelle Douglass
REVISION / CHECKING HISTORY
Version Number Date Issued by Checked by
Report v1 16 January 2019
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PLANNING ASSESSMENT REPORT
Contents
1.0 Executive Summary ............................................................................................................ 1
2.0 Basic Information ............................................................................................................... 2
3.0 Proposal ............................................................................................................................. 3
4.0 Characteristics of the Site ................................................................................................... 4
5.0 State Planning Instruments ................................................................................................. 5
5.1 State Planning Policy ............................................................................................................... 5
5.2 ShapingSEQ ............................................................................................................................. 5
5.3 Planning Regulation 2017 ....................................................................................................... 5
5.3.1 Referral Agencies ................................................................................................................ 5
6.0 Local Planning Instruments ................................................................................................. 6
6.1 Noosa Plan .............................................................................................................................. 6
6.1.1 Desired Environmental Outcomes ....................................................................................... 6
6.1.2 Category of Assessment ...................................................................................................... 6
6.1.3 Relevant Codes .................................................................................................................... 6
7.0 Conclusion .......................................................................................................................... 7
8.0 Appendix A ......................................................................................................................... 8
8.1 SDAP Assessment Benchmarks ............................................................................................... 8
8.1.1 State Code 8: Coastal Development and Tidal Works ......................................................... 8
9.0 Appendix B ........................................................................................................................16
9.1 Noosa Plan Assessment Benchmarks.................................................................................... 16
9.1.1 Detached House Code ....................................................................................................... 16
9.1.2 Natural Resources Overlay Code ....................................................................................... 35
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1.0 EXECUTIVE SUMMARY
Bartley Burns has been engaged by Andrew and Michelle Douglass to prepare a Development
Application for a Development Permit for a Material Change of Use (New Detached House) in
respect of land at 22 Arakoon Crescent, Sunshine Beach.
This Planning Assessment Report provides details of the development proposal and how the
proposal will comply with the relevant assessment benchmarks.
The proposal is considered to satisfy these assessment benchmarks and will compatible in scale with
other development in the immediate area. As a result, the proposal warrants approval and the
issuing of the relevant approval documents.
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2.0 BASIC INFORMATION
Real Property Description Lot 793 on Registered Plan 48111
Address 22 Arakoon Crescent, Sunshine Beach QLD 4567
Site Area 607m²
Registered Owner Andrew Peter Douglass
Locality Eastern Beaches
Zone Detached Housing
Precinct None Applicable
Overlays Biodiversity
Natural Resources
Natural Hazards
Local Plan None Applicable
Approval Type Development Permit for a Material Change of Use (New
Detached House)
Figure 1: Site Location Source: NearMaps
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3.0 PROPOSAL
The applicant, on behalf of the owner of the site, proposes to replace an existing detached house
with a new detached house at 22 Arakoon Crescent, Sunshine Beach with this new detached house
to be similarly located, designed and constructed.
Internally, it will feature:
a single garage, scooter garage, entryway, two multi‐purpose rooms and bathroom on the
lower level;
a foyer, services room, lounge room, office, two bathrooms and a bedroom on the middle
level;
a laundry, linen room, bathroom, living room, kitchen, dining room and master suite with
dressing room, ensuite and sitting room on the upper level.
Meanwhile, externally, it will feature:
an outdoor room, rear deck and rear pool on the lower level;
two rear decks on middle level;
two rear decks on the upper level.
In terms of access between these three levels, it will provide:
an external set of stairs at the front of the house;
an external set of stairs at the rear of the house;
an internal set of stairs at the front of the house;
an internal lift at the front of the house.
And then in terms of access into the site itself, the proposal will maintain the existing crossover
to/from Arakoon Crescent which extends the full width of the site’s frontage.
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4.0 CHARACTERISTICS OF THE SITE
The site is located at 22 Arakoon Crescent, Sunshine Beach, otherwise described as Lot 793 on
Registered Plan 48111. The site comprises a single, quadrilateral‐shaped lot with an area of 607m².
The site is bound by Arakoon Crescent to the west, a public walkway to the north, Sunshine Beach to
the east and another residential property to the south. In this regard, the site as frontage width of
approximately 12 metres, an average width of approximately 15 metres and an average depth of
approximately 40 metres. Overall, the site has a significant crossfall from the Arakoon Crescent
frontage, down to the rear of the site.
In terms of existing development, the site is currently occupied by a detached house which is
intended to be removed/replaced as part of this proposal. In line with this, the site has existing
connections to water, sewerage, stormwater, electricity and telecommunications infrastructure, all
of which are intended to be retained as part of this proposal. Meanwhile, the site has existing access
to/from Arakoon Crescent which is a constructed road with existing kerb and channel. Specifically,
vehicular access currently provided in the form of a full frontage width crossover/concrete driveway
which is intended to be retained as part of this proposal.
In terms of constraints, the rear half of the site is identified as being within an environmental
protection area under the Biodiversity Overlay in the Noosa Plan. Meanwhile, the entirety of the site
is identified as being within a coastal protection area under the Natural Resources Overlay in the
Noosa Plan. And finally, the site is also identified as containing slide hazards and acid sulfate soils
under the Natural Hazards Overlay in the Noosa Plan.
In terms of zoning, the site is included within the Detached Housing Zone within the Eastern Beaches
Locality area under the Noosa Plan with the proposal to represent a development outcome which
will be very much in keeping with the intent of this area by ensuring, “single detached housing
prevails,” and this housing, “maintains: a low impact, low density development form of domestic
scale; a high level of residential amenity and design quality; a coastal building style that integrates
with the landscape and topography and respects the local climatic conditions; and landscaping
amongst buildings, retaining trees and vegetation wherever practical.”
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5.0 STATE PLANNING INSTRUMENTS
5.1 STATE PLANNING POLICY
The proposal will not conflict with any of the policies in the State Planning Policy.
5.2 SHAPINGSEQ
The site is included within the ‘Urban Footprint’ under the South East Queensland Regional Plan
2017 (ShapingSEQ) with the intent of this area is to:
“The Urban Footprint identifies land within which the region’s urban development needs to 2041 can
be accommodated in a way consistent with the goals, elements and strategies of ShapingSEQ. The
area incorporates the full range of urban uses including housing, industry, business, infrastructure,
community facilities and other integral components of well‐planned urban environments, such as
local areas for sport and recreation and urban open space. The priority for developing land in the
Urban Footprint is to accommodate urban growth.”
The proposal will, therefore, not conflict with the intent of the Urban Footprint as envisaged under
ShapingSEQ.
5.3 PLANNING REGULATION 2017
5.3.1 Referral Agencies
As the building works associated with this proposal are not deemed ‘assessable’ under the Noosa
Plan, this development application relates to a material change of use only. A subsequent
development application for ‘assessable’ building works will be required to be lodged to a private
certifier though and it is important to note that this application will be required to be referred to
SARA under Schedule 9, Part 3, Division 1, Table 1 of the Planning Regulation 2017 as it will include
building works on a premises partly seaward of a coastal building line.
In order to save time, costs, etc., an early referral response from SARA is requested as part of this
development application. This referral is ineligible to go through a FastTrack 5 assessment pathway
with the referral, instead, required to go through the standard assessment pathway. The relevant
codes in relation to this referral are addressed in Appendix A of this report.
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6.0 LOCAL PLANNING INSTRUMENTS
6.1 NOOSA PLAN
6.1.1 Desired Environmental Outcomes
The proposal will not conflict with any of the desired environmental outcomes of the Noosa Plan.
6.1.2 Category of Assessment
The site is located within the Detached Housing Zone of the Eastern Beaches Locality with Table 7.1
of the Noosa Plan indicating that the proposal is ‘code assessable’ development as it will involve a:
“Detached house and not complying with Column 2 of Tables 14.28‐14.30 of the Detached House
Code, except if an alternative provision to the QDC.”
This category of assessment is unchanged by the relevant overlays which effect the site with the
proposal considered ‘accepted’ development under the Biodiversity Overlay and the Natural Hazards
Overlay and no change prescribed under the Natural Resources Overlay.
6.1.3 Relevant Codes
Under Parts 7 and 13 of the Noosa Plan, the proposal is identified as being ‘code assessable’
development with the applicable assessment benchmarks for this application deemed to be within
the following codes:
Detached House Code
Natural Resources Overlay Code
These codes are addressed in Appendix B of this report.
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7.0 CONCLUSION
The proposal is generally consistent with the intent of the Detached Housing Zone of the Eastern
Beaches Locality within the Noosa Plan and represents substantial compliance with the assessment
benchmarks of the applicable codes. The proposal will not cause any significant impact on the
surrounding area, instead providing for a positive, functional development which will satisfy resident
needs and protect the surrounding streetscape. In this regard, the proposal will demonstrate an
acceptable development outcome and, therefore, warrants approval subject to reasonable and
relevant conditions.
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8.0 APPENDIX A
8.1 SDAP ASSESSMENT BENCHMARKS
8.1.1 State Code 8: Coastal Development and Tidal Works
Performance Outcomes Acceptable Outcomes Compliance
All development
Development in the erosion prone area
PO1 AO1
Development does not occur in the erosion prone No acceptable outcome is prescribed. The proposal will include a new detached house
area unless the development: within the erosion prone area, however, this
1. is one of the following types of development: outcome is deemed to be appropriate as it will simply
replace an existing detached house with a new
a. coastal‐dependent development; or
detached house which will be similarly located,
b. temporary, readily relocatable or able to be designed and constructed.
abandoned; or
c. essential community infrastructure; or
d. redevelopment of an existing permanent building
or structure that cannot be relocated or abandoned;
and
2. cannot feasibly be located elsewhere.
PO2 AO2
Development other than coastal protection work: No acceptable outcome is prescribed. The proposal will avoid impacting on coastal
1. avoids impacting on coastal processes; and processes and will ensure the protective function of
landforms/vegetation are maintained. This is due to
2. ensures that the protective function of landforms
the fact that the proposal will simply replace an
and vegetation is maintained.
existing detached house with a new detached house
Note: In considering reconfiguring a lot applications, the state may
require land in the erosion prone area to be surrendered to the
which will be similarly located, designed and
State for coastal management purposes under the Coastal constructed.
Protection and Management Act 1995.
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Where the planning chief executive receives a copy of a land
surrender requirement or proposed land surrender notice under
the Coastal Protection and Management Act 1995, this must be
considered in assessing the application.
PO3 AO3
Development is located, designed and constructed to No acceptable outcome is prescribed. The proposal will be located, designed and
minimise the impacts from coastal erosion by: constructed to minimise potential impacts from
1. locating the development as far landward as coastal erosion by locating the new detached house
practicable; or as far landward as practically possible.
2. where it is demonstrated that 1 is not feasible,
mitigate or otherwise accommodate the risks posed
by coastal erosion.
PO4 AO4
Development does not significantly increase the risk No acceptable outcome is prescribed. The proposal will not significantly increase the
or impacts to people and property from coastal potential risk/ impacts to people and property from
erosion. coastal erosion. This is due to the fact that the
proposal will simply replace an existing detached
house with a new detached house which will be
similarly located, designed and constructed.
PO5 AO5
Development other than coastal protection work No acceptable outcome is prescribed. The proposal will not directly or indirectly increase
avoids directly or indirectly increasing the severity of the potential severity of coastal erosion either on or
coastal erosion either on or off the site. off the site. This is due to the fact that the proposal
will simply replace an existing detached house with a
new detached house which will be similarly located,
designed and constructed.
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PO6 AO6
In areas where a coastal building line is present, No acceptable outcome is prescribed. The proposal will include a new detached house
building work is located landward of the coastal which will not be wholly landward of the coastal
building line unless coastal protection work has been building line, however, this outcome is deemed to be
constructed to protect the development. appropriate as the proposal will simply replace an
existing detached house with a new detached house
which will be similarly located, designed and
constructed.
Artificial waterways
PO7 AO7
Development of artificial waterways, canals and dry‐ No acceptable outcome is prescribed. The proposal will not include an artificial waterway,
land marinas minimises impacts on coastal resources canal or dry‐land marina.
by:
1. maintaining the tidal prism volume of the natural
waterway to which it is connected;
2. demonstrating a whole‐of‐life strategy for the
disposal of dredged material.
Coastal protection work
PO8 AO8
Works for beach nourishment minimise adverse No acceptable outcome is prescribed. The proposal will not include or require coastal
impacts on coastal processes and avoid any increase protection works.
in the severity of erosion on adjacent land by:
1. sourcing sand from an area that does not adversely
impact on the active beach system;
2. ensuring imported sand is compatible with natural
beach sediments and coastal processes of the
receiving beach.
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PO9 AO9
Erosion control structures are only constructed No acceptable outcome is prescribed. The proposal will not include or require coastal
where: there is an imminent threat to buildings or protection works.
infrastructure of value, and there is no feasible option
for either:
1. beach nourishment; or
2. relocation or abandonment of structures.
Statutory note: The monetary value of buildings or infrastructure
should be more than the cost of associated erosion control
structures.
PO10 AO10
Erosion control structures minimise interference with No acceptable outcome is prescribed. The proposal will not include or require coastal
coastal processes, or any increase to the severity of protection works.
erosion on adjacent land by:
1. locating the erosion control structure as far
landward as practicable and directly adjacent to the
structure it is intended to protect;
2. where required and feasible, importing sand to the
site to mitigate any increase in the severity of
erosion;
3. the design of the structure.
Water quality
PO11 AO11
Development: No acceptable outcome is prescribed. The proposal will maintain/enhance the
1. maintains or enhances environmental values of environmental values of receiving waters, achieve
receiving waters; appropriate water quality objectives and avoid the
release of prescribed water contaminants into tidal
2. achieves the water quality objectives of
waters. This is due to the fact that the proposal will
Queensland waters;
simply replace an existing detached house with a new
3. avoids the release of prescribed water detached house which will be similarly located,
contaminants to tidal waters. designed and constructed.
Note: See Environmental Protection (Water) Policy 2009 for the
relevant water quality objectives.
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Category C and R areas of vegetation
PO12 AO12
Development: No acceptable outcome is prescribed. The site is not identified as containing Category C or
1. avoids impacts on category C areas of vegetation Category R areas of vegetation.
and category R areas of vegetation; or
2. minimises and mitigates impacts on category C
areas of vegetation and category R areas of
vegetation after demonstrating avoidance is not
reasonably possible.
Public use of and access to state coastal land
PO13 AO13
Development maintains or enhances public use of No acceptable outcome is prescribed. The site is identified as being private land.
and access to and along state coastal land (except
where this is contrary to the protection of coastal
resources or public safety).
PO14 AO14
Private marine development ensures that works: No acceptable outcome is prescribed. The proposal will not include private marine
1. are used for marine access purposes only; development.
2. minimise the use of state coastal land;
3. do not interfere with access between navigable
waterways and adjacent properties.
PO15 AO15
Development ensures erosion control structures are No acceptable outcome is prescribed. The proposal will not include or require coastal
located within the premises they are intended to protection works.
protect unless there is no feasible alternative.
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Matters of state environmental significance
PO16 AO16
Development: No acceptable outcome is prescribed. The site is not identified as containing matters of
1. avoids impacts on matters of state environmental state environmental significance.
significance; or
2. minimises and mitigates impacts on matters of
state environmental significance after demonstrating
avoidance is not reasonably possible; and
3. provides an offset if, after demonstrating all
reasonable avoidance, minimisation and mitigation
measures are undertaken, the development results in
an acceptable significant residual impact on a matter
of state environmental significance.
Statutory note: For Brisbane core port land, an offset may only be
applied to development on land identified as E1
Conservation/Buffer, E2 Open Space or Buffer/Investigation in the
Brisbane Port LUP precinct plan.
Note: Guidance for determining if the development will have a
significant residual impact on the matter of state environmental
significance is provided in the Significant Residual Impact
Guideline, Department of State Development, Infrastructure and
Planning, 2014. Where the significant residual impact is considered
an acceptable impact on the matter of state environmental
significance and an offset is considered appropriate, the offset
should be delivered in accordance with the Environmental Offsets
Act 2004.
All operational work
Private marine development
PO17 AO17
Private marine development does not require the No acceptable outcome is prescribed. The proposal will not include private marine
construction of coastal protection work, shoreline or development.
riverbank hardening or dredging for marine access
purposes.
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Disposal of solid waste or dredged material from artificial waterways
PO18 AO18
Solid waste from land and dredged material from No acceptable outcome is prescribed. The proposal will not include the disposal of solid
artificial waterways is not disposed of in tidal water waste or dredged material.
unless it is for beneficial reuse.
Disposal of dredged material other than from artificial waterways
PO19 AO19
Dredged material is returned to tidal water where No acceptable outcome is prescribed. The proposal will not include the disposal of dredged
this is needed to maintain coastal processes and material.
sediment volume.
PO20 AO20
Where it is not needed to maintain coastal processes No acceptable outcome is prescribed. The proposal will not include the disposal of dredged
and sediment volume, the quantity of dredged material.
material disposed to tidal water is minimised through
beneficial reuse or disposal on land.
All dredging and any disposal of dredged material in tidal water
PO21 AO21
All dredging and any disposal of dredged material in No acceptable outcome is prescribed. The proposal will not include dredging or the disposal
tidal water is: of dredged material.
1. demonstrated to be safe with regard to protection
of the marine environment and by meeting the
National Assessment Guidelines for Dredging 2009,
Department of Environment and Energy, 2009, or
later version; and
2. supported by a monitoring and management plan
that protects the marine environment and that
complies with the National Assessment Guidelines for
Dredging 2009, Department of Environment and
Energy, 2009, or later version.
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Reclamation
PO22 AO22
Development does not involve reclamation of land No acceptable outcome is prescribed. The proposal will not include the reclamation of land
below tidal water, other than for the purposes of: below tidal water.
1. coastal‐dependent development, public marine
development or community infrastructure; or
2. strategic ports, priority ports, boat harbours or
strategic airports and aviation facilities, in accordance
with a statutory land use plan or master plan, where
there is a demonstrated net benefit for the state or
region and no feasible alternative exists; or
3. coastal protection work or work necessary to
protect coastal resources or coastal processes.
Operational work which is not assessed by local government
PO23 AO23
Works are located and designed such that they Tidal work is designed and located in accordance with The proposal will not include tidal works.
continue to operate safely during and following a the Guideline: Building and engineering standards for
defined storm tide event. tidal works, Department of Environment and Heritage
Protection, 2017.
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9.0 APPENDIX B
9.1 NOOSA PLAN ASSESSMENT BENCHMARKS
9.1.1 Detached House Code
Specific Outcomes Probable Solutions Compliance
DETACHED HOUSES, ANCILLARY DWELLINGS UNITS AND SECONDARY DWELLINGS
Siting and effects of development
Setbacks
O1 S1
Buildings and other structures are appropriately The minimum setback of the detached house or The proposal will include a mix of compliant and non‐
designed and sited to – dwelling unit and associated buildings and structures compliant setbacks, however, this outcome is deemed
a) provide amenity for users of the premises as well as from boundaries is not less than the minimum to be acceptable as, despite the non‐compliant
preserve the visual and acoustic privacy of adjoining specified in Schedule 1. setbacks, it will effectively comply with the
and nearby land uses; Alternative provision to QDC. corresponding specific outcome to provide amenity,
preserve visual/acoustic privacy, preserve existing
b) preserve any existing vegetation that will buffer the
vegetation, allow for landscaping, maintain visual
proposed building from adjoining uses;
continuity, not visually dominate the street and avoid
c) allow for landscaping to be provided between potential impacts on nearby waterways/foreshore
buildings; areas. This compliance is based on the fact that the
d) maintain the visual continuity and pattern of proposal will simply replace an existing detached
buildings and landscape elements within the street; house with a new detached house which will be
e) for class 10a structures, do not visually dominate similarly located, designed and constructed.
the street;
f) avoid any significant adverse impacts on the natural
values of waterways and their foreshores, including
those of the Noosa River and its lakes; and
g) do not interrupt the natural cycles of erosion and
accretion of waterways and foreshore areas.
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Flooding, drainage and earthworks
O2 S2.1
Buildings and other works are designed and sited to – For new buildings or structures or additions of more The proposal will include compliant minimum floor
a) provide flood free access to premises and flood free than 50m2 of gross floor area to an existing building levels.
habitable areas; or structure – floor levels of habitable rooms are –
b) allow only minor, short term and infrequent a) for areas where minimum floor levels are available
flooding of non‐habitable areas; – not less than the specified level;
c) ensure the protection of persons and property in b) for areas where flood modelling is available – a
the event of a flood and power failure; minimum of 500mm above the modelled flood level;
and
d) ensure drainage does not adversely impact upon
other premises; and c) for areas where flood modelling is not available, a
minimum of 500mm above the highest known flood
e) ensure filling, excavation or retaining structures do
level.
not adversely impact upon other premises by –
i. causing ponding of water on the site or nearby land; S2.2
and Enclosed car parking and manoeuvring areas are The proposal will include parking and manoeuvring
ii. increasing flooding, which adversely affects the constructed at a level that permits the parking area to areas which will accommodate natural drainage
safety or use of any land upstream and downstream; drain from the site by gravity means, without the without the need for mechanical pumping.
and need for mechanical pumping.
iii. adversely affecting the flow of water in any S2.3
overland flow path; Filling, other than accessways, does not extend more The proposal will not include or require significant
iv. adversely affecting the privacy or visual amenity of than 1m beyond the footprint of any building or filling or excavation.
surrounding properties. structure, measured from the outer walls of the
building or structure.
O3 S3
Finished surface levels ensure land is free draining. No solution provided. The proposal will ensure the site is free draining.
Editor’s note: Council encourages building methods that avoid the
use of fill such as suspended floor construction and stepping down
slopes rather than cutting and filling.
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O4 S4.1
Filling or excavation does not adversely affect sewer, Fill material placed over services does not impose any The proposal will not include or require significant
stormwater or water utility infrastructure. additional surcharge loading on the service. filling or excavation.
S4.2
Where excavation is carried out – The proposal will not include or require significant
a) a minimum cover of 600mm is maintained around filling or excavation.
all utility infrastructure (to top, sides and base of
services); or
b) a retaining wall is provided to support the soil
surrounding the service.
S4.3
Compaction with a vibrating roller is not carried out The proposal will not utilise a vibrating roller within
within 600mm of any utility infrastructure. 600mm of any utility infrastructure.
O5 S5
Development does not adversely impact on the Lake Buildings or other structures within the Lake The site is not located within the Lake Macdonald
Macdonald water supply. Macdonald catchment (indicated on Figure 14.7) are catchment.
located above the 98.5m AHD level.
Services and utilities
O6 S6
The house is provided with infrastructure, services Where located in an urban zone, or a water or The site is already connected to reticulated sewerage,
and utilities appropriate to its setting. sewerage service area, appropriate connection is water supply and stormwater drainage.
provided to reticulated sewerage, water supply and
stormwater drainage.
Electricity supply infrastructure
O7 S7
Uses and works maintain an adequate safe distance Buildings and structures (including swimming pools, The site is not located under overhead electricity
from electrical infrastructure including substations, sheds, tennis courts or outbuildings) are not transmission lines, nor is it located within an
overhead powerlines, power poles and transformers. constructed under overhead electricity transmission electricity easement.
lines, or within electricity easements.
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Water supply infrastructure
O8 S8
Existing water supply infrastructure, including pipeline Buildings and structures are setback a minimum of The site is not located within 20 metres of a water
corridor, is protected from incompatible development 20m from a water supply pipeline as shown on supply pipeline.
to ensure the safety and reliability of water supply Overlay Map OM3.5.
network.
Steep slopes and landslide hazard areas
O9 S9.1
Detached houses, ancillary dwelling units and If on premises identified as a landslide hazard area on The proposal will not include the removal of
associated uses are sited or constructed to maintain Overlay Maps OM1.3–9.3, or on steep slopes the use vegetation, significant filling or excavation or an
the safety of people and property from the risk of does not – onsite effluent disposal system.
landslide. a) involve the removal of vegetation other than grass
from use areas; or
b) involve excavating or filling of more than 50m3 of
material (other than placement of topsoil not
exceeding 100mm in depth relative to natural ground
level; or
c) involve cut or fill with a depth of more than 2m
relative to natural ground level; or
d) redirect or impede water flows in an existing
watercourse or stormwater drain; or
e) involve construction of an on‐site effluent disposal
system.
OR
S9.2
A site specific geo‐technical report prepared by a
registered professional engineer either –
a) certifies that the site is not at risk from landslide
emanating from the site or from other land; or
b) identifies methods of stabilising all buildings,
accessways and use areas.
AND
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S9.3
If the geo‐technical report identifies methods of
stabilising buildings, accessways and use areas, those
methods are implemented.
Height
O10 S10
Buildings and other structures – The maximum building height in metres and storeys is The proposal will include a compliant building height
a) are low rise and present a building height – less than eight metres but a non‐compliant built form
consistent with structures on adjoining and a) if in the Visitor Mixed Use Zone – 12m (but not greater than two storeys. This outcome is deemed to
surrounding land; exceeding 3 storeys); or be acceptable, however, as despite having a three
storey built form, it will effectively comply with the
b) have a maximum building height of – b) if in the Noosa Heads Locality, Attached Housing
corresponding specific outcome to be low‐rise,
i) for Visitor Mixed Use Zone – 3 storeys; or Zone –
consistent with surrounding structures, not visually
ii) if in the Noosa Heads Locality Attached Housing i. Lot 4 on SP 100064 in Serenity Close Noosa Heads – dominating, conscious of preserving
Zone – 15m (but not exceeding 4 storeys); privacy/views/access to sunlight, respectful of
Lot 4 on SP100064 in Serenity Close Noosa Heads – ii. otherwise – 12m (but not exceeding 3 storeys); surrounding vegetation and responsive to topography.
4 storeys c) if in the Noosaville Locality and the Attached This compliance is based on the fact that the proposal
Housing Zone and with frontage to the following will simply replace an existing detached house with a
otherwise – 3 storeys
streets: Russell St, William St and Howard St, or new detached house which will be similarly located,
iii) if in the Noosaville Locality and the Attached designed and constructed.
Weyba Rd, James St and Albert St north of their
Housing Zone with frontage to the following streets:
intersections with Elizabeth St (as well as properties
Russell St, William St and Howard St, or Weyba Rd,
fronting Gympie Terrace or Noosa Parade between
James St and Albert St north of their intersections
Weyba Road and Russell Street) – 12m (but not
with Elizabeth St (as well as properties fronting
exceeding 3 storeys);
Gympie Terrace or Noosa Parade between Weyba
Road and Russell Street) – 3 storeys; d) if in the Rural Zone or Rural Settlement Zone – 8m
or 9m where the pitched roof, but no other part of
iv) otherwise – 2 storeys;
the building or structure, exceeds 8m (but not
c) do not visually dominate the street, surrounding exceeding 2 storeys either way); or
spaces or the existing skyline;
e) otherwise – 8m (but not exceeding 2 storeys).
d) preserve the amenity of surrounding land including
privacy, views and access to sunlight;
e) respect the scale of surrounding vegetation; and
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f) respond to the topography of the site by stepping
down the slope or sitting above the ground level on
stumps, for sloping sites.
Site cover
O11 S11.1
The site cover of buildings and other roofed structures With the exception of ancillary dwelling units, the site The proposal will include a combined site cover of
– cover of Class 1 and Class 10 buildings or structure 40%.
a) is of a scale that is compatible with surrounding does not exceed –
development; a) for a single storey building – 50%; or
b) does not present an appearance of bulk to adjacent b) for a building of 2 or more storeys – 50% on the
properties, roads or other areas in the vicinity of the ground floor and 30% for the upper storey(s), or 40%
site; for all storeys.
c) maximises the retention of existing vegetation and Alternative provision to QDC.
allows for soft landscaping between buildings; S11.2
d) allows for adequate area at ground level for If in the Eastern Beaches, Noosaville, Noosa Heads or The proposal will include soft landscaping which will
outdoor recreation, entertainment, clothes drying and Noosa North Shore Locality and in the Detached make up approximately 30% site cover.
other site facilities; and Housing or Semi‐Attached Housing Zone – soft
e) facilitates on‐site stormwater management and landscaping is provided and retained over a minimum
vehicular access. of 20% of the site area.
Gross floor area – Noosa North Shore Locality, Rural Settlement Zone
O12 S12
The gross floor area of buildings and structures– If in the Noosa North Shore Locality and in the Rural The site is not located within the stipulated locality.
a) has a low site impact to maximise the opportunity Settlement Zone ‐ the total gross floor area of the
to retain natural site characteristics, such as native detached house, ancillary dwelling unit and any
vegetation and natural landforms; secondary dwelling does not exceed 500m2.
b) allows the opportunity to provide for soft
landscaping that uses vegetation of local origin;
c) is of a scale that is compatible with surrounding
development; and
d) does not present an appearance of excessive bulk
and overdevelopment when viewed from adjoining
and adjacent properties, any waterways or the street.
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Gross floor area – Noosa Heads Locality, Detached House Zone, 6‐14 Park Road, Noosa Heads
O13 S13
The gross floor area and bulk and scale of buildings If on premises at 6‐14 Park Road Noosa Heads, the The site is not located within the stipulated locality.
and other roofed structures maximum gross floor area does not exceed 150m2.
a) has a low site impact to maximise the opportunity
to retain natural site characteristics such as native
vegetation and natural landforms; and
b) maintains the safety of people and property from
the risk of landslide and bushfire.
Materials and finishes – Eastern Beaches Locality
O14 S14
Where development does not comply with the built No solution provided (no requirement for self‐ The proposal will include materials and finishes which
form acceptable solutions S1.1, S1.2, S1.3, S6.1 S8.1, assessable development). will complement the surrounding beachside character
S8.2 or S8.3 – Editor’s note: The following is a useful guide for ensuring that and integrate with the surrounding natural
a) buildings and other structures use materials and buildings blend with the natural surrounds. landscape/skyline vegetation. In particular, the
finishes that complement the beachside character and External building materials that are lightweight and comprise proposal will feature natural material/finishes
predominantly timber or board, stainless steel, glass, and including timber (Ironbark), concrete, glass, brass
integrate with the surrounding natural landscape and corrugated iron will generally be more in keeping with the
skyline vegetation; and beach/riverside character than concrete rendered block.
mesh and metal roof sheeting, all of which will be
consistent with the surrounding environment, non‐
b) views of building or structures from the beach are Use external colours and roof finishes which are non‐reflective and
which do not cause glare. Shades that match the colours and tones reflective and appropriated coloured/toned. Overall,
framed or filtered through vegetation (see Figure
of surrounding vegetation will ensure the buildings are less visually when viewed from the nearby beach, the proposal will
14.6). prominent from the beach or the water. be appropriately framed/filtered through vegetation.
Appropriate colours will depend on the existing native vegetation
and backdrop, but may include muted earth/environmental tones
that blend with the natural environment, such as –
green;
olive green;
blue green;
grey green;
green blue;
indigo;
brown;
blue grey; and
green yellow.
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Properties adjoining the Noosa River – Noosa North Shore Locality
O15 S15
Buildings and structures, excluding jetties on premises Dense landscaping, comprising a mix of native species The site is not located within the stipulated locality.
adjoining the Noosa River that are visible from the of ground cover, shrubs and trees, is provided for a
foreshore – width of 5m from the property boundary adjoining
a) are designed to protect the character of the the foreshore to provide adequate landscape
foreshore when viewed from the water and integrate buffering to the foreshore.
with the surrounding natural landscape and skyline Editor’s note: The following is a useful guide for ensuring that
buildings blend with the natural surrounds.
vegetation; and
External building materials that are lightweight and comprise
b) are finished predominantly in colours and hues of predominantly timber or board, stainless steel, glass, and
the surrounding natural landscape. corrugated iron will generally be more in keeping with the
beach/riverside character than concrete rendered block.
Use external colours and roof finishes which are non‐reflective and
which do not cause glare. Shades that match the colours and tones
of surrounding vegetation will ensure the buildings are less visually
prominent from the beach or the water.
Appropriate colours will depend on the existing native vegetation
and backdrop, but may include muted earth/environmental tones
that blend with the natural environment, such as–
green;
olive green;
blue green;
grey green;
green blue;
indigo;
brown;
blue grey; and
green yellow.
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Roof Form
O16 S16.1
Roof forms – With the exception of removal houses, the roof of the The proposal will include a roof with a pitch of five
a) contribute positively to the local skyline; detached house (including any secondary dwelling) or degrees. While this roof will not include 600mm eaves
ancillary dwelling unit has – to at least 75% of the perimeter of the dwelling unit,
b) complement the low density character of the
a) a roof pitch no less than – this outcome is deemed to be acceptable as the
locality;
proposal will effectively comply with the
c) do not present an appearance of excessive bulk to i) if in Kin Kin village or Boreen Point village – 12
corresponding specific outcome to contribute
side neighbours (eg. avoid low pitched roofs or box degrees;
positively to the local skyline, complement the
profiles/parapets); ii) otherwise – 5 degrees; and surrounding low density character, reduce excessive
d) use simple traditional roof designs; b) if not in Precinct C or D of Noosa Springs – bulk, use simple roof designs, provide shade and
e) offer shading to the walls and windows of the minimum 600mm eaves to at least 75% of the minimise potential for overlooking. This compliance is
dwelling unit; perimeter of the dwelling unit. based on the fact that the proposal will simply replace
Editor’s note: Note that 450mm eaves will achieve this solution an existing detached house with a new detached
f) do not create opportunities for residents to provided there is a 150mm wide gutter that brings the total width house which will be similarly located, designed and
overlook the private open space areas of to 600mm. constructed.
neighbouring properties.
S16.2
Buildings and structures do not include roof top The proposal will include a roof top terrace area,
terrace areas. however, this outcome is deemed to be acceptable as
it will effectively comply with the corresponding
specific outcome to contribute positively to the local
skyline, complement the surrounding low density
character, reduce excessive bulk, use simple roof
designs, provide shade and minimise potential for
overlooking. This compliance is based on the fact that
the proposal will simply replace an existing detached
house with a new detached house which will be
similarly located, designed and constructed.
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Streetscape & character – Kin Kin Village
O17 S17
For Kin Kin village, the predominant Queensland If in Kin Kin village, buildings – The site is not located within Kin Kin Village.
vernacular detached housing form is retained and a) for the front elevation, have recessed or framed
enhanced by incorporating design elements reflecting windows and doorways that are vertically
or interpreting elements of this style of housing. proportioned and placed symmetrically in the building
façade; and
b) if more than 1 storey – have clearly defined floors
by way of design features such as verandas or changes
of materials or finishes.
Streetscape & character – Boreen Point Village
O18 S18.1
For Boreen Point village, the lakeside holiday If in Boreen Point village, any building within 9m of The site is not located within Boreen Point Village.
detached housing character is maintained and the primary frontage and more than 1 storey in
enhanced by ensuring the scale, bulk and siting of height, has any upper storeys set back at least 3m
buildings and structures do not – further from the primary frontage than the storey
a) visually dominate the lot, dwelling units on below.
adjoining lots or the frontage; S18.2
b) detract from the visual amenity of the streetscape Where located on a lot less than 600m2 in area – The site is not located within Boreen Point Village.
and surrounding village; and
a) the combined gross floor area of all buildings does
c) result in a loss of natural light to adjoining dwellings not exceed 180m2; or
or their private open space areas.
b) if the detached house consists of 3 or more
buildings and at least 2 contain habitable rooms, the
combined gross floor area of all buildings does not
exceed 230m2.
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Garages, carports and other Class 10a structures
O19 S19
Within the Detached Housing, Semi‐Attached Within the Detached Housing, Semi‐Attached The proposal will include a front setback less than six
Housing, Attached Housing and Visitor Mixed Use Housing, Attached Housing and Visitor Mixed Use metres, however, this outcome is deemed to be
Zones, garages, carports and other Class 10a Zones, garages, and carports and other Class 10a acceptable as it will effectively comply with the
structures are designed and sited to visually integrate structures – corresponding specific outcome to provide car
with the dwelling unit and avoid dominating the street a) have a front boundary setback of at least 6m; and accommodation which will visually integrate with the
by – dwelling unit and not dominate the surrounding
b) garage doors that face the street and are visible
a) minimising the width of the structure; and streetscape. This compliance is based on the fact that
from the road frontage have a maximum width of 6m
the proposal will simply replace an existing detached
b) minimising projection of the structure forward of within any one plane, with additional garage doors
house with a new detached house which will be
the main face of dwelling unit. setback an additional 1m from the frontage to break
similarly located, designed and constructed.
up the width of the garage façade.
Water conservation and storage
O20 S20
On‐site water storage is provided, designed and If not in a water service area each detached house is The site is located within a reticulated water service
operated to support the efficient use of water and is to be serviced with a rainwater tank of the following area.
adequate for occupant’s everyday use. minimum storage capacity –
a) for detached houses with no more than 3
bedrooms – 45,000 litres; or
b) for detached houses of more than 3 bedrooms or
where including a 2nd dwelling unit on the same
premises – 60,000 litres.
O21 S21
Detached houses and ancillary dwelling units within If not in a reticulated water service area – there is, on The site is located within a reticulated water service
bushfire hazard areas have sufficient water supply for the lot, a dam, swimming pool or water tank area.
firefighting purposes. accessible for use by the fire brigade that contains at
least 5,000 litres of water.
Editor’s note: The 5,000 litres required in S20.1 can be included
within the water required in S21.1 providing it is accessible for the
purpose of firefighting at all times and not used for other domestic
purposes.
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Effluent disposal
O22 S22
Effluent disposal does not have a significant adverse No solution provided (no requirement for self‐ The site is already connected to reticulated sewerage.
effect on biodiversity, natural vegetation or water assessable development).
quality. Editor’s note: PSP24 – Effluent Disposal details requirements for the
design and siting of effluent disposal systems where located outside
a sewerage service area. Compliance with PSP24 will be considered
as part of Council’s assessment of the plumbing and drainage
application.
O23 S23
Treatment and disposal of wastewater does not have No solution provided (no requirement for self‐ The site is already connected to reticulated sewerage.
any detrimental impact on Noosa’s major water assessable development).
storage and supply – Lake Macdonald. Editor’s note: PSP24 – Effluent Disposal details requirements for the
design and siting of effluent disposal systems where located outside
a sewerage service area. Compliance with PSP24 will be considered
as part of Council’s assessment of the plumbing and drainage
application.
Environmental protection
O24 S24.1
The design, siting and construction of buildings and Where there is an existing building envelope on the The site is not covered by an existing building
structures minimise the clearing of vegetation and lot that contains vegetation protection measures, envelope and does not contain vegetation protection
where there is an existing preliminary approval that clearing of native vegetation and building works do measures.
includes vegetation protection measures for the not extend beyond the building envelope, except for
property, the proposal is consistent with those the purposes of a driveway access.
measures.
S24.2
Where there is no building envelope existing on the The proposal will not include the clearing of native
lot, clearing of native vegetation, other than for a vegetation.
driveway access does not extend beyond –
a) 30m of a building or 10m of a structure on lots
greater than 10ha; or
b) 10m of a building or structure on lots 10ha or less
but more than 0.3ha in area; or
c) 3m of a building or structure on lots 0.3ha or less.
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Carparking spaces
O25 S25
Sufficient carparking is provided to accommodate the A minimum of 1 carparking space per dwelling unit is The proposal will include at least one parking space
number of vehicles likely to use the site. provided on‐site. onsite.
Note: Alternative provisions to QDC.
Amenity
O26 S26
Detached houses (including any secondary dwelling) No solution provided (no requirement for self‐ The proposal will be located, designed and operated
and ancillary dwelling units are located, designed and assessable development). to avoid potential light, air quality, noise and
operated to avoid significant adverse changes to the accessibility impacts on adjoining neighbours.
light, air quality, noise, accessibility or other
conditions enjoyed by users of associated, adjoining
or nearby premises.
O27 S27.1
Lighting and noise associated with the use of the A 1.5m landscaped buffer separates any private tennis The proposal will not include a private tennis court.
detached houses (including any secondary dwelling) court or half court from side property boundaries.
and ancillary dwelling units or ancillary recreation
S27.2
uses such as outdoor tennis courts and half courts, do
not have an adverse impact upon the amenity Courts are fenced with fencing of 3.6m in height for a The proposal will not include a private tennis court.
enjoyed by users of adjoining or nearby premises nor full sized court or 2.4m in height for a half court.
cause unreasonable disturbance to local fauna. S27.3
Any lit tennis court or sports court is located at least The proposal will not include a private tennis court.
60m 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).
S27.4
For lighting – The proposal will not include a private tennis court.
a) 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 1.5m outside the boundary and at any level
from ground level upward;
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b) all flood lighting is hooded or baffled to direct
lighting downward or is of a type that gives no upward
component of light when mounted horizontally;
c) all flood lighting is setback a minimum of:
i) 6m from the boundary to any frontage; and
ii) 2m to any other boundary; and
d) lighting structures are not more than 8m in height.
Display homes
O28 S28.1
The use does not adversely impact on the residential The display home is only used between the hours of The proposal will not include a display home.
amenity enjoyed by users of surrounding dwelling 8:00am and 6:00pm.
units through any of the following –
S28.2
a) obtrusive lighting or signage;
Not more than 2 employees are engaged in the The proposal will not include a display home.
b) excessive traffic generation or parking congestion; operation of the display home at any one time.
c) evening or early morning noise; or
S28.3
d) invasion of privacy.
Advertising devices – The proposal will not include a display home.
a) do not exceed a total display area of 3m2;
b) are erected only on the same allotment as the
display home; and
c) do not include the use of bunting or inflatable
objects.
One household only
O29 S29.1
With the exception of compliant secondary dwellings With the exception of a compliant secondary dwelling, The proposal will include a single kitchen.
or approved ancillary dwelling units associated with the detached house contains no more than 1 kitchen.
agricultural uses, only one dwelling unit is located on
S29.2
the premises and Class 1 buildings accommodate 1
household only. With the exception of a compliant secondary dwelling, The proposal will include a single laundry.
the detached house contains no more than 1 laundry.
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S29.3
Studios, pavilions or other habitable outbuildings have The proposal will not include a studio, pavilion or
a gross floor area of 50m2 or less. other habitable outbuilding.
S29.4
No part of the detached house containing habitable The proposal will include a single detached house.
rooms is more than 25m from another part of the
detached house.
O30 S30
Where located on existing lots within proximity of Where located within an extractive resource area on The site is not located within the extractive resource
protected extractive resources, the detached house Overlay Maps OM1.5–OM9.5, the detached house – area.
incorporates design, orientation, and construction a) is located at least 200m from the extractive
measures that mitigate the effects of noise, dust, resource/ processing area; or
ground vibration, or air blast overpressure from the
b) achieves a minimum Sound Transmission Class
extractive industry.
rating of 30 for all windows or glass doors on the wall
closest to the extractive resource/processing area.
REMOVAL HOMES
Effects of work
O31 S31.1
The removal home does not have an adverse impact Any part of the removal home that is affected by The proposal will not include a removal home.
on the amenity of the premises or surrounding termite attack, borers, dry rot or severe weathering is
premises. repaired or replaced using new or sound second‐hand
Editor’s note: Council’s Environmental Health Section has guidelines materials.
for the transportation and disposal of building materials containing
asbestos. Locally, asbestos can only be disposed of at Council’s S31.2
landfill at Eumundi Road Noosaville. Any part of the removal home that is damaged as a The proposal will not include a removal home.
consequence of relocation is repaired using new or
sound second‐hand materials.
S31.3
Where located in a town or village, external surfaces The proposal will not include a removal home.
of the building are cleaned and painted.
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SECONDARY DWELLING
Effects of use
O32 S32.1
Any second dwelling unit – Where located in the Detached Housing, Semi‐ The proposal will not include a secondary dwelling.
a) is small scale and ancillary to the detached house Attached Housing, Attached Housing or Visitor Mixed
on‐site; and Use Zone, the second dwelling unit has a common
wall and common roof with the house on‐site and the
b) is wheelchair accessible; and
two dwellings share an interconnecting door; or if
c) provides an acceptable level of residential amenity located in other areas, is located within 25m of the
to occupants of both on‐site dwellings and house onsite.
neighbouring properties.
S32.2
The second dwelling unit has a gross floor area of not The proposal will not include a secondary dwelling.
more than 65m2 where it is fully wheelchair
accessible as defined by the Building Code of Australia
or 45m2 otherwise.
S32.3
The second dwelling unit contains no more than one The proposal will not include a secondary dwelling.
bedroom.
S32.4
One car parking space is provided on site for the The proposal will not include a secondary dwelling.
secondary dwelling in addition to the one required for
a detached house.
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DETACHED HOUSES, SECONDARY DWELLINGS AND ANCILLARY DWELLING UNITS – RURAL OR RURAL SETTLEMENT ZONES
Effects of works
Sloping sites & ridgelines
O33 S33.1
Development in a Rural or Rural Settlement Zone on Buildings are not constructed on land with a slope The site is not located within the stipulated zones.
sloping sites – greater than 1 in 3 (33%).
a) is responsive to the natural topography of the site S33.2
to minimise the need for cut and fill;
Buildings are of split level design that step down the The site is not located within the stipulated zones.
b) does not visually dominate the hill slope or slope or are designed with a suspended floor
interrupt the skyline; and construction.
c) is visually integrated with the natural site
S33.3
characteristics including vegetation.
Cut or fill is less than 2m in depth relative to natural The site is not located within the stipulated zones.
ground level.
S33.4
Buildings present no more than 2 storeys at any one The site is not located within the stipulated zones.
point.
S33.5
The distance between the ground and the lowest part The site is not located within the stipulated zones.
of the floor of the building does not exceed 3m.
OR
S33.6
The building incorporates undercroft skirting or
screening (e.g. timber battens) to the full height of
any undercroft area exceeding 3m above the ground.
OR
S33.7
The building incorporates landscape screening for the
full height of any undercroft area exceeding 3m above
the ground.
Editor’s note: The following is a useful guide for ensuring that
buildings on sloping sites and ridgelines blend with the natural
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surrounds and minimise glare and reflection. Appropriate colours
will depend on the existing native vegetation and backdrop, but
may include muted earth/environmental tones such as–
green;
olive green;
blue green;
grey green;
yellow green;
green blue;
blue
violet,
indigo;
brown;
blue grey; and
green yellow.
DETACHED HOUSES – SPECIAL PROVISIONS – NOOSA WATERS ESTATE
Effects of works
O34 S34.1
The flood detention and amenity functions of areas No building works, filling or excavation works are The site is not located within the Noosa Waters
adjacent to the revetment walls within Noosa Waters within 4.5m of the centre line of the top of the Estate.
Estate are retained and enhanced by ensuring – concrete revetment wall.
a) works do not protrude through a batter line of S34.2
1:4.5 measured from the centre line of the revetment
A minimum of 25% of the area within 4.5m of the The site is not located within the Noosa Waters
wall;
revetment wall is planted with shrubs and trees with a Estate.
b) there is no additional load placed on the revetment mature height of 3m or less.
wall;
S34.3
c) works do not pose a risk to the membrane adjoining
the revetment wall; and A maximum of 25% of the area within 4.5m of the The site is not located within the Noosa Waters
revetment wall is under hard pavement, decking or Estate.
d) the amenity of the locality is not adversely affected
similar and the balance is to be grass, ground covers
by the building works, filling or excavation works or
or shrubs provided no shrubs are planted within the
improvements.
first 1m of the revetment wall.
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S34.4
The ground surface within the first metre of the The site is not located within the Noosa Waters
revetment wall is grass or ground cover. Estate.
S34.5
No tree species with a mature height of over 3m are The site is not located within the Noosa Waters
planted within 4.5m of the revetment wall. Estate.
S34.6
Side boundary fences within 4.5m of the revetment The site is not located within the Noosa Waters
wall taper down to a maximum height of 1.2m at the Estate.
revetment wall and no more than 1.5m at a distance
of 2.25m from the revetment wall.
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PLANNING ASSESSMENT REPORT
9.1.2 Natural Resources Overlay Code
Specific Outcomes Probable Solutions Compliance
AGRICULTURAL LAND CONSERVATION AREAS
Effects of use & subdivision
Reconfiguring a lot
O1 S1
Development does not result in the fragmentation of Land located within the agricultural land conservation The site is not located within an agricultural land
agricultural lands. areas identified on Overlay Maps OM1.5–9.5 is not conservation area.
further subdivided.
O2 S2
Boundary realignments maintain or improve the Realignment of boundaries of a lot on, or adjacent to, The site is not located within an agricultural land
opportunity for sustainable agricultural production on agricultural land conservation area: conservation area.
agricultural land conservation areas. i) results in a number of lots equal to or less than the
total number of original lots;
ii) results in a more productive use and management
of agricultural land and water for agricultural uses;
iii) does not lead to increased fragmentation of
agricultural land;
iv) does not increase potential conflict between
agricultural and non‐agricultural uses.
O3 S3
Lots created for urban settlement or rural settlement An adequate buffer area is designed and located in The site is not located within an agricultural land
in the vicinity of Rural Zone land, provide sufficient accordance with the State Interest Guideline on conservation area.
separation and other buffering to ensure that Agriculture and the 1997 Planning Guidelines –
potential impacts from agricultural activities do not Separating Agricultural and Residential Land Uses.
adversely affect –
a) community health, safety and amenity; and
b) the continuing use of the agricultural land resource.
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Location of incompatible uses
O4 S4
Uses that permanently alienate agricultural land from No solution provided. The site is not located within an agricultural land
production are not located within the agricultural land conservation area.
conservation areas identified on Overlay Maps
OM1.5–9.5.
Separation of incompatible uses
O5 S5.1
Adequate separation is provided between existing or A distance of not less than 500m separates the use The site is not located within an agricultural land
potential agricultural uses on land within an and any area identified as agricultural land conservation area.
agricultural land conservation area and incompatible conservation area on Overlay Maps OM1.5–OM9.5.
land uses. OR
S5.2
Buffer areas and buffer elements not less than those
calculated in accordance with Section 3 of the 1997
Planning Guidelines: Separating Agricultural and
Residential Land Uses are provided and maintained to
separate the use and any area identified as
agricultural land conservation area on Overlay Maps
OM1.5–OM9.5.
EXTRACTIVE RESOURCE AREAS
Effects of use
Key or local resource/processing area
O6 S6.1
Development or use of premises within the Development within the resource/processing area is The site is not located within an extractive resource
resource/processing area is compatible with the – for extractive uses or directly associated with area.
a) winning of the extractive resource; extractive uses.
b) ongoing operation or expansion of existing or OR
potential extractive uses; and S6.2
c) safe and efficient transport of materials to and from Development is for other uses that would not
extractive use sites. constrain existing or future extractive uses.
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Resource/processing separation area
O7 S7.1
Development within the resource/processing No additional lots are created within either key The site is not located within an extractive resource
separation area – resource areas or local resource areas shown on area.
a) does not increase the number of people living in Overlay Maps OM1.5–OM9.5.53.
the separation area; and S7.2
b) incorporates measures which avoid or mitigate Development incorporates design, orientation and The site is not located within an extractive resource
adverse impacts from the winning and transportation construction materials that mitigate the potential area.
of the extractive resource; and adverse effects from an existing or future extractive
c) does not compromise the function of the industry to acceptable levels by:
separation area in providing a buffer between a) locating buildings and structures the greatest
extractive uses and other uses. distance practicable from the resource/processing
area and associated transportation route;
b) designing buildings so the areas where people live,
work and congregate (habitable rooms) are
furthermost from the resource/processing area and
associated transportation route;
c) minimising openings in walls closest to extractive
operations;
d) providing mechanical ventilation to habitable
rooms;
e) use of appropriate construction methods and
materials including insulation and glazing materials;
and
f) providing private outdoor recreation space adjacent
to a building façade shielded from the extractive
industry or resource.
Editor’s note: Where lots have land both within and outside the
separation area, a residential use of the lot may be approved
provided dwellings are located outside the separation areas. Plans
lodged with Council shall include building envelopes that identify
the location of the dwelling.
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Haulage routes separation area
O8 S8
Development does not adversely affect the safe and Development does not increase the number of The site is not located within an extractive resource
efficient operation of vehicles transporting extractive properties with access points to the haulage routes area.
materials. shown on Overlay Maps OM1.5–OM9.5.
OR
S8.2
Development access points are designed to ensure
the safe and efficient operation of vehicles
transporting extractive materials.
Design and operation
O9 S9
The design and operation of extractive resource uses No solution provided. The site is not located within an extractive resource
minimises and mitigates the potential for adverse area.
impacts on environmentally sensitive areas and
amenity of existing uses.
Extractive resources
O10 S10
Industrial business Type 3 extractive are designed, No solution provided. The site is not located within an extractive resource
located and operated to ensure – area.
a) haulage routes associated with extractive resources
–
i) are located on roads where the haulage route will
minimise adverse impacts on residential and urban
residential amenity;
ii) are located on roads which are of adequate
construction, or may be upgraded, to a standard
commensurate with the volume, type and nature of
the vehicular traffic utilising the haulage route; and
iii) are adequately maintained as a part of the
utilisation of the extractive resource;
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b) the utilisation of any extractive resource does not
result in adverse visual impacts from major roads; and
c) the rehabilitation of extractive industry sites, prior
to or in conjunction with land use changes on the site
of the resources or within buffers to the resource.
WATER SUPPLY CATCHMENT AREAS
Effects of uses and works
Water quality and quantity
O11 S11
Development does not have adverse effects on the No solution provided. The site is not located within water supply catchment
quality or quantity of water entering Lake Macdonald, area.
Cedar Pocket dam or their tributaries or on the Mary
River drinking water intake, including effects on –
a) nutrient or other chemical levels; and
b) sediment loads; and
c) turbidity.
O12 S12
Development in water supply buffer areas is Development complies with the Seqwater The site is not located within water supply catchment
undertaken in a manner which contributes to Development Guidelines: Development Guidelines for area.
maintaining and improving the water quality in those Water Quality Management in Drinking Water
catchments. Catchments. Development complies with the
Seqwater Development Guidelines: Development
Guidelines for Water Quality Management in Drinking
Water Catchments.
Buffering to Lake Macdonald and its tributaries
O13 S13.1
The buffering and filtering function of riparian zones For land used for animal husbandry and adjoining The site is not located within water supply catchment
adjacent to Lake Macdonald and its tributaries is Lake Macdonald and its tributaries – area.
maintained or improved. a) properties are fenced to prevent stock accessing
the riparian zone, Lake Macdonald or its tributaries;
and
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b) stock watering points are not located on
watercourses.
S13.2
Riparian vegetation is retained. The site is not located within water supply catchment
area.
Visual amenity of Lake Macdonald
O14 S14
The visual amenity of Lake Macdonald, its foreshores No solution provided. The site is not located within water supply catchment
and immediate surrounds are maintained or improved area.
including views –
a) from the lake; and
b) to the lake and beyond when viewed from private
lands and from public areas, including the Botanic
Gardens.
AREAS IN PROXIMITY TO WATER SUPPLY INFRASTRUCTURE
Effects of uses and works
O15 S15
Existing water supply infrastructure, including pipeline Buildings and structures are setback a minimum of The site is not located within proximity of water
corridor, is protected from incompatible development 20m from a water supply pipeline as shown on supply infrastructure.
to ensure the safety and reliability of water supply Overlay Map OM3.5.
network.
AREAS IN PROXIMITY TO GAS PIPELINES
Effects of uses and works
General
O16 S16.1
Adequate separation is provided between the use or The use does not result in an increase in the number The site is not located within proximity to a gas
works and the gas pipeline. of people living or congregating within 200m of the pipeline.
gas pipeline shown on Overlay Maps OM3.5 or
OM5.5.
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S16.2
The use does not involve the storage of flammable, The site is not located within proximity to a gas
explosive or other hazardous materials within 200m pipeline.
of the gas pipeline shown on Overlay Maps OM3.5 or
OM5.5.
O17 S17
Uses and works are constructed and operated to No solution provided. The site is not located within proximity to a gas
avoid damaging or adversely affecting the operation pipeline.
of the pipeline and the supply of gas.
COASTAL PROTECTION AREAS
O18 S18
The siting and design of development and materials A mix of native landscaping, such as ground covers, The proposal will include native landscaping which
used within the coastal protection area, as identified shrubs and trees, is provided for a width of 5m from can be conditioned appropriately to extend for a
on the Natural Resources Overlay Maps, do not cause the seaward or rear boundary of the site to provide width of five metres along the site’s rear boundary.
any significant adverse impacts on the coastal adequate landscape buffering to protect the coastal
resources of the location nor interrupt the natural dune system.
cycles of erosion and accretion of foreshore areas and
beaches.
O19 S19
Buildings, structures and works within the coastal A mix of native landscaping, such as ground covers, The proposal will include native landscaping which
protection area that are visible from the beach – shrubs and trees, is provided for a width of 5m from can be conditioned appropriately to extend for a
a) are designed to protect the character of the the seaward or rear boundary of the site to provide width of five metres along the site’s rear boundary.
beachfront when viewed from the water and adequate landscape buffering to protect the character
integrate with the surrounding natural landscape and of the beachfront.
skyline vegetation (see Figure 13.6); and
b) are finished predominately in colours and hues of
the surrounding natural landscape.
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O20 S20
Buildings and other structures including swimming No solution provided. The proposal will include works seaward of a coastal
pools and retaining walls do not extend seaward of building line, however, this outcome is deemed to be
the coastal building line except – acceptable as the proposal will simply replace an
a) uncovered and unenclosed cantilevered balconies existing detached house with a new detached house
that do not extend greater than 3m seaward of the which will be similarly located, designed and
coastal building line; and constructed.
b) are setback a minimum of 6m from the seaward
boundary (See Figure 13.7).
O21 S21
Where a coastal building line does not exist on No solution provided. The site is identified as being affected by a coastal
properties fronting the beachfront or a reserve Editor’s note: The following is a useful guide for ensuring that building line.
adjoining the beachfront– buildings, other structures buildings blend with the natural surrounds.
and retaining walls are setback a minimum of 6m External building materials that are lightweight and comprise
from the seaward boundary of the site. predominantly timber or board, stainless steel, glass, and
corrugated iron will generally be more in keeping with the
beach/riverside character than concrete rendered block.
Use external colours and roof finishes which are non‐reflective and
which do not cause glare. Shades that match the colours and tones
of surrounding vegetation will ensure the buildings are less visually
prominent from the beach or the water.
Appropriate colours will depend on the existing native vegetation
and backdrop, but may include muted earth/environmental tones
that blend with the natural environment, such as–
green;
olive green;
blue green;
grey green;
green blue;
indigo;
brown;
blue grey; and
green yellow.
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O22 S22.1
Rear fences adjacent to the beachfront within the Rear fences adjacent to the beachfront within the The proposal will include a rear, chain‐wire fence
coastal protection area are designed and sited to be coastal protection area incorporate the following – which will be no more than 1.2 metes in height, at
sympathetic with the visual amenity of the beachfront a) no more than 1.2m in height; and least 50% transparent and constructed of dark,
and do not degrade the natural beachfront character. lightweight materials.
b) open construction (ie at least 50% transparent);
and
c) lightweight materials (ie timber); and
d) dark colours to blend with the natural landscape.
S22.2
Gates are not installed in fences to gain direct access The proposal will not include a gate with direct access
to the beachfront. to the beachfront.
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