PlanBE was engaged to prepare and lodge the Development Application for the demolition of an existing single storey dwelling on a 626 m² residential lot in Queanbeyan, within the Queanbeyan-Palerang Regional Council area.

Demolition can look like the simplest part of a redevelopment, but older homes often carry hidden risks. Securing demolition approval in Queanbeyan meant showing Council that every hazardous material on site had been identified, and that a clear plan was in place to remove it safely before a single wall came down.

The Challenge

The dwelling is an older rendered home with a metal roof, built at a time when asbestos cement sheeting and lead based paints were common in residential construction. It also sits close to its side boundary, alongside a neighbouring home.

A hazardous materials survey identified:

• Bonded asbestos sheeting in the eaves, front porch ceiling, laundry and rear sunroom ceilings, external cladding and the electrical switchboard

• A small amount of friable asbestos millboard in the ceiling space, which requires specialist removal and air monitoring

• Asbestos sheet debris in the rear garden, with further material presumed to be present in the inaccessible subfloor

• Lead paint on some internal walls, skirting boards and door frames

• Synthetic mineral fibre insulation throughout the ceiling space

Planning Approach

PlanBE prepared the demolition plan and coordinated a hazardous materials assessment by a licensed asbestos assessor, with samples tested by accredited laboratories. The application was assessed against the Environmental Planning and Assessment Act 1979, the Queanbeyan-Palerang Regional Council Local Environmental Plan 2022 and the Queanbeyan Development Control Plan 2012.

The assessment gave Council a complete picture of the site, including:

• A register of every asbestos containing material, its location, condition and removal requirement

• Laboratory testing confirming the lead paint fell below the threshold that would trigger lead risk work, allowing it to be disposed of as general solid waste

• Soil testing confirming lead levels around the house were below the residential health investigation level

• An unexpected finds procedure for any additional material uncovered during demolition

Outcome

Development consent was granted for the demolition, with conditions covering licensed asbestos removal and disposal, a dilapidation survey of the neighbouring dwelling, erosion and sediment control, site fencing and dust management.

This project shows the value of thorough preparation on even a straightforward application. By identifying risks up front and documenting how they would be managed, the owners were given a clear, approved pathway to clear the site safely and prepare it for what comes next.