What the Heritage Overlay identifies
The Heritage Overlay forms part of the Noosa Plan 2020. It identifies local heritage places and character areas that may require assessment against the Heritage Overlay Code when particular development is proposed.
A local heritage place is individually identified because of its cultural heritage significance. The relevant listing and planning scheme provisions help explain which buildings, structures, features or setting contribute to that significance.
A character area applies more broadly. Its purpose is to conserve and enhance the streetscape character and heritage values created by a collection of buildings, structures and other elements.
A property within a character area is not necessarily an individually listed local heritage place. The mapping, site report and applicable planning provisions should be checked for the specific property.
State heritage is a separate framework
Some places are entered on the Queensland Heritage Register because of their significance to Queensland. These places are regulated through the state heritage framework in addition to any relevant local planning requirements.
The Queensland Heritage Register entry provides information about the place, its history, recognised heritage values, description and location.
Work affecting a Queensland heritage place may be covered by a general exemption, require an exemption certificate or require a development application. The appropriate pathway depends on the work and its potential effect on the heritage values.
Certain development on land adjoining a Queensland heritage place may also require assessment.
Search the Queensland Heritage Register and obtain advice from the Queensland Government department responsible for state heritage before relying on development or alteration potential.
What may require assessment
The assessment pathway depends on whether the property is a local heritage place, within a character area, on the Queensland Heritage Register or affected by more than one form of protection.
Depending on the property and proposal, relevant work may include:
Demolition or relocation
Removing, relocating or partly demolishing a building may require assessment against the applicable heritage provisions.
External building work
Extensions, additions and changes to external building elements may require assessment.
New buildings
The location, scale, form and materials of a new building may need to respond to the heritage place or character area.
Subdivision
Reconfiguring a lot may require consideration of the heritage place, its setting and the pattern of development.
Earthworks
Excavation, filling or other operational work may require assessment when relevant thresholds or circumstances apply.
Work near a state heritage place
Certain development on land adjoining a Queensland heritage place may require state assessment.
Not every repair, maintenance task or alteration follows the same approval pathway. Some minor work may be covered by an exemption or may not trigger heritage assessment.
Do not assume that work is permitted or prohibited from the overlay name alone. Confirm the property status, proposed work and current approval pathway before committing to plans.
Understand what is protected
The overlay is only the starting point. Buyers should review the information that explains why the place or area has been identified and how the current buildings relate to those values.
Mapping and site report
Confirm whether the property is a local heritage place, within a character area or affected by another heritage listing.
Heritage entry
Read the relevant local listing or Queensland Heritage Register entry and identify the recognised heritage values.
Place and setting
Check whether the protection relates only to a building or also includes structures, landscaping, boundaries, views or setting.
Past approvals
Review available planning and building records for previous alterations, additions or changes of use.
Existing work
Check whether visible work has received the required approvals and whether any conditions remain relevant.
Future plans
Discuss proposed demolition, renovation, extension, subdivision or new building work with the relevant authority and qualified professionals.
Heritage agreements
Ask a solicitor or law practice to check whether a heritage agreement or other registered instrument affects the property.
Property condition
Obtain appropriate inspections and advice about the building, materials, maintenance requirements and any specialist work that may be needed.
A title search may identify a registered heritage agreement or another relevant instrument. It does not replace the planning scheme mapping, local heritage information or Queensland Heritage Register search.
Plan for the property you are buying
Heritage protection does not prevent a property from being used, maintained or adapted. It means some decisions may require additional information, design consideration or approval.
The time and cost involved will depend on the condition of the property, proposed work, approval pathway, consultants required and the availability of suitable materials and trades.
Insurance should also be checked for the specific property. Obtain quotations and confirm the basis of cover, rebuilding assumptions, exclusions and any requirements relating to materials or specialist work.
Noosa contextHeritage places and character areas in Noosa
Noosa Council identifies local heritage places through the Noosa Plan 2020 and states that the shire also contains places entered on the Queensland Heritage Register.
The Heritage Overlay includes character areas in Cooroy, Pomona and Cooran. These areas recognise established buildings, streetscapes and town patterns that contribute to local identity.
Not every older property or property with historical character is individually heritage listed. A property may instead sit within a character area, be affected by other planning provisions or have no formal heritage identification.
Properties in nearby Eumundi are within the Sunshine Coast Council area and are subject to the Sunshine Coast Planning Scheme rather than the Noosa Plan 2020.
Use the current Noosa Plan 2020 mapping and site report for properties within Noosa Shire. For properties outside the shire, confirm the relevant local government and planning scheme before relying on heritage information.
Aboriginal cultural heritage is protected separately
The Heritage Overlay Code does not regulate Aboriginal cultural heritage. Aboriginal cultural heritage is protected through separate Queensland legislation and may be relevant whether or not a property appears on the local Heritage Overlay.
Where land disturbance or development is proposed, obtain advice about any separate cultural heritage responsibilities that may apply.
A heritage listing or character area is not an automatic reason to dismiss a property. It is a reason to understand what is valued, what can change and whether the property suits the buyer's plans before making a commitment.