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6.0 Planning Report
Building Suncoast Green
P: 07 5448 8500 E: [email protected]
Town Planning – Building Design – Development Management
4 February 2020
Noosa Shire Council
[email protected]
Development Application – Development Permit for Material Change of
Use (Ancillary Dwelling Unit) at 1/33 Gateway Drive Noosaville, QLD 4566
(Lot 1 SP170305)
Dear Sir/ Madam,
Please accept this report and accompanying attachments to support approval of a development application
for a material change of use for an ancillary dwelling unit within an existing building on the subject site
identified as 1/33 Gateway Drive Noosaville, legally described as Lot 1 SP170305. The application requires
code assessment against the Noosa Plan 2006 (8 June 2018). Subject to statutory assessment we consider
the proposal warrants approval pursuant to reasonable and relevant conditions.
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Building Suncoast Green
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Town Planning – Building Design – Development Management
Considerations
This document has been prepared for Turner Property Group Pty Ltd to describe proposed development of
the subject site. The material contained within this report and accompanying documents are intended for
statutory assessment and are not available for external use by third parties without consent of the relevant
authors.
Document Control
Draft Max Potter 29/01/2020
Final Will Johnson 3/02/2020
Contact
Please direct all queries regarding this application to Will Johnson on (07) 5448 8500 or at
[email protected] of Attachments
The following list of attachment should be read in conjunction with this report:
Attachment 1 – DA Form 1
Attachment 2 – Owners Consent
Attachment 3 – Registered Plan
Attachment 4 – Registered Title
Attachment 5 – Proposal Plans, prepared by Building Suncoast Green
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Building Suncoast Green
P: 07 5448 8500 E: [email protected]
Town Planning – Building Design – Development Management
Executive Summary
Building Suncoast Green have been commissioned by Turner Property Group Pty Ltd as the
contracted owners of the subject site to prepare this development application. The application
seeks a development permit for a Material Change of Use to construct an ancillary dwelling
unit within the existing building
Site Details
Subject Property Address 1/33 Gateway Drive Noosaville, QLD 4566
Legal Property Description Lot 1 SP170305
Land Parcel Area 1655.00 m2
Existing Tenancy Area 152.3 m2
Proposed Gross Floor Area 79.6 m2
Local Council Area Noosa Shire Council
Planning Scheme Locality Noosaville
Zoning Category Industry
Current Use Industry
Application History N/A – Historic
South East Queensland Regional Plan (Shaping SEQ)
Land Use Category Urban Footprint
Application Details
Application Type Code Assessment
Relevant Local Planning Instrument Noosa Plan 2006 (8 June 2018)
Proposed Use Ancillary dwelling unit (caretakers
accommodation)
Applicant Details
Applicant Turner Property Group Pty Ltd C/- Building
Suncoast Green
Town Planning Building Suncoast Green
Building Design Building Suncoast Green
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Building Suncoast Green
P: 07 5448 8500 E: [email protected]
Town Planning – Building Design – Development Management
Contents
Executive Summary ......................................................................................................................................... 3
1.0 Introduction ............................................................................................................................................... 5
2.0 Site Description .......................................................................................................................................... 6
2.1 Site Summary ......................................................................................................................................... 6
2.3 Surrounding Land Uses .......................................................................................................................... 6
2.4 Property and Pedestrian Access ............................................................................................................ 6
3.0 Proposal Summary ..................................................................................................................................... 7
3.1 Material Change of Use. ........................................................................................................................ 7
3.2 Building Work ........................................................................................................................................ 7
3.3 Access and Car Parking .......................................................................................................................... 7
4.0 State Planning Considerations ................................................................................................................... 8
4.1 The Planning Regulation 2017 (Regulation) .......................................................................................... 8
4.2 The Planning Act 2016 (Act) .................................................................................................................. 8
4.3 State Planning Policy (SPPP) – Part E ..................................................................................................... 8
4.4 South East Queensland Plan 2017 (SEQRP, 2017) ............................................................................... 10
4.5 Referral and State Development Assessment Provisions .................................................................... 10
5.0 Local Planning Considerations ................................................................................................................. 11
5.1. The Noosa Plan 2006 .......................................................................................................................... 11
5.1.1 Part 2 Interpretation & Dictionary .................................................................................................... 11
5.1.2 Noosaville Locality Plan .................................................................................................................... 11
6.0 Conclusion ............................................................................................................................................... 12
Appendices .................................................................................................................................................... 13
Table of Figures
Figure 1 - Site location ..................................................................................................................................... 6
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Building Suncoast Green
P: 07 5448 8500 E: [email protected]
Town Planning – Building Design – Development Management
1.0 Introduction
This report has been prepared to support a development application for a Material Change of Use
Caretakers Unit). The proposal sits within the Noosa Shire Council’s jurisdiction, who administer the
planning scheme relevant to the proposal, being the Noosa Plan 2006 (current version is dated 8 June
2018).
Building Suncoast Green have been engaged as the applicants for this application on behalf of the property
owner. The registered property owners have given signed consent to the making of this application which
has been attached to this document.
The applicant wishes to obtain approval to construct a caretakers unit within an existing building, the
activity is defined as ‘Ancillary Dwelling Unit’ which requires code assessment pursuant of the relevant
assessment benchmarks within the Noosa Plan 2006.
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Building Suncoast Green
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Town Planning – Building Design – Development Management
2.0 Site Description
Figure 1 - Site location. Source: Noosa Council interactive mapping, 2020
2.1 Site Summary
The application relates to 1/33 Gateway Drive Noosaville (legal description Lot 1 SP170305) as depicted in
Figure 1. The subject site is a longstanding building and the first of seven tenancies at 33 Gateway Drive
Noosaville. The land to which the building is located is within the Industry Zone and the Noosaville planning
locality.
2.3 Surrounding Land Uses
The broader spatial context of the site comprises Industrial use type buildings, detached housing and open
space conservation. The proposed development site is located on the western boundary of the Noosaville
Industrial Zone and within a close proximity to a heavily vegetated open space conservation area. The
building is one of many aesthetically similar structures that populate the western side of numbers 32-61
Gateway Drive.
2.4 Property and Pedestrian Access
The subject tenancy shares property access with surrounding businesses via Gateway Drive. All access
roads are a sealed bitumen surface road network which includes concrete kerb and channel to the property
verge. The verge between the road and property boundary is mostly turf and a concrete pedestrian
footpath. The majority of pedestrian access to the subject tenancy is via the at-grade car park and
footpaths, however near-by residents can access the site using the surrounding footpath infrastructure.
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Building Suncoast Green
P: 07 5448 8500 E: [email protected]
Town Planning – Building Design – Development Management
3.0 Proposal Summary
3.1 Material Change of Use.
This development application requires a permit for a Material Change of Use of the existing industrial use
to the addition of an Ancillary Dwelling Unit. The proposal is a suitable use of the sites industrial zoning and
is therefore subject to code assessment.
3.2 Building Work
Building works associated with the proposed building require a Development Permit. Works will be
primarily reconfiguration of the internal partition walls (where required) which will be completed in
accordance with a building approval once planning approval is obtained.
3.3 Access and Car Parking
With respect to required on-site parking, reference is made to the Driveway & Car Parking code. Table
14.51 – Minimum vehicle parking requirements states that an Ancillary Dwelling Unit has a minimum
vehicle requirement of 1 space. The site currently provides seventeen (17) car parking spaces, and as
illustrated in the attached plans will result in one (1) designated caretaker’s accommodation park and
sixteen (16) typical car parks. Therefore, the proposed development satisfies the requirements of the
Driveway & Car Parking code
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Building Suncoast Green
P: 07 5448 8500 E: [email protected]
Town Planning – Building Design – Development Management
4.0 State Planning Considerations
4.1 The Planning Regulation 2017 (Regulation)
The policy objective of the Regulation is to prescribe instruments and address matters provided for under
the Act, and provide the mechanics for the operation and implementation of the Act. The Regulation
transitions the provisions of the repealed Sustainable Planning Regulation 2009 and includes new matters
dealt with under the Planning Act 2016.
4.2 The Planning Act 2016 (Act)
The Act is Queensland’s principle planning legislation that coordinates planning at a state, regional and
local level. The Act was in effect on 3rd July 2017.
4.3 State Planning Policy (SPPP) – Part E
The State Planning Policy (SPP) defines the Queensland Government’s policies about matters of state
interest in land use planning and development. The SPP only applies to development assessment if the
planning scheme has not yet appropriately integrated the SPP. If there is a discrepancy between a local
planning scheme and the SPP, then what is outlined in the state planning policy overrides the planning
scheme.
The Noosa Plan 2006 has not adopted the SPPs introduced in July 2017 as part of the new planning system.
An assessment of the proposed development against the State interest policies and assessment
benchmarks in Part E of the State Planning Policy are therefore addressed below in Table 2.
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Building Suncoast Green
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Town Planning – Building Design – Development Management
Table 2 – State Planning Policy assessment benchmarks
State Interest Policies Comment
Liveable communities and housing The proposed development is for Industrial activity and
Liveable communities therefore this state interest is not applicable.
Housing supply and diversity
Economic growth The development for Industrial business Type 2 is proposed on
Agriculture land which is located within an industrial area and does not
Development and construction impact on agricultural, mining, or tourism development
Mining and extractive resources opportunities.
Tourism
Environment and heritage The site is not located within biodiversity, coastal environment,
Biodiversity or cultural heritage overlays. The development is designed to
Coastal environment ensure on-site water is managed and treated before discharge
Cultural heritage into the reticulated stomrwater infrastructure removing any
Water quality associated impacts on water quality and nearby resources.
Safety and resilience to hazards The site is not located within any hazard areas. Additionally,
Emissions and hazardous activities these issues are addressed in the local government overlay
Natural hazards mapping.
Infrastructure The proposed development will connect to the existing
Energy and water supply infrastructure including Council’s reticulated water, electricity,
State transport infrastructure and sewer supply. The proposal will not compromise or intrude
Strategic airports and aviation upon any strategic infrastructure.
facilities
Strategic ports
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Building Suncoast Green
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Town Planning – Building Design – Development Management
4.4 South East Queensland Plan 2017 (SEQRP, 2017)
The subject site is located within the Urban Footprint as prescribed by the SEQRP.
The Urban Footprint Intent: The Urban Footprint identifies land that can meet the region’s urban
development needs to 2013 in a more compact form (SEQRP, 2017).
Description: The Urban Footprint includes established urban areas, broad hectare and remnant broad
hectare areas that could be suitable for future urban development. It incorporates the full range of urban
uses, including housing, industry, business, infrastructure, community facilities and urban open space
(SEQRP, 2017).
Further to this Local Government planning schemes are the main instrument to which will refine the
desired use of the land and the preferred timing of development within the Urban Footprint.
The proposed development is therefore considered consistent with the strategic intent for the land.
4.5 Referral and State Development Assessment Provisions
The proposed development has been assessed against the State Assessment Referral Agency DA online
mapping system and Schedule 10 of the Planning Regulation 2017 confirming the development application
does not require referral agency assessment
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Building Suncoast Green
P: 07 5448 8500 E: [email protected]
Town Planning – Building Design – Development Management
5.0 Local Planning Considerations
5.1. The Noosa Plan 2006
5.1.1 Part 2 Interpretation & Dictionary
The local planning instrument guiding outcomes and usage of the subject site is the Noosa Plan 2006. Part 2
of the Noosa Plan provides Interpretation & Dictionary that further defines a caretaker’s unit as:
Caretaker’s residence means a dwelling unit situated on the same premises as a business use, community
use or infrastructure use where it is occupied by the owner or employee of the business or operation for
reasons of ensuring security or maintenance of the business or operation.
In addition, Part 2 of the Noosa Plan characterises a caretaker unit to be:
Ancillary dwelling unit means the use of premises for a caretaker’s residence or employee residence
associated with a non-residential use on the same premises where:
There is no other dwelling unit on the premises, except where the non-residential use is an
agricultural use;
The gross floor area of the dwelling unit does not exceed 150m2;
The dwelling unit is subordinate to the non-residential use; and
The dwelling unit is occupied by the owner of the non-residential use or somebody employed in the
non-residential use.
Comment: The proposed ancillary dwelling unit fits the administrative definition as outlined above.
5.1.2 Noosaville Locality Plan
Part 11 of the Noosa Plan identifies the development site as being located within the Noosaville Industry
Zone. Table 11.9 Assessment table for the Industry Zone defines an Ancillary Dwelling Unit as a consistent
use and requires code assessment. In addition, table 11.9 defines the Detached House Code as an
assessment benchmark for assessable development.
Assessment against the Detached House Code is contained in Appendix 1 of this report.
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Building Suncoast Green
P: 07 5448 8500 E: [email protected]
Town Planning – Building Design – Development Management
6.0 Conclusion
In closing, we find the proposed development to be compliant with the overall outcomes of the
applicable codes and provisions of the Noosa Plan 2006.
We believe the report provides justification for approval of a development permit for Material Change
of Use for Ancillary Dwelling Unit for the following reasons:
The proposed development is a consistent use within the Industry Zone;
Relevant and required infrastructure services and networks are available to the current site
and can support the proposed development;
The development generally meets the requirements of the code provisions contained within
the Noosa Plan 2006.
In conjunction with the additional attachments we consider the proposal should be approved subject
to reasonable and relevant conditions and extend our services and support to Noosa Council planning
staff at any point in the assessment process.
Should you wish to discuss matters specific to this application further please contact Will Johnson on
(07) 5448 8500 or at [email protected]
Regards,
Building Suncoast Green
Will Johnson
Planner (PIA)
Building Suncoast Green (07) 5448 8500 [email protected]
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Appendices
Appendix 1 – Assessment Tables
This page has been intentionally left blank.
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Column 2 Acceptable Solutions (If Accepted Development
Column 1 Specific Outcomes Subject To Requirements) Probable Solutions (If Code Comments
Assessment)
14.54 Siting & Effects of Development
Setbacks S1.1 The minimum setback of the Detached house Complies - The proposed Ancillary Dwelling Unit
O1 Buildings and other structures are appropriately or dwelling unit and associated buildings and will be constructed to provide amenity for users of
designed and sited to— structures from boundaries is not less than the the premises. In addition, the Ancillary Dwelling
a) provide amenity for users of the premises minimum specified in Schedule 1. Unit will be constructed within an existing building
b) preserve the visual and acoustic privacy of and therefore meeting the specific setback
adjoining and nearby land uses as well as Alternative provision to QDC outcomes.
reasonable access to views and sunlight;
c) preserve any existing vegetation that will
buffer the proposed building or structure
from adjoining uses;
d) allow for landscaping to be provided
between buildings;
e) maintain the visual continuity and pattern of
buildings and landscape elements within the
street;
f) for class 10a buildings, do not visually
dominate the street;
g) avoid any significant adverse impacts on the
natural values of waterways and their
foreshores, including those of the Noosa
River and its lakes; and
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h) do not interrupt the natural cycles of
erosion and accretion of waterways and
foreshore areas.
Flooding, drainage and earthworks19 S2.1 For new buildings or structures or additions of
O2 Buildings and other works are designed and more than 50m2 of gross floor area to an existing Complies - The proposed Ancillary Dwelling Unit is
sited to— building or structure – floor levels of habitable an addition of more than 50m2 to an existing
building or structure. The proposed addition is
a) provide flood free access to premises and flood rooms are—
located on the second storey of an existing
free habitable areas; A. for areas where minimum floor levels are building, thus complying with the minimum 300mm
b) allow only minor, short term and infrequent available—not less than the specified level; above modelled flood level.
flooding of non-habitable areas; B. for areas where flood modelling is available—a
c) ensure the protection of persons and property minimum of 300mm above the modelled flood
in the event of a flood and power failure; level; and
d) ensure drainage does not adversely impact C. for areas where flood modelling is not
upon other premises; and available, a minimum of 300mm above the
e) ensure filling, excavation or retaining structures highest known flood level;20
do not adversely impact upon other premises AND
by— S2.2 Enclosed car parking and manoeuvring areas
i. causing ponding of water on the site are constructed at a level that permits the parking
or nearby land; and area to drain from the site by gravity means,
ii. increasing flooding, which adversely without the need for mechanical pumping;
affects the safety or use of any land AND
upstream and downstream; and S2.3 Filling, other than accessways, does not
iii. adversely affecting the flow of water extend more than 1m beyond the footprint of any
in any overland flow path; building, measured from the outer walls of the
iv. adversely affecting the privacy or building.
visual amenity of surrounding
properties. S3.1 No solution provided
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AND
O3 Finished surface levels ensure land is free Editor’s note:
draining. Council encourages building methods that avoid the
use of fill such as suspended floor construction and
stepping down slopes rather than cutting and
filling.
O4 Filling or excavation does not adversely affect S4.1 Fill material placed over services does not Not Applicable – No filling or excavation is
sewer, stormwater or water utility infrastructure. impose any additional surcharge loading on the proposed for the development.
service.
S4.2 Where excavation is carried out-
A. a minimum cover of 600mm is maintained
around all utility infrastructure (to top, sides
and base of services); or
B. a retaining wall is provided to support the soil
surrounding the service;
AND
S4.3 Compaction with a vibrating roller is not
carried out within 600mm of any utility
infrastructure.
O5 Development does not adversely impact on the S5.1 Buildings or other structures within the Lake Not Applicable
Lake Macdonald water supply. Macdonald catchment (indicated on Figure 14.7)
are located above the 98.5m AHD level.
Services and Utilities S6.1 Where located in an urban zone, or a water or Complies – Existing connections will service the
O6 The house is provided with infrastructure, sewerage service area, appropriate connection is proposal.
services and utilities appropriate to its setting.
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provided to reticulated sewerage, water supply and
stormwater drainage.
Electricity supply infrastructure S7.1 Buildings and structures (including swimming Complies – Where necessary
O7 Uses and works maintain an adequate safe pools, sheds, tennis courts or outbuildings) are not
distance from electrical infrastructure including constructed under overhead electricity
substations, overhead powerlines, power poles and transmission lines, or within electricity easements.
transformers.
Water Supply Infrastructure S8.1 Buildings and structures are setback a Complies – within existing compliant building.
O8 Existing water supply infrastructure, including minimum of 20m from a water supply pipeline as
pipeline corridor, is protected from incompatible shown on Overlay Map OM3.5.
development to ensure the safety and reliability of
water supply network.
Steep Slopes and Landslide hazard areas S9.1 If on premises identified as a Landslide Hazard Not Applicable
O9 Detached houses, Ancillary dwelling units, and Area on Overlay Maps OM1.3–9.3, or on steep
associated uses are sited or constructed to slopes the use does not–
maintain the safety of people and property from A. involve the removal of vegetation other than
the risk of landslide 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
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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
S9.3 If the geo-technical report identifies methods
of stabilising buildings, accessways and use areas,
those methods are implemented.
Height S10.1 The maximum building height in metres and
O10 Buildings and other structures— storeys is— Complies - The proposed Ancillary Dwelling Unit is
a) are low rise and present a building height a) if in the Visitor Mixed Use Zone – 12m (but not within an existing building and will not alter the
consistent with structures on adjoining and exceeding 3 storeys); or buildings height.
surrounding land; b) if in the Noosa Heads Locality, Attached
b) have a maximum building height of— Housing Zone –
(i) for Visitor Mixed Use Zone— 3 storeys; or i) Lot 4 on SP 100064 in Serenity Close Noosa
(ii) if in the Noosa Heads Locality Attached Heads – 15m (but not exceeding 4 storeys);
Housing Zone— (ii) Otherwise – 12m (but not exceeding 3
Lot 4 on SP100064 in Serenity Close storeys);
Noosa Heads— 4 storeys c) if in the Noosaville Locality and the Attached
Otherwise— 3 storeys Housing Zone and with frontage to the
(iii) if in the Noosaville Locality and the following streets: - Russell St, William St and
Attached Housing Zone with frontage to Howard St, or Weyba Rd, James St and Albert
the following streets: - Russell St, William St St north of their intersections with Elizabeth St
and Howard St, or Weyba Rd, James St and (as well as properties fronting Gympie Terrace
Albert St north of their intersections with or Noosa Parade between Weyba Road and
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Elizabeth St (as well as properties fronting Russell Street)–12m (but not exceeding 3
Gympie Terrace or Noosa Parade between storeys);
Weyba Road and Russell Street)— 3 d) if in the Rural Zone or Rural Settlement Zone –
storeys; 8m or 9m where the pitched roof, but no other
(iv) otherwise– 2 storeys; part of the building or structure, exceeds 8m
c) do not visually dominate the street, (but not exceeding 2 storeys either way); or
surrounding 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 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 S11.1 With the exception of Ancillary Dwelling Not Applicable – The proposed development is an
O11 The site cover of buildings and other roofed Units, the site cover of class 1 and class 10 buildings Ancillary Dwelling
structures— or structure does not exceed—
a) is of a scale that is compatible with surrounding a) for a single storey building – 50%; or
development; b) for a building of 2 or more storeys – 50% on the
b) does not present an appearance of bulk to ground floor and 30% for the upper storey(s),
adjacent properties, roads or other areas in the or 40% for all storeys;
vicinity of the site;
c) maximises the retention of existing vegetation Alternative provision to QDC
and allows for soft landscaping between
buildings; AND
S11.2
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d) allows for adequate area at ground level for If in the Eastern Beaches, Noosaville, Noosa Heads
outdoor recreation, entertainment, clothes or Noosa North Shore Locality and in the Detached
drying and 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
vehicular access. minimum of 20% of the site area.
Gross floor area - Noosa North Shore Locality, S12.1 If in the Noosa North Shore Locality and in Not Applicable
Rural Settlement Zone the Rural Settlement Zone - the total gross floor
O12 The gross floor area of buildings and area of the Detached house, Ancillary dwelling unit
structures– and any secondary dwelling does not exceed
a) has a low site impact to maximise the 500m2.
opportunity to retain natural site
characteristics, such as native vegetation and
natural landforms;
b) ballows 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.
Gross floor area - Noosa Heads Locality, Detached S13.1 If on premises at 6-14 Park Road Noosa Not Applicable
House Zone, 6-14 Park Road Noosa Heads Heads, the maximum gross floor area does not
O13 The gross floor area and bulk and scale of exceed 150m2.
buildings and other roofed structures—
a) has a low site impact to maximise the
opportunity to retain natural site
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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 S14.1 No solution provided (no requirement for Not Applicable
O14 Where development does not comply with the accepted development development).
built form acceptable solutions S1.1—
a) buildings and other structures use materials Editor’s note:
and finishes that complement the beachside The following is a useful guide for ensuring that buildings
blend with the natural surrounds:
character and integrate with the surrounding
natural landscape and skyline vegetation; and
External building materials that are lightweight and
b) views of building or structures from the beach
comprise predominantly timber or board, stainless steel,
are framed or filtered through vegetation (see glass, and corrugated iron will generally be more in
Figure 14.6). keeping with the beach/riverside character than concrete
rendered block.
Figure 14-6—Filtered views of buildings from the
beach Use external colours and roof finishes which are
nonreflective 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;
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green blue;
indigo;
brown;
blue grey; and
green yellow
Properties adjoining the Noosa River— Noosa S15.1 Dense landscaping, comprising a mix of Not Applicable
North Shore Locality native species of ground cover, shrubs and trees, is
O15 Buildings and structures, excluding jetties on provided for a width of 5m from the property
boundary adjoining the foreshore to provide
premises adjoining the Noosa River that are visible
adequate landscape buffering to the foreshore.
from the foreshore—
a) are designed to protect the character of the Editor’s note:
foreshore when viewed from the water and The following is a useful guide for ensuring that buildings
integrate with the surrounding natural blend with the natural surrounds:
landscape and skyline vegetation; and
b) are finished predominantly in colours and hues External building materials that are lightweight and
of the surrounding natural landscape comprise 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
nonreflective 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–
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green;
olive green;
blue green;
grey green;
green blue;
indigo;
brown;
blue grey; and
green yellow.
Roof form S16.1 With the exception of removal houses, the
O16 Roof forms— roof of the Detached house (including any secondary Complies - The proposed Ancillary Dwelling Unit is
a) contribute positively to the local skyline; dwelling) or, Ancillary dwelling unit has– within an existing building and does not alter the
b) complement the low-density character of the a) a roof pitch no less than– roof form.
locality; I. if in Kin Kin village or Boreen Point village -
c) do not present an appearance of excessive bulk 12 degrees;
to side neighbours (eg. avoid low pitched roofs II. otherwise - 5 degrees for at least 75% of the
or box profiles/parapets); roof; and
d) use simple traditional roof designs; b) if not in Precinct C or D of Noosa Springs–
e) offer shading to the walls and windows of the minimum 600mm eaves to at least 75% of the
dwelling unit; perimeter of the dwelling unit.
f) do not create opportunities for residents to
overlook the private open space areas of Editor’s note:
neighbouring properties. Note that 450mm eaves will achieve this solution
provided there is a 150mm wide gutter that brings the
total width to 600mm.
AND
S16.2 Buildings and structures do not include roof
top terrace areas.
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Streetscape & character–Kin Kin village S17.1 If in Kin Kin village, buildings— Not Applicable
O17 For Kin Kin village, the predominant a) for the front elevation, have recessed or
Queensland vernacular detached housing form is framed windows and doorways that are
retained and enhanced by incorporating design vertically proportioned and placed
elements reflecting or interpreting elements of this symmetrically in the building façade; and
style of housing. 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 S18.1 If in Boreen Point village, any building within Not Applicable
O18 For Boreen Point village, the lakeside holiday 9m of the primary frontage and more than 1 storey
detached housing character is maintained and in height, has any upper storeys set back at least
3m further from the primary frontage than the
enhanced by ensuring the scale, bulk and siting of
storey below;
buildings and structures do not–- AND
a) visually dominate the lot, dwelling units on S18.2 Where located on a lot less than 600m2 in
adjoining lots or the frontage; area—
b) detract from the visual amenity of the a) the combined gross floor area of all buildings
streetscape and surrounding village; and does not exceed 180m2; or
c) result in a loss of natural light to adjoining b) If the Detached house consists of 3 or more
buildings and at least 2 contain habitable
dwellings or their private open space areas.
rooms, the combined gross floor area of all
buildings does not exceed 230m2.
Garages, carports and other class 10a buildings S19.1 Within the Detached Housing, SemiAttached Not Applicable
O19 Within the Detached Housing, SemiAttached Housing, Attached Housing and Visitor Mixed Use
Housing, Attached Housing and Visitor Mixed Use Zones, garages, and carports and other class 10a
Zones, garages, carports and other class 10a buildings—
buildings are designed and sited to visually a) have a front boundary setback of at least 6m;
integrate with the dwelling unit and avoid and
dominating the street by—
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a) minimising the width of the structure; and b) garage doors that face the street and are visible
b) minimising projection of the structure forward from the road frontage have a maximum width
of the main face of dwelling unit. of 6m within any one plane, with additional
garage doors setback an additional 1m from
the frontage to break up the width of the
garage façade
Water conservation and storage S20.1 If not in a water service area each Detached Not Applicable
O20 On-site water storage is provided, designed house is to be serviced with a rainwater tank of the
and operated to support the efficient use of water following minimum storage capacity:-
and is adequate for occupants every day use. a) For Detached houses with no more than 3
bedrooms – 45,000 litres; or
AND b) For Detached houses of more than 3
bedrooms or where including a 2nd
dwelling unit on the same premises –
60,000 litres;
O21 Detached houses and Ancillary dwelling units AND S21.1 If not in a reticulated water service Complies
within Bushfire Hazard Areas21 have sufficient area— there is, on the lot, a dam, swimming pool
water supply for firefighting purposes. or water tank 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 fire fighting at all times and not used for
other domestic purposes.
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Effluent Disposal No solution provided (no requirement for accepted
O22 Effluent disposal does not have a significant development development) Complies – The proposed Ancillary Dwelling Unit is
adverse effect on biodiversity, natural vegetation within an existing building with working effluent
or water quality22. Editor’s note: disposal systems.
PSP24 – Effluent Disposal details requirements for
O23 Treatment and disposal of wastewater does the design and siting of effluent disposal systems
not have any detrimental impact on Noosa’s major where located outside a sewerage service area.
water storage and supply - Lake Macdonald. Compliance with PSP24 will be considered as part of
Council’s assessment of the plumbing and drainage
application.
Environmental Protection S24.1 Where there is an existing building envelope
O24 The design, siting and construction of buildings on the lot that contains vegetation protection Complies – The proposed Ancillary Dwelling Unit is
and structures minimise the clearing of vegetation measures, clearing of native vegetation and within an existing building and does not require
and where there is an existing preliminary approval building works do not extend beyond the building external development.
that includes vegetation protection measures for envelope, except for the purposes of a driveway
the property, the proposal is consistent with those access;
measures AND
S24.2 Where there is no building envelope existing
on the lot, clearing of native vegetation, other than
for a 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 Sufficient carparking is provided to S25.1 A minimum of 1 carparking space per Complies – The site will accommodate an
accommodate the number of vehicles likely to use dwelling unit is provided on-site. additional carparking space for the proposed
the site. Ancillary Dwelling Unit. Combined on-site parking
Alternative provisions to QDC satisfies the existing and proposed uses.
Amenity S26.1 No solution provided (no requirement for
O26 Detached houses (including any secondary accepted development subject to requirements). Complies – The proposed Ancillary Dwelling Unit is
dwelling) and Ancillary dwelling units are located, located, designed and operated to avoid significant
designed and operated to avoid significant adverse adverse changes to the light, air quality, noise,
changes to the light, air quality, noise, accessibility accessibility or other conditions enjoyed by users of
or other conditions enjoyed by users of associated, S27.1 A 1.5m landscaped buffer separates any associated, adjoining or nearby premises. In
adjoining or nearby premises; private tennis court or half court from side addition, the Ancillary Dwelling Unit meets the
AND property boundaries; required criteria through its location in a current
O27 Lighting and noise associated with the use of AND building.
the Detached house (including any secondary S27.2 Courts are fenced with fencing of 3.6m in
dwelling) and Ancillary dwelling unit or ancillary height for a full sized court or 2.4m in height for a
recreation uses such as outdoor tennis courts and half court;
half courts, do not have an adverse impact upon AND
the amenity enjoyed by users of adjoining or S27.3 Any lit tennis court or sports court is located
nearby premises nor cause unreasonable at least 60m from the external wall of an existing or
disturbance to local fauna. approved residential dwelling on an adjacent or
nearby lot (as measured from the centre line of the
court);
AND
S27.4 For lighting—
a) the vertical illumination resulting from direct,
reflected or other incidental lighting emanating
from the site does not exceed 8 lux when
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measured at any point 1.5m outside the
boundary and at any level from ground level
upward;
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 S28.1 The display home is only used between the
O28 The use does not adversely impact on the hours of 8:00a.m. and 6:00p.m; Not applicable.
residential amenity enjoyed by users of AND
surrounding dwelling units through any of the S28.2 Not more than 2 employees are engaged in
following— the operation of the display home at any one time;
a) obtrusive lighting or signage;
b) excessive traffic generation or parking AND
congestion; S28.3 Advertising devices—
c) evening or early morning noise; or a) do not exceed a total display area of 3m2;
d) invasion of privacy; b) are erected only on the same allotment as the
display home; and
c) do not include the use of bunting or inflatable
objects.
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One Household Only
O29 With the exception of compliant secondary S29.1 With the exception of a compliant secondary Not applicable.
dwellings or approved Ancillary Dwelling Units dwelling, the Detached House contains no more
associated with the Agricultural Uses, only one than 1 kitchen;
AND
dwelling unit is located on the premises and Class 1
S29.2 With the exception of a compliant secondary
buildings accommodate 1 household only. dwelling, the Detached House contains no more
than 1 laundry;
AND
S29.3 Studios, pavilions or other habitable
outbuildings have a gross floor area of 50m2 or less;
AND
S29.4 No part of the Detached House containing
habitable rooms is more than 25m from another
part of the Detached house.
O30 Where located on existing lots within the S30.1 Where located within an extractive resource
proximity of protected extractive resources, the area on Overlay Maps OM1.5- OM9.5, the Not applicable.
detached house incorporates design, orientation, Detached House-
and construction measures that mitigate the a) is located at least 200m from the extractive
effects of noise, dust, ground vibration, or air blast resource/processing area; or
overpressure from the extractive industry. b) achieves a minimum Sound Transmission Class
rating of 30 for all windows or glass doors on the
wall closest to the extractive resource/processing
area.
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