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Development Assessment Report
DEVELOPMENT ASSESSMENT REPORT
DEVELOPMENT APPLICATION FOR MATERIAL CHANGE OF USE FOR
COMMERCIAL BUSINESS TYPE 2 MEDICAL and
RECONFIGURING A LOT – 4 LOTS INTO 2 LOTS
45 & 47A MAPLE STREET AND 9 MYALL STREET, COOROY
Lots 15 & 18 on C5605 and Lots 1 & 2 on RP99323
File Number: 19399 2 April 2020
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Page 2
Project Urban – 19399 2 April 2020
DOCUMENT INFORMATION
Project number: 19399
Report prepared for: Medicentre Property No 2 Pty Ltd
DOCUMENT CONTROL
Revision # Date Authorised by
Final 02/04/20 Scott Sobey
COMPANY DETAILS
Project Urban Pty Ltd
Suite 1 Corner Surf Road & Gardak Street
ALEXANDRA HEADLAND QLD 4572
Tel: 07 5443 2844
Email: [email protected]
Disclaimer Statement
Project Urban Pty Ltd retains ownership and copyright of the contents of this document including drawings, plans, figures and other work
produced by Project Urban Pty Ltd. This document is not to be reproduced in full or any part, unless separately approved by Project Urban Pty
Ltd. The client may use this document only for the purpose of which it was prepared. No third party is entitled to use or rely on this document.
This report is based on our opinion of the town planning issues that arise from the statutory provisions relating to this site. Comments and
conclusions in or construed from this report relating to matters of law are not to be relied upon. You should only rely upon the advice of your
professional legal advisors with respect to matters of law. This report is provided on the basis that our standard Terms and Conditions apply.
DEVELOPMENT ASSESSMENT REPORT Page 2 of 23
Material change of use and Reconfiguring a lot
45 & 47A Maple Street and 9 Myall Street
Cooroy Qld 4563
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Project Urban – 19399 2 April 2020
TABLE OF CONTENTS
1.0 APPLICATION SUMMARY ...................................................................................................................... 4
2.0 INTRODUCTION ....................................................................................................................................... 5
3.0 SITE DESCRIPTION .................................................................................................................................. 6
3.1 SUBJECT SITE ....................................................................................................................................................................... 6
3.2 SURROUNDING LAND USES.......................................................................................................................................... 7
4.0 PROPOSED ................................................................................................................................................ 8
5.0 STATE PLANNING ASSESSMENT ....................................................................................................... 10
5.1 PLANNING REGULATIONS ........................................................................................................................................... 10
5.2 STATE PLANNING POLICY ............................................................................................................................................ 10
5.3 REGIONAL PLAN ............................................................................................................................................................... 11
6.0 LOCAL PLANNING ASSESSMENT ....................................................................................................... 12
6.1 DEFINITION ........................................................................................................................................................................ 12
6.2 LEVEL OF ASSESSMENT ................................................................................................................................................. 12
6.3 OVERLAYS ........................................................................................................................................................................... 12
6.4 LOCALITY PLAN ................................................................................................................................................................ 13
6.5 ZONING ............................................................................................................................................................................... 17
6.6 PLANNING SCHEME CODES ........................................................................................................................................ 18
6.6.1 PERFORMANCE SOLUTIONS .................................................................................................................................. 18
7.0 CONCLUSION ........................................................................................................................................ 20
ATTACHMENT 1 – Planning Scheme Code Assessment prepared by Project Urban
ATTACHMENT 2 – Contour and Detail Survey Prepared by JF&P
SUPPORTING DOCUMENTATION
Architectural Plans prepared by Blackburn Jackson
Reconfiguration Proposal Plan prepared by Project Urban
Acoustic Report prepared by David Moore & Associates
Contour and Detail Survey Prepared by JF&P
Heritage Impact Assessment prepared by Vault Heritage Consultants
Landscape Concept Plan prepared by Blackburn Jackson
Stormwater Management Plan prepared by Empire Engineering
Structural Engineering Report - House Relocation prepared by Bligh Tanner
Traffic Engineering Report prepared by Hayes Traffic Engineering
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Cooroy Qld 4563
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Project Urban – 19399 2 April 2020
1.0 APPLICATION SUMMARY
SITE DETAILS
Address 45 & 47A Maple Street and 9 Myall Street, Cooroy
Real Property Description Lots 15 & 18 on C5605 and Lots 1 & 2 on RP99323
Land Area 3,119m2 (by calculation)
Local Authority Noosa Council
Registered Landowner John Maxwell Johnson and Margaret Johnson
Current Use Residential
PLANNING SCHEME DESIGNATIONS
Planning Scheme Noosa Plan 2006
Locality Plan Cooroy & Lake Macdonald
Zone Community Services Zone
Overlays Heritage Overlay (Heritage Character Areas)
APPLICATION DETAILS
Applicant Medicentre Property 2 Pty Ltd
Application Type Development Permit for Material Change of Use and
Reconfiguring a Lot
Proposal Commercial business Type 2 Medical and 4 into 2 lot
reconfiguration
Level of Assessment Impact
Referrals SARA for the Department of Transport & Main Roads -
Within 25m of a state transport corridor
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Project Urban – 19399 2 April 2020 2.0 INTRODUCTION This Development Assessment Report has been prepared to support a Development Application for Material Change of Use for Commercial business Type 2 Medical and Reconfiguring a Lot (4 lots into 2 lots) on behalf of Medicentre Property 2 Pty Ltd. The subject site is situated at 45 & 47A Maple Street and 9 Myall Street, Cooroy and is described as Lots 15 & 18 on C5605 and Lots 1 & 2 on RP99323. Under the Noosa Plan 2006 the site is included within Cooroy & Lake Macdonald Locality Plan and the Community Services Zone. The proposal is subject to impact assessment. The purpose of this report is to describe the characteristics of the site and surrounding land uses, detail the proposed development and provide an assessment against the applicable planning provisions. This report should be read in conjunction with the accompanying covering letter, IDAS Development Application forms, Architectural Plans, Reconfiguration Proposal Plan, Acoustic Report, Contour & Detail Survey, Heritage Impact Assessment, Landscape Concept Plan, Stormwater Management Plan, Structural Engineering Report - House Relocation and Traffic Engineering Report. DEVELOPMENT ASSESSMENT REPORT Page 5 of 23 Material change of use and Reconfiguring a lot 45 & 47A Maple Street and 9 Myall Street Cooroy Qld 4563
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Project Urban – 19399 2 April 2020 3.0 SITE DESCRIPTION 3.1 SUBJECT SITE The subject site is situated at 45 & 47A Maple Street and 9 Myall Street, Cooroy and is described as Lots 15 & 18 on C5605 and Lots 1 & 2 on RP99323. The site comprises an area of 3,119m2 (by calculation) and is currently occupied by 2 dwelling houses. The site has a road frontage to Maple Street of 45.3m and to Myall Street of 27m. The development site is free of any native vegetation. A copy of the site’s Contour and Detail Survey, prepared by JF&P, has been included in Attachment 2. The sites location and context is illustrated in the figure below: Figure 1: Aerial Photograph of Subject Site (Queensland Globe) DEVELOPMENT ASSESSMENT REPORT Page 6 of 23 Material change of use and Reconfiguring a lot 45 & 47A Maple Street and 9 Myall Street Cooroy Qld 4563
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Project Urban – 19399 2 April 2020 3.2 SURROUNDING LAND USES The subject site is located within the Cooroy town centre and located in close proximity to public transport services. Land uses immediately surrounding the subject site include: North/East – A mix of commercial/medical South – Detached housing (included within the Community services or Attached housing zones). West – Commercial/medical (including Eden private hospital and healthcare) DEVELOPMENT ASSESSMENT REPORT Page 7 of 23 Material change of use and Reconfiguring a lot 45 & 47A Maple Street and 9 Myall Street Cooroy Qld 4563
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Project Urban – 19399 2 April 2020 4.0 PROPOSED This application seeks a Development Permit for Material Change of Use for Commercial business Type 2 Medical and Reconfiguration of a Lot for 4 lots into 2 lots to be established in accordance with the accompanying Proposal Plans. RECONFIGURATION The site currently comprises 4 lots. It is proposed to reconfigure the site into 2 lots, comprising a 2,252m2 lot fronting Maple Street for the proposed medical centre and an 867m2 lot fronting Myall Street containing an existing dwelling. The reconfiguration proposal plan shows existing and proposed building envelopes. These building outlines are shown for information purposes only and to provide context for the new boundary line. They are not intended to limit future development of the lots in any way. MATERIAL CHANGE OF USE Consideration for the adaptive reuse of the existing character house as a medical centre has been undertaken. This assessment determined that reuse was not a viable option due to a combination of the nature of the proposed medical services to be provided (which includes medical imagery), the installation of specialised equipment and operational considerations related to same together with the inherent difficulties of providing equitable access into and around the interior of the character house; as required for all medical-based establishments in order to comply with current National Construction Code (NCC) requirements. The proposal therefore comprises the relocation of the existing character house (to an as yet undetermined location within Noosa) and construction of a new purpose built medical centre. As part of the relocation consideration a Structural Engineering assessment and a Heritage Impact assessment have been undertaken. The Structural Engineering assessment confirms that the sound condition of the hardwood framing of the house would mean that the house can be relocated to a new site provided the correct preparation was undertaken by a qualified and experienced house removal contractor. The Heritage Impact assessment concludes that the historical streetscape originally extant within Maple Street, Cooroy and consequently protected under the Heritage overlay mapping has been predominantly eroded by the more recent medical, commercial and residential development that now surrounds the subject house and leaves it both isolated in that streetscape and segregated from the cluster of other traditional character houses that remain extant in the southern portion of this streetscape. Therefore it follows that the relocation of the subject house from this streetscape does not generate an adverse impact on the virtually non-existent (save for the subject house itself) historical streetscape now found in the northern portion of Maple Street. Built Form Notwithstanding the historical streetscape degradation in the vicinity of the site, the proposed development has been designed to be sympathetic to the original historical streetscape character. DEVELOPMENT ASSESSMENT REPORT Page 8 of 23 Material change of use and Reconfiguring a lot 45 & 47A Maple Street and 9 Myall Street Cooroy Qld 4563
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Project Urban – 19399 2 April 2020 The proposed development will comprise a split level building with a lower level car parking area and a ground/level 1 medical use floor. Due to the slope of the site part of the building will present to the street as low set and part as high set. The building will have a maximum height of 8m above ground level. The total gross floor area of the proposed building is 968m2, with total use area of 880m2 and site cover of 1020m2 (45.28%). The building has been architecturally designed to respect and integrate with the surrounding historical streetscape character. In addition to examples in the Heritage Impact Assessment, the proposal plan finishes palate drawing DA09 includes character forms and examples from which the design has been driven. Building elements, materials and finishes include pitched roofs with custom orb profile, flat sheet cladding with cover battens, linea board wall cladding, off form concrete to columns and low height entry walls and sandstone cladding to some external screening. Soft muted colours are proposed. Access and Parking Vehicles will enter and exit the proposed development from Maple Street. Two new crossovers are proposed due to the level change arcos the site frontage. These crossovers will replace the two existing crossovers. The southern crossover will provide access to 7 carpark and the building entry and the northern crossover will provide access to the remaining carparks under the building. A total of 47 car spaces including 1 disabled space, 6 motor bike spaces, 11 bicycle spaces, 1 Van space and 1 Ambulance/SRV space are provided. All vehicles are able to enter and exit the site in a forward motion. Landscaping Landscaping treatments to soften the built form of the proposed development are proposed in accordance with the Landscape Concept Plans prepared by Blackburne Jackson. Screening landscaping is proposed to the side/rear boundaries. A landscaped area of 446m2 (19.8%) is proposed. Servicing Waste will be stored in a screened, hardstand waste enclosure near the site entrance and which will accommodate 2 x 1100l low noise bins. On street collection of these bins is proposed, consistent with current kerbside operations on Maple Street. Infrastructure The subject site is currently connected to all essential urban infrastructure. Stormwater will be collected and treated on site and discharged into a legal point of discharge in accordance with the attached Stormwater Management Plan prepared by Empire Engineering. Internal water, sewer, telecommunication and electrical connections will be finalised during detail design. DEVELOPMENT ASSESSMENT REPORT Page 9 of 23 Material change of use and Reconfiguring a lot 45 & 47A Maple Street and 9 Myall Street Cooroy Qld 4563
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Project Urban – 19399 2 April 2020
5.0 STATE PLANNING ASSESSMENT
5.1 PLANNING REGULATIONS
The Planning Regulation 2017 (the Regulation) prescribes Assessment Benchmarks that the
application must be carried out against, which are additional or alternative to the Assessment
Benchmarks contained in the local planning instruments.
These Assessment Benchmarks are prescribed as being contained in:
the SEQ Regional Plan and Part E of the State Planning Policy, to the extent they are not
appropriately integrated into the Planning Scheme; and
Schedule 10 of the Regulation.
The State Planning Policy and SEQ Regional Plan are addressed in sections 7.2 and 7.3 below.
A review of Schedule 10 identifies that the development does not comprise prohibited
development but triggers referral agency assessment. Referral is triggered under Schedule 10,
Part 9, Division 4, Subdivision 2 Table 4 – premises within 25m of a state transport corridor.
The State Development Assessment Provisions (SDAP) provide assessment benchmarks for the
assessment of development applications where the chief executive is the assessment manager or
a referral agency. The following state codes are relevant:
State Code 1: Development in a state-controlled road environment
An assessment against the Code has been undertaken. It is only the balance lot fronting Myall
Street and not the development lot fronting Maple Street that is within the trigger area. The use
of the Myall Street lot will not change. It is considered that the proposal will not result in any
impact to state transport network and complies with the applicable outcomes of the Code.
5.2 STATE PLANNING POLICY
The State Planning Policy (SPP) outlines the state interests that must be considered in every
planning scheme across Queensland. The SPP only applies to development assessment if the
planning scheme has not yet appropriately integrated the relevant SPP state interest policies.
The Noosa Plan does not reflect the SPP and assessment against the SPP is required.
An assessment of the relevant State interests that have assessment benchmarks has been
included below:
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State Interest Comment
Liveable communities Complies:
Provision will be made for fire hydrants.
Mining and extractive resources Not applicable:
The proposed development is not within:
- The resource/processing area of a KRA
- The separation area for the
resource/processing area of a KRA.
- The transport route separation area of
a KRA
Water quality Complies:
Refer to the attached Stormwater
Management Plan prepared by Empire
Engineering.
Natural hazards, risk and resilience Not applicable:
Site not mapped as subject to flooding.
Strategic airports and aviation facilities Not applicable:
The site is not affected by any strategic
airports or aviation facilities.
5.3 REGIONAL PLAN
The site is subject to the South East Queensland Regional Plan 2017 (Shaping SEQ) (regional
plan). The regional plan includes the site within the Urban Footprint. The proposed development
is a consistent use in the Urban Footprint. Further assessment against the regional plan is not
required.
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6.0 LOCAL PLANNING ASSESSMENT
Under Noosa Plan 2006 the site is included within the Cooroy and Lake Macdonald Locality and
Community Services Zone. An assessment of the applicable provisions of the Noosa Plan has
been undertaken below.
6.1 DEFINITION
The proposed development is defined under the Noosa Plan as:
“Commercial business Type 2 Medical” - The use of premises for the practice of human
medicine and therapies. The use class does not include Wellbeing Type 1 Health uses as
separately defined.
Comment: The proposed development will be established in accordance with the above
definition.
6.2 LEVEL OF ASSESSMENT
In accordance with the assessment table for the Community Services Zone the proposal will be
subject to Impact Assessment.
6.3 OVERLAYS
The following overlays exist upon the site:
Overlay Comment
Heritage Overlay (Heritage Character Areas)
The site is subject to the Heritage Overlay
(Heritage Character Areas). In accordance
with Table 5.10.1 the proposal has been
assessed against the Heritage Overlay Code.
Refer code assessment in Attachment 1 and
attached Heritage Impact Assessment
prepared by Vault Heritage Consulting.
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6.4 LOCALITY PLAN
The site is included within the Cooroy and Lake Macdonald Locality. An assessment of the overall
outcomes of the Cooroy and Lake Macdonald Locality is provided below:
Overall Outcomes Comment
a) New uses and works are located, designed Complies:
and managed to—
i. be compatible with other uses and works; i. The proposed development has been
suitably located near existing medical and
community uses. The development has been
designed to be compatible with existing
streetscape character.
ii. maintain the safety of works; ii. The site is relatively unconstrained by natural
hazards and the development has been
designed in accordance with the applicable
planning scheme codes, planning scheme
policies and Australian Standards to ensure
the maintained safety of people and works.
iii. avoid significant adverse impacts on the iii. The development will not result in any
amenity enjoyed by users of other adverse amenity impacts and has been
premises, including acoustic and visual designed to integrate with Cooroy township
qualities; and and streetscape character. Refer Noise
Report and Heritage Impact Assessment.
iv. avoid significant adverse effects on the iv. The site is within a well-established urban
natural environment, including native environment and is not identified as having
habitat removal, fragmentation and any environmentally significant attributes. A
attrition; Stormwater Management Plan has been
prepared for the development to ensure
there are no negative environmental effects
from stormwater leaving the site.
b) The Cooroy and Lake Macdonald Locality Complies: The proposed use will support the
supports a growing urban and rural growing urban and rural settlement of permanent
settlement of permanent residents; residents.
c) Urban development is limited to land within Complies: The site is located within the Urban
the Urban Growth Boundary as shown on Growth Boundary.
Map ZM3;
d) Development is consistent with the Priority Complies: Development is consistent with the
Infrastructure Plan in Part 15; Priority Infrastructure Plan
e) The Cooroy and Lake Macdonald Locality its Compiles: The site is within the Cooroy and Lake
bounded by Macdonald Locality boundary.
i Ringtail Creek and State Forests in the north
and north-east;
ii. Sunrise Road in the south-east; i
ii. Shire boundary in the south;
iv. rural settlements on the ranges to the west
of Cooroy; and
v. the Bruce Highway and the North Coast Rail
line to the northwest.
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Overall Outcomes Comment
f) The physical setting of the town of Cooroy, Complies: The development will is consistent with
characterised by undulating land to the the physical setting of the town of Cooroy.
southwest of Lake Macdonald, ranges to the
north, east, and south, and flatter land
immediately to the north-west and west is
maintained and accommodates rural
settlements and forestry;
g) Cooroy retains its role as the major business Complies: The development will support Cooroy’s
centre for Noosa’s hinterland area; role as the major business centre for Noosa’s
hinterland area.
h) The ranges and spectacular scenic vistas are Complies: The development will not impact any
preserved including Mt Tinbeerwah in the scenic vistas.
east, Mt Cooroy in the south, Black Mountain
on the western boundary of the locality, and
Mt Cooroora outside the locality to the north-
west;
i) The scenic and environmental values of Lake Complies: The development will not impact any
Macdonald, the Six Mile and Ringtail Creeks scenic and environmental values.
and their tributaries are preserved;
j) Fragmentation of the countryside is avoided Complies: The development will not result in any
with development limited to the existing rural fragmentation of the countryside.
communities of Cudgerie Estate, Forest Acres,
Lake Macdonald and Sunrise Hills;
k) Heritage and environmental values associated Complies: The development will not impact any
with the landforms and landscapes, including heritage and environmental values. Refer attached
the mountains, watercourses and significant Heritage Impact Assessment.
stands of remnant vegetation are protected;
l) The relaxed country town atmosphere of Complies: The development does not
Cooroy is protected for the enjoyment of compromise the relaxed country town atmosphere
future generations; of Cooroy.
m) Access to recreational facilities and larger Complies: The development will not impact
centres on the coast as well as Gympie, accessibility to recreational facilities.
Nambour and further afield is maintained;
n) Key streetscape characteristic of Cooroy Complies: The development will not impact the
township are maintained by new exiting streetscape character (refer Heritage Impact
development including – Assessment) and is compatible and
i. the country town character including complementary of the Cooroy township character
the rural, almost rustic quality to elements (refer proposal plans).
some of the original buildings in
town;
ii. simple timber buildings with timber
framed windows and parapet walls
and wide awnings that address the
street and provide pedestrians with
sheltered areas to meet and talk;
iii. a pedestrian scale, with some
buildings having a grander scale
befitting their original uses as banks
or public buildings.
iv. pedestrian access ways between the
buildings;
v. outdoor dining between the
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Overall Outcomes Comment
shopfronts and the roadway;
o) A high level of residential amenity, built upon Complies: The site is not included in a residential
the local rural industries, environmental zone and the development will not impact
values, outdoor recreation opportunities, built residential amenity.
heritage, artistic talent, social networks and
family values is maintained;
p) Sustainable, well-designed and locally Not applicable: The development is not for visitor
appropriate visitor accommodation and other accommodation.
tourism development are compatible with,
promote and enhance landscape character,
natural environment values and rural values;
q) The urban community is predominantly Not applicable: The development is not for
accommodated in detached housing, residential housing.
although areas close to Cooroy centre
support semi-attached and attached
residential development and other properties
in Cooroy township contain aged-care
housing;
r) The traditional built form of Cooroy is Complies: The development will complement the
retained and new development complements traditional streetscape and building forms of
traditional streetscape and building forms; Cooroy.
s) Outside the town of Cooroy, development is Not applicable: The development is within the
characterised by — town of Cooroy.
i conservation of good quality agricultural
land for agricultural purposes;
ii conservation of open space for biodiversity
and water quality purposes; and
iii rural settlement at varying densities
consistent with the available levels of
convenience and accessibility, environmental
constraints and proximity to the Lake
Macdonald water supply catchment;
t) Economic activities are focused on— Complies: The development will support
i Cooroy’s role as the principal business and Cooroy’s role as the principal business and service
service centre for the hinterland; centre for the hinterland.
ii Cooroy’s industrial estate;
iii technology based businesses reliant on
broadband communication;
iv timber industry initiatives and product
manufacturing at the Nandroya Mill site;
v Cooroy’s support role in the locality for
surrounding agricultural activities;
vi extractive and mineral resources;
vii facilitating artistic and cultural business
enterprises; and
viii agricultural industries and associated rural
enterprises;
u) Business opportunities in Cooroy are Complies: The development will not impact any
enhanced by the protection of major major transport corridors.
transport corridors including access to the
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Overall Outcomes Comment
Bruce Highway, Cooroy-Noosa Road and the
North Coast Rail line;
v) Cooroy services much of the hinterland of Complies: The development will provide additional
Noosa providing low to medium order goods medical facilities to service the hinterland area.
and some higher order goods and services
such as vehicle sales, rural supplies,
community, medical, and educational facilities
as well as specialty items such as handmade
furniture;
w) Cooroy’s industrial estates provide capacity Not applicable: The development is not for
for considerable growth, diversity and industrial use.
employment for the hinterland, with access to
the Bruce highway being particularly
important to this growth;
x) The town of Cooroy provides a range of Complies: The development will provide additional
community services, schools, medical facilities, medical facilities.
sporting and recreational facilities, which
service the hinterland and beyond;
y) New areas of urban and rural settlement Not applicable: The development is not for a new
development are precluded from the part of area of urban and rural settlement.
the locality within the catchment area of Lake
Macdonald where the dominant goal is the
protection of water quality within the primary
water supply source;
z) The Bruce Highway, Elm Street, Cooroy-Noosa Complies: The development will not impact
Road, Eumundi Road, parts of Myall Street Noosa’s major road network.
and Diamond Street, Cooroy-Belli Road,
Maple Street, Mary River Road, Lake
Macdonald Drive and Sunrise Road are
protected as parts of the Noosa’s major road
network;
aa) A public transport node is located within Complies: Maple Street is part of the current
Cooroy and links public transport services to transport network, with bus stops provided on
other centres in Noosa, including railway both sides of Maple Street within 50m of the site.
stations;
bb) Rail services and highway access is Complies: The development will not impact rail
maintained for residents of the locality to services or highway access.
commute to Brisbane or other employment
centres;
cc) The vistas offered from the major road Complies: The development will not impact vistas
corridors are protected and add to the offered from the major road corridors.
attraction of the locality for visitors and
residents;
dd) Environmental and aesthetic values associated Complies: The development will not impact any
with the hillslopes, including iconic mountains environmental and aesthetic values.
and the watercourses of Lake Macdonald,
Ringtail, Six Mile and Cooroy Creeks, are
protected;
ee) The water quality of Lake Macdonald is Complies: The development will not impact the
protected as the primary source of water water quality of Lake Macdonald (refer attached
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Overall Outcomes Comment
supply for the coastal urban areas of Noosa stormwater management plan).
and the rural towns and villages of Cooroy,
Pomona, Cooran and Cooroibah;
ff) Water quality standards in the watercourses Complies: The development will not impact any
of this locality are maintained or improved water quality standards in the watercourses (refer
through land management practices; attached stormwater management plan).
gg) Development within the catchment is Complies: The development does not create
restricted to protect water quality and its additional lots and will protect water quality.
associated environmental values. Subdivision
and development within the water catchment
is limited and much of the land will remain as
open space;
hh) Open space networks across the locality are Complies: The development will not impact public
protected and enhanced including — open space networks.
i Mt Cooroy Conservation Park;
ii parts of Tewantin and Ringtail State Forests;
iii the riparian corridors of Six Mile and
Ringtail Creeks and their tributaries; and i
v the vegetated ranges of the sub-coastal
escarpments in the north, south and east of
the locality;
ii) Areas of native remnant or regrowth Complies: The development will not impact any
vegetation, including their biodiversity and areas of native remnant or regrowth vegetation.
habitat values are protected;
jj) Access to community, sport and recreation Complies: The development will not impact access
facilities is protected; to community, sport and recreation facilities
6.5 ZONING
The site is included within the Community Services Zone. An assessment of the overall outcomes
of the Community Services Zone is provided below:
Overall Outcomes Comment
land committed or planned for community purposes -
i. is protected and managed to enable the Complies: The proposal is for a medical centre
efficient and timely delivery of community which is a consistent use within the Community
services; and Services Zone
ii. is consistent with the indoor recreation, Complies: The proposed development will support
education, health, social and safety needs of the health needs of the local and wider
the local community, including people with community.
special needs, such as the elderly, children,
low-income earners and disabled persons;
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Cooroy Qld 4563
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Project Urban – 19399 2 April 2020 6.6 PLANNING SCHEME CODES While the application is assessable against the entire planning scheme the following codes are considered most relevant to the proposed development: Cooroy & Lake Macdonald Locality Code Business Uses Code Community Uses Code Heritage Overlay Code Landscaping Code Driveways And Car Parking Code Earthworks Code Erosion And Sediment Control Code Existing Services Code Transport Roads And Drainage Code Waste Management Code Water Sensitive Design Code Comment: An assessment of the applicable codes has been included within Attachment 1. The code assessment has determined that the proposed development complies with all relevant performance outcomes. Where acceptable outcomes are not met, a performance solution demonstrating compliance with the corresponding specific outcome is provided (refer to Section 6.6.1 below). 6.6.1 PERFORMANCE SOLUTIONS Cooroy & Lake Macdonald Locality Code Specific Outcomes and Probable Solutions for the Cooroy & Lake Macdonald Locality S16.1 With the exception of industrial buildings the main roof of the building has a roof pitch no less than 12 degrees and has minimum 600mm eaves to at least 75% of the perimeter of the building; Performance solution: The roof pitch addressing the street is at 17.5 degrees which is the steepest pitch achievable without extending above the maximum 8.0m height plane. Roofs to the rear portion of the building have been encased to 10 degrees which similarly, is the steepest pitch achievable without extending above the maximum 8.0m height plane. A single roof within a mid-section of the roof and falling towards the southern boundary is at 4 degrees due to the need to absorb the acute angle of the floor plate below. This section of roof is largely hidden from street view. 30% of the perimeter of the building has eaves greater the 600mm. This is largely as a response to the surrounding heritage character building design elements (refer Character influence forms and examples on drawing DA09 of proposal plans). This character building typology sought for the locality predominantly excludes the use of eaves and employs the provision of window hoods DEVELOPMENT ASSESSMENT REPORT Page 18 of 23 Material change of use and Reconfiguring a lot 45 & 47A Maple Street and 9 Myall Street Cooroy Qld 4563
Page 19
Project Urban – 19399 2 April 2020 to provide effective cover to openings. Eaves were typically provided to verandah spaces. The proposed building provides cover to all facade fenestrations that do not have eaves. In accordance with specific outcome O16 and as demonstrated by the attached the proposal plans, the roof forms will contribute positively to the local skyline; complement the low rise character of the locality; use simple traditional roof designs, such as hipped, gabled or skillion; and do not create opportunities for residents to overlook the private open space areas of neighbouring properties. DEVELOPMENT ASSESSMENT REPORT Page 19 of 23 Material change of use and Reconfiguring a lot 45 & 47A Maple Street and 9 Myall Street Cooroy Qld 4563
Page 20
Project Urban – 19399 2 April 2020
7.0 CONCLUSION
This Development Assessment Report has been prepared on behalf of Medicentre Property 2 Pty
Ltd to support a Development Application for Material Change of Use for Commercial business
Type 2 Medical and Reconfiguring a Lot (4 lots into 2 lots) in respect of land at 45 & 47A Maple
Street and 9 Myall Street, Cooroy, described as Lots 15 & 18 on C5605 and Lots 1 & 2 on
RP99323.
The site is included under the Noosa Plan 2006 within the Cooroy & Lake Macdonald Locality Plan
and the Community Services Zone.
This report demonstrates the proposals compliance with the applicable state and local planning
provisions, including the following grounds:
The proposal is a consistent use under the Community Services Zone
The proposal complies with the applicable overall outcomes and the specific outcomes of the
of the Cooroy and Lake Macdonald Locality Code
The proposal complies with the Heritage Overlay Code
The proposal complies with all specific outcomes of the relevant Development codes. Where
an acceptable outcome is not met, a performance solution demonstrating compliance with
the corresponding specific outcome is provided
The proposal is suitably located near existing medical and community uses and will provide
for additional medical services supporting the health needs of the local and wider community.
Approval of the proposed Material Change of Use for Commercial business Type 2 Medical and
Reconfiguring a Lot (4 lots into 2 lots) is warranted.
DEVELOPMENT ASSESSMENT REPORT Page 20 of 23
Material change of use and Reconfiguring a lot
45 & 47A Maple Street and 9 Myall Street
Cooroy Qld 4563
Page 21
ATTACHMENT 1 Planning Scheme Code Assessment [OCR of page images] ATTACHMENT 1 Planning Scheme Code Assessment
Page 22
COOROY & LAKE MACDONALD LOCALITY CODE
Division 16—Specific Outcomes for the Cooroy & Lake Macdonald Locality
Table 6.12
Specific Outcomes Probable solutions Proposal
6.8 Effects of Use
Amenity No solution provided Complies
O1 Uses are located, designed and The proposed use can operate without
operated to avoid significant adverse significant adverse changes to the light,
changes to the light, air quality, noise, air quality, noise, accessibility or other
accessibility or other conditions enjoyed conditions enjoyed by users of
by users of associated, adjoining or associated, adjoining or nearby uses.
nearby uses. Refer attached Acoustic Report prepared
by David Moore & Associates.
Scenic amenity No solution provided Complies
O2 Important scenic vistas including The development will not impact any
those to and from Mt Cooroy, Mt important scenic vistas.
Tinbeerwah and Black Mountain are
protected and uninterrupted to maintain
aesthetic and cultural values of the
natural landscape.
Major road network No solution provided Not Applicable
O3 The function of, and visual amenity The site is not located along the major
and character surrounding the, major road network.
road network, including Diamond St,
Cooroy–Noosa Road, Belli Creek Road
and Lake Macdonald Drive is protected
and enhanced.
Laneways No solution provided Not Applicable
O4 Uses do not diminish the ability of Road access is not from a laneway.
laneways to—
a) relieve traffic on streets;
b) provide convenient and safe rear
access to premises; and
c) add to the heritage character of
Cooroy;
AND
O5 Access for new uses is only taken off
a laneway where upgrading works are
carried out to the laneway to enable the
laneway to accommodate the
anticipated levels of traffic.
6.9 Built Form
Density No solution provided Not Applicable
O6 The density of development within No residential development component
the site area— is proposed.
a) is compatible with surrounding
development; and
b) does not exceed—
i. For the Semi-Attached Housing
Zone–1 dwelling unit per 400m2 of
site area with a maximum
population density of 100 persons
per hectare;
ii. For the Attached Housing Zone–
maximum population density of 100
persons per hectare; and
iii. For the Business Centre Zone–
maximum population density of 100
persons per hectare
iv. For the Community Services Zone
maximum population density of 320
persons per hectare exclusively for
the purposes of Residential Aged
Care and 160 persons per hectare
for any other form of Retirement &
Special needs housing; and
c) has a low site impact to enhance the
opportunity to maintain natural site
characteristics such as native vegetation
and natural landforms.
Page 23
Specific Outcomes Probable solutions Proposal Height S7.1 Buildings and other structures have Complies O7 Buildings and other structures— a maximum building height of— The development does not exceed a a) are low rise and present a building a) if in the Rural or Rural Settlement maximum building height of 8m. height consistent with structures on Zone—8m, or 9m where the pitched adjoining and surrounding premises; roof b) have a maximum building height of 2 but no other part of the building or storeys; structure exceeds 8m; or c) do not visually dominate the street, b) if in the Open Space Recreation Zone surrounding spaces or the existing and used for an indoor sporting skyline; complex—11m d) preserve the amenity of surrounding c) if in the Industry Zone—10m; land uses; d) in all other zones—8m. e) respect the scale of existing vegetation; and f) respond to the topography of the site by avoiding extensive excavation and filling. Setbacks S8.1 Buildings and structures comply Complies O8 Buildings and other structures are with the minimum setbacks identified in The building has a minimum front appropriately designed and sited to— Schedule 1 - Minimum Boundary setback of about 15.5m and minimum a) provide amenity for users of the Setbacks. side/rear setbacks of 3m which comply premises as well as preserve the visual with minimum setbacks in Schedule 1 and acoustic privacy of adjoining and nearby properties; b) preserve any existing vegetation that will buffer the proposed building from adjoining uses; c) allow for landscaping to be provided between buildings; and d) maintain the visual continuity and pattern of buildings and landscape elements within the street. Site cover, gross floor area and plot No solution provided Complies ratio Site cover and GFA results in a building O9 The site cover, gross floor area and scale that is compatible with plot ratio of buildings and other roofed surrounding development; does not structures— present an appearance of bulk to a) results in a building scale that is adjacent properties, roads or other compatible with surrounding areas; allows for soft landscaping development; between buildings; allows for adequate b) does not present an appearance of area at ground level for site facilities; bulk to adjacent properties, roads or and facilitates onsite stormwater other areas in the vicinity of the site; management and vehicular access c) maximises the retention of existing vegetation and allows for soft landscaping between buildings; d) allows for adequate area at ground level for outdoor recreation, entertainment, clothes drying and other site facilities; and e) facilitates onsite stormwater management and vehicular access. O10 Site cover does not exceed— Complies a) for a class 1 or class 10a structure Site cover does not exceed 50%. within the Detached Housing Zone, — i for a single storey building - 50%; or ii for a building of 2 or more storeys - 50% on the ground floor and 30% for the upper storey(s), or 40% for all storeys for a building of 2 or more storeys; b) for other classes within the Detached Housing Zone - 40%; c) for the Semi-Attached Housing Zone - 40%; or d) for the Attached Housing Zone - 40% e) for the Community Services Zone - 50% O11 For Multiple Housing Type 2 Not Applicable buildings have a maximum plot ratio of 0.45:1.
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Specific Outcomes Probable solutions Proposal
O12 For Multiple housing Type 3 or 4, Not Applicable
Visitor accommodation Type 4, or the
accommodation unit component of an
Entertainment and dining
business Type 3—maximum gross floor
area is equivalent to the maximum
allowable population in persons
multiplied by 40m2.
O13 For the Business Centre Zone plot Not Applicable
ratio does not exceed—
a) 0.8:1 for site areas up to and including
2,000m2; and
b) 0.3:1 for the balance of a site over
2,000m2.
Flooding and drainage S14.1 For new buildings or structures or Not Applicable
O14 Buildings and other works are additions of more than 50m2 gross floor The site is not subject to flooding.
designed and sited to— area to an existing building or structure,
a) provide flood free access to premises floor levels for habitable rooms are—
and flood free habitable areas; a) for areas where minimum floor levels
b) allow only minor, short term and are available—not less than the specified
infrequent flooding of non-habitable level;
areas; b) for areas where flood modelling is
c) ensure carparking areas can be available—a minimum of 500mm above
adequately drained; the modelled flood level; and
d) ensure drainage does not adversely c) for areas where flood modelling is not
impact upon other premises; and available, a minimum of 500mm above
e) ensure filling or excavation does not the highest known flood level;
adversely impact upon other premises AND
by—
i. causing ponding of water on the S14.2 Where Council infrastructure is Complies
site or nearby land; available— The development will be drained to
ii. increasing flooding, which a) any drainage (including buildings and Council infrastructure. Refer attached
adversely affects the safety or use of yards) flows to that infrastructure; and Stormwater Management Plan prepared
any land upstream and downstream; b) the infrastructure has the capacity to by Empire Engineering.
and accept any additional loading;
iii. adversely affecting the flow of AND
water in any overland flow path.
S14.3 Car parking and manoeuvring Complies
areas are constructed at a level that No mechanical pumping drainage is
permits the parking area to drain from proposed or required.
the site by gravity means, without the
need for mechanical pumping; or
S14.4 Basements for residential uses Not Applicable
have flood immunity above the Q100
where alternative means to mechanical
pumping are used to achieve such
immunity; or
S14.5 Basements for non-residential Not Applicable
uses have flood immunity above the The site is not subject to flooding.
Q100 that may be achieved by means of
mechanical pumping where the
mechanical feature is installed with
adequate holding tanks and an
alternative back up power source.
Sloping sites S15.1 Buildings are of split level design Not Applicable
O15 On sloping sites, buildings and that step down the slope or have a The site is not a sloping site.
structures are designed to maximise the suspended floor construction; (See
use of natural slope and minimise the Figure 6.1 below)
need for cut and fill. AND
S15.2 Cut or fill is less than 2m in depth;
AND
S15.3 The distance between the ground
and the lowest part of the floor of the
building does not exceed 3m.
Figure 6.1—Design for sloping site
(suspended floor)
Page 25
Specific Outcomes Probable solutions Proposal Roof form S16.1 With the exception of industrial Performance Solution O16 Roof forms— buildings the main roof of the building Refer section 6.6.1 of Development a) contribute positively to the local has a roof pitch no less than 12 degrees Assessment report. skyline; and has minimum 600mm eaves to at b) complement the low rise character of least 75% of the perimeter of the the locality; building; c) use simple traditional roof designs, AND such as hipped, gabled or skillion; and S16.2 Building and structures do not Complies d) do not create opportunities for include rooftop terraces. No rooftop terrace proposed. residents to overlook the private open space areas of neighbouring properties. Public transport node S17.1 A public transport node is located Complies O17 An accessible and safe public within Cooroy as identified in Schedule 5 A public transport route currently exists transport node is established and on Map 1. along the Maple street frontage. operated within Cooroy that— a) links public transport services to other centres and destinations throughout the Sunshine Coast; and b) forms part of an integrated transport network that is accessible via pedestrian and bicycle pathways. 6.10 Environment, conservation and recreation Environment and cultural heritage No solution provided Complies values The development will have no significant O18 There are no significant adverse adverse effects on biodiversity, natural effects on biodiversity, natural vegetation, native fauna habitat, vegetation, native fauna habitat, landscape quality, water quality or landscape quality, water quality or cultural heritage values. cultural heritage values, including those related to— a) changes to natural drainage; b) disturbance to any of the wetland systems; c) management of landslide and fire risk; d) erosion and the transport of sediments off site; e) unmanaged public access; f) effluent disposal; g) changes to fauna habitat and behaviour; and h) disturbance of buildings and features, including natural features, of cultural heritage significance. Open space network S19.1 and S20.1 Open space corridors Complies O19 An integrated open space network and existing native vegetation in areas No encroachment on open space is established, enhanced and protected indicated in Schedule 5 – Map 3 are corridors or existing native vegetation is throughout the locality to— protected from fragmentation and proposed. a) provide for both passive and active encroachment by development. recreational pursuits; b) provide connectivity for pedestrians, cyclists, and horse riders; c) provide habitat connectivity for wildlife; d) protect watercourses and drainage lines; e) protect vegetation on steep slopes; and f) form a scenic backdrop for residential development; AND O20 The open space network links— a) forests including parts of Tewantin and Ringtail State Forests; b) the catchment of Lake Macdonald; c) the vegetated ranges of the sub- coastal escarpment in the north, south, and east of the locality; and d) the riparian corridors of the Six-Mile and Ringtail Creeks and their tributaries. Noosa Trail Network S21.1 Development includes linkages to Not Applicable O21 A comprehensive network of bridle or between existing or future trails and pedestrian and bicycle linkages components of the Noosa Trail Network, is established, enhanced and protected as indicated in Schedule 5 – Map 2; incorporating road reserves, State AND forests, Council owned land and private S21.2 Development does not have an
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Specific Outcomes Probable solutions Proposal
lands consistent with the lifestyle and adverse impact on the access functions
outdoor recreation needs of Noosa’s of the Noosa Trail Network, as indicated
residents and visitors; in Schedule 5 – Map 2, including
AND severing of existing or future linkages;
O22 The Noosa Trail Network in the OR
locality is supported by overnight S21.3 Alternative linkages to those
camping facilities, homehosted indicated in Schedule 5 – Map 2 are
accommodation and signage, allowing provided;
local residents and visitors to experience AND
the natural values of the area and to S21.4 Linkages to the Noosa Trail
access key destinations including— Network are designed and constructed
a) the town of Cooroy; in accordance with—
b) Lake Macdonald; a) Australian Standard 2156.1 Walking
c) the Botanic Gardens; and Tracks Part 1: Classification and Signage
d) State forests, conservation parks and to a minimum of a Class 4 Standard; and
other recreation facilities in the locality. b) Australian Standard 2156.2 Walking
Tracks Part 2: Infrastructure Design;
S22.1 No solution provided
Pedestrian and bicycle pathways S23.1 Pedestrian and bicycle pathways Complies
O23 Safe and convenient pedestrian and are provided and retained where A pathway will be constructed along the
bicycle pathways are provided and indicated in the Priority Infrastructure Maple Street frontage of the site.
retained between and around key Plan in Part 15;
destinations, including— AND
a) between Cooroy and Tewantin; S23.2 Contributions toward a Pathways Complies
b) between Cooroy and the Noosa Network are provided in accordance Infrastructure contributions will apply.
Botanical Gardens; and with the Priority Infrastructure Plan in
c) within and around the town of Part 15.
Cooroy.
Protection of Lake Macdonald water
supply
O24 Development does not adversely S24.1 Within the Lake Macdonald Not Applicable
impact on the Lake Macdonald water catchment area shown on Natural Site is not within the Lake Macdonald
supply. Resources Overlay Map OM3.5, catchment area.
AND buildings and other structures are not
located below 98.5m AHD.
O25 The number and location of access S25.1 No solution provided Not Applicable
points to watercourses is controlled and Site is not within the Lake Macdonald
managed to prevent adverse impacts on catchment area.
water quality in Lake Macdonald;
AND
O26 Key nodes are established and S26.1 No solution provided Not Applicable
appropriately managed at the following Site is not within the Lake Macdonald
locations and include facilities such as catchment area.
parking and picnic areas—
a) the northern part of the lake, in the
vicinity of the water treatment plant,
scouts and fish hatchery;
b) the western part of the lake in
conjunction with the Botanic Gardens
and associated picnic areas; and
c) the eastern part of the lake, in the
vicinity of the Old Tinbeerwah School
Park.
AND
O27 Treatment and disposal of waste S27.1 No solution provided Not Applicable
water does not have any detrimental Site is not within the Lake Macdonald
impact on Noosa’s major water storage catchment area.
and supply – Lake Macdonald.
Division 26—Specific Outcomes and Probable Solutions for the Community Services
Zone
Table 6.17
Specific Outcomes Probable Solutions Proposal
6.24 Consistent uses
O161 The following defined uses and No solution provided Complies
use classes are consistent uses and are The proposed Commercial business
located in the Community Services Types 2 is located within the town of
Zone— Cooroy and is a consistent use.
a) Commercial business Types 2 or 3
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Specific Outcomes Probable Solutions Proposal where located within the town of Cooroy; b) Entertainment and dining Types 1 or 2 where in conjunction with a Community Use; c) Education where located within the town of Cooroy; d) Emergency Services; e) Open Space; f) Wellbeing where located within the town of Cooroy g) Service and utility; h) Transport Types 1, 2 or 3; i) Ancillary dwelling unit; j) Multiple housing Type 3; and k) Visitor Accommodation Type 2 6.25 Inconsistent uses O62 The following defined uses and use No solution provided Complies classes are inconsistent uses and are not No inconsistent uses are proposed. located in the Community Services Zone— a) All Agricultural Uses; b) Commercial business Type 1; c) Commercial business Types 2 or 3 where not located within the town of Cooroy d) Entertainment and dining business Types 1 or 2 where not in conjunction with a Community Use e) Entertainment and dining business Type 3; f) Home-based business; g) Industrial business; h) Retail business; i) Education where not located within the town of Cooroy; j) Wellbeing where not located within the town of Cooroy; k) Transport Type 4; l) Detached house; m) Community residence; n) Multiple housing Types 2, 4 or 5; and o) Visitor accommodation Types 1, 3 and 4. 6.26 Effects of use O63 Uses are located, designed and No solution provided Complies operated to — The use is compatible with surrounding a) provide focal points for the uses; provides an additional community community; service; relates to the setting and b) relate to the setting and heritage of heritage of the locality; and is accessible the locality; and for a range of users. c) be accessible and functional for a wide range of users and uses. Visual amenity No solution provided Not Applicable O64 Where land is adjacent to the Site is not adjacent to the major road major road network or land in a network. residential zone appropriate buffers are incorporated into development to avoid visual and acoustic impacts Co-location of community uses No solution provided. Complies O65 Building and structures are The site is located in close proximity to designed and located to maximise other community and medical services. opportunities for the colocation of community facilities and services. Pedestrian connectivity No solution provided. Complies O66 Pedestrian connectivity between While the site does not provide any Business Uses, Community Uses, opportunity for enhancement, the recreation areas and public open space development dos not restrict pedestrian on both sides of the railway line is connectivity between both sides of the enhanced. railway line. Residential Uses No solution provided. Not Applicable O67 Retirement and Special Needs Proposal is not for Retirement and Housing provides secure housing for Special Needs Housing people with limited mobility while allowing residents to interact with their
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Specific Outcomes Probable Solutions Proposal
surrounding neighbourhood.
Neighbouring residential uses No solution provided. Complies
O68 Buildings and structures adjacent The development presents a domestic
to land in a residential zone have a scale and landscaped setbacks.
domestic scale, with building size and
landscaped setbacks consistent with
that for development in the residential
zone.
BUSINESS USES CODE
Table 14-8 For all Business Uses
Specific Outcomes Probable Solutions Proposal
14.16 Effects of use
Electricity infrastructure
O18 The development does not S18.1 No solution provided Complies
adversely impact on existing or future The proposal does not adversely impact
electricity supply infrastructure; on existing or future electricity supply
AND infrastructure
O19 All uses and works maintain an S19.1 Development for uses adjacent to Not applicable
adequate safe distance from electrical or within 50m of an existing electricity Site is not within 50m of an electricity
infrastructure including substations, substation incorporates noise substation.
overhead powerlines, power poles and attenuation measures to mitigate noise
transformers. impacts;
AND
S19.2 Buildings and structures (including Complies
swimming pools, sheds, tennis courts The proposal will not be constructed
and outbuildings) are not constructed under overhead electricity lines or
under overhead electricity transmission within electricity easements.
lines, or within electricity easements.
Noise Complies
O20 Development is designed and sited No solution provided Refer attached Acoustic Report which
to avoid noise emissions that demonstrates that the development will
unreasonably diminish the amenity of not result in amenity impacts.
the area or surrounding uses.
Mechanical plant and equipment and
storage areas S21.1 Mechanical plant and equipment Complies
O21 Mechanical plant and equipment are— Mechanical plant and equipment will be
(including air conditioning equipment) a) located more than 2m from any appropriately sited and screened from
and storage areas are designed and property boundary; view.
located to— b) where located at ground level,
a) avoid adverse visual impacts when screened by fencing 1.5m in height or
viewed from the street and adjoining dense vegetation of at least 1.5m in
properties; and width incorporating grouped trees and
b) visually integrate with the building shrubs with maximum separation
design. distance of 1m measured from the
centre of the tree or scrub; and
c) are visually integrated into the line
and plane of the building and roof
design and do not project beyond the
height or width of the building when
viewed from the street and adjoining
properties;
AND
S21.2 For Industrial business and Retail Not applicable
business Type 3, materials stored outside The proposal is for commercial business
of a building do not exceed 4m in height type 2.
or half the height of the on-site
buildings whichever is the greater.
Safety and security S22.1 Boundaries are identified by such Complies
O22 All property boundaries are clearly means as - Site boundaries will be clearly defined
identifiable with public and private a) fencing; or by fencing and/or landscaping.
spaces clearly defined. b) changes in surface materials or levels;
or
c) landscape treatments;
S22.2 Loading and storage areas are Complies
well lit or can be locked after hours. Any loading or storage areas will be well
lit and/or lockable.
O23 All premises and access routes are S23.1 All premises are identified by the Complies
clearly identifiable to all persons, provision of the street number in a The site will be identifiable with a street
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Specific Outcomes Probable Solutions Proposal
particularly emergency services prominent location, preferably near the number.
personnel. site entry, (i.e. on the kerb or letterbox or
by signage on the building or site).
O24 All building entries are designed to S24.1 The number of entrances and exits Complies
be obvious and easily identifiable. are limited and main building Building entrances are limited with the
entrances/exits are located at the front main entry located at the front of the
of the site, in view of the street. Where building in view of Maple Street.
this is not possible, due to site or
existing building constraints, a well
defined path is provided to the
entrance/exit;
AND
S24.2 All entrances/exits to buildings, Complies
are well lit and signed, and signage Entrance/exit points will be well lit and
includes hours of operation; signed.
AND
S24.3 Entrances/exits are located to Complies
provide a direct link to driveways and Entrance/exit points provide a direct link
carparking areas; to car parking areas and driveways.
AND
S24.4 Recessed doorways are avoided Complies
where the recess is of sufficient size to Recessed doorways are not proposed.
conceal a person. Where recessed
doorways are unavoidable, measures are
used to enhance safety, as follows—
a) good lighting installed;
b) strategically placed mirrors installed;
c) angled approaches provided; or
d) gates which restrict access provided.
O25 Uses are arranged within buildings S25.1 Windows and main entrances are Complies
and on sites to enable external areas to positioned to allow for casual Front windows are provided and
be monitored. surveillance. positioned to allow for casual
surveillance.
O26 Communal open space, including S26.1 Communal open spaces, including Not Applicable
congregation and seating areas, is congregation and seating areas are No communal open space areas are
located where it can be monitored. situated where they are in the line of proposed.
sight of windows, doors and/or
balconies of buildings, or can be seen
from a street or other public space.
O27 Buildings and structures are S27.1 Buildings or structures that are Complies
designed to minimise opportunities for visible from a public street or laneway— The building has been designed to
vandalism. a) avoid the use of solid fences and minimise opportunities for vandalism.
blank walls which attract graffiti. Where
solid blank surfaces are unavoidable,
measures in the form of landscaping,
creepers, murals, vandal resistant paint,
etc are used;
b) use toughened glass, security screens
and other measures (but not including
security shutters that obscure the view
of shopfronts) are used in windows
which are provided at ground level, to
deter break and enters; and
c) use hardy vandal proof materials and
anti-graffiti paint are used in the
construction of buildings.
O28 Lighting of appropriate intensities S28.1 Lighting of appropriate intensities Complies
is provided to maximise safety. is provided which satisfies the Appropriate lighting will be provided.
requirements of Australian Standard
AS1158: Public Lighting Code, unless
otherwise specified in this Code;
AND
S28.2 External lighting of a graduated Complies
intensity is provided which starts at a Appropriate lighting will be provided.
lower level of brightness at the
perimeter of the site and rises to a
higher level at the entrance to buildings
or at the centre of the site;
AND
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Specific Outcomes Probable Solutions Proposal
S28.3 Lighting is directed onto the site Complies
and away from neighbouring properties; Appropriate lighting will be provided.
AND
S28.4 Vandal-resistant lighting is used in Complies
public and publicly accessible areas. Appropriate lighting will be provided.
O29 Public toilets are designed and S29.1 Public toilets are located in high Not applicable
constructed to— traffic areas; The proposed use does not include or
a) ensure the safety of all people using AND require public toilets.
them; and
b) take advantage of informal S29.2 Features that may legitimise Not applicable
surveillance from adjoining uses and loitering, such as seating or public The proposed use does not include or
activities, discouraging non-legitimate telephones are not located within 20m require public toilets.
uses. of toilet entrances;
AND
S29.3 Entrances to public toilets are Not applicable
visible from the street, footpath and The proposed use does not include or
other activity areas on the site or require public toilets.
adjoining sites.
O30 Premises have accessibility to S30.1 Safe and convenient pathway Complies
public transport. access is provided from the site to link to A new footpath will be constructed
existing pathway networks that services along the Maple Street frontage as part
public transport facilities; of the development and which will
OR connect to existing pathways to the
S30.2 Direct pathway access is provided north. Existing bus stops are provided
to the public transport facility if the on both sides of Maple Street within
facility is contained on site or within 50m 50m of the site. In addition the train
from the property boundary. station is within 400m walking distance.
O31 Business Uses are designed and S31.1 Safe and convenient cycle access Complies
constructed to encourage users of the to and from the site from the existing Safe and convenient cycle access from
development to access the site by road and bicycle network, and safe the existing road network will be
means of foot or bicycle through pathway movement within the site is provided to/from the site and within the
provision of appropriate end-of-trip provided; site.
facilities including bicycle parking and AND
shower/change rooms.
S31.2 Secure and convenient parking Complies
space for bicycles is provided on site in Secure and convenient parking spaces
accordance with AS2890.3 Bicycle for bicycles is provided.
Parking Facilities and Figure 14-1
Minimum Requirements for Bicycle
Parking;
AND
S31.3 Where at least 5 bicycle parking Complies
spaces are required in accordance with End of trip facilities are provided.
Figure 14-1 Minimum Requirements for
Bicycle Parking, end-of-trip cycle
facilities are provided at the following
rate:
a) 1 locker per 2 bicycle parking spaces;
and
b) 1 shower cubicle with ancillary change
rooms per 10 bicycle spaces or part
thereof;
AND
S31.4 Bicycle parking spaces and cyclist Complies
facilities are designed in accordance with Bicycle parking spaces and cyclist
AUSTROADS Guide to Traffic facilities are designed in accordance
Engineering Practice, Part 14 – Bicycles, with AUSTROADS
Section 10;
AND
S31.5 On-site pedestrian facilities such Complies
as seating and shade structures are The medical centre will have waiting
provided in developments for the rooms which provide the function of
convenience of persons walking to the pedestrian seating.
site.
Figure 14-1 Minimum Requirements for
Bicycle Parking
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Specific Outcomes Probable Solutions Proposal
Site facilities
O32 Waste storage areas, external 32.1 Waste storage areas, external Complies
storage areas and loading docks do not storage areas and loading docks are The waste storage area is screened.
detract from the visual amenity of the situated to the rear of the building or
streetscape or cause nuisance to under the ground;
adjoining properties. OR
S32.2 With the exception of the access
way, waste storage areas, external
storage areas and loading docks are
visually screened by landscaping or
fencing.
Environment & heritage values No solution provided Complies
O33 There are no significant adverse The site does not contain any
effects on the biodiversity, natural environmental values and no impact on
vegetation, native wildlife, habitats, environmental values will result.
landscape quality, water quality or
heritage values, including those related Refer attached Heritage Impact
to— Assessment which confirms the
a) changes to natural drainage; proposal will not have any heritage
b) disturbance to any of the wetland impacts.
systems;
c) management of landslide and fire
risk;
d) erosion and the transport of
sediments off-site;
e) unmanaged public access;
f) effluent disposal;
g) changes to fauna habitat and
behaviour; and
h) disturbance of buildings and features,
including natural features, of heritage
significance.
COMMUNITY USES CODE
Table 14-17 For all Community uses
Specific Outcomes Probable Solutions Proposal
14.31 Effects of use
Electricity infrastructure S1.1 No solution provided Complies
O1 The development does not The proposal does not adversely impact
adversely impact on existing or future on existing or future electricity supply
electricity supply infrastructure; infrastructure
AND
O2 All uses and works maintain an S2.1 Development for uses adjacent to Not applicable
adequate safe distance from electrical or within 50m of an existing electricity The site is not adjacent to or within 50m
infrastructure including substations, substation incorporates noise of an electricity substation.
overhead powerlines, power poles and attenuation measures to mitigate noise
transformers. impacts;
AND
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Specific Outcomes Probable Solutions Proposal
S2.2 Buildings and structures (including Not applicable
swimming pools, sheds, tennis courts No buildings or structures are proposed
and outbuildings) are not constructed under overhead electricity transmission
under overhead electricity transmission lines or within electricity easements.
lines, or within electricity easements.
AND
S2.3 A minimum separation distance is Not applicable
maintained from the electricity The development is not for a habitable
transmission line to the closest boundary building or child activity area.
of habitable buildings and child activity
areas, as follows—
a) 20m for transmission lines up to
132kV;
b) 30m for transmission lines between
133kV and 275kV; and
c) 40m for transmission lines greater
than 275kV.
Road network function
O3 The use does not have an adverse No solution provided Complies
impact on the safety and efficiency of The use will not have an adverse impact
the road network; on the safety and efficiency of the road
AND network – refer Traffic report.
O4 The surrounding road system is Complies
capable of accommodating additional The use will not impact the surrounding
traffic generated by the proposal. road system – refer Traffic report.
Noise and visual amenity S5.1 If the use involves outdoor courts Not applicable
O5 The use does not have a significant including tennis courts, half courts or No outdoor courts are proposed.
adverse impact on the amenity enjoyed netball courts—the use complies with
by users of adjoining or nearby the requirements in Section 2 of PSP8
premises; Tennis and Other Courts.
AND
O6 Development is designed and sited S6.1 Noise sensitive Community Uses Not applicable
to avoid adverse noise impacts are not located adjacent to the major The proposal is not for a noise sensitive
associated with neighbouring noise road network; community use.
sources by— OR
a) locating the use away from major S6.2 Double glazed windows are used to
noise sources such as busy roads or rail mitigate noise;
corridors; or OR
b) applying appropriate noise S6.3 Solid concrete articulated fences
attenuation measures into the are constructed on-site to attenuate
development. noise;
AND
S6.4 Where the site adjoins properties in Not applicable
a residential zone— a) any lit sports The proposal does not include any
courts are located at least 60m from the external or lit sports courts.
external wall of an existing or approved
residential dwelling on any separate
property (as measured from the centre
line of the court); and b) any external
sports court is not used between the
hours of 10:00pm and 6:30am the
following day.
Artificial lighting S7.1 Lighting associated with the use is Complies
O7 The obtrusiveness of lighting is designed, installed, operated and Lighting associated with the use will be
minimised without unduly limiting the maintained in accordance with Section 3 designed, installed, operated and
use, enjoyment or safety of outdoor of AS4282 “The Control of the Obtrusive maintained in accordance with Section 3
recreation facilities; Effects of Outdoor Lighting”; of AS4282 “The Control of the Obtrusive
AND Effects of Outdoor Lighting.
S7.2 If for Sport and Recreation— Not applicable –
Development complies with Australian The use is not for sport and recreation.
Standard AS2560 Guide to Sports
AND Lighting.
O8 Development does not include spill
light which gives rise to annoyance, S8.1 No solution provided Complies
discomfort, distraction or a reduction in The use will not create spill light and will
the ability to see essential information. be in accordance with AS4282.
Safety and security S9.1 Boundaries are identified by such Complies
O9 All property boundaries are clearly means as: Boundaries will be clearly identified to
identifiable and public and private a) fencing; define public and private spaces.
spaces are clearly defined. b) changes in surface materials or levels;
and
c) landscape treatments.
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Specific Outcomes Probable Solutions Proposal
O10 All premises and access routes are S10.1 All premises are identified by the Complies
clearly identifiable to all persons, provision of the street number in a The site will be clearly identifiable.
particularly emergency services prominent location, preferably near the
personnel. site entry, (ie. on the kerb or letterbox or
by signage on the building or site).
O11 All building entries are designed to S11.1 The number of entrances and exits Complies
be obvious and easily identifiable. is limited and main building Building entrances are limited with the
entrances/exits located at the front of main entry located at the front of the
the site are in view of the street. Where building in view of Maple Street.
this is not possible, due to site or
existing building constraints, a well
defined path is provided to the
entrance/exit;
AND
S11.2 All entrances/exits to buildings are Complies
lit and signed and signage includes Entrance/exit points will be well lit and
hours of operation; signed.
AND
S11.3 Entrances/exits are located to Complies
provide a direct link to driveways and Entrance/exit points provide a direct link
carparking areas; to car parking areas and driveways.
AND
S11.4 Recessed doorways are avoided Complies
where the recess is of sufficient size to Recessed doorways are not proposed.
conceal a person. Where recessed
doorways are unavoidable, measures are
used to enhance safety as follows— a)
good lighting is installed; b) strategically
placed mirrors are installed; c) angled
approaches are provided; and d) gates
which restrict access are provided.
O12 Uses are arranged within buildings S12.1 Windows and main entrances are Complies
and on sites to enable external areas to positioned to allow for casual Front windows are provided and
be monitored. surveillance. positioned to allow for casual
surveillance.
O13 Communal open space, including S13.1 Communal open spaces, including Not Applicable
congregation and seating areas, is congregation and seating areas, situated No communal open spaces are
located where it can be monitored; where they are in the line of sight of proposed.
windows, doors and/or balconies of
buildings, or can be seen from a street
or other public space.
O14 Buildings and structures are S14.1 Where buildings or structures are Complies
designed to minimise opportunities for constructed in view of a public street or Solid fences and blank walls which may
vandalism. laneway— a) the use of solid fences and attract graffiti are not proposed to the
blank walls which attract graffiti is site frontage.
avoided. Where solid blank surfaces are
unavoidable, landscaping, creepers,
murals, vandal resistant paint, etc are
used; b) toughened glass, security
screens and other measures (not
including opaque security shutters) are
used in windows which are provided at
ground level, to deter break and enters;
c) hardy vandal proof materials and
antigraffiti paint are used in the
construction of buildings, where
appropriate.
O15 Lighting of appropriate intensities S15.1 Lighting of appropriate intensities Complies
is provided to maximise safety. is provided which satisfies the Appropriate lighting will be provided.
requirements of Australian Standard
AS1158: Public Lighting Code, unless
otherwise specified in this Code;
AND
S15.2 External lighting of a graduated Complies
intensity is provided which starts at a Lighting of an appropriate intensity for
lower level of brightness at the will be provided.
perimeter of the site and rises to a
greater intensity at the entrance to
buildings, or at the centre of the site;
AND
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Specific Outcomes Probable Solutions Proposal
S15.3 Lighting is directed onto the site Complies
and away from neighbouring properties; Lighting will be directed onto the site
and away from neighbouring properties.
AND
S15.4 Vandal-resistant lighting is used in Complies
public and publicly accessible areas. Vandal-resistant lighting will be used.
O16 Public toilets are designed and S16.1 Features that may legitimise Not applicable
constructed to: loitering, such as seating or public No public toilets are proposed.
a) ensure the safety of all people using telephones are not located in proximity
them; and to toilet entrances;
b) take advantage of informal AND
surveillance from adjoining uses and S16.2 Public toilets are located in high
activities, discouraging non-legitimate traffic areas;
uses. AND
S16.3 Entrances to public toilets are
visible from the street, footpath and
other activity areas on the site or
adjoining sites.
Mechanical plant and equipment and S17.1 Mechanical plant and equipment Complies
storage areas are - Mechanical plant and equipment will be
O17 Mechanical plant and equipment a) located more than 2m from any located more than 2m from any
(including air conditioning equipment) property boundary; property boundary and appropriately
and storage areas are designed and b) where located at ground level, screened.
located to - screened by fencing 1.5m in height or
a) avoid adverse visual impacts when dense vegetation of at least 1.5m in
viewed from the street and adjoining width incorporating grouped trees and
properties; and shrubs with maximum separation
b) be visually integrated with the distance of 1m measured from the
building design. centre of the tree or scrub; and
c) visually integrated into the line and
plane of the building and roof design
and do not project beyond the height or
width of the building when viewed from
the street and adjoining properties.
Transport and access S18.1 Safe and convenient pathway Complies
O18 Premises have accessibility to access is provided from the site to link to A new footpath will be constructed
public transport and cycling and existing pathway networks that services along the Maple Street frontage as part
walking is promoted. public transport facilities; of the development and which will
OR connect to existing pathways to the
S18.2 Direct pathway access is provided north. Existing bus stops are provided
to the public transport facility if the on both sides of Maple Street within
facility is contained on site or within 50m 50m of the site. In addition the train
from the property boundary. station is within 400m walking distance.
O19 Community Uses are designed and S19.1 Safe and convenient cycle access Complies
constructed to encourage users of the to and from the site from the existing Safe and convenient cycle access from
development to access the site by road and bicycle network, and safe the existing road network will be
means of foot or bicycle through pathway movement within the site is provided to/from the site and within the
provision of appropriate end-of-trip provided; site.
facilities including bicycle parking and AND
shower/change rooms
S19.2 Secure and convenient parking Complies
Figure 14-2 Minimum Bicycle Parking space for bicycles is provided on site in Secure and convenient parking spaces
Requirements accordance Figure 14-2 Minimum for bicycles is provided.
Bicycle Parking Requirements and
AS2890.3 Bicycle Parking Facilities;
AND
S19.3 Where at least 5 bicycle parking Complies
spaces are required in accordance with End of trip facilities are provided.
Figure 14-2 Minimum Bicycle Parking
Requirements, end-of trip cycle facilities
are provided at the following rate: a) 1
locker per 2 bicycle parking spaces; and
b) 1 shower cubicle with ancillary change
rooms per 10 bicycle spaces or part
thereof;
AND
S19.4 Bicycle parking spaces and cyclist Complies
facilities are designed in accordance with Bicycle parking spaces and cyclist
AUSTROADS Guide to Traffic facilities are designed in accordance
Engineering Practice, Part 14 – Bicycles, with AUSTROADS
Section 10;
AND
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Specific Outcomes Probable Solutions Proposal
S19.5 On-site pedestrian facilities such Complies
as seating and shade structures are The medical centre will have waiting
provided in developments for the rooms which provide the function of
convenience of persons walking to the pedestrian seating.
site.
HERITAGE OVERLAY CODE
13.17 Specific outcomes for the Heritage Overlay Code
Table 13.5
Specific Outcomes Probable Solutions Proposal
13.18 Effects of use
Electricity infrastructure No solution provided Complies
O1 The operation of any new use on or The operation of the use will not result
adjoining a heritage site respects the in any adverse impacts of vibration,
cultural heritage significance of the site movement of foundations, changes in
by mitigating any adverse impacts, drainage flow patterns, erosion or
including vibration, movement of pollution.
foundations, changes in drainage flow
patterns, erosion and pollution.
Retention
O2 Heritage sites are retained, where S2.1 Heritage sites are retained on the Not Applicable
practicable, and not removed from existing premises; Not a Heritage site.
character areas. OR
S2.2 Where a heritage site cannot be Not Applicable
practicably retained on its existing Not a Heritage site.
premises, it is relocated to an alternative
location within the Noosa Shire and
reinstated to a standard that is suitable
for reuse, provided relocation of the
building or structure will not adversely
impact on the cultural heritage
significance of the heritage site, having
regard to whether the maintenance of its
significance is dependent on the
building or structure being retained in its
existing location;
OR
S2.3 Demolition only occurs where the— Not Applicable
a) building or structure cannot be Not a Heritage site.
practicably retained on the existing
premises; and
b) the premises are physically
constrained such that the building or
structure cannot be relocated to an
alternative location; or
c) the building or structure is structurally
unsound and not capable of economic
repair .
OR
S2.4 Where a heritage site is to be Not Applicable
relocated or demolished, a description Not a Heritage site.
and photographic record of the building
or structure is prepared and submitted
to Noosa Council.
Adaptive reuse Not Applicable
O3 Heritage sites are conserved and No solution provided. Not a Heritage site.
protected by adaptively reusing such
sites, provided the new use— a)
respects the cultural heritage
significance of the site; b) is compatible
with the amenity of adjacent uses; and
c) provides for adequate buffer areas
and buffer elements between nearby
uses.
13.20 Building works on heritage sites
O4 Building works on a heritage site are S4.1 Building works on heritage sites are Not Applicable
designed to be sympathetic with the located to the rear of the building or to Not a Heritage site.
cultural heritage significance of the where they are not visible from the
building and ensure the retention of street.
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Specific Outcomes Probable Solutions Proposal
valued heritage features, through—
a) respecting the original architectural
style and proportions of the relevant
era;
b) retaining the original roof form and
pitch;
c) retaining or conforming with the
original veranda, window and door
design and detailing;
d) ensuring the building works are
compatible with the scale, height and
bulk of the building;
e) providing visual and structural
disconnection of the new works for the
existing building;
f) using materials of the relevant
architectural era;
g) retaining existing mature vegetation
around the site;
h) ensuring new garages, fencing and
landscaping are compatible with the
scale and design of the relevant
architectural era
13.21 Retention of historical streetscapes within character areas
Retention, relocation & demolition S5.1 Character buildings and heritage Not Applicable
O5 The valued streetscape character sites within character areas are retained Complies with S5.2
within character areas are protected (see Figure 13.1 for some examples of
through the retention of buildings that character buildings);
contribute positively to that character. OR
S5.2 Where a character building or Complies
heritage site cannot be practicably The existing character building cannot
retained on its existing premises, the be practicably retained on the premises
building or structure is relocated to an to accommodate the proposed use and
alternative location within the Noosa is proposed to be relocated for reuse to
Shire and reinstated to a standard that is an appropriate location with Noosa.
suitable for reuse, provided relocation of Refer Structural Engineering Report for
the character building or heritage site House Relocation which confirms
will not result in the loss of valued suitability for relocation, together with
streetscape character; Heritage Impact Assessment which
OR confirms that relocation will not result in
the loss of valued streetscape character.
S5.3 Demolition only occurs where the— Not Applicable
a) building or structure cannot be Complies with S5.2
practicably retained on the existing
premises; and b) the premises are
physically constrained such that the
building or structure cannot be
relocated to an alternative location; or c)
the building or structure is structurally
unsound and not capable of economic
repair.
Adaptive reuse S6.1 No solution provided Complies
O6 Character buildings are conserved Adaptive reuse on the site is not
and protected by adaptively reusing possible however the building will be
such sites, provided any new use— conserved and protected by relocating
a) does not impact on the cultural for reuse to an appropriate location
heritage significance of the site; with Noosa in accordance with S5.2.
b) respects the valued streetscape Refer Heritage Impact Assessment and
character; Structural Engineering Report for House
c) is compatible with the amenity of Relocation.
adjacent uses; and
d) provides for adequate buffer areas
and buffer elements between nearby
uses
13.22 Building works within character areas
O7 Building works to premises within S7.1 Building works on character Complies
character areas, are designed to be buildings or heritage sites are located to No building works will occur to the
sympathetic to the valued streetscape the rear of the building or to where they character building as it is proposed to
character through— are not visible from the street. be relocated in accordance with S5.2.
a) respecting the form, bulk, scale and
height of heritage sites or character S7.2 New buildings incorporate building Complies
buildings within the streetscape; elements, materials and styles that The new building incorporates building
b) complementing original roof forms reflect the desired built form character elements, materials and styles that
and pitch within the streetscape; of the street or character area. reflect the desired built form character.
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Specific Outcomes Probable Solutions Proposal
c) conforming with the original fencing, These include pitched roofs with custom
veranda and façade design and orb profile, flat sheet cladding with
detailing within the streetscape; cover battens, linea board wall cladding,
d) using materials that reflect the valued off form concrete to columns and low
character; and height entry walls and sandstone
e) retaining existing mature vegetation cladding to some external screening.
around the site. Soft muted colours are proposed.
13.23 Signs
Interpretive signs Not Applicable
O8 Interpretive signs do not adversely No solution provided No interpretive signs are proposed.
impact on the valued character of the
heritage site or character area;
Advertising devices Can comply
O9 Advertising devices located on or No solution provided Signage will be addressed as part of a
adjoining a heritage site are designed separate signage application.
and sited so as to—
a) be compatible with the cultural
heritage significance and valued
character of the site ;
b) not obscure the appearance or
prominence of the site when viewed
from the major road network or any
adjoining public open space
13.24 Reconfiguring a Lot
O10 The development does not No solution provided Complies
adversely affect the heritage site or it’s While the premises is not a heritage site
setting. the proposed reconfiguration will not
impact the streetscape character.
O11 The development is designed to Complies
maintain the valued streetscape The reconfiguration only impacts an
character and the rhythm of internal boundary and does not change
development within the street, the existing frontage widths and street
surrounding area and any character character.
area.
13.25 Construction and operational works
O12 The construction timing, transport, No solution provided Not Applicable
access, storage and use of materials on Not a Heritage site or adjacent to a
and adjacent to a heritage site are heritage site.
managed to avoid adversely impacting
on the heritage site.
LANDSCAPING CODE
The overall outcome is the achievement of a high quality of landscape design that:
a) retains, reinforces and enhances the natural landscape character of the site, streetscape and
locality;
b) retains existing vegetation and other natural features for their ecological, aesthetic and
cultural values;
c) ensures the revegetation and rehabilitation of native wildlife habitat and riparian zones to
protect and enhance ecological and biodiversity values;
d) facilitates water management including on-site detention and the efficient infiltration of
stormwater;
e) enables the establishment of appropriate plantings that are of a scale and density
commensurate with building height, bulk and scale to buffer development and conflicting
land uses;
f) enhances privacy between dwelling units and accommodation units;
g) accommodates the outdoor recreation needs of dwelling occupants; and
h) provides adequate vegetation treatment to steep slopes and unstable landforms.
Comment: Landscaping treatments to soften the built form of the proposed development are
proposed in accordance with the Landscape Concept Plans prepared by Blackburne Jackson.
2
Screening landscaping is proposed to the side/rear boundaries. A landscaped area of 446m (19.8%)
is proposed. The Landscaping Code will be further addressed as part of a subsequent Operational
Works application.
Page 38
DRIVEWAYS AND CAR PARKING CODE
The overall outcomes sought for the Driveways and Carparking Code are the following:
a) To ensure safe and reasonable access from the public road edge to and from vehicle
accommodation and standing areas within the property.;
b) The safety of pedestrians and cyclists is protected;
c) Carparking spaces and the associated manoeuvring areas provided are designed to be safe
and functional and meet the reasonable requirements of the particular land use;
d) Adequate provision is made for the standing, parking, loading and unloading, access and
manoeuvring of service vehicles within the development site;
e) Development does not adversely impact on existing public parking; and
f) Vehicular access does not impact adversely upon existing landscaping or native vegetation.
Comment: Please refer to the Traffic Report prepared by Hayes Traffic Engineering and proposal
plans. These documents demonstrate that the access arrangements proposed are safe and efficient;
that the development will not lead to any adverse safety or road condition impacts in the locality; all
cars will be able to enter and leave the site in a forward motion; adequate provision is made for
service vehicles and that the carpark is designed in accordance with AS2890.1. The proposal achieves
compliance with the Outcomes of the Driveways and Carparking Code.
EARTHWORKS CODE
The overall outcomes sought for the Earthworks Code are the following:
a) ensure that earthworks do not unreasonably impact on the natural environment or other
properties with regard to—
i. land stability (including differential settlement or expansion in reactive soils);
ii. contamination of land;
iii. flooding and drainage;
iv. groundwater, watercourses and wetlands;
v. loss of native remnant or regrowth vegetation; and
b) Earthworks are designed and constructed to be structurally sound.
Comment: Earthworks will not have any detrimental impact on the natural environment or other
properties. All earthworks will be designed and constructed to be structurally sound and will be
undertaken in accordance with design approved as part of a subsequent operational works
application.
EROSION AND SEDIMENT CONTROL CODE
The overall outcomes sought for the Erosion and Sediment Control Code are the following:
a) construction activities are managed to prevent erosion and sedimentation to offsite waters
including stormwater, creeks and rivers;
b) development facilitates erosion control, drainage control and sediment capture and
treatment; and
c) construction activities within watercourses are planned to prevent erosion, construction failure
and associated sedimentation.
Comment: Appropriate erosion and sediment control will be implemented for the development in
accordance with a subsequent operational works application.
Page 39
EXISTING SERVICES CODE
The overall outcomes sought for the Existing Services Code are the following:
a) Existing Council owned underground infrastructure is protected from potential or actual
damage caused by development;
b) Underground infrastructure is accessible for maintenance purposes; and
c) Existing services are identified and methods of protection and access are implemented in the
design of the development.
Comment: No existing services will be impacted by the development. This will be further addressed
as part of a subsequent operational works application.
TRANSPORT ROADS AND DRAINAGE CODE
The overall outcomes sought for the Transport, Roads and Drainage Code are the following:
a) Development is consistent with the intentions of the strategic transport network, which is to--
i. improve the coordination between transport and land use, to avoid excessive motor
vehicle travel;
ii. minimise the environmental and social impacts of transport on the natural and urban
environment;
iii. increase the use of walking, cycling, bus, train and ferry modes and minimise the use of
the private car;
iv. vensure that vehicle access to the development does not compromise the capacity and
safety of the road system;
v. not increase the scale of the road network beyond that currently planned; and
vi. ensure that development appropriately attenuates noise from adjoining roads.
b) Development works are designed and constructed to a standard that meets community
expectations, prevents unacceptable off-site impacts and optimizes whole of life cycle costs;
c) Roads are designed and constructed to satisfy their specified functions and provide an
appropriate level of flood immunity (including local flooding on roads, i.e. through sufficient
kerb storage capacity);
d) Development provides appropriate buffering between noise sensitive uses and the major road
network and rail corridors;
e) Roads are designed and constructed to be compatible with the existing road network and
hierarchy and to provide a safe environment for vehicular traffic, pedestrians and cyclists;
f) Intersections and access points are designed and constructed to retain the low key
development style and slower pace enjoyed by residents and visitors;
g) Road and drainage infrastructure is constructed to a standard that minimizes ongoing
maintenance costs;
h) Drainage systems are designed and constructed with capacity to effectively manage or convey
the design flow;
i) Road and drainage infrastructure is compatible with other infrastructure; and
j) Road and drainage infrastructure does not create any adverse impacts upon environmental
values associated with biodiversity, hydrological cycles, biophysical resources and air quality.
Comment: No roadworks are required or proposed with the development. Appropriate stormwater
drainage will be achieved in accordance with the accompanying Stormwater Management Plan
prepared by Empire Engineering.
Page 40
WASTE MANAGEMENT CODE
The overall outcomes sought for the Waste Management Code are the following:
a) The storage, disposal and management of solid and liquid waste are conducted in an safe and
ecologically sustainable manner and without environmental nuisance;
b) The on-site storage of waste does not create environmental nuisance or visual impact to
adjoining property during the construction of a development; and
c) Council and other licensed trade waste services are able to conveniently collect and dispose of
waste generated by the development.
Comment: A screened onsite refuse enclose to accommodate 2 x 1100l low noise bins is proposed.
On street collection of these bins is proposed, consistent with current kerbside operations on Maple
Street.
WATER SENSITIVE DESIGN CODE
The overall outcomes sought by the Water Sensitive Design Code are to ensure that:
a) development is designed, constructed and operated in a manner that contributes to, and
does not impede, long term attainment of relevant Environmental Values and Water Quality
Objectives as specified in the Environmental Protection Policy 2009;
b) development avoids adverse impacts on downstream ecosystems, properties and
infrastructure due to changes to stormwater flow, water quality or ecosystem health;
c) stormwater conveyance channels use natural channel design principles to convey external
catchment stormwater through development and support landscape, passive recreation and
ecological values;
d) urban development captures and utilises run-off from appropriate areas for use on site; and
e) water reuse facilities have no adverse impact on the quality of the town mains water.
Comment: Refer to the attached Stormwater Management Plan prepared by Empire Engineering
which demonstrates that appropriate management of stormwater quality and quantity will be
achieved by the development.
Page 41
ATTACHMENT 2 Contour & Detail Survey [OCR of page images] ATTACHMENT 2 Contour & Detail Survey
Page 42
PROPERTY DESCRIPTION NOTES NOTES
LOTS 15 & 18 on C5605 & (1) This plan was prepared for the purpose and exclusive use of (5) Spot heights and contours are representative of the
Dr DREW McMENAMIN and his other professional advisers and is topographical terrain at time of survey, 22/10/2019.
LOT 1 & 2 on RP99323 not to be used for any other purpose or by any other person or
LOCALITY of COOROY corporation. (6) Spot heights are not shown on this plan. Refer to the AutoCAD
JFP URBAN CONSULTANTS PTY LTD accepts no responsibility for drawing for all spot heights and codes in frozen layers: X-RL-T,
LOCAL GOVERNMENT: any loss or damage arising to any person or corporation who may X-CODE-T & X-NOTES-T.
NOOSA SHIRE COUNCIL use or rely on this plan in contravention of these terms.
(7) These notes form an integral part of this plan. If others use this
TOTAL AREA 3111m² (Deed) (2) The title boundaries shown on this plan were not marked at information, they should be advised of its purpose and limitations.
the time of survey and have been determined from recent
adjoining surveys. While the boundaries shown are a better (8) This plan may not be reproduced unless these notes are
approximation than the subject survey plans (dated 1909 & 1962), included.
an Identification Survey is required to accurately determine
boundary dimensions. 12d Project: S:\M2815\McMenamin - Cooroy\12D\contour survey
LM 221019\contour_survey_LM_221019.project
(3) " Dial Before You Dig " search has not been carried out, and
Position of Underground services and utilities not obtained. Contour Interval: 0.5m
(4) Prior to any demolition, excavation or construction on the site,
the relevant authority should be contacted for detailed locations
of all services.
LEGEND
BLOCK RETAINING WALL
TOP of BANK
BOTTOM of BANK/CHANGE GRADE
APPROXIMATE BUILDING
LOCATION FROM AERIAL PHOTOS
NORTH: SCALE: ISSUES: TITLE: DETAILS:
PROJECT: PLAN: ISSUE:
N SCALE: @ A3 1:300
BRISBANE - SUNSHINE COAST - CENTRAL QLD PLANNERS 0 2.5 5 7.5 10 12.5 15 17.5 20
CONTOUR SURVEY M2815 01 B
SCALE 1:300 at (A3) size SHEET:
URBAN DESIGNERS
SUNSHINE COAST
Tower 1, Level 2, 55 Plaza Parade,
Maroochydore, Qld 4558
SURVEYORS
THIS SCALE SHOWN IS ORIGINAL DRAWING SCALE - (A3 SIZE)
DO NOT SCALE FROM THIS DRAWING - USE ONLY DIMENSIONS PROVIDED - IF IN DOUBT PLEASE ENQUIRE
Dr DREW McMENAMIN 1 OF 1
FILE:
P 07 5450 3900 W www.jfp.com.au ENGINEERS
LANDSCAPE ARCHITECTS
SURVEYED LM CHECKED MC
HORIZONTAL DATUM:
RP867327
B
A
LOT 2 ON RP99323 ADDED
ORIGINAL ISSUE
25-10-2019
24-10-2019
SCP
SCP
9 MYALL STREET & 45 MAPLE STREET M2815-01B Contour.dwg
DATE:
C O N S U L T A N T S JFP URBAN CONSULTANTS PTY LTD ACN 050 414 045
INIT: COOROY
VERTICAL DATUM:
DRAWN SCP APPROVED MC PM54011_RL 114.880 AHD ISSUE: DETAILS: DATE: 25th October 2019
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