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Town Planning Report_FINAL
Attached to the e-mail Home Based Business Application MCU23/0073 - DA Form 1 - Planning Report - 1 Naturi St_ Noosa Heads.
PROJECT: 1 Naturi St, Noosa Heads Town Planning Report | Allera Planning Pty Ltd | ACN 660 292 928
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Contents 1.0 INTRODUCTION ........................................................................................................................................................ 4 2.0 SITE ANALYSIS.......................................................................................................................................................... 4 2.1 Site Location & Existing Site Characteristics ............................................................................................................. 4 2.2 Land Ownership ............................................................................................................................................................. 6 2.3 Relevant Development Application History................................................................................................................ 6 2.4 Pre-Lodgement Meeting Notes ................................................................................................................................... 6 3.0 PROPOSAL ................................................................................................................................................................ 7 4.0 LEGISLATIVE FRAMEWORK ...................................................................................................................................10 4.1 Assessable Development ............................................................................................................................................10 4.2 Assessment Manager ..................................................................................................................................................10 4.3 Categories of Assessment..........................................................................................................................................10 4.4 Referrals .......................................................................................................................................................................... 11 4.5 Public Notification ......................................................................................................................................................... 11 5.0 PLANNING ASSESSMENT ....................................................................................................................................... 11 5.1 State and Regional Assessment Benchmarks ........................................................................................................... 11 5.1.1 Regional Plan .................................................................................................................................................................. 11 5.1.2 State Development Assessment Provisions.............................................................................................................. 11 5.2 Local Assessment Benchmarks .................................................................................................................................. 11 5.2.1 Noosa Plan Assessment Benchmarks ........................................................................................................................ 11 5.2.2 Local Plan ....................................................................................................................................................................... 12 5.2.3 Zone................................................................................................................................................................................13 6.0 ENVIRONMENT ASSESSMENT .............................................................................................................................. 15 6.1 Context and Setting ..................................................................................................................................................... 15 6.2 Built Form ....................................................................................................................................................................... 15 6.3 Amenity .......................................................................................................................................................................... 17 7.0 CONCLUSION .......................................................................................................................................................... 17 List of Figures Figure 1. Aerial Image of Site (Nearmaps, 2023) ..................................................................................................................... 5 Figure 2. Existing Site Plan (Noosa Council, 2022) ................................................................................................................. 5 Figure 3. Location and size of home-based business (studio) .............................................................................................. 7 Figure 4. Home-based business (studio) floor plan ............................................................................................................... 8 Figure 5. Home-based business (studio) elevations .............................................................................................................. 9 Figure 6. Carport East Elevation .............................................................................................................................................10
Page 3
Figure 7. Noosa Heads Local Plan Code Area (Noosa Shire Council, 2023) ........................................................................13 Figure 8. Land Zoning Map (Noosa Shire Council, 2022) ...................................................................................................... 14 Figure 9. RAB16/0234 Approved Garage Plan ....................................................................................................................... 16 List of Tables Table 1. Council's Pre-Lodgement Comments ...................................................................................................................... 6 Table 2. Categories of Assessment (Allera, 2022) ................................................................................................................10 Table 3. Assessment Benchmarks - Noosa Plan 2020.......................................................................................................... 12 Town Planning Report – 1 Naturi St, Noosa Heads
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1.0 Introduction This Town Planning Report has been prepared by Allera Planning on behalf of Ms Eileen Stewart and is submitted to Noosa Shire Council to support a Development Application (DA). This DA seeks retrospective development consent for the material change of use of the approved garage building to a home-based business (studio), amendments to the approved garage to facilitate the proposed use and the erection of a carport at 1 Naturi St, Noosa Heads. This Site is zoned Low Density Residential pursuant to Noosa Plan 2020 (Planning Scheme) and is located within the Noosa Local Government Area (LGA). The proposed material change of use is considered code assessable development. This application also includes the proposed building works to facilitate the land use. This planning assessment report details the nature of the proposal and provides an assessment of the requirements of the relevant statutory planning documents. The proposal is considered to comply with the relevant Acceptable Outcomes, Performance Outcomes and Overall Outcomes of the assessment benchmark. 2.0 Site Analysis 2.1 Site Location & Existing Site Characteristics The Site subject of this Town Planning Report is 1 Naturi St, Noosa Heads being described as Lot 50 RP227484. The Site is irregular in shape and located on the corner of Naturi St and Elanora Tce. It must be also noted that a road corridor is identified between Winbirra Way and Elanora Tce which currently contains a pedestrian pathway. This corridor provides significant separation from neighbours south of the Site. The Site is 665m² and is accessed from Naturi St. The surrounding context is dominated by low density detached residential development. The Site is located within the Noosa Local Government Area (LGA) and is subject to the provisions of the Noosa Plan 2020. The Site is zoned Low Density Residential zone pursuant to Noosa Plan 2020. The Site is shown in Figure 1 and 2 below. Town Planning Report – 1 Naturi St, Noosa Heads
Page 5
Figure 1. Aerial Image of Site (Nearmaps, 2023) Figure 2. Existing Site Plan (Noosa Council, 2022) Town Planning Report – 1 Naturi St, Noosa Heads
Page 6
2.2 Land Ownership
The Site is owned by Ms Eileen Stewart and Owner’s consent is provided at Appendix 2 of this report.
2.3 Relevant Development Application History
A search of Council’s development application register provides the relevant development application history for
properties subject to this DA.
RAB16/0234 – Garage within boundary setback.
A departure to the front setback controls was previously approved by Noosa Shire Council for the approved garage
structure. This is discussed further in Section 6 of this report.
2.4 Pre-Lodgement Meeting Notes
A pre-lodgement meeting was held with Ms Nadine Gorton (Acting Coordinator Planning, Noosa Shire Council) on
13 December 2022. Following the meeting comments were provided on 1 March 2023. The comments and
responses are provided in the table below.
Table 1. Council's Pre-Lodgement Comments
Council comments Response
Comply with site cover requirements The development complies with the site
coverage controls.
Comply with side boundary setbacks The development complies with the side
setback controls.
Remove the pergola and walkway and plant out the front The pergola and walkway at the front of the
setback in front of the studio home-based business (studio) are
proposed to be removed and planting
provided in the front setback.
Provide the carport with a setback of 5m (nth) and 6m (sth) to A 5m setback is proposed to the northern
the front boundary portion of the carport and a 6m setback to
the southern portion of the carport noting
the angle of the eastern boundary.
Demonstrate that the reduced setback to the carport does not Given the topography of the land and the
impact on the adjoining neighbour to the north side fence, only the top of the carport
would be visible from the neighbouring
property. Furthermore, the neighbouring
property contains a carport along that
boundary and as such, the development is
considered to have negligible impact on the
neighbouring property.
Home based business – no employees and tandem space on The home-based business (studio) does
site for client not include any employees. The
development includes a tandem spaces
behind the carport.
The development has considered the comments provided and the development has been rearranged to comply
with the matters in the pre-lodgement meeting.
Town Planning Report – 1 Naturi St, Noosa Heads
Page 7
3.0 Proposal This DA seeks retrospective development consent for material change of use of the approved garage building to a home-based business (studio), amendments to the approved garage to facilitate the proposed use and the erection of a carport at 1 Naturi St, Noosa Heads. Specifically, the approved garage is proposed to be altered to facilitate a home-based business (studio) that would provide additional home-office space for the current business use operating at the Site and the carport would facilitate two covered parking spaces for the Site. The Design Drawings are provided at Appendix 1. The Site Plan is shown in the image below. Figure 3. Location and size of home-based business (studio) The details of the proposed works are provided in the subsections below. Home-Based Business (Studio) The home-based business (studio) is to be located within the footprint of the approved garage building. Minor amendments are proposed to the approved garage building to facilitate the home-based business (studio). More specifically, the home-based business (studio) remains within the approved building footprint of the approved garage. The roof form has been changed from a simple gable roof to skillion roof form. Whilst the roof form has changed, the ridge line is lower than the previously approved garage building. The construction of the structure has Town Planning Report – 1 Naturi St, Noosa Heads
Page 8
necessitated a small 800mm retaining wall which has enabled the building to be lower than initially anticipated. This results in a better relationship with the streetscape than was originally anticipated. Given that the home-based business (studio) results in the same building footprint as the approved garage, has a lower ridge line and a better relationship with the streetscape than previously anticipated, it is considered that the built form warrants support from Council. Please note that the previously approved plans are provided at Appendix 3 for Council’s perusal and Council’s pre-lodgement meeting notes are provided at Appendix 4. The business operating from the Site is Building Inspections Noosa. Primarily, the business undertakes inspections off-site, and the only operation undertaken at Site is the associated reporting. The ancillary home-office space proposed would facilitate the operational reporting and storage of files. The proposed development remains entirely ancillary to the house and the business is entirely run by the owner/occupier of the dwelling. The floor plans and elevations are shown in the image below. Figure 4. Home-based business (studio) floor plan Town Planning Report – 1 Naturi St, Noosa Heads
Page 9
Figure 5. Home-based business (studio) elevations The proposed home-based business (studio) will include a wet room (bathroom) and a kitchenette. No laundry will be provided as part of this development. As such, the proposed development is not considered to be a self- contained unit. Carport The carport has been located north of the home-based business (studio) and is 6m x 6m. In accordance with the pre-lodgement meeting notes, the carport is proposed to allow for 5m setbacks to its northernmost portion and 6m setbacks at the southernmost portion. The proposed carport facilitates undercover car parking spaces on the Site. Additionally, given the setbacks, tandem uncovered car parking spaces can also be achieved. The carport elevations are provided in the image below. Town Planning Report – 1 Naturi St, Noosa Heads
Page 10
Figure 6. Carport East Elevation
4.0 Legislative Framework
4.1 Assessable Development
The development proposed by this application includes assessable development, pursuant to Chapter 3 of the
Planning Act 2016. In accordance with Section 44(5) of the Planning Act 2016, a categorising instrument may
categorise development. A categorising instrument is a regulation or local categorising instrument.
In the case of the proposal, the local categorising instrument is the Noosa Plan 2020 (Planning Scheme), in which
the proposal is assessable development, requiring development approval for a material change of use, where the
local government is the assessment manager.
4.2 Assessment Manager
This DA is made to Noosa Shire Council as the assessment manager, in accordance with Schedule 8 of the Planning
Regulation 2017.
4.3 Categories of Assessment
The category of assessment has been determined through sequential consideration of zoning, local or
neighbourhood plans and overlays of the Planning Scheme. For this application being ‘material change of use’ the
assessment is as follows.
Table 2. Categories of Assessment (Allera, 2022)
Planning Scheme Category of Assessment
Zone
Low Density Residential Zone Code Assessment
If:
(a) no more than six persons would be on site for
business purposes at any one time;
Town Planning Report – 1 Naturi St, Noosa Heads
Page 11
(b) does not include any industrial activity listed in
Table SC1.1.2 - Industry thresholds; and
(c) with the exception of overnight guests, no
customers, clients, employees or deliveries
attend the site:
i. between the hours of 6:00pm and
7:00am Monday to Friday; or
ii. on weekends or public holidays.
Overlays
Not Applicable Not Applicable
Level of Assessment
Resulting level of Assessment Code Assessment
4.4 Referrals
Pursuant to the Planning Regulation 2017, the proposal is not required to be referred.
4.5 Public Notification
This application is code assessable and does not require public notification.
5.0 Planning Assessment
This section assesses the application against the relevant assessment benchmarks.
As this DA is subject to code assessment, the assessment benchmarks and the matters that the assessment
manager must have regard to are those identified in section 45(3) of the Planning Act 2016 and sections 26 and 27 of
the Planning Regulation 2017.
5.1 State and Regional Assessment Benchmarks
5.1.1 Regional Plan
Section 27(1)(d)(i) of the Planning Regulation 2017 requires that code assessment must be carried out against the
assessment benchmarks stated in the regional plan, to the extent the regional plan is not identified in the planning
scheme as having been appropriately integrated
The Site is located within South East Queensland and is subject to the South East Queensland Regional Plan 2017
(ShapingSEQ). The Site is located within the urban footprint of the Northern Sub-Region. Development that is
ancillary to the existing dwelling house is align with the intent of ShapingSEQ.
5.1.2 State Development Assessment Provisions
Schedule 10 of the Planning Regulation 2017 identifies the matters that referral agency assessment must have
regard to. The proposed development does not require referral.
5.2 Local Assessment Benchmarks
5.2.1 Noosa Plan Assessment Benchmarks
Town Planning Report – 1 Naturi St, Noosa Heads
Page 12
This application has been assessed against the provisions of the Planning Scheme as outlined in the table below.
Table 3. Assessment Benchmarks - Noosa Plan 2020
Planning Scheme Component Consistency Response
Local Plan Code
Noosa Heads Local Plan Code Consistent An assessment of the overall
outcome is provided in section 5.2.2
below and an assessment of the
relevant performance outcomes
and acceptable outcomes are
provided at Appendix 5.
Zone Code
Low Density Residential Zone Code Consistent An assessment of the overall
outcome is provided in section 5.2.3
below and an assessment of the
relevant performance outcomes
and acceptable outcomes are
provided at Appendix 6.
Use Code
Home-Based Business Code Consistent An assessment of the relevant
performance outcomes and
acceptable outcomes are provided
at Appendix 7.
Low Density Housing Code Consistent An assessment of the relevant
performance outcomes and
acceptable outcomes are provided
at Appendix 8.
Works Code
Driveways and Parking Code Consistent An assessment of the relevant
performance outcomes and
acceptable outcomes are provided
at Appendix 9.
As can be seen above, the proposed home-based business (studio) and carport is consistent with the applicable
codes of the planning scheme.
5.2.2 Local Plan
Pursuant to the planning scheme the Site is located within the Noosa Heads Local Plan Code area as shown in the
figure below.
Town Planning Report – 1 Naturi St, Noosa Heads
Page 13
Figure 7. Noosa Heads Local Plan Code Area (Noosa Shire Council, 2023)
The development is considered to align with Section 7.2.5.2 purpose and overall outcomes of the Noosa Heads
Local Plan Code. More specifically, the development allows for an appropriate building height, scale and proportion
when considering the surrounding residential development. The development is not considered visually intrusive,
maintains amenity for neighbouring properties and provides a high quality of amenity for the existing occupiers.
The development is considered commensurate with the surrounding low-density development and warrants the
support of Council.
5.2.3 Zone
Pursuant to the planning scheme the Site is located within a Low-Density Residential zone as shown in the figure
below.
Town Planning Report – 1 Naturi St, Noosa Heads
Page 14
Figure 8. Land Zoning Map (Noosa Shire Council, 2022)
An assessment of the overall outcomes of the Low Density Residential Zone are provided below.
(a) Low density residential neighbourhoods are home to permanent residents with minimal impact of visitors.
(b) The character of low-density residential neighbourhoods varies due to factors such as proximity to centres,
topography, lot sizes, the established vegetated character, the age of development and open space
provision.
(c) The distinct look and feel of existing residential neighbourhoods is retained, and development makes a
positive contribution to the streetscape, maintaining the low density and low scale character.
(d) Predominantly detached housing on a range of lot sizes meet the needs of different households.
(e) Secondary dwellings, community residences and rooming accommodation are integrated with the low
density residential built form and increase housing choice.
(f) Outside of the urban boundaries, development is generally limited to a dwelling house on larger lots with
limited levels of services and accessibility.
(g) Development caters for both the current and projected demographic and socio-economic profile of the area,
including one and two-person households, households on low to moderate incomes and residents with
reduced mobility.
(h) Home-based businesses provide for domestic workplaces and home-hosted guest accommodation of a
scale and intensity compatible with the low density residential character and amenity of the locality.
(i) Visitor accommodation is limited to forms where guests stay within the home of their resident host.
(j) Development maintains a high level of residential amenity having regard to traffic, noise, dust, odour, lighting
and other locally specific impacts.
(k) Development provides for an efficient pattern of land use and infrastructure that creates walk-able and legible
residential neighbourhoods that integrate with active transport networks and are well connected to activity
Town Planning Report – 1 Naturi St, Noosa Heads
Page 15
centres, employment nodes, open space and recreational areas, community facilities and educational
opportunities.
(l) Development is supported by appropriate infrastructure and essential services and does not adversely
impact on the continued operation, viability and maintenance of existing infrastructure or compromise future
provision of planned infrastructure.
(m) Development responds to land constraints including topography, bushfire and flood.
(n) Natural features such as creeks, gullies, waterways, wetlands, vegetation and bushland are retained and
protected from the impacts of development. Any unavoidable impacts are minimised through location,
design, operation and management requirements.
(o) Development is located, designed and operated to be responsive to Noosa Shire’s sub-tropical climate and
minimises the consumption of energy and water.
(p) Native vegetation between buildings and in the public realm enhances the amenity and supports local wildlife.
The proposed development is the physical realisation of the overall outcome (h) as it provides a home-based
business (studio) which would be located within a building footprint that has previously approved. The home-
based business (studio) provides for a domestic workplace that is compatible with the low-density residential
character and amenity of the locality. Further, the carport is ancillary to the existing dwelling and would facilitate
undercover parking for owner/occupiers of the Site.
6.0 Environment Assessment
6.1 Context and Setting
The Site is located within a Low-Density Residential zone pursuant to the planning scheme and is consistent with
the overall outcomes. The proposed development is commensurate with the surrounding residential development
and is appropriate in its setting.
The proposal does not exhibit any significant environmental impacts and will not adversely impact on the
surrounding amenity of adjoining sites. The proposal is considered commensurate with the surrounding context
and setting.
6.2 Built Form
The proposed development is generally considered to comply with the built form criteria of the applicable codes.
However, the development seeks a variation to Acceptable Outcomes AO9.1 of the Low-Density Residential Zone
Code. Specifically, AO9.1 states:
AO9.1
Buildings and structures have a setback of 6 metres from the road frontage, provided that setback to one
frontage may be reduced to 4.5 metres where the lot:
(a) has frontage to more than one road; and
(b) is less than 600m2 in area; or
(c) is less than 15 metres in width.
As such, an assessment has been undertaken against the development’s consistency with the performance
outcomes of the Noosa Plan 2020. It must be noted that the development has been amended to be consistent with
the pre-lodgement meeting notes.
Home Office
In 2017, a siting variation (RAB16/0234) was approved for a garage within the location of the home-based business
(studio). Specifically, the approved garage location is provided in the image below:
Town Planning Report – 1 Naturi St, Noosa Heads
Page 16
Figure 9. RAB16/0234 Approved Garage Plan The home-based business (studio) has maintained the same built form footprint. As such, we consider that the location of the home-based business (studio) should be considered acceptable noting the previously approved garage. We acknowledge that there have been some minor amendments to the overall built form with the most significant change being the roof form. The roof form has been altered from a gable roof to a simple skillion roof type. The different roof form has facilitated a change to the overall height of the building with a ridge line that is 500mm lower than the previously approved garage building. Additionally, the construction of the home-based business (studio) has necessitated a small 800mm retaining wall which has enabled the building to be lower than initially anticipated. This results in a better relationship with the street and existing dwelling than what was originally anticipated under the approved garage scheme. Given that the home-based business (studio) results in the same footprint as the previously approved garage, incorporates a lower ridge line and results in a better relationship with the streetscape than previously anticipated, it is considered that the built form warrants support in this instance. It must also be noted that the previous application for the garage was approved given the Site’s unique location on the corner of Elanora Tce and Naturi St, and the southern boundary being located on a road reserve (currently a pedestrian pathway). This unique location results in significant separation from the dwellings to the south and to the east. Additionally, the dwellings located south of the Site are orientated away from the Site meaning there would be no adverse amenity impacts for these neighbours. All materials are robust and durable and will ensure that the structure maintains a good appearance throughout its lifespan. As such, the proposed home-based business (studio) are considered acceptable. Open Carport The development seeks to construct a carport structure within the 6m setback from the road. The carport setback is proposed to be 6m at the southern most point of the carport and 5m at the northern most point of the carport. As such, the carport is largely compliant except for a small portion in the north eastern corner of the Site. Given the Town Planning Report – 1 Naturi St, Noosa Heads
Page 17
angled nature of the eastern boundary we consider this minor protrusion into the allowable setback is supportable
in this instance.
As part of the pre-lodgement meeting Council requested that we assess the relationship of the carport and the
neighbouring property at 3 Naturi St, Noosa Heads. The topography of Naturi St means that the ground level of 1
Naturi St is significantly lower than the property at 3 Naturi St. Noting that 1 Naturi St has a significantly lower ground
level, the structure is a maximum height of 3m, and the carport is open in nature, the development is considered to
have a minimal impact on the neighbouring property. This is further diminished giving regard to 1.8m boundary
fence and noting that 3 Naturi St has a carport along their southern boundary. Finally, the 1.8m side setback is
permissible pursuant to the Noosa Plan 2020. In summary, the carport does not result in amenity impacts for the
neighbouring development at 3 Naturi St.
For the reasons above, we consider that the open carport in the proposed location should be considered
supportable in this instance.
6.3 Amenity
The proposed development for a home-based business (studio) is in keeping with the locality and surrounding
residential dwellings and would not adversely impact the amenity of the adjoining residential dwellings. The
business operating from the Site is Building Inspections Noosa. Primarily, the business undertakes inspections off-
site, and the only operation undertaken at Site is the associated reporting. The ancillary home-office space
proposed would facilitate the operational reporting and storage of files. The proposed development remains
entirely ancillary to the house and the business is entirely run by the owner/occupier of the dwelling.
The proposed development would not give rise to overlooking or privacy impacts nor would it create inappropriate
noise impacts.
The proposed development would provide enhanced amenity for the owners/occupiers of the Site by providing a
home office space that would allow additional workspaces and storage to support their home business.
7.0 Conclusion
This report provides a planning assessment to support a development application made to Noosa Council seeking
a retrospective development consent for amendments to the approved garage building and change of use to a
home-based business (studio) and erection of the carport at 1 Naturi St, Noosa Heads.
Specifically, this application seeks approval for the following aspects of development:
• Development permit for amendments to the approved garage and a material change of use to a home-
based business (studio) and erection of a carport.
Pursuant to the Noosa Plan 2020, the subject site is zoned Low Density Residential, and the proposal is considered
code assessable.
This Report overviews the nature of the proposed development and provides an assessment of the proposal
against the requirements of the relevant statutory planning documents. A detailed set of design drawings have
been prepared in support of the development and are included within Appendix 1.
In summary, the development is considered appropriate for the location both from a statutory planning and
contextual perspective. The proposal is considered to warrant a favourable determination for the following reasons:
The development history of the site;
The context of the site and locality; and
The aims, objectives, and provisions of the relevant statutory and non-statutory planning instruments.
Town Planning Report – 1 Naturi St, Noosa Heads
Page 18
In summary:
The development enhances the Site for the current owner/occupiers by providing additional space to
undertake the operational requirements of their home-based business.
The building footprint remains the same as previously approved and the use is compatible with the
surrounding residential dwellings.
The development is code assessable under the zone and therefore a contemplated land use in this location
under the Planning Scheme;
The proposal has been demonstrated to generally comply with the relevant Acceptable Outcomes,
Performance Outcomes and Overall Outcomes of the assessment benchmarks.
Any potential impacts associated with the proposed operations at the site can be managed to an
acceptable level via condition.
As demonstrated by the assessment provided in this report, the proposal complies with the outcomes sought by
the Planning Scheme and other relevant planning instruments and is therefore submitted for approval.
Considering the merits of the proposal and in absence of any significant environmental impact, the proposal
warrants support by Noosa Council.
Town Planning Report – 1 Naturi St, Noosa Heads
Page 19
‘llera THINK BEYOND APPENDIX 1- Design Drawings Town Planning Report - 1 Naturi St, Noosa Heads
Page 20
2,142
1,869
0
5,01
Natu
ri
line of existing carport
EXISTING CARPORT
(to be moved back)
36.0m2
0
6,58
line of existing carport
3
2,63
EXISTING RESIDENCE
(to remain unaltered)
2,005
1,272
SEW
0412 sw 1704 fg
ER L
2100x
IN
1000
E
600 eaves
0412 sw
Stree
6
3,54
2118 sd
t
STUDIO
600 eaves
46.2m2
0412 sw
existing structure
to be demolished
0618 sw
BATH
1006 dh 0906 dh
2, 7
09
600 eaves
1,233
2, 3
1,853
MH
3, 1
50
30
sl 29.30
6,093
4,796
SEWER LINE
5,149
4,393
existing shed
5.5 x 3.0
site cover achieved 234.9m2 35.3%
1 Naturi Street
Lot 50 RP227484
Area - 665 m2
Page 21
4,000 [ 2,929 g| 3 g g gy 3 Elevation 1 1100 d é a 2,929 Elevation 3 1100 2.929 Elevation 2 1:100 4,000. Elevation 4 ast00
Page 22
REV. DESCRIPTION DATE
1004 1004 1004 1004
FOR BASE PLATE FOR BASE PLATE 1004
1004
REFER DETAIL 'A' REFER DETAIL 'A' CONNECT COLUMN TO SLEEVE USING D
CL 8 #12 TEKS (2 EACH FACE)
75mm S.H.S COLUMN MAX. 3.0mm
B.M.T
E D
65mm S.H.S SLEEVE
CONNECT BASE PLATE TO SLAB 300mm SQR., 8mm B.M.T
3000
USING 4 M10 x 100mm SCREWBOLTS. PLATE CONNECTED TO 65mm
2481
NOTE: MIN. EDGE DISTANCE OF
SCREWBOLT=100mm
S.H.S SLEEVE WITH 5mm C.F.W L K
DO NOT SCALE THIS DRAWING. ALL HEIGHTS AND DIMENSIONS
0
10 TO BE CONFIRMED ON SITE BEFORE MANUFACTURE AND / OR
5797 NOM.
250 0 CONSTRUCTION. ALL WORK TO BE VERIFIED AND CARRIED OUT
25 CONCRETE DRIVEWAY
BY RELEVANT LICENCED TRADESMAN
6000 Building Dimensions (in mm.)
Categories Span Length High Side Height Pitch Wind Region Wind Speed
Main Building 6000 6000 3000 5 deg B 48.23
NORTH ELEVATION
Cladding Elements & Colours
DETAIL 'A' 1: 50 Category Colour Product
N.T.S. Roof Cladding Slate Grey Corro
FOR BASE PLATE FOR BASE PLATE Downpipes PVC PVC Pipe 3m 90mm
TYPICAL "COLUMN TO SLAB" CONNECTION
REFER DETAIL 'A' REFER DETAIL 'A'
NOTE: APPROPRIATE TO 75mm S.H.S, 3.0mm B.M.T MAX.
CL APPROPRIATE TO 3.6m MAX EAVE HEIGHT Carport Elements
NOTE: COLUMN MAY BE WELDED DIRECTLY TO PLATE Category Product
CL CL
Purlin B80-75
Purlin Spacing 1200
5797 NOM. Girt B80-95
Girt Spacing 1200
BASE PLATE SET OUT D
Mid Rafter
SHS Posts
TB150-12
75 S.H.S. 2.0mm
Gutter Gutter 115 Square
1: 50 Bridging C80-95
D E End Rafter TB150-10
Main Beam TB150-12
Knee Braces Angle 40x40x710x1.5 Gal
3000
Bridging QTY 1
2481
L
K Qty/Length
D Mid Rafter
C TB150-12 1 / 5881
Main Beam
CONCRETE DRIVEWAY
D TB150-12 2 / 6000
F F
Rafter
6000 E TB150-10 2 / 5881
H H Purlin
SOUTH ELEVATION F B80-75 10 / 2904
Bridging
F F
1: 50 G C80-95 2 / 917
4 / 959
F F H C80-95
6157
E C E Knee Braces
J Angle 40x40x710x1.5 Gal 2 / 710
H H Post
K 75 S.H.S. 2.0mm 1 / 2482
F F L 75 S.H.S. 2.0mm 1 / 3001
Barge Qty/Length
F M Barge G550 Corstrip 1 / 6225
F
N Barge G550 Corstrip 2 / 6273
Roofing
G G
J J O Corro 8 / 6083
Gutter
D J J P Gutter 115 Square 1 / 6100
6157 Bracing
3000
30 x 0.95 Strapping G550 30m Coil -------
3000 3000
L L
FRAME ROOF PLAN
CONCRETE DRIVEWAY
1: 50
6000 PROJECT
Proposed Carport for:
EAST ELEVATION
M
Mrs Eileen Stewart
1: 50 1 Naturi Street,
Noosa Heads 4567 QLD
50RP227484
5°
Parish of Weyba
County of March
N O O O O O O O O N Local Authority
NOOSA SHIRE COUNCIL
J J
TITLE
2487
K K
CARPORT DETAILS
CONCRETE DRIVEWAY
P 6000 PLANS DATE SCALE SHEET SIZE
BY OWNER 02/07/22 AS SHOWN A1
CLADDING ROOF PLAN WEST ELEVATION Drawing No. Rev.
1: 50 1: 50 A1.02 02
Page 23
‘llera THINK BEYOND APPENDIX 2 - Owner’s Consent Town Planning Report - 1 Naturi St, Noosa Heads
Page 24
Grant of Consent and Authority: To: The Consent Authority and/or Other Agencies Owner: Ms Eileen Stewart Property: 1 Naturi St, Noosa Heads QLD 4567 Folio: Lot 1 SORP227484 Date: 8 May 2023 The Owner(s) of the above Property consent to the following in relation to the properties; ® Grant approval for Allera Planning Pty to lodge all applications on behalf of the Owners and Authorised Person; © Lodging applications under the Planning Act 2016 (Act); ¢@ =Making written or oral enquiries and inspecting, obtaining and copying documents, relating to the properties; and © Signing on behalf of the Owner and any document necessary to give effect to the Authority Signature
Page 25
APPENDIX 3 – RAB16/0284 Approved Design Drawings Town Planning Report – 1 Naturi St, Noosa Heads
Page 26
Department: Butding & Plumbing Services Direct Telephone $329 6480 Application Number. RAB160234 Your Reference: NA 18 January 2017 Ms EC Stewart 1 Naturi St NOOSA HEADS OLD 4567 Dear Sir/Madam CONCURRENCE AGENCY RESPONSE Sustainable Planning Act 2009 1, PROPERTY DETAILS Application Number: RAB16/0234 Street Address: 1 Naturi St NOOSA HEADS QLD 4567 Real Property Description: Lot 50 RP 227484 2. APPLICATION DETAILS Applicant: Eileen Clare Stewart Development Building work assessable against the Building Act 1975 Proposed Building Work: Garage within boundary setback 3. REFERRAL TRIGGER The development application was referred to Council under the following provisions of the Sustainable Planning Regulation 2009: Referral triager — Schedule 7, Table 1, Item 20 — Building work for design and siting. 4. CONCURRENCE AGENCY DECISION Council, acting as a concurrence agency under the Sustainable Planning Act 2009, nas assessed the above-mentioned development application and recommends approval to allow a setback of 2.8 meires from the outermost point of the garage to the southern comer to the Naturi Street road boundary as per the plans provided. 5. CONCURRENCE AGENCY CONDITIONS Furthermore, Council directs that the following conditions must be attached to the development approval given by the assessment manager: ad NOOSA COUNCIL POBox t41 Fmt) $329 6s00 madfnoesa.clt.gov an TEWANTIN QLD 4565 F 07) 5529 BeOt wer Noosa qd gay ae
Page 27
. The area between the garage and the Naturi Street road boundary is required to be landscaped to soften the visual impact resulting from reduction of the prescribed boundary setback; . The planted vegetation must consist of native, endemic species with a mature height of not less than 4.0 metres . The building work subject of this response must be undertaken in accordance with the Council stamped and endorsed plans listed below — PlanNo | Rev | Plan Name Date ] 1 I Site Plan 18/01/2017 2 Elevations 18/01/2017 3 Sections 18/07/2017 6. REASON FOR DECISION TO IMPOSE CONDITIONS in accordance with section 289(1) of the Sustainable Planning Act 2009, the reasons for the decision to impose conditions include: ¢ To ensure the development is carried out generally in accordance with the plans of development submitted with the epplication. 7. ADDITIONAL ADVICE © Nil if you have any further enquiries please contact Building & Piumbing Services on 5329 6480, BUILDING & PLUMBING SERVICES Page 20f2
Page 28
RRarosen Gaamee N° Nerog, St, Noosa tWeags, SUSTAINABLE PLANNING ACT 2008 Date: iic Veusyry Reference Nor A. GU koa tet cone sPeonp Roemer hansen “9lb-bE ig EXIOTINeé ce é a » - ve - House / a> 05 = , HOP > = Lanioga Tere a. Posuc WALKWAY + NAWRE KZeceane | ZA i ae 3 s =f Wy 5 é / y e < & & #F OF ff / Seog Ay» ¢ z= 3 Z : ° s Z Y 7 ff A Mm i A 2 g ge ‘Sf, Z x « a * oft 4 aor gt EMLEEN STEWART Te area 665m Tome Ay ™m A NaweySt Nowa. Lot Rank SO RP 2277434 cea 200
Page 29
sg snauytowey sin NOLIJAS ASVA OL LSM ahigsaete ey snjuedWoary Uri TRL E HEZop\ SYA tN eouedeeYy ——————<—<——<—<—— L122 12481 SQHaS NOG OL, en pring ete es oud tt — 6002 LOY ONINNY Td — - :
Page 30
NOLLVATTH HWLO08 NOLLVATEALASVal CNV LSM came asuOdsey Arueey e208LINDVeD | - : 4) Sopedworsy UY SAL 1 ; tr jot ete eae tl 1s rove a = a= §00Z LOV ONINNWid FIGVNIVLS: | a!
Page 31
APPENDIX 4 – Pre-Lodgement Meeting Notes dated 1 March 2023 Town Planning Report – 1 Naturi St, Noosa Heads
Page 32
Lewis McAulay
From: Nadine Gorton <[email protected]>
Sent: Wednesday, 1 March 2023 6:46 PM
To: Lewis McAulay
Subject: RE: PLM22/0060 - 1 Naturi St, Noosa Heads
Follow Up Flag: Follow up
Flag Status: Completed
Afternoon Lewis,
My apologies for not responding sooner.
In terms of the proposal if you can:
• Comply with site cover requirements
• Comply with side boundary setbacks
• Remove the pergola and walkway and plant out the front setback in front of the studio
• Provide the carport with a setback of 5m (nth) and 6m (sth) to the front boundary
• Demonstrate that the reduced setback to the carport does not impact on the adjoining neighbour to the
north
• Home based business – no employees and tandem space on site for client
Then I think we could relook at the proposal.
Kind regards
Nadine Gorton
Acting Coordinator Planning
Phone: 07 5329 6215
Email: [email protected]
Website: www.noosa.qld.gov.au
Location: Level 2, 9 Pelican Street, Tewantin
Mail: PO Box 141 Tewantin Qld 4565
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Please consider the environment before printing this email
From: Lewis McAulay <[email protected]>
Sent: Tuesday, 21 February 2023 6:48 AM
To: Nadine Gorton <[email protected]>
Subject: RE: PLM22/0060 - 1 Naturi St, Noosa Heads
You don't often get email from [email protected]. Learn why this is important
CAUTION: This email originated outside of Council. Do not open links or attachments if the email is
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Page 33
Hi Nadine,
Just touching base in relation to the query for 1 Naturi St, Noosa Heads, are you able to provide an update when you
can?
Give me a call if you have any queries.
Kind regards,
Lewis McAulay
Planning Director
M 0457 646 121
E [email protected]
Suite 2.01, 65 Hume Street, Crows Nest NSW 2065
allera.com.au
From: Lewis McAulay
Sent: Tuesday, February 14, 2023 6:16 PM
To: Nadine Gorton <[email protected]>
Subject: RE: PLM22/0060 - 1 Naturi St, Noosa Heads
Hi Nadine,
Just touching base following our call last week and was wondering if you have had a chance to review the email below?
Understand that you are very busy at the moment, so please let me know when you have an opportunity to review.
Give me a call if you have any queries.
Kind regards,
Lewis McAulay
Planning Director
M 0457 646 121
E [email protected]
Suite 2.01, 65 Hume Street, Crows Nest NSW 2065
allera.com.au
From: Lewis McAulay
Sent: Tuesday, January 31, 2023 6:08 PM
To: Nadine Gorton <[email protected]>
Subject: RE: PLM22/0060 - 1 Naturi St, Noosa Heads
2
Page 34
Good Afternoon Nadine,
Just wanted to touch base and see if you have had an opportunity to review the email below.
Please do not hesitate to reach out if you have any queries.
Kind regards,
Lewis McAulay
Planning Director
M 0457 646 121
E [email protected]
Suite 2.01, 65 Hume Street, Crows Nest NSW 2065
allera.com.au
From: Nadine Gorton <[email protected]>
Sent: Thursday, 19 January 2023 6:31 PM
To: Lewis McAulay <[email protected]>
Subject: RE: PLM22/0060 - 1 Naturi St, Noosa Heads
Hi Lewis
Sorry I haven’t responded. I will need to review and get back to you Monday
Kind regards
Nadine Gorton
Acting Coordinator Planning
Phone: 07 5329 6215
Email: [email protected]
Website: www.noosa.qld.gov.au
Location: Level 2, 9 Pelican Street, Tewantin
Mail: PO Box 141 Tewantin Qld 4565
Find Council on Facebook
Please consider the environment before printing this email
From: Lewis McAulay <[email protected]>
Sent: Tuesday, 17 January 2023 3:41 PM
To: Nadine Gorton <[email protected]>
Subject: PLM22/0060 - 1 Naturi St, Noosa Heads
You don't often get email from [email protected]. Learn why this is important
3
Page 35
CAUTION: This email originated outside of Council. Do not open links or attachments if the email is
unexpected or unusual.
Good Afternoon Nadine,
Happy new year. I hope you had a good break.
Thank you very much for meeting with Steve and myself on 13 December 2022. Steve and I have reviewed the plans in
light of your comments in the pre-lodgement meeting and seek your feedback on the sketch provided in the image below.
Specifically, the sketch proposes the following:
- Reduction of carport to be 6m x 5.4m (minimum length pursuant to the Australian Standards).
- Shift the carport as far west as possible to maximise the setbacks.
- A 5m setback could be achieved at the northern most point of the carport and a 6m setback at the southern most
point of the carport can be achieved.
- Further, the application would remove the pergola shown on the studio and propose greater landscaping along
the front boundary.
Through the proposed amendments we have sought to:
- Maximise setbacks noting that it achieves 6m on the southern most portion of the carport.
- Provide two covered car parking spaces.
- Provide an additional tandem car parking space behind the carport (noting the angled boundary would allow for a
5.4m clearance in tandem).
- Allow for additional planting along the Naturi St boundary align with previous approval for the garage within the
boundary setbacks (RAB16/0234).
- From my calculations the proposal is capable of achieving the site coverage controls and soft landscaping
controls.
4
Page 36
Once again, we are grateful for your time and feedback. We look forward to working with Council to resolve these
matters.
If you have any queries, please do not hesitate to contact me.
Kind regards,
Lewis McAulay
Planning Director
M 0457 646 121
E [email protected]
Suite 2.01, 65 Hume Street, Crows Nest NSW 2065
allera.com.au
Noosa Council respectfully acknowledges the Traditional Custodians of the lands and waters of the Noosa
area, the Kabi Kabi people, and pays respect to their Elders, past, present and emerging.
The information contained in this communication from the sender is confidential. It is intended solely for use by
the recipient and others authorized to receive it. If you are not the recipient, you are hereby notified that any
disclosure, copying, distribution or taking action in relation of the contents of this information is strictly
prohibited and may be unlawful.
Noosa Council respectfully acknowledges the Traditional Custodians of the lands and waters of the Noosa
area, the Kabi Kabi people, and pays respect to their Elders, past, present and emerging.
The information contained in this communication from the sender is confidential. It is intended solely for use by
the recipient and others authorized to receive it. If you are not the recipient, you are hereby notified that any
disclosure, copying, distribution or taking action in relation of the contents of this information is strictly
prohibited and may be unlawful.
5
Page 37
APPENDIX 5 – Noosa Heads Local Plan Code Assessment Town Planning Report – 1 Naturi St, Noosa Heads
Page 38
Performance outcomes Acceptable outcomes Applicant response
Amenity and Function
Development in the Noosa Heads Local Plan Area generally (All Zones)
PO1 Development enhances the role of Noosa AO1 No acceptable outcome provided N/A
Heads as the principal focus for visitor
accommodation and services in Noosa The development is for alterations and additions
Shire with high levels of accessibility to to an existing dwelling.
outdoor recreational pursuits and urban
services.
PO2 Development contributes to the lifestyle AO1 No acceptable outcome provided Complies
and amenity of residents of Noosa Heads
and its surroundings and services coastal The development would contribute to lifestyle
communities to the south-east. and amenity of the current occupiers.
PO3 Development contributes to the A03.1 Development adjacent to a gateway or N/A
establishment of attractive streetscapes special place or on land identified as a key
to enhance the character of Noosa Heads. corner in Figure 7.2.5.4 (Noosa Junction The development is not adjacent to a gateway or
Framework and Character plan) or Figure special place or on land identified as a key corner
7.2.5.5 (Hastings Street Framework and in Figure 7.2.5.4 (Noosa Junction Framework and
Character plan): Character plan) or Figure 7.2.5.5 (Hastings Street
(a) incorporates architectural and Framework and Character plan)
landscape treatments which
emphasise the corner location as
shown in Figure AP3-10A and
Figure AP3-10B; and
(b) incorporates building materials
such as varied roof forms,
changes in materials and
variations in projected and
recessed elements and facades.
Page 39
AO3.2 Development adjacent to a primary N/A
streetscape treatment area on Figure
7.2.5.4 (Noosa Junction Framework and
Character plan) or Figure 7.2.5.5 (Hastings
Street Framework and Character plan)
provides streetscape improvements
which are appropriate to the location,
setting and context of the development
and complement existing or proposed
streetscape works in the local area.
AO3.3 Development on Key Development Sites N/A
identified on Figure 7.2.5.4 (Noosa
Junction Framework and Character Plan)
incorporates a high standard of
architectural design and landscape
treatment consistent with the streetscape
character.
Editor’s Note— For further guidance and
context in interpreting the Framework and
Character Plans please refer to PSP7 -
Framework and Character Plans.
PO4 The visual amenity and character AO4 Development adjacent to the major road N/A
surrounding the major road network and network, particularly Sunshine Beach
entrance roads, is protected and Road, Eenie Creek Road, Noosa Drive and The development is not adjacent to the major
enhances the entrances to Noosa Heads. Noosa Parade incorporates landscaping road network, particularly Sunshine Beach Road,
that complements the natural species Eenie Creek Road, Noosa Drive and Noosa
occurring in the local area, protects Parade
existing vegetation within the road reserve
and incorporates design elements that
add visual interest to the streetscape.
PO5 Development retains enhances the AO5 Development retains and enhances Complies
existing mature trees and character existing mature trees and character
Town Planning Report – 1 Naturi St, Noosa Heads
Page 40
vegetation contributing to the vegetated vegetation contributing to the vegetated The development maintains the existing
backdrop, character and habitat values of backdrop, character and habitat values of vegetation on Site.
the local area. the local plan area, including:-
(a) Noosa National Park and Weyba
Creek conservation areas;
(b) the vegetated hills which frame
Noosa Heads, Laguna Bay, Noosa
Inlet and Hastings Street;
(c) the foreshore areas of the Noosa
River, Lake Weyba, Weyba Creek
and their associated riparian
communities;
(d) Noosa Spit/Noosa Woods;
(e) street trees along Hastings
Street;
(f) the vegetated drainage lines
through residential estates; and
(g) other character vegetation where
identified in Figure 7.2.5.4 (Noosa
Junction Framework and
Character plan) or Figure 7.2.5.5
(Hastings Street Framework and
Character plan)
PO6 Development retains significant views and AO6.1 Development does not intrude upon N/A
vistas contributing to the setting and important gateways and sightlines
character of the local plan area. including: The development would not impact any
(a) significant views to the ocean, significant gateways or sight lines.
Noosa River and coastal lowlands
from streets, beaches and other
public places;
(b) the vegetated backdrop of Noosa
Hill as seen from Noosa Main
Town Planning Report – 1 Naturi St, Noosa Heads
Page 41
Beach and the Hastings Street
area;
(c) views from Hastings Street to
Main Beach;
(d) vistas over Laguna Bay and to the
Noosa National Park and the
vegetation stands and hills within
Little Cove;
(e) the scenic view of Noosa National
Park and Weyba Creek from
Cooloola and Weyba Park Estates;
and
(f) vistas across Noosa River from
Noosa Sound.
AO6.2 For Noosa Junction Major Centre and N/A
Hastings Street Visitor Centre, buildings
and structures do not significantly The Site is not located in Noosa Junction Major
interrupt or encroach upon key contextual Centre and Hastings Street Visitor Centre.
views as identified on Figure 7.2.5.4 (Noosa
Junction Framework and Character plan)
and Figure 7.2.5.5 (Hastings Street
Framework and Character plan) and
shown in Figure 7.2.5.7, Figure 7.2.5.8, and
Figure 7.2.5.10.
AO6.3 Buildings and other structures visible from N/A
the beach or public spaces use materials
and finishes that complement the The Site is not visible from the beach or public
beachside character and integrate with spaces.
the surrounding natural landscape and
skyline vegetation.
AO6.4 Views of building or structures from the N/A
beach are framed or filtered through
vegetation. The Site is not visible from the beach.
Town Planning Report – 1 Naturi St, Noosa Heads
Page 42
Editor's note— Refer to Figure AP3- 3A
Built Form and Streetscape
PO7 Buildings, structures and landscaping is AO7.1 Development takes the form of small Complies
integrated with the natural landscape and separate buildings rather than large single
reflect the beachside, riverside or hillside bulky buildings, stepping down slopes The development is a small separate building and
character and setting of the local plan where applicable and not visually a small retaining wall has been utilised to step
area in terms of form, composition and dominating the street, beachfront, down the slope and reduce the buildings impact
protection of neighbourhood amenity. riverfront, adjacent properties, on the streetscape.
surrounding spaces or the existing skyline.
AO7.2 Buildings and structures have a scale and Complies
building height consistent with
development on adjoining and surrounding The home-based business (studio) and carport is
land. considered consistent with the streetscape. It
must be noted that a garage was previously
approved in that location and as such was
considered consistent with the streetscape.
AO7.3 Buildings and structures preserve the Complies
amenity of adjoining land including
sunlight to neighbouring properties. The proposed development for a home-based
business (studio) is in keeping with the locality
and surrounding residential dwellings and would
not adversely impact the amenity of the adjoining
residential dwellings. The business operating
from the Site is Building Inspections Noosa.
Primarily, the business undertakes inspections
off-site, and the only operation undertaken at
Site is the associated reporting. The ancillary
home-office space proposed would facilitate the
operational reporting and storage of files. The
proposed development remains entirely ancillary
Town Planning Report – 1 Naturi St, Noosa Heads
Page 43
to the house and the business is entirely run by
the owner/occupier of the dwelling.
The proposed development would not give rise
to overlooking or privacy impacts nor would it
create inappropriate noise impacts. The height
and location of the buildings would ensure solar
access if maintained for neighbours.
The proposed development would provide
enhanced amenity for the owners/occupiers of
the Site by providing a home office space that
would allow additional workspaces and storage
to support their home business.
AO7.4 Development respects the scale of Complies
surrounding vegetation and maximises the
opportunity for retention of existing The development does not require the removal
vegetation and incorporates soft of significant vegetation and maintains soft
landscaping between buildings. landscaping around the Site.
AO7.5 Buildings and structures: Complies
(a) incorporate articulated roof forms
which are visible from the street; The development provides a more modern roof
(b) incorporate a mix of lightweight typology and a mix of lightweight materials which
and textured external building provides for visual interest. The materials are
materials or materials that reflect considered robust and durable.
the natural environment such as
timber and rock face;
(c) provide variation through
articulation, texture and detailing;
(d) incorporate verandahs, open
balconies or shaded patios for
outdoor living, with open,
Town Planning Report – 1 Naturi St, Noosa Heads
Page 44
transparent or semi-open
balustrades;
(e) use understated colour schemes
and low-reflective roofing and
cladding materials.
Editor's note— Refer to Figure AP3-3A
Centres and Services
PO8 The Noosa Heads local plan area is AO1 No acceptable outcome provided Noted
serviced by the following centres that
provide business, entertainment and
community activities consistent with the
Noosa Shire Centres Hierarchy:
(a) Noosa Junction Major centre;
(b) Quamby Place Neighbourhood
centre; and
(c) Hastings Street Visitor centre.
PO9 Noosa Junction is a major activity centre AO9.1 Development in Noosa Junction is to be N/A
servicing the coastal part of Noosa Shire generally in accordance with Figure 7.2.5.4
providing a wide range of centre activities (Noosa Junction Framework and The development is not located in Noosa
and employment including: Character Plan). Junction.
(a) retail uses of supermarkets and AO9.2 The redevelopment of the former Bowls N/A
specialty retail; site in Noosa Junction includes the
(b) commercial and professional dedication of land zoned Recreation and This application is not for the former Bowls site in
office space; Open Space Zone with a minimum area of Noosa Junction.
(c) creative industries; 1,000m2 to be located generally in
(d) education; accordance with Figure 7.2.5.4 (Noosa
(e) health and wellbeing; Junction Framework and Character Plan).
(f) entertainment activities;
(g) small dwellings in mixed-use
format;
Town Planning Report – 1 Naturi St, Noosa Heads
Page 45
(h) high quality open space and
public realm; and
(i) a transport hub.
PO10 Development reinforces the main street AO10 Development on Sunshine Beach Road N/A
character of Hastings Street, Sunshine between Noosa Drive and Berrima Row,
Beach Road, Arcadia Street and the Arcadia Street, the northern side of The Site is not within this location.
northern side of Lanyana Way with a Lanyana Way and Hastings Street is
pedestrian scale of development and attractive, vibrant and pedestrian friendly.
visual linkages to open space and natural
areas such as Noosa National Park, Noosa Editor's note— Refer to Figure 7.2.5.6 and
Hill and Noosa Main Beach and Pinaroo Figure 7.2.5.9 for character and built form
Park. outcomes for Hastings Street and
Sunshine Beach Road.
PO11 Development in a Centre zone or Tourist AO11 Development: N/A
Accommodation zone in Hastings Street: (a) respects the layout, scale
(a) is sympathetic to the existing (including height and setback) and The development is not located in a Centre or
character, streetscape and built character of development on Tourist Accommodation zone.
form; adjoining sites;
(b) contributes to the variety of low (b) includes detailing and articulation
set and walk up building styles in for horizontal emphasis;
the streetscape; (c) provides a fine scale of built form;
(c) creates vibrant and active streets (d) provides active street frontages
and public spaces; and where identified as primary active
(d) provides integrated and street frontage on Figure 7.2.5.4
functional car parking and access (Noosa Junction Framework and
arrangements that do not Character plan) or Figure 7.2.5.5
dominate the street. (Hastings Street Framework and
Character plan) that incorporate
shopfronts, indoor/outdoor cafes
and restaurants and other
activities that are likely to foster
casual, social and business
interaction for extended periods.
Town Planning Report – 1 Naturi St, Noosa Heads
Page 46
Refer to Figure AP3-8A for design
outcomes for active streetscapes.
(e) has building openings overlooking
the street and addressing key
corners as indicated on Figure
7.2.5.4 (Noosa Junction
Framework and Character plan) or
Figure 7.2.5.5 (Hastings Street
Framework and Character plan)
and Figure AP3-7A; and
(f) includes the provision of
landscaping, shaded seating and
consistent and simple paving
materials on footpaths consistent
with the character of its setting
including where shown as primary
streetscape treatment area on
Figure 7.2.5.4 (Noosa Junction
Framework and Character plan) or
Figure 7.2.5.5 (Hastings Street
Framework and Character plan).
PO12 Development in the Neighbourhood AO12 No acceptable outcome provided N/A
Centre zone at Quamby Place provides
dining options and lower order goods and The development is not located within a
services to support the day-to-day needs Neighbourhood Centre zone.
of residents and visitors.
PO13 Development is high quality, low rise and AO13.1 Pedestrian pathways in and around N/A
pedestrian focussed reinforcing the Hastings Street are maintained for
character of Hastings Street as a principal pedestrians as the priority and business The Site is not located within vicinity of Hastings
focal point for visitors. activities extending to pathways is limited Street.
in extent.
Town Planning Report – 1 Naturi St, Noosa Heads
Page 47
AO13.2 There is no decrease in the amount of N/A
public open space in or around Hastings
Street. The Site is not located within vicinity of Hastings
Street.
AO13.3 Vehicular access to Hastings Street is N/A
gained via Noosa Drive only.
The Site is not located within vicinity of Hastings
Street.
PO14 Development within the Community AO14.1 No acceptable outcome provided N/A
Facilities zone contributes to community
infrastructure, utilities and services. The Site is not located within a Community
Facilities zone.
PO15 Office and retail businesses in Noosa AO15.1 No acceptable outcome provided N/A
Heads are typically of a smaller scale while
large floorplate and land intensive uses The development is not located centre or
including showrooms, bulky goods and services zone.
outdoor sales are more appropriately
located in Noosaville.
Housing Choice
PO16 Residential development within the Major AO16 Residential dwellings within the Major N/A
Centre zone incorporates small dwellings Centre zone:
that provide long term housing for (a) do not exceed a floor area of The development is not located within a Major
employees and students. 100m2; and Centre zone.
(b) are part of a mixed-use
development with non-residential
uses at the ground level.
PO17 Sites currently used or approved for AO17.1 No acceptable outcome provided N/A
residential care facilities continue to
provide such services into the future. The Site is not used or approved for residential
care facilities.
PO18 Development in the Low Density AO18.1 No acceptable outcome provided Complies
Residential zone maintains a high level of
Town Planning Report – 1 Naturi St, Noosa Heads
Page 48
residential amenity for permanent The development provides a greater level of
residents. comfort for the owner/occupiers of the dwelling.
The development supports the existing small
business being run from the Site.
Visitor Facilities
PO19 Development in the Tourist AO19.1 No acceptable outcome provided N/A
Accommodation zone and other resort
complexes provide visitor The Site is not located within a Tourist
accommodation into the future to Accommodation zone nor is it a resort complex.
preserve and support the role of Noosa
Heads as a tourism focus area.
Noosa River
PO20 Commercial development on or adjacent AO1 No acceptable outcome provided. N/A
to the Noosa River:
(a) provides for uses for marine The development is not on nor is it adjacent the
facility purposes only, including Noosa River.
water transport and boat hire;
(b) is compatible with the scenic
values of the waterway;
(c) provides a high level of amenity,
including ensuring low ambient
noise levels;
(d) does not increase the overall
scale and intensity of commercial
operations;
(e) ensures no net increase in gross
floor area of building and
structures;
(f) uses materials, natural finishes
and colours that blend with the
Town Planning Report – 1 Naturi St, Noosa Heads
Page 49
surrounding natural landscape;
and
(g) reflects the character and setting
of the waterfront locality (such as
timber and tin construction with a
traditional pitched roof design).
PO21 Commercial development on and AO21.1 No additional commercial leases are N/A
adjacent to the Noosa River is not created on or adjacent to the Noosa River.
increased or expanded beyond existing The development does not include a commercial
building footprints and structures within lease on or adjacent the Noosa River.
existing lease areas. AO21.2 Development does not increase the overall N/A
building footprint, gross floor area or
height of buildings or structures The development does not increase the overall
associated with commercial jetties. building footprint, gross floor area or height of
buildings or structures associated with
commercial jetties.
PO22 The loading and unloading of passengers AO22.1 No acceptable outcome provided. N/A
and boat docking is confined to the
commercial lease areas of the respective The development does not include a commercial
commercial operation. lease on or adjacent the Noosa River.
Access and Connectivity
PO23 Development integrates with and extends AO23 Development on land including or N/A
the existing street and pathway networks adjoining a key pedestrian/cycle link
including but not limited to those shown on Figure 7.2.5.4 (Noosa Junction The Site is not identified on Figure 7.2.5.4 (Noosa
identified on Figure 7.2.5.4 (Noosa Framework and Character plan) and Figure Junction Framework and Character plan) and
Junction Framework and Character plan) 7.2.5.5 (Hastings Street Framework and Figure 7.2.5.5 (Hastings Street Framework and
and Figure 7.2.5.5 (Hastings Street Character plan) facilitates these Character plan)
Framework and Character plan) such that connections.
connections to and between key local
destinations are provided and reinforced.
PO24 Development of Lot 3 on RP884396, being AO24 A link road is constructed to Council's N/A
the former Noosa Heads bowls club, specifications as part of the first stage of
Town Planning Report – 1 Naturi St, Noosa Heads
Page 50
provides a new road link connecting re-development of Lot 3 RP884396 This development does not include the re-
Noosa Drive near Pinnaroo Park to generally in accordance with Figure 7.2.5.4 development of Lot 3 RP884396.
Lanyana Way to improve local (Noosa Junction Framework and
connectivity. Character Plan) and is dedicated to
Council at no cost.
PO25 Development: AO25 No acceptable outcome provided Complies
(a) avoids the generation of
excessive traffic or amenity The development is ancillary to the existing
impacts on Hastings Street, dwelling house and would not result in an
Noosa Parade or Noosa Drive; increase in traffic on the street network.
(b) avoids through traffic on
residential streets;
(c) maintains Hastings Street as a
narrow traffic way;
(d) minimises the potential for
conflict between pedestrian and
vehicular traffic by consolidating,
rather than increasing vehicular
access points across footpaths;
and
(e) ensures car parking does not
dominate the streetscape.
Environment, natural resources and recreation
PO26 Development has no significant adverse AO26 Connecting Habitat Areas as identified on N/A
impacts on biodiversity, natural Map SFM-4 - Biodiversity (Strategic
vegetation, native fauna habitat, Framework) are protected from The development does not include the removal
landscape quality, water quality or cultural fragmentation and encroachment by of vegetation.
heritage values, including those related development.
to—
(a) changes to natural drainage;
(b) disturbance to any wetland
system;
Town Planning Report – 1 Naturi St, Noosa Heads
Page 51
(c) management of fire risk;
(d) erosion and the transport of
sediments off site;
(e) unmanaged public access;
(f) changes to fauna habitat and
behaviour.
PO27 Development maintains and protects an AO27 Open space corridors identified as N/A
integrated open space network to— Ecological Linkages and Major Recreation
(a) provide passive and active areas on Map SFM-1 - Settlement and Map The development does not include the removal
recreational pursuits; SFM-4 - Biodiversity (Strategic of vegetation.
(b) provide connectivity for Framework) are enhanced and protected
pedestrians and cyclists; from fragmentation and encroachment by
(c) provide habitat connectivity for development.
wildlife and fish passage;
(d) protect watercourses and
drainage lines;
(e) protect vegetation on steep
slopes; and
(f) form a scenic backdrop for
residential development.
Town Planning Report – 1 Naturi St, Noosa Heads
Page 52
APPENDIX 5 - Low Density Residential Zone Code Assessment
Page 53
Performance outcomes Acceptable outcomes Applicant response
Role and Function
PO1 Development provides for low density, AO1 No acceptable outcome provided Compliant
predominantly detached housing on a
range of lot sizes consistent with the The proposed use remains ancillary to the
character of the area, which meets the existing dwelling and would enhance the lives of
needs of current and future resident the owner/occupier.
populations including small households,
older persons, people on low incomes and
people with special mobility needs.
PO2 Land uses are limited to those which are AO2.1 Land uses do not regularly result in more Compliant
compatible with low density living in urban than ten unrelated persons being present
neighbourhoods. on site. The proposed home-based business (studio)
would not result in more than 10 unrelated people
on Site. The home-based business (studio)
would be ancillary to the existing dwelling.
AO2.2 Land uses do not adversely affect the Compliant
amenity of the residential neighbourhood
by the emission of noise, vibration, smell, The proposed home-based business (studio)
fumes, smoke, vapour, steam, soot, ash, would not adversely affect the amenity of
dust, grit, oil, waste water, waste neighbouring uses by emission of noise,
products, or radio or electrical vibration, smell, fumes, smoke, vapour, steam,
interference. soot, ash, dust, grit, oil, waste products, or radio
or electrical interference.
AO2.3 Any business operated on site including Compliant
accommodation is subordinate to the use
of the premises for a domestic residence. The proposed development is a home-based
business (studio) that would support the small
business operating at the Site. The home-based
business (studio) would remain subordinate to
the use of the premises.
PO3 Visitor accommodation is limited to low AO3.1 Home-based businesses allow for up to N/A
density formats compatible with the four short term guests to be
domestic character and use of the area so accommodated within the home of the
host while the host remains in residence,
Page 54
as not to cause unreasonable loss of such as traditional bed and breakfast
residential amenity, having regard to: accommodation.
(a) the privacy of adjoining AO3.2 Short-term accommodation: N/A
properties; (a) does not constitute a party house;
(b) any likely increase in noise to (b) makes available no more than one
adjoining properties; self contained dwelling at any one
(c) the scale of the use and its time;
compatibility with the (c) noise does not unreasonably
surrounding character and uses impact on the residential amenity
within the area; enjoyed by the adjoining or
(d) retention of the primary surrounding properties; and
residential function of an area; (d) makes available no more than five
(e) the impact on the safety and bedrooms.
efficiency of the local road AO3.3 Buildings are designed and orientated so N/A
network; that the majority of outdoor living areas
(f) any impact on shared access or face away from the habitable areas of
uses rights of way; and adjoining dwellings.
(g) waste storage areas are located AO3.4 Waste storage areas are screened and N/A
so they do not significantly located to the rear or side of a building and
impact on the visual amenity of are not located along any frontage to a
the area. public street or space.
PO4 The low density residential zone includes AO4 Dwelling houses and associated domestic N/A
established house blocks in remote, or home-based uses in well-landscaped
secluded areas with little or no urban settings remain the only form of
services or infrastructure. development on small village and
waterfront lots in the Low density
residential zone:
(a) on Noosa North Shore; or
(b) at Lake Cooroibah.
PO5 A secondary dwelling may create AO5.1 No more than one secondary dwelling is N/A
permanent housing for an extended provided on any site regardless of site
family member or other member of the area.
household resident in the dwelling house AO5.2 A secondary dwelling: N/A
while protecting the low density character (a) has a maximum gross floor area of
of the site and the zone. 65m²;
(b) has no more than two bedrooms;
and
Town Planning Report – 1 Naturi St, Noosa Heads
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(c) does not occur on any property
covered by a Building Unit Plan.
PO6 Community residences and rooming AO6.1 Development has the external appearance N/A
accommodation: of a dwelling house occupied by one
(a) are compatible with the look and household.
feel of the surrounding housing; AO6.2 No more than five bedrooms are provided. N/A
(b) do not exceed the anticipated
load on infrastructure;
(c) do not generate vehicular traffic
at a level unreasonable for the
Low Density Residential Zone;
and
(d) do not exceed the anticipated
residential density of the zone.
Built Form
PO7 Building Height AO7.1 Buildings and structures are no more than Compliant
8 metres in building height and do not
Buildings and structures: exceed 2 storeys. The maximum building height of the proposed
(a) are low rise and present a building home-based business (studio) is 4m.
height consistent with structures AO7.2 Where excavation is required, the Compliant
on adjoining and surrounding maximum portion of the exposed external
premises and with the façade of the building cannot exceed 8m The maximum building height of the home-based
predominant character of the in building height. business (studio) is 4m. A small cut means that
area; the home-based business (studio) sits below the
(b) are designed to provide an house and minimises the external façade when
interesting streetscape and viewed from the street.
complement landform changes;
(c) do not visually dominate the
street or surrounding area;
(d) respect the scale of surrounding
vegetation and maintain a
vegetated skyline;
(e) do not unreasonably obscure
views or lead to overshadowing of
neighbouring properties; and
(f) do not exceed two storeys.
Town Planning Report – 1 Naturi St, Noosa Heads
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PO8 Site cover and gross floor area AO8.1 Site cover of all buildings and structures Compliant
on site does not exceed:
Development: (a) for a single storey building – 50%; The Site coverage is less than 50% at ground
(a) is of a scale compatible with (b) for a building of 2 storeys – floor level.
surrounding development and the i. 50% for one of the
particular circumstances of the storeys; and
site; ii. 30% for the other storey;
(b) has a low site impact to maximise or
the opportunity to retain site iii. 40% for both storeys.
characteristics, such as native iv. Editor's note—refer to
vegetation and natural landforms; Figure AP3-9A
(c) allows the opportunity to provide AO8.2 Irrespective of site cover, the total gross N/A
soft landscaping between floor area of combined buildings does not
buildings; exceed 500m2 with the exception of the
(d) does not present an appearance following properties at Park Road Noosa
of bulk to adjacent properties, Heads, where a maximum gross floor area
roads or other areas in the vicinity of 150m2 applies:
of the site. (a) Lot 57 RP230895;
(b) Lot 56 RP230895;
(c) Lot 55 RP52918;
(d) Lot 54 RP52918; and
(e) Lot 3 RP122368.
PO9 Setback AO9.1 Buildings and structures have a setback of Compliant on Merit
6 metres from the road frontage, provided
Buildings and structures are designed and that setback to one frontage may be The encroachment within the front setbacks was
sited to: reduced to 4.5 metres where the lot: approved as part of the application for the
(a) provide a high level of amenity to (a) has frontage to more than one garage and the proposed home-based business
users of the subject site and road; and (studio) maintains the same building footprint on
adjoining premises, including (b) is less than 600m2 in area; or the Site. The carport includes proposed
provision of visual and acoustic (c) is less than 15 metres in width. setbacks consistent with the pre-lodgement
privacy and access to sunlight; discussions.
(b) not unreasonably obstruct views AO9.2 Buildings and structures meet the N/A
or cause overlooking of private following minimum boundary setbacks to
open space or habitable areas of rear boundaries: This application does not seek to alter the rear
adjoining premises; (a) where the lot has an area of at setbacks.
(c) provide adequate distance from least 550m2, rear setbacks
adjoining land uses; comply with either:
Town Planning Report – 1 Naturi St, Noosa Heads
Page 57
(d) preserve existing vegetation that i. 3 metres setback up to 4.5
will help buffer development; metres in height; and 6
(e) allow for space and landscaping metres setback between 4.5
to be provided between buildings metres and 8 metres height;
including adequate area at or
ground level for landscaping with ii. no part of the building
trees, shrubs and outdoor living; protrudes beyond a projection
(f) be consistent with the line that rises from 1.8 metres
predominant character of the above the ground at the
streetscape; and property boundary to a point 8
(g) protect the natural character and metres in height 6 metres in
avoid adverse impacts on from the property boundary,
ecologically important areas such providing that no building or
as national parks, waterways and structure is setback less than
wetlands. 1 metre from the boundary, as
shown in Figure 6.3.1.4
(b) where the lot area is less than
550m2 the rear boundary setback
is per other boundaries as
addressed in AO9.3 below;
(c) where the rear boundary of a lot
adjoins a reserve, public open
space or access easement the
rear boundary setback may be as
for other boundaries as addressed
in AO9.3 below.
Editor’s Note—Where the property is a
corner lot with two road frontages, there is
no “rear boundary” and both common
property boundaries are considered as
other boundaries as addressed in AO9.3.
AO9.3 Buildings and structures meet the Compliant
following minimum setbacks to
boundaries other than road frontages and The side setback is compliant.
rear boundaries:
(a) 1.5 metre setback up to 4.5 metres
height;
Town Planning Report – 1 Naturi St, Noosa Heads
Page 58
(b) 2 metres setback between 4.5
metres and 7.5 metres height; and
(c) 2.5 metres if above 7.5 metres
height.
AO9.4 Notwithstanding the provisions of AO9.2 Compliant
and AO9.3, a lesser building setback to:
(a) side and rear boundaries may The proposed development does not seek a
apply for the following provided dispensation to the side or rear setbacks.
they comply with the Queensland
Development Code:
i. open carport;
ii. swimming pool, garage/shed;
and
iii. rainwater tank, retaining walls,
screens and fences not
exceeding 2 metres in height;
and
(b) front boundaries may apply for the
following provided they comply
with the Queensland
Development Code:
swimming pool less than 1m above ground
level; or decks or balconies less than 1m
above ground level.
AO9.5 Buildings and structures on premises with N/A
frontage to the Noosa River system are
setback not less than 10 metres from the
mean high water spring as shown in Figure
AP3-15A
Alternative provision to the QDC
PO10 Setback to a watercourse in the Noosa AO10 For premises adjoining a watercourse N/A
Waters estate, Noosaville within the Noosa Waters estate no
building work, filling or excavation works
Land adjoining the revetment wall and for occurs within 4.5 metres from the centre
a width of 4.5 metres serves flood line of the top of the concrete revetment
detention and amenity functions, free of wall.
structures and impervious surfaces.
Town Planning Report – 1 Naturi St, Noosa Heads
Page 59
Editor's note—refer to Figure 6.3.1.5
Alternative provision to the QDC
PO11 The flood detention and amenity AO11.1 A minimum of 25% of the area within 4.5 N/A
functions of the area adjoining the Noosa metres of the revetment wall is gardens
Waters revetment wall are retained and planted with shrubs and small trees with a
enhanced by ensuring: mature height of 3 metres or less.
(a) works do not protrude through a AO11.2 The ground surface within the first metre N/A
batter line of 1:4.5 measured from of the revetment wall—
the centre line of the revetment (a) is grass or ground cover; and
wall; (b) does not include shrubs.
(b) there is no additional load placed AO11.3 Side boundary fences within 4.5 metres of N/A
on the revetment wall; the revetment wall taper down to a
(c) works do not pose a risk to the maximum height of 1.2 metres at the
membrane adjoining the revetment wall and no more than 1.5
revetment wall; metres at a distance of 2.25 metres from
(d) the watercourse and surrounding the revetment wall.
land uses are not adversely AO11.4 No shore side anchor points are within 4.5 N/A
affected by development metres of the revetment wall.
(building works, filling or
excavation) ensuring:
i. the area is predominantly
soft landscaping;
ii. a maximum of 25% of the
area is impervious;
iii. dominant impervious areas
and masonry retaining walls
are avoided;
iv. retaining structures and the
like are light weight, low rise
and screened by landscaping;
v. natural materials such as
timber or rock are used rather
than manufactured materials;
vi. the acoustic privacy and
access to sunlight of
surrounding development is
protected;
Town Planning Report – 1 Naturi St, Noosa Heads
Page 60
vii. views are not impeded; and
viii. shore side anchor points are
avoided.
Design
PO12 Streetscape and presentation AO12.1 Buildings are orientated towards the Compliant
street by having the main entrance easily
(a) Buildings and structures are recognisable from the street and including The development is orientated to the street and
designed to: two or more of the following design still maintains views to the front door.
(b) address the street and contribute elements in the front facade:
positively to the streetscape (a) verandahs;
character; (b) porches;
(c) avoid large continuous wall (c) external stairs;
planes and bulky elevations or (d) awning or shade structures; or
boxy profiles; (e) window openings.
(d) maintain a domestic appearance AO12.2 No wall greater than 5 metres in height has Compliant
consistent with detached a length greater than 20 metres.
dwelling houses. No wall of the development is greater than 5m.
AO12.3 Where buildings are raised on posts or N/A
stumps with a suspended floor, the
distance between the ground and the
lowest part of the floor of the building
does not exceed 3 metres.
Editor's note—refer to figure 6.9.1B
AO12.4 Development visible from the street Compliant
includes no more than:
(a) one letter box; The alterations to facilitate the home-based
(b) one electricity meter box; business (studio) and carport are ancillary to the
(c) three wheelie bins; and existing dwelling and would not include any
(d) three garage doors. additional mailboxes, electricity meter box and
garage doors.
AO12.5 Any shipping containers, railway carriages N/A
or similar are placed behind a dwelling
house and not visible from the street.
PO13 Garages and carports are designed and AO13.1 No more than three garage doors, having a N/A
sited to visually integrate with the dwelling combined total width not exceeding 7.2
and avoid dominating the street by: metres present to the street front.
Town Planning Report – 1 Naturi St, Noosa Heads
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(a) minimising the width of the AO13.2 Double width garages do not occur on any N/A
garaging structure; lot less than 10 metres wide.
(b) minimising projection of the AO13.3 On a lot less than 12.5 metres wide double N/A
structure forward of the main garages are permitted only where:
face of the dwelling; and (a) the lot is at least 10 metres wide;
(c) ensuring the pedestrian entrance (b) the building is more than one
/ front door is visible from the storey in height; and
front property boundary. (c) the total width of the garage does
not exceed 60% of the width of
the lot.
AO13.4 On lots with a width of at least 12.5 metres N/A
but not exceeding 14 metres the total
width of the garage does not exceed 50%
of the width of the lot and garage doors do
not exceed a total width of 6 metres.
AO13.5 On lots with a width of more than 14.0 N/A
metres, garage doors within 10 metres of
the front boundary do not present a
combined width of more than 6.7 metres
or 40% of the lot width whichever is the
lesser.
Editor’s Note— The lot width would be
measured at the frontage unless the lot
was irregular in shape being for example
on a bend or at the head of a cul-de-sac, in
which case it would be the width of the lot
in line with the front of the garage.
PO14 Basements (including the entry points to AO14 Basements: N/A
them): (a) are limited to one access a
(a) do not dominate the street or maximum of 6 metres wide; and
building design; (b) do not encroach into boundary
(b) visually integrates with the setback areas.
residential building; and
(c) do not present as a storey to the Editor's note—refer to figure 6.9.2
street.
PO15 Hardstanding driveways and manoeuvring AO15 Driveways have a maximum width of 6 N/A
areas are designed so as not to dominate metres within the property and only one
Town Planning Report – 1 Naturi St, Noosa Heads
Page 62
the streetscape nor adversely impact on footpath crossing is provided per property
the low density residential amenity. as part of the driveway.
PO16 Roof Design AO16.1 With the exception of the reuse or N/A
renovation of an existing building which
Roof designs: does not comply, in areas other than the
(a) contribute positively to the Coastal Communities and Noosa Heads
character of the streetscape; local plan areas:
(b) incorporate eaves and roof (a) the main roof of buildings has a
overhangs; pitch no less than 5 degrees; and
(c) avoid boxy elevations on the front (b) eaves apply to at least 75% of the
facade of the building; perimeter of the roof.
(d) do not present an appearance of
excessive bulk to the street or Editor’s Note — 450 millimetre eaves will
neighbouring properties; achieve AO16.1(b) provided a 150 millimetre
(e) do not create opportunities for gutter is used.
residents or building users to AO16.2 The total width of any parapet wall does N/A
overlook the private open space not exceed 50% of the width of the front
or view into habitable windows or facade of a building.
doors of neighbouring properties. AO16.3 Development does not include rooftop N/A
terraces.
Safety and Amenity
PO17 Development is designed to maintain the AO17.1 Boundary fences and walls are designed to Compliant on Merit
safety and security of persons on the allow for casual surveillance from the
premises and nearby premises and to property to the street and any adjoining The main living area for the dwelling is located at
avoid significant adverse changes to the public spaces. first floor and looks to the Street. The entrance
solar access, air quality, noise, gate has been designed to be visually permeable.
accessibility or other conditions enjoyed Editors note- Casual surveillance can be The remainder of the fence is located behind the
by users of associated, adjoining or achieved by using open construction existing vegetation. It must be noted that there is
nearby premises. where no more than 50% of the fence or no pathway within the verge and as such, the
wall is solid and can't be seen through. Naturi St is not heavily frequented by pedestrian
travellers. Notwithstanding, the main living area
and verandah is capable of overlooking the road
reserve and provides casual surveillance to the
street.
AO17.2 Landscaping, fences or other works on Compliant
property boundaries or road reserves do
Town Planning Report – 1 Naturi St, Noosa Heads
Page 63
not create impediments for pedestrian or The works proposed within proximity of the
cyclist use of the footpath. boundary would not cause any impediments for
pedestrians or cyclists.
AO17.3 No more than one heavy vehicle (or N/A
combination of heavy vehicles) of more
than 4.5 tonnes, or with a total length in
excess of 7.5 metres is parked on the
property overnight.
AO17.4 No flood lighting is used on site and the N/A
vertical illumination resulting from direct,
reflected or other incidental external
lighting emanating from the site does not
exceed 8 lux when measured at any point
1.5 metre outside the boundary and at any
level from ground level upward.
PO18 Sports Courts AO18.1 A 1.5 metre landscaped buffer separates N/A
any private tennis court, half court or
Lighting and noise associated with sports court from side property
outdoor tennis courts, half courts or boundaries where adjoining land in a
sports courts do not have an adverse residential zone or in the Rural Residential
impact upon the amenity enjoyed by zone.
occupants of adjoining or nearby AO18.2 Courts are fenced to a height of— N/A
premises nor cause unreasonable 3.6 metres for a full sized court; or
disturbance to local fauna. 2.4 metres for a half court.
AO18.3 Courts are not lit. N/A
AO18.4 For lit courts: N/A
(a) lighting structures are not more
than 8 metres in height and set
back at least 2 metres from any
property boundary;
(b) the court is located at least 60
metres from the external wall of
an existing or approved residential
dwelling on an adjacent or nearby
lot (as measured from the centre
line of the court);
(c) the vertical illumination resulting
from direct, reflected or other
Town Planning Report – 1 Naturi St, Noosa Heads
Page 64
incidental lighting emanating from
the site does not exceed 8 lux
when measured at any point 1.5
metres outside the boundary and
at any level from ground level
upward; and
(d) lighting is hooded or baffled to
direct lighting downward or is of a
type that gives no upward
component of light when
mounted horizontally.
PO19 Development: AO19.1 For landscape amenity reasons, cut or fill Compliant.
(a) has minimal impact on the natural is less than 1.5 metres in depth relative to
landform and landscape of the the ground level. The cut is less than 1.5m.
site; AO19.2 Development does not result in sediment Compliant.
(b) does not lead to erosion or the or other material including building
transport of sediments off site; materials or waste products being No sediment erosion control issues resulted
and deposited or released into the road from the construction of the home-based
(c) does not lead to the disturbance reserve, stormwater drain or adjacent business (studio).
of natural features, buildings or properties.
structures of cultural heritage AO19.3 Development on a site adjoining a local Compliant.
significance. heritage place respects the cultural
heritage significance of the place by The Site does not adjoin a local heritage place.
mitigating any adverse impacts on the
setting or integrity of the heritage values.
Editor’s Note—Local heritage places are
identified on the Heritage and Character
Area Overlay Maps in Schedule 2.
PO20 Development on sloping sites: AO20.1 To protect scenic amenity and other Compliant.
(a) is visually responsive to the landscape qualities:
natural topography and sits within (a) buildings and structures are not The Site does not contain a slope greater than
the landscape rather than constructed on land with a slope 33%.
dominating it; greater than 33%; and
(b) steps down slopes or uses (b) buildings and structures are only
suspended floor construction, constructed on steep slopes if:
Town Planning Report – 1 Naturi St, Noosa Heads
Page 65
minimising cut or fill and avoiding i. there are no other suitable
benching of the site; building sites on the property;
(c) retains natural vegetation that and
assists in screening or visually ii. construction utilises
softening development; and suspended floors or pole
(d) uses materials, finishes and footings rather than slab on
colours that complement the ground construction.
natural setting and integrate with A20.2 On sloping sites or on ridgelines at the Compliant.
the landscape and skyline. uppermost edge of a hill slope:
(a) roof lines are generally parallel The Site is not a sloping Site.
with contours of the land;
(b) roofs do not exceed a pitch of 15
degrees;
(c) buildings do not protrude above
the height of prevailing
vegetation; and
(d) undercroft areas exceeding 1.5
metres in height are screened
with landscaping or battens.
Editor's note—refer to Figure AP3-3B
AO20.3 On sloping sites slab on ground Compliant.
construction is avoided to minimise
building bulk and benching of the site. The Site is not a sloping Site.
Split-level buildings with small floorplates
are used as an alternative. Post and beam
construction or suspended floor or pole
footings may be appropriate.
Editor's note—refer to Figure 6.9.1A and
Figure 6.9.1B
A20.4 Buildings: Compliant.
(a) are constructed in lightweight
materials such as timber or board, The Site is not a sloping Site.
stainless steel, glass and
corrugated iron;
(b) are finished with exterior colours
of moderate to darker shades of
Town Planning Report – 1 Naturi St, Noosa Heads
Page 66
olive green, brown, green, blue,
charcoal or wood stains that blend
with the colour and hues of the
surrounding vegetation and
landscape;
(c) avoid large expanses of solid
colours or reflective surfaces.
Earthworks and Drainage
PO21 Filling and excavation for operational AO21 Filling and excavation for operation works Compliant.
works do not directly, indirectly or are designed and constructed to ensure
cumulatively cause adverse impacts overland flow and/or flooding is not The proposed home-based business (studio)
external to the development site by: worsened, impeded, or otherwise diverted was designed to ensure it did not affect overland
(a) causing ponding of water on the to adversely affect other properties or flow and did not worsen the impacts of flooding.
site or nearby land; downstream environments.
(b) increasing flooding, which
adversely affects the safety or
use of any land upstream or
downstream; or
(c) adversely affecting the flow of
water in any overland flow path.
Town Planning Report – 1 Naturi St, Noosa Heads
Page 67
APPENDIX 6 - Home-Based Business Code Assessment
Page 68
Performance outcomes Acceptable outcomes Applicant response
Criteria for Assessment
PO1 Home-based business is located where it AO1 Where employees, clients, customers or Compliant.
does not impact on the residential guests regularly attend the site the Home-
amenity enjoyed by users of adjacent based business does not occur in The home-based business (studio) would serve
premises attached or semi-attached housing styles the existing owner/occupier on the Site and
or on premises covered by Building Unit clients, customers or guests would not regularly
Plans. attend the Site.
PO2 Development occurs on a site with AO2 Where located in the Low density Compliant.
adequate area for the proposed use, residential zone or Medium density
including client and guest parking without residential zone, if employees, customers, The Site has an area of 665m².
adverse impact on neighbouring clients or guests attend the site, the site
properties. has a minimum area of 550m2.
PO3 The home-based business is ancillary to AO3.1 The home-based business is operated by a Compliant.
the residential use of the dwelling. resident (or residents) of the dwelling.
The home based business is operated by the
owner/occupier of the Site.
AO3.2 The home-based business occupies no Compliant.
more than 40% of the dwelling.
The proposed home-based business (studio)
comprises 46.2m². The home based business is
not proposed to occupy any of the main dwelling.
PO4 Accommodation AO4.1 Guests have only limited facilities for N/A
preparing food and beverages and no
For home hosted accommodation laundry.
including bed and breakfast:
(a) guests are accommodated for a Editor’s note - for the purposes of home
short-term stay and the dwelling hosted accommodation guests may have
is not the usual residence of the access to a small area with a kettle,
guests; and toaster and bar fridge to prepare hot
(b) guest accommodation is not self- beverages, light snack or continental
contained. breakfast but not a kitchen.
PO5 Scale AO5.1 Development is conducted: Compliant.
(a) within a dwelling; or
The home-based business is an (b) within another enclosed structure
inconspicuous component of the primary on the site of a dwelling house.
Page 69
use of the dwelling as a permanent The home-based business (studio) is within an
residence. enclosed structure on the Site of the dwelling
house.
AO5.2 The home-based business does not Compliant.
occupy an area greater than:
(a) in the Rural Residential Zone— The home-based business (studio) is 46.2m².
150m2;
(b) in the Rural Zone 1% of the site
area or 300m² whichever is lesser
(c) otherwise— 50m2.
AO5.3 For home hosted accommodation, N/A
including bed and breakfast
accommodation the number of guests
does not exceed:
(a) in the Rural Zone and the Rural
Residential Zone— six guests
accommodated in up to three
guest bedrooms;
(b) otherwise— four guests
accommodated in up to two guest
bedrooms.
AO5.4 Where the business involves classes of N/A
more than four people:
(a) no more than four classes are held
per week; and
(b) no more than 10 people attend a
class.
AO5.5 Outside the circumstances of AO5.3 and Compliant.
AO5.4 above, the maximum number of
persons on site for business purposes, The business would not have greater than 6
including the resident operator(s) is: persons working from the Site at any given time.
(a) in the Rural Zone or Rural
Residential Zone— six persons;
(b) otherwise— four persons
AO5.6 Commercial deliveries, collections or Compliant.
passenger transfers, are limited to a
vehicle no bigger than a courier van or No commercial deliveries are required.
Town Planning Report – 1 Naturi St, Noosa Heads
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minivan and no more than two deliveries or
collections per day.
PO6 Retail Uses AO6.1 With the exception of mail order or N/A
internet sales, only goods that are grown
The home-based business does not or manufactured on site are available for
constitute a shop. retail sale.
or
AO6.2 The sale of goods not manufactured on N/A
site is ancillary to the service provided by
the home-based business.
Editor’s Note— As examples, it would be
reasonable for a hairdresser to sell hair
care products as a complementary service
to clients, a naturopath to sell
homoeopathic remedies to patients or an
art teacher to sell art supplies to students.
AO6.3 Where goods are offered for sale from the N/A
premises, the display of such goods:
(a) does not occur outside of a
building;
(b) is not visible from the street or
another public place; and
(c) does not occupy more than 16m2
of floor space.
Safety and Amenity
PO7 Privacy AO7 Where employees, customers, clients or Compliant.
guests attend the site, the entrance to the
The business operation does not disrupt business is visible and easily accessible The home-based business (studio) would not
the privacy of neighbours from the car parking areas so as to cause result in any adverse amenity impacts for
minimal disturbance to adjoining neighbouring properties.
premises.
PO8 Hours of operation AO8 The business does not generate any noise Compliant.
audible beyond the property boundaries
The hours of operation for the home- outside the hours of 8.00am to 5.00pm,
based business are controlled so that the Monday to Friday excluding public holidays
Town Planning Report – 1 Naturi St, Noosa Heads
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use does not adversely impact the (this includes noise generated by traffic or No noise would be generated from the home-
amenity of neighbours. deliveries). based business (studio) outside of the hours of
8.00am to 5.00pm.
PO9 Safety and Environmental Nuisance AO9.1 The home-based business does not Compliant.
include an operation that would otherwise
The nature and operation of the home- be defined as medium impact industry or The proposed development would not result in a
based business does not result in noise, high impact industry. home based business that would be defined as
vibration, odour, dust, other air pollutants, medium impact industry or high impact industry.
light, glare or radio or electrical emissions AO9.2 On properties less than 4 hectares in area Compliant.
that can be experienced outside the the home-based business does not
subject property. include an operation that would otherwise The proposed home-based business would not
be defined as low impact industry. be defined as low impact industry.
AO9.3 The home-based business does not Compliant.
produce noise which exceeds the
background noise level plus 5 dB(A) at the The proposed home-based business (studio)
site boundaries. would not result in noise greater than 5dB(A) at
the boundary.
AO9.4 The home-based business does not Compliant.
produce any dust, fumes, smoke or odour
emissions discernible beyond the site The home-based business (studio) does not
boundaries. produce any dust, fumes, smoke or odour
emissions discernible beyond the boundary.
AO9.5 Noise generating machinery or mechanical Compliant.
plant used for the home-based business is
enclosed within a building and not located The home-based business (studio) does not
within 100 metres of a sensitive land use comprise noise generating machinery.
including a dwelling house on an adjoining
property.
PO10 The home-based business is operated in a AO10.1 Quantities of chemicals, gases or other Compliant.
manner that does not pose an hazardous materials do not exceed the
unacceptable health or safety risk to limits reasonably associated with a Quantities of chemicals, gases or other
operators, employees, clients, residential use. hazardous materials do not exceed the limits
neighbouring residents or the general reasonably associated with a residential use.
public. AO10.2 Storage of flammable and combustible Compliant.
liquids complies with the storage
provisions in Section 2 of Australian The storage of flammable and combustible
Standards AS1940 - The Storage and liquids would be commensurate with that of a
standard residential dwelling.
Town Planning Report – 1 Naturi St, Noosa Heads
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Handling of Flammable and Combustible
Liquids.
Editor’s Note— Businesses should comply
with any industry regulations and codes of
practice. Some businesses, for instance
those involving preparation of food for
public consumption or penetration of the
skin, will need to be licenced.
PO11 Traffic AO11.1 Operation of the home-based business Compliant.
including parking and commercial
The home-based business does not: deliveries is undertaken within the site No commercial deliveries are required, and
(a) impact on the safety and amenity boundaries. parking will be within the Site boundaries.
of the road network in the AO11.2 Where the site gains access from an N/A
immediate area; or arterial road, distributor road or collector
(b) generate traffic impacts greater road, vehicle manoeuvring areas are
than that which might reasonably provided in accordance with the current
be expected in the residential, Australian Standards for off-street car
rural residential or rural setting of parking so vehicles enter and leave the site
the site. in a forward gear.
AO11.3 Where located in a residential zone and Compliant.
gaining access to a local road, the
business does not involve heavy vehicles. The business does not involve heavy vehicles.
AO11.4 The use: Compliant.
(a) is directly accessible from a
sealed road or a good standard The use is directly accessible from a sealed road.
graveled road; and
(b) does not gain direct access from a
road with a legal speed limit of 90
kilometres per hour or above.
Editor’s Note—The road hierarchy is shown
in the Regional Infrastructure Overlay Map.
Proponents can enquire with Council as to
the level of any particular road.
PO12 Vehicle parking AO12 Parking is provided in accordance with Compliant.
Table 9.4.2.4 of the Driveways and Parking
Code
Town Planning Report – 1 Naturi St, Noosa Heads
Page 73
Adequate off-street vehicle parking is The Site can provide 4 car parking spaces as
provided for the users of the home-based required.
business without causing adverse impact
to the residents of adjoining properties.
PO13 Services AO13 Development— Compliant.
(a) has a source of power which does
The home-based business generates no not exceed a total connected load The proposed home-based business (studio)
greater load upon utilities servicing the of 2.0kW; would not result in significantly greater load on
site than would reasonably arise from a (b) places a demand on any resources. The building remains ancillary to the
residential use on the site. reticulated water supply of not existing dwelling.
more than 3 litres per day per
square metre of the floor area
related to the business and does
not decrease head (pressure) to
less than fire-fighting standard;
(c) where in areas not serviced by
reticulated water and/or
sewerage, does not impose any
additional loadings than provided
for by existing on-site water
supplies and household
wastewater treatment and
disposal systems;
(d) does not involve the discharge of
trade waste to the reticulated
sewerage service or stormwater;
and
(e) does not place demand on
reticulated sewerage services
beyond which could be
anticipated by a dwelling house.
PO14 Bushfire Hazard Management AO14 Within a bushfire hazard area where there N/A
is no reticulated water supply, the
Where located in a Bushfire Hazard Area premises has:
as shown on the Bushfire Hazard Overlay (a) an accessible dam, swimming
Map in Schedule 2 and not in a water pool or water tank available for
service area, an adequate, reliable, safely firefighting purposes with an
located and freely accessible water supply
Town Planning Report – 1 Naturi St, Noosa Heads
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is provided for fire fighting purposes, onsite water volume of not less
which is in addition to day to day water than 5,000 litres; and
supply (b) a water supply outlet pipe 50
millimetres in diameter and fitted
with a standard fire brigade fitting
connected to the water supply
(other than where the water
supply is in a swimming pool or
dam).
Editor’s Note — Water supply capacity for
firefighting purposes is in addition to water
supply capacity for household use.
PO15 Flood Hazard AO15.1 The finished floor level of habitable rooms N/A
is at least 300 millimetres above the
Where located in the Flood Hazard Area as Defined flood event (DFE).
shown on Flood Hazard Overlay Map in
Schedule 2 the development is designed OR
and sited to ensure risk to people and AO15.2 Where the DFE has not been modelled for N/A
property from flooding is avoided or the area, the finished floor level of
minimised. habitable rooms is at least 500 millimetres
above the highest recorded flood.
Editor's note—The QDC mandatory
provisions MP3.5 also apply to the
construction of buildings in flood hazard
areas.
PO16 Landslide Hazard Area AO16.1 Development, including associated N/A
access, is not located on land identified as
Development maintains the safety of a landslide hazard area on a Landslide
people, property and hazardous materials Hazard Overlay Map.
stored in bulk from the risk of landslide. AO16.2 Development, including associated N/A
access, is located outside moderate, high
and very high landslide hazard areas and
areas with 15% slope or greater, as
determined by a site-specific slope-
analysis.
Town Planning Report – 1 Naturi St, Noosa Heads
Page 75
Editor's Note—A site- specific
geotechnical assessment may be used to
demonstrate that although the proposed
development is shown on the Landslide
Hazard Overlay as being in the moderate,
high or very high landslide hazard area, the
landslide risk is low or very low
AO16.3 A site-specific geotechnical assessment N/A
is prepared by a registered professional
engineer to certify that:
(a) the stability of the site, including
associated buildings and
infrastructure, will be maintained
and operational for the life of the
development;
(b) the site is not subject to the risk of
landslide activity originating from
other land, including land above
the site; and
(c) development of the site will not
increase the risk of landslide
activity on other land.
Editor's Note— PSP8 Natural Hazards
provides further guidance on assessing
landslide hazard.
AO16.4 Any specific measures identified in a site N/A
specific geotechnical assessment for
stabilising the site or development are to
be fully implemented.
Town Planning Report – 1 Naturi St, Noosa Heads
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APPENDIX 7 - Low Density Housing Code Assessment
Page 77
Performance outcomes Acceptable outcomes Applicant response
Location
PO1 Dwelling houses, rooming AO1.1 Dwelling houses (including secondary Compliant.
accommodation, community residences dwellings) and community residences are
and short-term accommodation (for anticipated in the Low density residential The development is ancillary to the existing
holiday homes) are located where they: zone, Rural residential zone and Rural dwelling.
(a) provide a high level of comfort zone.
and amenity for occupants; AO1.2 Rooming accommodation provides N/A
(b) maintain amenity and privacy of housing choice within urban boundaries.
neighbouring premises;
(c) are compatible with the character
and streetscape of the local area;
and
(d) do not occupy land intended for
higher density living.
Effects of Use
PO2 Removal Homes AO2.1 Any part of a removal home that is N/A
affected by termite attack, borers, dry rot
A removal home— or severe weathering or is damaged as a
(a) does not have an adverse impact consequence of relocation, is repaired or
on the amenity of the premises or replaced using new or sound second-hand
surrounding premises; and materials.
(b) maintains the safety of people AO2.2 Where located within the urban boundary, N/A
and property. external surfaces of the building are
cleaned and painted.
Editor’s Note— the urban boundary is
indicated on the zone maps contained
within Schedule 2.
Editor’s Note— applicants will be required
to pay a performance bond to Council
before final building approval is granted.
The bond is held by Council until all
external building works are completed to a
Page 78
satisfactory level, usually within a 12 to 24
month time frame.
PO3 Housing Choice AO3 A secondary dwelling: N/A
(a) has a maximum gross floor area of
A secondary dwelling: 65m²;
(a) forms part of a dwelling house (b) has no more than 2 bedrooms;
and is not subdivided from the (c) is not used for short term
balance of the dwelling house; accommodation or home hosted
(b) contributes to housing choice for accommodation;
permanent residents; (d) does not occur on any property
(c) protects the low density covered by a Building Unit Plan;
residential, rural residential or and
rural character of the zone; (e) does not occur on a property that
(d) does not occur on a property already contains a dual occupancy
covered by a Building Unit Plan or or secondary dwelling.
any property already containing
more than one dwelling;
(e) is accompanied by sufficient car
parking.
PO4 Rooming accommodation is located on a AO4 Rooming accommodation provides N/A
site with convenient access to housing choice within urban boundaries is
employment or education as well as limited to sites within:
goods and services including public (a) 1,500 metres walking distance, via
transport. a sealed pathway, of land within
the Major centre zone, District
centre zone or 800 metres of land
within the Neighbourhood centre
zone; or
(b) 800 metres walking distance, via a
sealed pathway of a pedestrian
access point of a hospital or
tertiary education establishment;
or
(c) 400 metres walking distance, via a
sealed pathway, of a Translink bus
stop.
Building Design and Services
Town Planning Report – 1 Naturi St, Noosa Heads
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PO5 Service and utilities AO5.1 If located within the urban boundary, the Compliant.
dwelling is connected to reticulated water
Development is provided with: supply, sewerage, stormwater drainage The home-based business (studio) has been
(a) a level of infrastructure and and telecommunications infrastructure connected to necessary services including
services that is appropriate to its networks (where available to the lot). reticulated water and sewerage.
setting and sufficient for the
intended use; Editor’s Note—the urban boundary is
(b) an effluent treatment and indicated on the zone maps contained
disposal system that does not within Schedule 2.
have an adverse effect on AO5.2 Where there is no reticulated water supply, Compliant.
ecologically important areas or the premises is serviced with a rainwater
water quality; and tank with the following minimum water The home-based business (studio) is connected
(c) adequate onsite water storage to supply capacity: to reticulated water.
support the efficient use of water (a) for dwellings with no more than 3
and is adequate for everyday use bedrooms – 45,000 litres; or
of the occupants. (b) for dwellings of more than 3
bedrooms or where including a
secondary dwelling on the same
premises – 60,000 litres.
AO5.3 If located on a lot where reticulated Compliant.
sewerage is not available to the lot, the
dwelling is connected to an on-site The Site is connected to sewerage.
effluent treatment and disposal system.
PO6 Landscaping AO6 Soft landscaping is provided and retained Compliant.
to a minimum of 20% of the site area.
Buildings and structures allow for The Site is covered by a minimum 20% soft
sufficient space for outdoor activities, landscaping.
garden areas and screening to
surrounding land uses.
PO7 Car Parking AO7 Car parking is provided in accordance with Compliant.
Table 9.4.1.4 of the Driveways and parking
Sufficient car parking is provided to code. The Site is capable of providing for 3 car parking
accommodate the number of vehicles spaces.
likely to use the site.
PO8 Access Design AO8.1 Driveways and crossovers are designed to N/A
comply with Council's standard drawings
The design, management and RS-049, RS-050, RS-056 and addendum No amendments are proposed to the existing
maintenance of the access facilitates: as applicable. driveway.
Town Planning Report – 1 Naturi St, Noosa Heads
Page 80
(a) safe and convenient use for AO8.2 Where a footpath exists, the driveway N/A
vehicles, pedestrians and meets the road reserve at the level of the
cyclists; existing footpath. No amendments are proposed to the existing
(b) vehicles negotiating without driveway.
contacting the driveway or AO8.3 Driveways within the property: N/A
crossover surface; and (a) have a maximum gradient of 20%
(c) stormwater disposal without any and vertical curves to ensure no No amendments are proposed to the existing
negative impacts on the scraping for a standard vehicle; or driveway.
surrounding area. (b) have a maximum gradient of 25%
provided–
i. the length of the driveway
steeper than 20% does not
exceed 6 metres; and
ii. there is a change in gradient
not less than 2 metres in
length and not greater than
12:5% at the ends of the 25%
section of the driveway.
PO9 The driveway and crossover design avoids AO9 The driveway and crossover is designed N/A
using structures within the road reserve. without significant alteration to the
existing road reserve whereby the finished No amendments are proposed to the existing
surface level of the driveway is consistent driveway.
in height with the existing height of the
road reserve.
Editor’s Note—Should the design not
comply with the standard drawings,
including any cut or fill within the road
reserve, an operational works application
to Council for a non-standard driveway is
required.
PO10 Materials AO10 No pavers or permeable pavement N/A
systems are used within the road reserve.
Driveways and crossovers are to be able No amendments are proposed to the existing
to withstand loadings from vehicles and Editor’s Note—Examples of the types of driveway.
the use of pavers is avoided. pavers to avoid include clay, concrete and
permeable pavement products.
Town Planning Report – 1 Naturi St, Noosa Heads
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PO11 Surface water AO11 Driveways have a minimum grade of 1% N/A
away from any adjoining buildings and are
Driveways are designed to: formed to drain to landscaped areas. No amendments are proposed to the existing
(a) prevent water from ponding or driveway.
entering buildings;
(b) provide an opportunity for
filtering of stormwater prior to it
leaving the site; and
(c) not reduce the stormwater
carrying capacity of roadways.
PO12 Protection of infrastructure AO12 Driveways are located not less than 1.0 N/A
metre from stormwater infrastructure.
Driveways do not damage or interfere with No amendments are proposed to the existing
the location, function of, or access to Editor’s Note—If the driveway covers or is driveway.
Council infrastructure. within 1.0 metre of stormwater
infrastructure, an operational works
application to Council for a non-standard
driveway is required.
PO13 Streetscape and effect on traffic network AO13.1 Areas adjoining driveways disturbed as a N/A
result of the driveway construction are
The visual impact of driveways on the grassed or planted to minimise visual No amendments are proposed to the existing
streetscape and surrounding area is impact and stabilise the soil. driveway.
minimised and significant adverse AO13.2 Vehicular access avoids disturbance to N/A
impacts on the traffic network are the tree protection zone of trees on public
avoided. land. No amendments are proposed to the existing
driveway.
PO14 Driveway location AO14.1 Only one driveway and crossover is N/A
provided.
Driveways and crossovers are located so No amendments are proposed to the existing
they do not impede the safe and efficient driveway.
use of the road network. AO14.2 Where the premises has frontage to more N/A
than one formed and sealed road and the
roads have differing orders in the Road No amendments are proposed to the existing
Hierarchy, the driveway and cross-over is driveway.
provided on the frontage with the lower
order.
Town Planning Report – 1 Naturi St, Noosa Heads
Page 82
AO14.3 For corner lots, driveways and crossovers N/A
are located in accordance with Council's
standard drawings. No amendments are proposed to the existing
driveway.
AO14.4 If in the Rural zone or Rural Residential N/A
zone, the driveway and cross-over is
located to provide minimum safe sight
distances in accordance with Austroads.
Editor's Note - An operational works
application is required for a second
driveway.
PO15 Bushfire hazard management AO15 Within a bushfire hazard area where there N/A
is no reticulated water supply, the
Where located in a Bushfire Hazard Area premises has:
as shown on the Bushfire Hazard Overlay (a) an accessible dam, swimming
Map in Schedule 2 and not in a water pool or water tank available for
service area, an adequate, reliable, safely firefighting purposes with an
located and freely accessible water supply onsite water volume of not less
is provided for fire fighting purposes, than 5,000 litres; and
which is in addition to day to day water (b) a water supply outlet pipe 50
supply. millimetres in diameter and fitted
with a standard fire brigade fitting
connected to the water supply
(other than where the water
supply is in a swimming pool or
dam).
Editor’s Note — Water supply capacity for
firefighting purposes is in addition to water
supply capacity for household use.
PO16 Flood Hazards AO16.1 Where the development is located in the N/A
Flood Hazard Area as shown on Flood
Development is designed and sited to Hazard Overlay Map in Schedule 2, the
ensure risk to people and property from finished floor level of habitable rooms is at
flooding is avoided or minimised. least 300 millimetres above the Defined
flood event (DFE).
Town Planning Report – 1 Naturi St, Noosa Heads
Page 83
OR
AO16.2 Where the DFE has not been modelled for N/A
the area, the finished floor level of
habitable rooms is at least 500 millimetres
above the highest recorded flood.
Editor's Note—The QDC mandatory
provisions MP3.5 also apply to the
construction of buildings in flood hazard
areas.
PO17 Underground car parking areas are AO17 No acceptable outcome provided N/A
designed to drain and function safely
during a flood event and power failure.
Editor's note—Basements should have
flood immunity above the 1%AEP defined
flood event with alternative means to
mechanical pumping used to achieve
such immunity.
PO18 Major Electricity Infrastructure & AO18.1 Development including any sensitive land N/A
Substations uses is at least:
(a) 50 metres from a transmission
Development is sufficiently separated substation;
from major electricity infrastructure and (b) 10 metres from any other
substations to minimise the likelihood of substation; and
nuisance or complaint. (c) 30 metres from a transmission
line easement.
AO18.2 Habitable buildings are not located within N/A
an easement for a distribution line.
PO19 Development is located and designed to AO19 Noise emissions do not exceed 5db(A) Compliant.
avoid or minimise noise nuisance from the above background noise level internal to a
use of infrastructure. habitable building measured in Noise emissions would not exceed 5db(A)
accordance with AS1055. beyond background noise level at the boundary
of the Site.
PO20 Wherever practicable habitable buildings AO20 Where adjoining substations or major Compliant.
are orientated to avoid direct overlooking electricity infrastructure, habitable
of major electricity infrastructure or buildings are orientated so that the The proposed development would not overlook
substations. majority of outdoor living areas and major electricity infrastructure or substations.
Town Planning Report – 1 Naturi St, Noosa Heads
Page 84
windows of habitable rooms face away
from the infrastructure.
PO21 Earthworks and drainage AO21 Filling other than accessways: Compliant.
(a) does not extend more than the
Earthworks and drainage operational equivalent of 3 metres around the The home-based business (studio) resulted in
works do not directly, indirectly or main building, measured from the minimal cut and fill.
cumulatively cause adverse impacts outer walls of the building;
external to the development site by: (b) is limited to a maximum of 500m2;
(a) causing ponding of water on the and
site or nearby land; (c) does not impact on the local
(b) increasing flooding, which drainage of adjoining properties.
adversely affects the safety or
use of any land upstream and
downstream;
(c) adversely affecting the flow of
water in any overland flow path;
and
(d) adversely affecting the privacy or
visual amenity of surrounding
property.
Editor's Note—Development should
ensure that filling does not impact on the
amenity and usability of neighbouring
properties (including loss of privacy
caused by relative level changes) or offsite
drainage.
PO22 Landslide AO22.1 Development, including associated N/A
access, is not located on land identified as
Development maintains the safety of a landslide hazard area on a Landslide
people, property and hazardous materials Hazard Overlay Map.
stored in bulk from the risk of landslide. AO22.2 Development, including associated N/A
access, is located outside moderate, high
and very high landslide hazard areas and
areas with 15% slope or greater, as
determined by a site-specific slope-
analysis.
Town Planning Report – 1 Naturi St, Noosa Heads
Page 85
Editor's Note—A site- specific
geotechnical assessment may be used to
demonstrate that although the proposed
development is shown on the Landslide
Hazard Overlay as being in the moderate,
high or very high landslide hazard area, the
landslide risk is low or very low.
OR
AO22.3 A site-specific geotechnical assessment N/A
is prepared by a registered professional
engineer to certify that:
(a) the stability of the site, including
associated buildings and
infrastructure, will be maintained
and operational for the life of the
development;
(b) the site is not subject to the risk of
landslide activity originating from
other land, including land above
the site; and
(c) development of the site will not
increase the risk of landslide
activity on other land.
Editor's Note— PSP8 Natural Hazards
provides further guidance on assessing
landslide hazard.
AO22.4 Any specific measures identified in a site N/A
specific geotechnical assessment for
stabilising the site or development are to
be fully implemented.
Town Planning Report – 1 Naturi St, Noosa Heads
Page 86
APPENDIX 8 - Driveways and Parking Code Assessment
Page 87
Performance outcomes Acceptable outcomes Applicant response
Criteria for Assessment
Driveways
PO1 Vehicular access does not adversely AO1.1 Vehicular access is located and designed N/A
impact on safety, capacity and operations in accordance with the current Australian
of the existing or planned road network, Standards for Parking Facilities. No change to the access is proposed.
cycleways or pedestrian pathway systems AO1.2 Only one footpath crossing is provided. N/A
Editor’s Note— Justification for additional No footpath crossing is proposed.
driveways may need to be supported by a
detailed Traffic Study.
A01.3 Driveways, have a maximum grade in N/A
accordance with Council’s standard
requirements. No change to the access is proposed.
PO2 Driveways and crossovers AO2.1 Design and construction of driveways, N/A
a) are suitable and safe for their including across the footpath, is in
intended use; and accordance with Council Standard No change to the access is proposed.
b) match Council infrastructure. Drawings as appropriate for the particular
type of development as annotated on the
drawings.
AO2.2 The change of grades in driveways and N/A
ramps is in accordance with Council’s
Standard Drawings. No change to the access is proposed.
PO3 The number of driveways across AO3.1 Design of multi-tenanted developments N/A
pedestrian footpaths is minimised. include shared driveways and parking
areas. The proposed development is not multi-
tenanted.
AO3.2 Driveways are located so they abut N/A
existing driveways of adjoining
development where practicable and No change to the access is proposed.
reciprocal easements are created to
reduce the sealed driveway width.
PO4 Vehicular access does not adversely AO4 Footpath and kerb crossings are located N/A
impact on the capacity, operations and clear of existing stormwater inlet
structures, water and sewerage
Page 88
maintenance of the existing infrastructure fittings, any other exiting No change to the access is proposed. The
infrastructure. utility infrastructure, existing landscaping access is clear of the stormwater inlet.
and vegetation.
PO5 Vehicular access does not adversely AO5 Vehicular access avoids disturbance to N/A
impact on the health and integrity of the tree protection zone of trees on public
existing landscaping or native vegetation, land. No change to the access is proposed. No trees
where possible. are impacted.
Parking and Manoeuvring
PO6 Sufficient parking AO6.1 The number of car parking spaces, motor Complies
a) is provided having regard to the cycle spaces, bicycle spaces and loading
specifics of the use including— bays is not less than the minimum number The development includes two covered spaces
(i) the type and intensity of specified in Table 9.4.1.4 Minimum parking for the dwelling house and allows for two tandem
land use; requirements including end of trip carparking spaces behind the cars in the carport.
(ii) any existing parking facilities.
available on the site;
(iii) hours of operation; Editor's note— with regard to the provision
(iv) likely numbers of users; of end of trip facilities, where there is a
(v) accessibility to the site conflict with the QDC MP 4.1 for major
by means other than developments the QDC applies. For all
private motor vehicle; other development Table 9.4.1.4 applies.
(vi) the peak parking demand AO6.2 Where appropriate, motorcycle spaces N/A
periods of uses on the can be provided on site in lieu of required
site; and car parking spaces, excluding industry Not required.
(vii) the availability of activities, at the following rates:
alternative car parking;
and a) 2 motorcycle spaces provided for
b) is provided to accommodate the 0.5 car parking space; or
number and type of vehicles and b) 4 motorcycles spaces provided
motorcycles likely to be per 1 car parking space; and
generated by the development. c) up to a maximum of 4 car parking
spaces.
AO6.3 Secure and convenient parking spaces for N/A
bicycles are designed and provided on site
in accordance with— Not required.
a) AS2890.3 Bicycle Parking
Facilities; and
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b) Cycling aspects of Austroads
Guides (AP-G88-14).
AO6.4 Bicycle spaces and end of trip facilities N/A
need to be accessible to all users.
Not required.
PO7 The layout of the development provides AO7.1 Parking bays, manoeuvring areas, queuing N/A
adequate, clearly defined and easily areas, loading, set down, pickup areas and
accessible driveways are designed in accordance with No change to the access is proposed.
a) on-site vehicle parking and the Australian Standards for Parking
manoeuvring areas; and Facilities.
b) loading and manoeuvring areas AO7.2 Development includes purpose designed N/A
for delivery and service vehicles. spaces for motorcycles and motor
scooters, which are easily identified from Motorcycle and motor scooter spaces are not
the driveway of the property and located required.
as close as practicable to the entrance of
the building on site.
PO8 Parking and manoeuvring areas are AO8.1 Parking, service areas and manoeuvring Complies
designed to areas are setback a minimum of 2 metres
a) not unduly conflict with from road frontages to allow for Parking and manoeuvring areas are setback from
pedestrians; and landscaping, with the exception of Walter the Street.
b) be sufficiently setback from road Hay Drive, Eenie Creek Road and Holts
frontages to not dominate the Road frontages, where no development
streetscape or surrounding areas; occurs within the landscaped frontage
c) allow for landscaping to reduce setbacks.
the visual impact of the parking, AO8.2 In Centre zones, parking, service and N/A
servicing and manoeuvring areas; manoeuvring areas are either integrated
d) complement the future planned within or under buildings and sleeved by The Site is not located in a Centre zone.
character of the area; and usable floor space, or located to the rear of
e) avoid development within the buildings.
Walter Hay Drive, Eenie Creek
Road and Holts Road frontage Editor's note— Refer to Figure AP3-11A and
setbacks. Figure AP3-11B for outcomes for car
parking in centres.
AO8.3 Where practicable vehicle access is from N/A
rear laneways.
No change to the access is proposed.
PO9 On-site car parking spaces are identified AO9 Car parking spaces are provided for N/A
and reserved for people with disabilities. people with disabilities at the rate
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Page 90
specified in the current Australian Accessible parking is not required in this
Standards for Parking Facilities. instance.
PO10 Access and egress points do not impact AO10 Vehicle manoeuvring areas are provided in N/A
on the safety and operations of the road accordance with the current Australian
system. Standards Australian Standards for No change to the access is proposed.
Parking Facilities so vehicles enter and
leave the site in a forward gear, excluding
dual occupancy or detached dwellings on
local roads.
PO11 Parking areas are designed to AO11 At locations where pedestrian and vehicle N/A
a) provide a progressive reduction in conflicts are likely to occur:
speed between the external road a) sight distances of at least 2.5 No change to the access is proposed. Adequate
and internal parking spaces; seconds of travel time at the view lines have been provided.
b) ensure lower speeds near areas designated speed are provided;
of high pedestrian activity b) splayed corners on structures are
through the use of appropriate incorporated;
road geometry or devices c) landscaping is designed to allow
designed to limit speed; and clear views; and
c) maintain sight distances which d) sign placement ensures that sight
are appropriate for the likely distance requirements are not
operating speeds in all areas of impeded.
potential pedestrian/vehicle and
vehicle/vehicle conflict.
PO12 A clearly defined pedestrian network is AO12.1 In large open carparks with greater than N/A
provided that – 200 car parking spaces, a pedestrian path
a) is located in areas where people between parking spaces is provided on Is not a large open car park.
will choose to walk; every second aisle.
b) ensures that pedestrian AO12.2 For a minimum of 50% of car parking N/A
movement through car parking spaces, pedestrian access to buildings is
areas or structures are along not across or through driveways, carparks, Is not a large open car park.
aisles rather than across them. setdown or manoeuvring areas.
PO13 Provision is made for pedestrian and AO13 No acceptable outcome provided N/A
vehicular queues at conflict points.
No change to the access is proposed.
PO14 Parking areas are lit to provide security for AO14 Lighting is provided in accordance with the N/A
night-time users. Australian Standard for Road Lighting -
Vehicular Traffic (Category V) Lighting - Is not a large open car park.
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Performance Installation and Design
Requirements.
PO15 Site facilities encourage users and AO15 End-of-trip facilities are maintained and N/A
employees to access the site by means of accessible to all users of the premises as
foot or bicycle through provision of part of common property. The development is associated with a dwelling
appropriate end of-trip facilities including house.
bicycle parking and shower/change
rooms.
PO16 Development with the potential to AO16 No acceptable outcome provided N/A
generate significant traffic and parking
impacts gives appropriate consideration The development would not generate traffic
to transport and land use issues. outside of a typical dwelling house.
Editor’s Note—A detailed Traffic Impact
Assessment Report may be required.
PO17 Parking and manoeuvring areas are AO17.1 Development providing less than five car Complies
designed to ensure run-off is treated to parking spaces is designed so that the
remove pollutants prior to leaving the driveway, parking and manoeuvring areas The proposed development would drain to
premises. are formed to drain to landscaped areas. landscaped areas.
AO17.2 Development providing five or more car N/A
parking spaces is designed to incorporate
stormwater treatment methods to remove The proposed development does not include 5 or
water contaminants likely to runoff from more car parking spaces.
the general operation of the of the
driveway, parking and manoeuvring areas.
Editor’s Note—Further details are provided
in the Water Quality and Drainage Code.
PO18 Parking areas are designed to ensure AO18 No acceptable outcome provided Complies
drainage without the use of pumps or
other electrical apparatus. The development drains without pumps or other
electrical apparatus.
PO19 Site layout and building design provides AO19 Below ground components of buildings, N/A
for soft landscaping to be established. including carparks, do not extend beyond
the above ground footprint to allow for the The development does not include
provision of landscaping, particularly
within building setbacks.
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Allera Planning Pty Ltd Suite 2.01, 65 Hume Street, Crows Nest, NSW 2065 ACN 660 292 928