Original source · versioned page text
MCU14/0056 - Town Planning Report
Town Planning Report
Mixed use development
myall street , cooroy
Creekgold Pty Ltd
6520
15 July 2014
See the original
The page text is free to read. Viewing or downloading an original file needs an account.
Log in to see the originalLog in to download the original file
Large file: the download may take up to a minute.
Searchable page text hides email addresses. Original files are unchanged and may show email addresses.
Full text of the other 103 pages
Page 2
town planning
report
Document Control
Title Myall Street Mixed Use Development
Address Corner Myall Street and Ferrells Road , Cooroy
Job Number 6520
Client Creekgold Pty Ltd
Document Issue
Issue Date Prepared By Checked By
DA Lodgement 10 July, 2014 AP EV
Contact
For any queries about this report, Eddie Venturini on 07 3251 9421 or email
[email protected]
This report has been prepared for Creekgold Pty Ltd. Saunders Havill Group cannot accept responsibility
for any use of or reliance upon the contents of this report by any third party.
Reports and/or Plans by Others
Reports and/or plans by others may be included within this Town Planning Report to support the
document.
saunders havill group page 1 Job 6520
Page 3
town planning
report
Project Details
Applicant Details
Applicant Creekgold Pty Ltd C/- Saunders Havill Group
Contact Eddie Venturini
Saunders Havill Group
9 Thompson Street
BOWEN HILLS Q 4006
Telephone: (07) 3251 9421
Facsimile: (07) 3251 9455
Email: [email protected]
Project Team
Town Planner Saunders Havill Group
Architect Verve Building Design and Concepts
Surveyor Saunders Havill Group
Environmental Consultant Saunders Havill Group
Landscape Architect Saunders Havill Group
Civil Engineer vT Consulting Engineers
Acoustic MRG Environmental
Traffic Engineer Pekol Traffic and Transport
Economic Analyst Foresight Partners Pty Ltd
saunders havill group page 2 Job 6520
Page 4
town planning
report
Table of Contents
1. Executive Summary 5
2. Site Details 7
2.1. Key Site Details 7
2.2. Nature of Development Application 7
3. Site Analysis 8
3.1. Context 8
4. Development Proposal 12
4.1. Proposal 12
4.2. Details of Development 12
4.3. Other Supporting Documents/Reports 14
5. Opportunities and Constraints 15
6. Application Details 16
6.1. Type of Application 16
6.2. Level of Assessment 16
6.3. Referral Agencies 16
6.4. Public Notification 16
6.5. Prelodgement 16
7. Town Planning Framework 17
7.1. Sustainable Planning Act 2009 17
7.2. State Planning Regulatory Provisions 17
7.3. State Planning Policy 12/13 18
7.4. State Development Assessment Provisions 18
7.5. SEQ Regional Plan 2009-2031 / Other Regional Plan / Regional Planning Frameworks 19
7.6. Declared Masterplan Area 20
7.7. Priority Development Area 20
7.8. Other State Planning Considerations 20
saunders havill group page 3 Job 6520
Page 5
town planning
report
7.9. Planning Scheme Considerations 20
7.9.1 Definition 20
7.9.2 Zone 21
7.9.3 Strategic Intent 21
7.9.4 Desired Environmental Outcomes 23
7.9.5 Locality Plan 25
7.9.6 Overlays 27
7.9.7 Codes 28
8. Draft / New Planning Scheme 30
9. Assessment 31
10. Conclusion 33
11. Planning Scheme Compliance Tables 34
12. SDAP Code Compliance Tables 87
13. Attachments 91
saunders havill group page 4 Job 6520
Page 6
town planning
report
1. Executive Summary
This report is written on behalf of Creekgold Pty Ltd who proposes to develop land at the corner of Myall
Street and Ferrells Road Cooroy for a mixed use development comprising of tourist accommodation
(including site manager, amenities building, 10 cabins and 27 van parks), combined service station and
fast food including drive through, retail food store, self - storage units, four bay manual carwash and a
balance part of the site intended for future development (use yet to be determined). Development of the
balance will be subject to a separate development application.
The site is located approximately 1km south of the Cooroy town centre and at the fringe of the current
developed urban area. It is included within the Rural zone and covered by the Urban, Rural and Areas of
Ecological Significance designations within the Planning Scheme Strategy Map under the Noosa Plan.
The site is also within the Cooroy and Lake Macdonald Locality Plan. At state level, the site is within the
Urban Footprint under the SEQ Regional Plan.
The site is not used for rural purposes and is currently vacant. The northern part of the site is cleared with
remaining vegetation situated adjacent to the creek line at the southern end of the site.
The proposed development area is defined by Myall Street to the east, the Cooroy off- ramp from the
Bruce Hwy to the south-west and Ferrells Road to the north.
Residential development contained within the Detached Housing and Semi-attached Housing zones
occurs opposite the site in Ferrells Road. Land opposite the site in Myall Street is partly occupied by
fairways of the Cooroy Golf Club and partly vacant. As such, the site is located within an expanding town
setting.
The proposed development includes: caravan park; shop; service station and carwash; refreshment
services (takeaway food shops); and self-storage facility. The proposed development is located to the
north and western parts of the site, retaining the existing vegetation located at the southern part of the
site. It is proposed that the development will be staged in accordance with the attached staging plan.
Stage 1 will consist of the Tourist Visitor Accommodation, Service Station, Food and Shop components.
The proposal necessitates a development application for a Material Change of Use (Development Permit)
for the various uses.
The proposal requires referral to SARA (Department of Transport and Main Roads for state-controlled
roads.
saunders havill group page 5 Job 6520
Page 7
town planning
report
The proposal has been designed such that any impacts are contained within the site and existing nearby
uses are not compromised. The proposal is supported by a number of specialist consultant reports
including an Economic Impact Assessment, prepared by Foresight Partners.
Whilst there is a level of conflict with the planning scheme, it is considered that grounds exist to support
approval despite the conflict.
saunders havill group page 6 Job 6520
Page 8
town planning
report
2. Site Details
2.1. Key Site Details
Address Myall Street and Ferrells Road, Cooroy
RPD Lot 4 SP248479
Registered Easements Nil
Owner Creekgold Pty Ltd
Site Area 6.77ha
Road Frontage Approx. 360m to Myall Street
276m to Ferrells Road and
approximately 315m to Bruce Hwy off ramp
SEQ Regional Plan Urban Footprint
Area Classification/Zone Rural
Local Plan Cooroy and Lake Macdonald Locality Plan
Overlays/Constraints Biodiversity
Natural Resources
2.2. Nature of Development Application
Description Material Change of Use for –
o Tourist Park (Caravan Park)
o Fast Food (Food and Beverages)
o Supermarket (Shop)
o Vehicle Uses (Service Station)
o Car Wash
o Warehouse-self storage facility
Type of Approval Sought Material Change of Use (Development Permit)
Level of Assessment Impact
Referral Agencies SARA-Department of Transport and Main Roads for state-controlled roads
saunders havill group page 7 Job 6520
Page 9
town planning
report
3. Site Analysis
3.1. Context
The site is located at Myall Street and Ferrells Road, Cooroy and is described as Lot 4 on SP248479,
County March, Parish Tewantin. The site has an area of 6.77ha, with a frontage of 360m to Myall Street;
276m to Ferrells Road; and approximately 315m to Bruce Hwy off ramp. There are no existing easements
encumbering the site.
The site is located approximately 1km to the south of Cooroy town centre on the western side of Myall
Street, the main entrance road into Cooroy from the Bruce Highway. The site is well situated to access
the Cooroy train station (approximately 1km to the north of the site) and the Bruce Highway (adjacent to
the site). A local bus service operates in the area with an existing bus stop on Ferrells Road.
The following locality plan shows the location of the site –
Figure 1 – Locality Plan showing location of subject site (QLD Government Smart Map)
saunders havill group page 8 Job 6520
Page 10
town planning
report
The site is not used for rural purposes and is currently vacant. The northern part of the site is extensively
cleared with remaining vegetation situated along the site boundaries and adjacent to the creek line at
the southern end of the site. The site falls from Ferrells Road towards the south.
Residential development contained within the Detached Housing and Semi-attached Housing zones
occurs opposite the site in Ferrells Road. Land opposite the site in Myall Street is partly occupied by
fairways of the Cooroy Golf Club and partly vacant. As such, the site is located within an expanding town
setting.
Following is an aerial photo extract of the area –
Figure 2 - Aerial photo extract of site (Source: Google Earth QLD Globe)
Council’s overlay mapping indicates the site contains biodiversity and natural values principally to the
south of the site adjacent to the creek line. The site drains towards the southern boundary and this creek.
All essential services, typically expected to be supplied to urban development within this locality, are
available or could be cost effectively made available to the site.
The following photos are of the subject and surrounding sites –
saunders havill group page 9 Job 6520
Page 11
town planning
report
Figure 3 - Subject site with frontage to Myall Street
Figure 4 - Subject site at the corner of Myall Street and Ferrells Road (Google Street View)
saunders havill group page 10 Job 6520
Page 12
town planning
report
Figure 5 – Ferrells Road frontage of site on right and single residential dwellings on left
Figure 6 - Existing bus stop on Ferrells Road
A locality plan is included at Attachment A; Registered Plan and Titles are included at Attachment B;
and a detail survey is included at Attachment C.
saunders havill group page 11 Job 6520
Page 13
town planning
report
4. Development Proposal
4.1. Proposal
The proposal involves the construction of a mixed use development.
• Business Use Entertainment and Dining – Type 1 (Fast food and Drive through) (292m2)
• Business Use Industrial – Self Storage Units (1,110m2)
• Business Use Retail – Type 2 (IGA Food store) (900m2)
• Business Use Retail – Type5 (Service Station) (244m2)
• Business Use Retail – Type5 Car wash (177m2)
• Residential Use Visitor Accommodation – Caravan/Tourist Park (including 10 cabins and 27 Van
parks, with onsite management) (820m2)
4.2. Details of Development
The following table provides a brief synopsis of the development.
Site Cover 5%
GFA 3,563m2
Building Height 6.5m max
Building Setbacks Min setback to Myall St- 20m,min setback to
Ferrells Rd- 10m
Open Space 33% landscape area including 13,250m2 at the
southern end of site to be retained as natural
vegetation.
Car Parking 224 spaces provided
Servicing HRV
Proposed Operating Hours:
Service Station - 24 hours a day, 7 days a week
Retail Food store – 7:00 am to 6:00 pm, 7 days a week (Deliveries 7:00am to 10:00pm)
Fast food – 24 hours a day, 7 days a week (Deliveries 7:00am to 10:00pm)
Self - Storage units – 7:00 am to 10:00 pm, 7 days a week
Carwash – 7:00 am to 10:00 pm, 7 days a week
Caravan/Cabin Park- 24/7
The proposal plans, prepared by Verve Building Design and Concepts are included at Attachment D.
saunders havill group page 12 Job 6520
Page 14
town planning
report
The following statement in support of the design outcome has been provided by Verve Building Design
and Concepts:
“This statement has been prepared to provide additional support to the Planning Report, prepared by
Saunders Havill Group Town Planners, as well as offering further explanation of how the design of the
proposed Myall Street development, integrates with its surroundings and the Cooroy region.
The Cooroy locality portrays a relaxed country type quality, with traditional built form referencing
typical “Queenslander” style architecture. Commercial buildings offer wide awnings addressing their
respective frontage. The rural surroundings of the Cooroy town itself, portrays a sense of rustic farming
operations, reflecting Cooroy’s dairy and timber yielding history.
The design philosophy behind the development’s design is to create an attractive, easily
accessible, and inviting destination point, for long distance travellers, short distance “day
trippers”, (who may otherwise bypass Cooroy, travelling to the coast through other townships), as
well as providing facilities to the surrounding communities.
The proposal incorporates both short term and extended stay, rest spaces which are by far in
short supply along this stretch of Bruce Highway route.
The focus point of the development is the main service centre building.
The service centre building comprises single storey, contemporary design, taking on a modern
approach to the traditional awning lined shopfront, typical to the Cooroy precinct. Staggered or
“stepped” roof designs, consisting of parapets at differing heights have been introduced to allow
the building to sit confidently, whilst maintaining an unobtrusive presence in the existing
landscape.
To further enhance the building aesthetics, the external façade treatment combines varying
building elements, purposely selected to portray a feel of a recycled, natural character. These
materials comprise of a mixture of natural finish, rough sawn timber cladding, complimented
with steel panelling, in a ‘un-processed’, rust-look finish. Furthermore, these have be combined
with random, stacked stone veneers in earthy, neutral tones, throughout the building facade.
A unique feature façade treatment has also been employed to work in unison with the previous
mentioned elements. The feature panelling changes colour, as the persons viewing angle changes,
varying in colour from green, to copper/brown, to imitate the changing of leaf colour during
autumn. This is quite a spectacular effect especially when used in conjunction with the rust
coloured steel panels and sawn timber cladding.
Rough-sawn timber support columns, at random heights, are also utilised throughout design to
further enhance the feel of natural, recycled construction. These columns support the main fuel
forecourt canopy and drive-thru awnings. These random sized timber columns are also utilised in
the site pylon sign design, and throughout the site landscaped areas, providing visual connection
saunders havill group page 13 Job 6520
Page 15
town planning
report
to the neighbouring environment.
Both the fuel forecourt canopy, and the drive-thru awning structures have ‘turned-down’ fascia
panelling to give the impression of the traditional shopfront awning. Turning down the fascia in
this manner, and incorporating textured timber columns, creates a visual focus, typically unseen
in similar developments.
Generous boundary setbacks, with additional planting to the landscaped buffers, ensure existing
amenity is maintained to the adjacent residential zone.
In summary, the proposed development delivers a modern, contemporary design, whilst
successfully interacting with the country style vista that the Cooroy environs represents.
Interaction is attained by employing natural, environment mimicking materials, merged with a
neutral colour palette of naturally occurring tones.
The development will deliver an unobtrusive presence within the current landscape with a sense
of comfort and opportunity to its patrons, with the added prospect of generating increased
patronage to Cooroy township”.
4.3. Other Supporting Documents/Reports
The proposal is also supported by the following technical reports/documents:
Noise Report prepared by MRG Environmental (Attachment F)
Engineering Report and Stormwater Management Plan prepared by vT Consulting Engineers
(Attachment G)
Economic Needs Assessment prepared by Foresight Partners Pty Ltd (Attachment H)
Ecological Assessment prepared by Saunders Havill Group (Attachment I)
Landscape Plan prepared by Saunders Havill Group (Attachment J)
Traffic Impact Assessment prepared by Pekol Traffic and Transport [PTT] (Attachment K)
saunders havill group page 14 Job 6520
Page 16
town planning report 5. Opportunities and Constraints = Located within Urban Footprint under the SEQ Regional Plan = Delivery of supportive and complementary uses to Cooroy township = Development fills gap in the current delivery of services = Well located to capture Bruce Highway trade and at the entrance to Cooroy = Generation of job opportunities = Frontage to major road CeeT ee ey = Biodiversity mapping = Current Rural land zoning Stisaunders havill group page IS Job 6520
Page 17
town planning
report
6. Application Details
6.1. Type of Application
In respect to the nature of the development proposed on the subject site, the proposal necessitates an
application for a Material Change of Use (Development Permit).
6.2. Level of Assessment
This application is subject to impact assessment.
6.3. Referral Agencies
The following referral agencies have been identified for this application –
Agency Trigger Type
SARA Within 25m State Controlled Road Concurrence
6.4. Public Notification
The proposed development is Impact Assessable and therefore Public Notification will be carried out in
accordance with Chapter 6, Part 4, Division 2 of the Sustainable Planning Act 2009.
6.5. Prelodgement
Preliminary discussions were held with Council officers at a meeting on 12 December, 2012.
saunders havill group page 16 Job 6520
Page 18
town planning
report
7. Town Planning Framework
7.1. Sustainable Planning Act 2009
Section 314(1)–(3) of the Sustainable Planning Act 2009 applies to any part of the application requiring
impact assessment –
(2) The assessment manager must assess the part of the application against each of the following matters or things to
the extent the matter or thing is relevant to the development—
(a) the State planning regulatory provisions;
(b) the regional plan for a designated region, to the extent it is not identified in the planning scheme as being
appropriately reflected in the planning scheme;
(c) if the assessment manager is not a local government—the laws that are administered by, and the policies that
are reasonably identifiable as policies applied by, the assessment manager and that are relevant to the
application;
(d) State planning policies, to the extent the policies are not identified in—
(i) any relevant regional plan as being appropriately reflected in the regional plan; or
(ii) the planning scheme as being appropriately reflected in the planning scheme;
(e) a structure plan;
(f) for development in a declared master planned area—all master plans for the area;
(g) a temporary local planning instrument;
(h) a preliminary approval to which section 242 applies;
(i) a planning scheme;
(j) for development not in a planning scheme area—any planning scheme or temporary local planning
instrument for a planning scheme area that may be materially affected by the development;
(k) if the assessment manager is an infrastructure provider—the priority infrastructure plan.
(3) In addition to the matters or things against which the assessment manager must assess the application under
subsection (2), the assessment manager must assess the part of the application having regard to the following—
(a) the common material;
(b) any development approval for, and any lawful use of, premises the subject of the application or adjacent
premises;
(c) any referral agency’s response for the application
These matters have been given consideration and are addressed in this report as relevant to the
circumstances of the application.
7.2. State Planning Regulatory Provisions
Below are the current state planning regulatory provisions (SPRP). State planning regulatory provisions
developed under the Integrated Planning Act 1997 remain current under the Sustainable Planning Act
2009.
saunders havill group page 17 Job 6520
Page 19
report = Draft amendment to the South East Queensland Regional Plan 2009-2031 SPRP; = Guragunbah SPRP; = SPRP (Adopted Charges); = Yeerongpilly Transit Orientated Development SPRP; = Off-road Motorcycling Facility on State-Owned Land at Wyaralong SPRP; = SPRP (Adult Stores); and = SEQ Koala Conservation SPRP. There are no SPRP relevant to the site. 7.3. State Planning Policy l2/I3 Interim development assessment requirements have been prepared for the following state interests in the State Planning Policy (SPP) 12/13: = mining and extractive resources; = biodiversity; = coastal environment; = water quality; = natural hazards; = emissions and hazardous activities; = state transport infrastructure; and = strategic airports and aviation facilities. The State Planning Policy Mapping has been completed and is included at Attachment L. The Biodiversity and Water Quality State Interests apply to the site. These have been addressed in the Ecological Assessment Report (Attachment I) and SMP (Attachment G ) of this report. 7.4. State Development Assessment Provisions Below are the current state development assessment provisions (SDAP) prescribed under the Sustainable Planning Regulation 2009: = community amenity; = regional plans; = aquaculture; = environmentally relevant activities; = fisheries resources; Ssisaunders havill group page I8 Job 6520
Page 20
report = strategic cropping land; = water resources; = native vegetation clearing; = Queensland heritage; = coastal protection; = wetland protection and wild river areas; = contaminated land; = major hazard facilities; = maritime safety; = airports; = particular dams; = public and active transport; = state transport infrastructure protection; and = state transport network functionality. The State Assessment and Referral Agency (SARA) mapping has been completed and is included at Attachment L. SARA has been identified as a referral agency with the site within 25m of a State Controlled Road. The following SDAP codes are relevant to the proposed development and the subject site: = Transport Roads and Drainage Code - addressed in by vTE and PTT - Attachments G and K = Earthworks Code - addressed by vTE - Attachment G = Driveways and Carparking Code -addressed in part by vTE and PTT - Attachments G and K = Building Works Code - addressed in Section 13 of this report = Managing Noise and Vibrations Code - addressed by MRG - Attachment F = Managing Air and Lighting Impacts Code - addressed in Section 13 of this report Compliance Tables have been prepared for these Codes within Section 13 of this report and within the Engineering Report (Attachment G), Traffic Report (Attachment K). Matters relating to the noise and vibrations code are addressed within the MRG report at Attachment F. 7.5. SEQ Regional Plan 2009-203! / Other Regional Plan / Regional Planning Frameworks The site is contained within the Urban Footprint designation of the SEQ Regional Plan. The SEQ Regional Plan 2009-2031 provides the following references with regards to land contained within the Urban Footprint- = Land that can meet the region’s urban development needs to 2031 in a compact form; = Includes established urban areas, broadhectare and remnant broadhectare areas that could be suitable for urban development; Ssisaunders havill group page I9 Job 6520
Page 21
town planning
report
Does not imply that all included land can be developed for urban purposes;
Land in the Urban Footprint may be unsuitable for urban development for other reasons,
including constraints such as flooding, land slope, scenic amenity and the need to protect
significant biodiversity values;
Local government planning schemes are the main instrument that will establish and refine
desired use of land and preferred timing of development;
Focuses urban growth in locations that provide reliable and effective transportation choices,
physically connect to existing communities wherever possible, promote cohesive communities
that support a wide range of services and facilities and include or have access to existing or
planned employment centres.
7.6. Declared Masterplan Area
The site is not within a Declared Masterplan Area.
7.7. Priority Development Area
The site is not within a Priority Development Area
7.8. Other State Planning Considerations
There are no other state planning considerations relevant to the site and/or proposed development that
need to be considered separately.
7.9. Planning Scheme Considerations
7.9.1 Definition
The proposal is for a mixed use development comprising uses consistent with the definitions as follows:
Business Uses – Entertainment and Dining
Type1- Food and Beverages
The use of premises involving the sale of food and beverages for consumption on the premises. The use class includes a
function room or restaurant or café with dining facilities for 10 or more people.
Industrial Business Use
Type 1-Warehouse
The use of premises for the storage of goods, merchandise or materials in large stocks (whether or not such storage is
required for an adjoining shop or other commercial premises), pending their distribution or wholesale. The use includes a
warehouse or self-storage facility.
Retail Business Use
Type 2- Shop & Salon
The use of premises for an activity that is generally found in a shopping complex, strip or centre. The use includes a shop,
saunders havill group page 20 Job 6520
Page 22
town planning
report
hairdressing salon, appliance repairs, alterations, dry cleaning and a café with dining facilities for up to 10 people.
Type 5- Vehicle Uses
The use of premises for the retail sale of petrol, diesel or any derivatives products or the use of premises for the hiring of
motor cars, trucks, motorcycles, mopeds, boats or other registered vehicles. The term includes a service station and a vehicle
hire premises.
Residential Uses – Visitor Accommodation
TYPE 2 Caravan Park- The use of premises for the parking of caravans for the purpose of providing accommodation. The use
includes communal facilities for the exclusive use of occupants of the caravan park. The use includes the use of camping areas
and cabins for short-term accommodation where they are ancillary to the provision of caravan sites. The use also includes a
caretaker’s residence and office, any amenity buildings and any recreation and entertainment facilities that cater exclusively
for the occupants of the caravan park.
7.9.2 Zone
The subject site is included with the Rural Zone. These areas are intended to be protected and
appropriately managed such that scenic and environmental values, the distinct rural amenity of the
locality and agricultural productivity of the locality are preserved and are not adversely impacted upon as
a consequence of development on or adjacent to that land.
The intended development may be considered to be in part conflict with the intent of the Rural Zone
given the range of uses proposed, however it is noted the site-
is not considered to hold significant scenic value due in part to the significant clearing previously
undertaken on the site, its location adjacent to the major road network, its location adjacent to
the existing urban development and its inclusion within the Urban Footprint;
the predominant environmental values lie within the waterway corridor at the southern end of
the site. The development seeks to preserve and enhance these values through rehabilitation
and maintenance of this natural corridor;
distinct rural amenity of the locality and agricultural productivity are not evident on this site
partly due to its location between the single main road into Cooroy and the Bruce Highway and
relationship to the existing urban area of Cooroy. The use of this site for agricultural purposes
would be unlikely. Furthermore, the site is included wholly within the Urban Footprint of the SEQ
Regional Plan and is in part contained within the Urban designation under the Noosa Plan
Strategic Map.
7.9.3 Strategic Intent
The Noosa Plan Strategy Map (refer Figure 7 below) includes the land within the Urban, Rural and Areas
of Ecological significance designations.
saunders havill group page 21 Job 6520
Page 23
town planning
report
Figure 7 – Noosa Plan Strategy Map
Consideration of relevant Strategy elements follow-
1.7.12- Natural Environment Protection
The Ecological Assessment report submitted with the application ground truths areas of the site
containing ecological and biodiversity values and includes that land within the maintained open space
corridor adjacent to the creek. It is considered the strategic intent of the Areas of Ecological Significance,
1.7.12- Natural Environment Protection is not compromised by the development.
1.7.8 - Visitor Facilities
Division 2, 1.7.8 - Visitor Facilities of the Noosa Plan provides for rural visitor accommodation in areas close
to the shire’s “heritage rich rural towns and villages”. The proposed caravan/ cabin park meets this
objective and also achieves the stated outcome of providing overnight camping facilities for the
travelling public.
1.7.7- “Commercial and Retail Development
Within Section 1.7.7- “Commercial and Retail Development”, the plan outlines measures to achieve the
stated Vision 1.4.2 (a) (ii) being “a strong sustainable economy”.
saunders havill group page 22 Job 6520
Page 24
town planning
report
The proposed development does not sit comfortably with the Noosa Centre Hierarchy, being a mix of
tourist accommodation, retail, service station and self – storage units with a strong highway orientated
focus. The Needs Assessment Report (Attachment H) provides an analysis of the potential impacts of the
development and findings in relation to community need and demand assessment. The conclusion
reached in the report is that there is a demonstrated need for the proposed mixed use development and
it is well located to serve residents, visitors and highway traffic in the region. The development is not
anticipated to affect the function and viability of the Cooroy Town Centre or existing service stations and
the benefits to the community are expected to outweigh any negative impacts. It is noted that provision
1.7.7 d) refers to “Cooroy particularly has scope for expansion to cater for rural hinterland and passing
motorists”. Whilst there is reference to expansion being infill within the existing Business zone, the site is
unique in terms of its proximity and access to the Bruce Highway and the “passing visitors” referred to. It
is considered no sites within the existing Cooroy business zoned land could provide the strong highway
orientated focus afforded by the subject site. It is noted the land is included within the Urban Footprint
classification under the SEQ Regional Plan. Grounds exist to support approval despite any perceived
conflicts that may exist.
1.7.11 Rural Uses
The site is included within the Urban Footprint under the SEQ Regional Plan. Having regard to the site’s
location and partial Urban designation on the Noosa Plan Strategy Map, it is considered the proposed
development does not compromise the achievement of this strategy.
7.9.4 Desired Environmental Outcomes
Consideration of DEO’S relevant to the application follow-
3.1.3 b) Commercial and Retail Uses
(v) business centres at Cooroy, Noosa Junction, Noosaville and Tewantin
The proposed development does not sit comfortably with the Noosa Centre Hierarchy, being a mix of
tourist accommodation, retail, service station and self – storage units with a strong highway orientated
focus. The Needs Assessment Report (Attachment H) provides an analysis of the potential impacts of the
development and findings in relation to community need and demand assessment. The conclusion
reached in the report is that there is a demonstrated need for the proposed mixed use development and
it is well located to serve residents, visitors and highway traffic in the region.
“(iv) Recognising that it may be necessary to increase floor space in existing centres to meet changing needs,
provided any increased floor space does not impact on the successful operation and development of the Shire
Business Centre;”
saunders havill group page 23 Job 6520
Page 25
town planning
report
As referenced within the submitted Needs Assessment Report, the development is expected to attract a
majority of its patronage from regional traffic from the Bruce Highway and is not anticipated to affect the
function and viability of the Cooroy Town Centre. Indeed the development is likely to bring broader
benefits to Cooroy Township including increasing visitation to the town from passing motorists on the
Bruce Highway. The subject site is unique in that it is the only site with such locational characteristics
contained within the Urban Footprint that is able to provide for this identified changing need.
The following table tests the community implications of Commercial and Retail Uses taken from Part 3 of
the Noosa Plan:
Community Implications Proposal
Residents and visitors use commercial & retail facilities on a day- The development maintains vegetation at the
to-day basis. The character and design of the establishments in southern portion of the site as well as along
which such business facilities are conducted are therefore a the Ferrels Road frontage and at the
significant influence on resident and visitor perception of Noosa. intersection with Myall Street. The retention of
this vegetation as well as the proposed internal
landscape concepts and building form
(including village design treatments) provides
for development that is of sympathetic
character to that of the Cooroy township.
Sitting at the entrance to Cooroy from the
Bruce Highway, the form and appearance of
the development is important in promoting
the desired township character and visitor
perception.
Features such as human scale, development integrated with The proposal is developed at a human scale,
surrounding built form and landscape fabric, visual relationships being single story. There is a good relationship
between indoor spaces and outdoor spaces, low key informal between indoor and outdoor spaces with the
atmospheres and low stress traffic environments play a key role provision of outdoor dining opportunity
in characterising commercial and retail facilities in Noosa. These adjacent to the food and fuel retail building.
features are recognised and sought by the Noosa community The placement of buildings well back from the
and distinguish facilities in Noosa from those in other Sunshine street frontage minimises built form impact to
Coast and south-east Queensland areas. both Myall Street and Ferrells Rd. Landscape
treatment along these frontages will further
contribute to a “low key” development
outcome.
Commercial and retail facilities that recognise and reflect the Preservation and rehabilitation of the existing
natural character and environment values of Noosa will assist in waterway at the southern end of the site forms
achieving sustainable economic and employment growth across a key component of the site development.
a range of industry sectors. Additionally, the use of landscape species
endemic to the local area will re-enforce local
natural character values.
Home-based businesses reduce demands on transport N/A
infrastructure and for land resources for business purposes. They
involve minimal capital outlays and allow for child supervision in
the home. Such businesses will often be small scale knowledge
economy businesses which are sophisticated businesses
involving a high turnover and profit and may equally have
insignificant impacts on neighbouring properties.
Businesses use energy efficiency principles in design and Incorporated into the design as relevant for
saunders havill group page 24 Job 6520
Page 26
town planning
report
minimise the reliance on fossil fuels for thermal comfort and this stage of the development process. Notably
water heating. large openings on the western facades of
buildings have been minimised, pockets of
open space are provided throughout the
developable area and shade trees provided
within carpark areas.
Protecting the long term viability of the Shire Business Centre N/A
may mean setting aside short term needs to ensure the medium-
long term implementation of the centre. No other centres or
major retail and commercial development are intended within
the coastal urban settlements, with the exception of those
servicing predominantly neighbourhoods and local
communities.
Existing centres in Noosa serve different roles and will strive to The proposed development will aid to
find a market edge, strengthen their market position and strengthen the market position of the existing
reinforce their individual identities as a means of retaining their Cooroy centre by filling a current gap in the
competitiveness within the established retail hierarchy. provision of services to the passing traffic on
the Bruce Highway as well as to the local
community. Only this site is positioned to fill
that gap givens its locational characteristics.
3.1.3 g) Open Space, Environment and Conservation Functions
The proposed development has been designed with having regard to the Ecological Significance
designation on the Strategy Map and the Biodiversity and Natural Resources Overlays. In this regard, the
attached Ecological Assessment Report and SMP identify the biodiversity and ecological values of the
site, addresses the potential impact of the development and measures incorporated within the design to
ameliorate impacts.
3.1.3 L) Infrastructure and services
The site is readily able to be connected to the Council’s reticulated water supply and sewerage networks.
It is noted that part of the site is designated Urban on the Noosa Strategy Map indicating that urban
services are intended be provided to the site.
It is considered the proposal does not compromise the Desired Environmental Outcomes of the Noosa
Plan.
7.9.5 Locality Plan
The subject site is within the Cooroy and Lake Macdonald Locality. This Locality is situated in the
southern part of the shire, with Lake Macdonald being the primary source of water supply and as such
development within the catchment is restricted to protect water quality and its associated environmental
values.
saunders havill group page 25 Job 6520
Page 27
town planning
report
The Locality Plan recognises Cooroy as a well-established business centre which provides lower to
medium order goods. This proposal is not anticipated to affect the function and viability of the Cooroy
Town Centre or any existing service stations and the benefits to the community are expected to
outweigh any negative impacts (refer Needs Assessment Report). The locational characteristics of the site
with regards to intended market is unique and cannot be provided for within the existing business centre
of Cooroy.
The proposal will be of a form and scale which maintains that maintains the country town character of
Cooroy.
6.8 Overall Outcomes for Cooroy & Lake Macdonald
The proposed development does not compromise the Overall outcomes stated in the plan. In particular,
the proposal is consistent and supports stated outcomes 6.8.2 b), c), g), i), j), k), p), r) and s). With regards
to 6.8.2 w) Business Centre Zone, the attached Needs Assessment Report prepared by Foresight,
considers the economic impact of the proposal, community need for the development and expected
benefits to residents, visitors and highway traffic and concludes that –
“The proposal expects to benefit the residents of the local area by providing complementary facilities
such as the fuel retailing, the convenience retail and the fast food retailing. There is a clear gap in the
distribution of fast food/takeaway outlets in the area, with the Cooroy community having to travel to one of
the higher order centres such as Tewantin or Noosaville for greater choice of such facilities.
The proposed development would provide a service station and drive-thru fast food option about half way
between the Matilda Fuels service station at Kybong (to the north) and the BP at Forest Glen (to the south).
The introduction of the second, smaller supermarket will provide the opportunity for a greater variety and
choice of product ranges with little adverse impact on any existing individual business or centres.
It is concluded that there is a demonstrated need for the proposed mixed use development and it is well
located to serve the residents, visitors and highway traffic in the region. As the proposed uses are expected to
attract a majority of its patronage from regional traffic, it is not anticipated to affect the function and viability
of the Cooroy Town Centre or any existing service stations, and the benefits to the community are expected to
outweigh any negative impacts”.
With regards to 6.8.2 a) a)- Rural zone, it is considered the proposed development of the land, having
regard to its location to nearby urban development, its part urban designation under the Noosa Plan
Strategy map, Urban Footprint classification in the SEQ Regional Plan and land attributes, will not impact
on rural amenity nor agricultural productivity ,nor scenic and environmental values to an extent to
warrant refusal of the application. Whilst the uses represent “inconsistent uses” within the zone there are
sufficient grounds to support approval despite any conflict.
saunders havill group page 26 Job 6520
Page 28
town planning
report
An assessment of the proposal against Division 16 – Specific Outcomes for the Cooroy and Lake
Macdonald Locality is provided within Section 11 of this report. The proposal performs well against these
Specific Outcomes.
7.9.6 Overlays
The Noosa Plan includes 3 Overlays of relevance to the site
OM Map Relevant Constraints Relevant Code
OM3.1 Biodiversity Overlay Riparian Buffer Yes
Watercourses and Drainage
EP Area
OM3.3 Landslide and Flooding Streams Rivers and Drainage Lines Yes
OM3.5 Natural Resources Overlay Water Supply Catchment Yes
OM3.1 Biodiversity Overlay and OM 3.5 Natural Resources Overlay have been considered within the
attached Ecological Assessment Report. The report concludes:
One (1) critically endangered ecological community (Lowland Rainforest of Subtropical Australia)
is listed as potentially occurring within the local area. No evidence of this vegetation community
was observed on or immediately adjacent to the site.
No fauna or flora listed under the EPBC Act (Table 1) or NC Act (Table 2) were recorded in, or are
expected to inhabit or utilise the study site
The site has been periodically cleared due to historical land use practice. As a consequence the
site is mapped as Category X vegetation and does not contain regulated vegetation for
assessment against the VMA.
The site is mapped as containing a Medium and Low value waterway. No works are anticipated to
occur within the waterways on-site.
The subject site is mapped as containing MSES – Biodiversity (Wildlife), MSES – Biodiversity
(Regulated Vegetation intersecting a waterway), MSES - Water Quality (Water Supply Buffer Area),
MSES - Flood Hazard and Bushfire Hazard
The site is heavily disturbed and fragmented due to historical clearing and surrounding major
arterial transport networks. Site surveys identified that the project area contains limited
ecological value, with potential features confined to the south-eastern portion of the site
associated with the waterway.
saunders havill group page 27 Job 6520
Page 29
report = The south-eastern extent of the site is mapped within the Environmental Protection Area and Riparian Buffer under the Noosa Plan. The majority of the Environmental Protection Area is proposed to be protected and with an additional 10 m buffer is proposed between the existing tree drip line and the development footprint. Whilst a small portion of the development is proposed to encroach the north-west corner of the mapped Environmental Protection Area, this area is not identified to contain riparian vegetation and environmental values associated with the site will be maintained. " Mapping indicates that the Riparian Buffer Area overlays cleared vegetation on the site adjacent to the waterway. Site surveys have identified that this area has been extensively cleared and maintained and holds limited to no ecological value. = Anumber of trees identified as native local species will be removed from the northern boundary adjacent to Environmental Protection Area. These trees impede visual access when entering and existing the site from Myall Street. Compensatory landscaping along Ferrell’s Road with native trees will provide permanent habitat opportunities for terrestrial and avi-fauna species visiting the site. The report recommends that a Vegetation Clearing and Management Plan (VCMP) and Fauna Management Plan (FMP) should form part of a broader management document submitted as part of the Operational Works application. Overlay OM 3.3 is addressed within the attached Engineering report. It concludes that based on flood mapping provided by Noosa Council, there are no flooding impacts affecting the site. 7.9.7 Codes The following Codes are relevant to the proposed development and the subject site: State Codes SARA has been identified as a referral agency for within 25m of a State Controlled Road and the following SDAP codes are relevant to the proposed development and the subject site: = Water Quality- addressed by vTE - Attachment G = Building and Structures Code - addressed in Section 13 of this report = Managing Noise and Vibrations Code - addressed by MRG - Attachment F = Managing Air and Lighting Impacts Code - addressed in Section 13 of this report = Storm water Drainage on State Controlled Roads - addressed by vTE - Attachment G Council Codes The following codes have been have been addressed in Section 13 of this report: = Cooroy and Lake Macdonald Locality Code = Business Uses Code = Visitor Accommodation Code = Landscaping Code Ssisaunders havill group page 28 Job 6520
Page 30
report The following Council codes have been have been addressed in the attached consultant's reports: Transport Roads and Drainage Code - addressed in by vTE and PTT — Attachments G and K Earthworks Code - addressed by vTE - Attachment G Driveways and Carparking Code -addressed in part by vTE and PTT — Attachments G and K Water Supply and Sewerage- addressed by vTE - Attachment G Biodiversity Overlay Code- addressed in Ecological Assessment report by Saunders Havill Group — Attachment | Natural Resources Overlay Code- addressed in Ecological Assessment report by Saunders Havill Group - Attachment | Ssisaunders havill group page 29 Job 6520
Page 31
town planning
report
8. Draft / New Planning Scheme
A draft planning scheme was prepared by the Sunshine Coast Regional Council which incorporated all
land contained within the current Noosa Shire as well as those area of the previous Maroochy and
Caloundra local authority areas. Post- de-amalgamation, that part of the draft planning scheme applying
to the previous Maroochy and Caloundra local authority areas has been adopted.
The Noosa Council resolved not to proceed with the Noosa component of the draft Sunshine Coast
Planning Scheme that was under preparation prior to the de-amalgamation. Under that draft Plan (see
below) the site was included within the Community Facilities (Tourist Park) zone.
The Noosa Council resolved in April, 2014 to review the Noosa Plan to keep it up to date and responsive
to community needs and expectations. Accordingly 8 consultation papers were prepared and released
for feedback. Scheme drafting is currently underway.
The Noosa Plan 2006 therefore continues as the primary means of directing and regulating planning and
development in Noosa until a new scheme is prepared.
saunders havill group page 30 Job 6520
Page 32
town planning
report
9. Assessment
The site is located approximately 1km south of the Cooroy town centre and at the fringe of the current
developed urban area. It is proximate to all urban services. It represents one of the last available land
holdings of its size that is proximate to the town centre and the only site that is able to readily cater for
the needs of passing motorists.
At state level, the site is within the Urban Footprint under the SEQ Regional Plan. The Urban footprint,
inter alia, includes established urban areas, broadhectare and remnant broadhectare areas that could be
suitable for urban development and focuses urban growth in locations that provide reliable and effective
transportation choices, physically connect to existing communities wherever possible, promote cohesive
communities that support a wide range of services and facilities and include or have access to existing or
planned employment centres. The site is not so otherwise constrained as to preclude its use for urban
purposes as envisaged by the SEQ Regional Plan.
The proposal responds well to the planning scheme as follows:
Provides for urban development over land that is, in part, designated for urban development
under the current Noosa Strategy Plan;
Provides for the protection and rehabilitation of the part of the site that has demonstrated
biodiversity values as referenced within the Ecological Assessment Report included with this
application and as sought within the Council’s planning scheme strategy map and biodiversity
overlay;
The development responds to changing needs by recognising the opportunity to service passing
motorists whilst providing a service to residents. As referenced within the submitted Needs
Assessment Report, the development is expected to attract a majority of its patronage from
regional traffic from the Bruce Highway and is not anticipated to affect the function and viability
of the Cooroy Town Centre. Indeed the development is likely to bring broader benefits to Cooroy
Township including increasing visitation to the town from passing motorists on the Bruce
Highway. The subject site is unique in that it is the only site with such locational characteristics
contained within the Urban Footprint that is able to provide for this identified changing need.
The proposed development does not compromise the Overall outcomes stated in the Cooroy &
Lake Macdonald Locality Plan. In particular, the proposal is consistent and supports stated
outcomes 6.8.2 b), c), g), i), j), k), p), r) and s);
Achieves compliance with relevant site based codes at state and local level;
Delivers visitor accommodation at a convenient location for passing motorists yet with a strong
nexus with the Cooroy Township.
saunders havill group page 31 Job 6520
Page 33
town planning
report
Where the proposal departs from the planning scheme there are considered to be sufficient grounds to
support a decision to approve despite any conflict arising as follows:
There is a demonstrated need for the proposed mixed use development and it is well located to
serve residents, visitors and highway traffic in the region. The development is not anticipated to
affect the function and viability of the Cooroy Town Centre or existing service stations and the
benefits to the community are expected to outweigh any negative impacts.
The proposal expects to benefit the residents of the local area by providing complementary
facilities such as the fuel retailing, the convenience retail and the fast food retailing. There is a
clear gap in the distribution of fast food/takeaway outlets in the area, with the Cooroy
community having to travel to one of the higher order centres such as Tewantin or Noosaville for
greater choice of such facilities.
The proposed development would provide a service station and drive-thru fast food option
about half way between the Matilda Fuels service station at Kybong (to the north) and the BP at
Forest Glen (to the south)- approx. 60km.
The introduction of the second, smaller supermarket will provide the opportunity for a greater
variety and choice of product ranges with little adverse impact on any existing individual
business or centres.
Having regard to its location to nearby urban development, its part urban designation under the
Noosa Plan Strategy map, Urban Footprint classification in the SEQ Regional Plan and land
attributes, the development will not impact on rural amenity nor agricultural productivity ,nor
scenic and environmental values to an extent to warrant refusal of the application;
The Noosa Planning Scheme 2006 with regards to the subject site and the intended form of
development is out of date and does not adequately provide for development of the nature
proposed.
saunders havill group page 32 Job 6520
Page 34
town planning
report
10. Conclusion
Having considered the history of the site; the current circumstances; and the State, regional and local
planning provisions applicable to the development, we are of the view that the proposed development
complies with the relevant provision of The Noosa Plan 2006 and, where there is conflict with the planning
scheme, sufficient grounds exist to approve the application despite the conflict.
It is concluded that there is a demonstrated need for the proposed mixed use development and it
is well located to serve the residents, visitors and highway traffic in the region. As the proposed uses are
expected to attract a majority of its patronage from regional traffic, it is not anticipated to affect the
function and viability of the Cooroy Town Centre or any existing service stations, and the benefits to the
community are expected to outweigh any negative impacts
It is therefore considered that the proposal should be approved, subject to relevant and reasonable
conditions.
saunders havill group page 33 Job 6520
Page 35
town planning
report
11. Planning Scheme Compliance Tables
The following planning scheme compliance tables have been prepared by Saunders Havill Group in support of this application
Cooroy & Lake Macdonald Locality
Cooroy & Lake Macdonald Locality
Specific Outcomes Probable solutions Response
6.9 Effects of use
Amenity No solution provided The proposal is located adjacent to the Bruce
O1 Uses are located, designed and operated to avoid Highway and on the main road into Cooroy (Myall
significant adverse changes to the light, air quality, noise, Street). Acoustic and Traffic reports have been
accessibility or other conditions enjoyed by users of prepared to assess the impact of the proposal on the
associated, adjoining or nearby uses. surrounding roads and nearby uses. Subject to
inclusion of road upgrades and acoustic measures
identified within those reports, the proposal will not
create adverse impact.
Scenic amenity No solution provided The proposal is single storey and will not impact on
O2 Important scenic vistas including those to and from Mt views to Mt Cooroy. It retains significant existing
Cooroy, Mt Tinbeerwah and Black Mountain are protected and vegetation such that it does not compromise
uninterrupted to maintain aesthetic and cultural values of the important scenic vistas.
natural landscape.
Major road network No solution provided The site is removed from the listed road networks.
O3 The function of, and visual amenity and character
surrounding the, major road network, including Diamond St,
Cooroy–Noosa Road, Belli Creek Road and Lake Macdonald
Drive is protected and enhanced.
Laneways No solution provided The proposal does not use or diminish the use of
saunders havill group page 34 Job 6520
Page 36
town planning
report
Cooroy & Lake Macdonald Locality
Specific Outcomes Probable solutions Response
O4 Uses do not diminish the ability of laneways to— laneways.
a) relieve traffic on streets;
b) provide convenient and safe rear access to premises; and
c) add to the heritage character of Cooroy; AND
O5 Access for new uses is only taken off a laneway where No solution provided N/A – no use of laneway
upgrading works are carried out to the laneway to enable the
laneway to accommodate the anticipated levels of traffic.
6.10 Built form
Density Density proposed (37 caravans/ cabins) is
O6 The density of development within the site area— appropriate for the site and is compatible with
a) is compatible with surrounding development; and surrounding development.
b) does not exceed—
i. For the Semi-Attached Housing Zone–1 dwelling unit per
400m2 of site area with a maximum population density of 100
persons per hectare;
ii. For the Attached Housing Zone–maximum population
density of 100 persons per hectare; and
iii. For the Business Centre Zone– maximum population density
of 100 persons per hectare
iv. For the Community Services Zone maximum
population density of 320 persons per hectare
exclusively for the purposes of Residential Aged Care
and 160 persons per hectare for any other form of
Retirement & Special needs housing; and
c) has a low site impact to enhance the opportunity to
maintain natural site characteristics such as native
vegetation and natural landforms.
saunders havill group page 35 Job 6520
Page 37
town planning
report
Cooroy & Lake Macdonald Locality
Specific Outcomes Probable solutions Response
Height S7.1 Buildings and other structures have a maximum building height Building Heights do not exceed 8m. Signage is
O7 Buildings and other structures— of— proposed in excess of 8m, however the structures
a) are low rise and present a building height consistent with a) if in the Rural or Rural Settlement Zone—8m, or 9m where the (9m to Myall St and 13m to Bruce Highway) are
structures on adjoining and surrounding premises; pitched roof but no other part of the building or structure exceeds located and of intended design so as to not
b) have a maximum building height of 2 storeys; 8m; or dominate the surrounding area and preserve the
c) do not visually dominate the street, surrounding spaces or b) if in the Open Space Recreation Zone and used for an indoor amenity of the surrounding area.
the existing skyline; sporting complex—11m
d) preserve the amenity of surrounding land uses; c) if in the Industry Zone—10m;
e) respect the scale of existing vegetation; and d) in all other zones—8m.
f) respond to the topography of the site by avoiding extensive
excavation and filling.
Setbacks S8.1 Buildings and structures comply with the minimum setbacks Complies- minimum setback of 10 m is achieved to
O8 Buildings and other structures are appropriately designed identified in Schedule 1 - Minimum Boundary Setbacks. all boundaries.
and sited to—
a) provide amenity for users of the premises as well as
preserve the visual and acoustic privacy of adjoining and
nearby properties;
b) preserve any existing vegetation that will buffer the
proposed building from adjoining uses;
c) allow for landscaping to be provided between buildings;
and
d) maintain the visual continuity and pattern of buildings and
landscape elements within the street.
Site cover, gross floor area and plot ratio No solution provided The proposed building site cover is 5%. The
O9 The site cover, gross floor area and plot ratio of buildings and proposal maintains existing vegetation adjacent to
other roofed structures— the creek corridor at the southern end of the site
a) results in a building scale that is compatible with maintains vegetation along Ferrells Rd and in part
saunders havill group page 36 Job 6520
Page 38
town planning
report
Cooroy & Lake Macdonald Locality
Specific Outcomes Probable solutions Response
surrounding development; along Myall St and provides supplementary
b) does not present an appearance of bulk to adjacent landscaping in the carpark and within the boundary
properties, roads or other areas in the vicinity of the site; setbacks. It is considered that overall built form
c) maximises the retention of existing vegetation and allows does not dominate the site but rather the
for soft landscaping between buildings; development will blend well with the rural character
d) allows for adequate area at ground level for outdoor of the area through building, location form and
recreation, entertainment, clothes drying and other site material and landscape treatment.
facilities; and
e) facilitates onsite stormwater management and vehicular
access.
O10 Site cover does not exceed— Building site cover of 5%
a) for a class 1 or class 10a structure within the Detached
Housing Zone, —
i for a single storey building - 50%; or
ii for a building of 2 or more storeys - 50% on the ground floor
and 30% for the upper storey(s), or 40% for all storeys for a
building of 2 or more storeys;
b) for other classes within the Detached Housing Zone - 40%;
c) for the Semi-Attached Housing Zone—40%; or
d) for the Attached Housing Zone—40%
e) for the Community Services Zone—50%
O11 For Multiple Housing Type 2 buildings have a maximum N/A
plot ratio of 0.45:1.
O12 For Multiple housing Type 3 or 4, Visitor accommodation N/A
Type 4, or the accommodation unit component of an
Entertainment and dining business Type 3—maximum gross
floor area is equivalent to the maximum allowable population
saunders havill group page 37 Job 6520
Page 39
town planning
report
Cooroy & Lake Macdonald Locality
Specific Outcomes Probable solutions Response
in persons multiplied by 40m2.
O13 For the Business Centre Zone plot ratio does not Plot ratio of .05:1, well below stated maximum.
exceed—
a) 0.8:1 for site areas up to and including 2,000m2; and
b) 0.3:1 for the balance of a site over 2,000m2.
Flooding and drainage S14.1 For new buildings or structures or additions of more than Refer to attached Engineering and SMP reports.
O14 Buildings and other works are designed and sited to— 50m2 gross floor area to an existing building or structure, floor levels The development is not affected by flooding with
a) provide flood free access to premises and flood free for habitable rooms are— drainage quality and quantity addressed within the
habitable areas; a) for areas where minimum floor levels are available—not less than SMP.
b) allow only minor, short term and infrequent flooding of the specified level;
non-habitable areas; b) for areas where flood modelling is available—a minimum of
c) ensure carparking areas can be adequately drained; 500mm above the modelled flood level; and
d) ensure drainage does not adversely impact upon other c) for areas where flood modelling is not available, a minimum of
premises; and 500mm above the highest known flood level; AND
e) ensure filling or excavation does not adversely impact upon
other premises by—
i. causing ponding of water on the site or nearby land;
ii. increasing flooding, which adversely affects the safety or
S14.2 Where Council infrastructure is available— Refer to attached Engineering and SMP reports
use of any land upstream and downstream; and
a) any drainage (including buildings and yards) flows to that
iii. adversely affecting the flow of water in any overland flow
infrastructure; and
path.
b) the infrastructure has the capacity to accept any additional
loading; AND
S14.3 Car parking and maneuvering areas are constructed at a level Complies – car parking areas are constructed such
that permits the parking area to drain from the site by gravity that the parking area can drain from the site by
means, without the need for mechanical pumping; or gravity.
S14.4 Basements for residential uses have flood immunity above the N/A
saunders havill group page 38 Job 6520
Page 40
town planning
report
Cooroy & Lake Macdonald Locality
Specific Outcomes Probable solutions Response
Q100 where alternative means to mechanical pumping are used to
achieve such immunity; or
S14.5 Basements for non-residential uses have flood immunity above N/A
the Q100 that may be achieved by means of mechanical pumping
where the mechanical feature is installed with adequate holding
tanks and an alternative back up power source.
Sloping sites S15.1 Buildings are of split level design that step down the slope or N/A no split level/suspended floor
O15 On sloping sites, buildings and structures are designed to have a suspended floor construction; (See Figure 6.1 below) AND
maximise the use of natural slope and minimise the need for
cut and fill. S15.2 Cut or fill is less than 2m in depth; AND Complies
S15.3 The distance between the ground and the lowest part of the Complies
floor of the building does not exceed 3m.
Figure 6.1—Design for sloping site (suspended floor)
Roof form S16.1 With the exception of industrial buildings the main roof of the The design of the building, most specifically the
O16 Roof forms— building has a roof pitch no less than 12 degrees and has minimum food/supermarket/service station building (as it is
a) contribute positively to the local skyline; 600mm eaves to at least 75% of the perimeter of the building; AND the largest building and located closest to a street
b) complement the low rise character of the locality; frontage) is designed such that it contributes to and
c) use simple traditional roof designs, such as hipped, gabled emphasizes the low rise character of the area. (refer
to Architects statement within report)
saunders havill group page 39 Job 6520
Page 41
town planning
report
Cooroy & Lake Macdonald Locality
Specific Outcomes Probable solutions Response
or skillion; and S16.2 Building and structures do not include rooftop terraces.
d) do not create opportunities for residents to overlook the
private open space areas of neighbouring properties.
Public transport node S17.1 A public transport node is located within Cooroy as identified Schedule 5 Map 1 identifies Myall St as a major road
O17 An accessible and safe public transport node is in Schedule 5 on Map 1. network. A bus stop is located on Ferrells Road. The
established and operated within Cooroy that— site is accessible to existing public transport with
a) links public transport services to other centres and access to the bus stop available via the entrance
destinations throughout the Sunshine Coast; and from Ferrells Road approximately 100m from the
b) forms part of an integrated transport network that is bus stop.
accessible via pedestrian and bicycle pathways.
6.11 Environment, conservation and recreation
Environment and cultural heritage values S18 No solution provided Impacts on biodiversity, natural vegetation, native
O18 There are no significant adverse effects on biodiversity, fauna habitat etc are addressed in SHG
natural vegetation, native fauna habitat, landscape quality, Advisory note Environmental Report – See Attachment I.
water quality or cultural heritage values, including those PSP24 – Effluent Disposal details requirements for the design and The site will be connected to Council’s reticulated
related to— siting of effluent disposal systems where located outside a sewerage sewerage scheme.
a) changes to natural drainage; service area. Compliance with PSP24 will be considered as part of Storm water drainage addressed within the
b) disturbance to any of the wetland systems; Council’s assessment of the plumbing and drainage application. attached SMP report
c) management of landslide and fire risk;
d) erosion and the transport of sediments off site;
e) unmanaged public access;
f) effluent disposal69;
g) changes to fauna habitat and behaviour; and
h) disturbance of buildings and features, including natural
features, of cultural heritage significance.
Open space network S19.1 and S20.1 Open space corridors and existing native vegetation The proposal maintains a vegetation corridor along
saunders havill group page 40 Job 6520
Page 42
town planning
report
Cooroy & Lake Macdonald Locality
Specific Outcomes Probable solutions Response
O19 An integrated open space network is established, in areas indicated in Schedule 5 – Map 4 are protected from the watercourse at the southern end of the site – see
enhanced and protected throughout the locality to— fragmentation and encroachment by development. SHG Report (Attachment I)
a) provide for both passive and active recreational pursuits;
b) provide connectivity for pedestrians, cyclists, and horse
riders;
c) provide habitat connectivity for wildlife;
d) protect watercourses and drainage lines;
e) protect vegetation on steep slopes; and
f) form a scenic backdrop for residential development;
AND
O20 The open space network links—
a) forests including parts of Tewantin and Ringtail State
Forests;
b) the catchment of Lake Macdonald;
c) the vegetated ranges of the sub-coastal escarpment in the
north, south, and east of the locality; and
d) the riparian corridors of the Six-Mile and Ringtail Creeks and
their tributaries.
Noosa Trail Network S21.1 Development includes linkages to or between existing or N/A – site is not identified on Schedule 5 Map 2
O21 A comprehensive network of bridle trails and pedestrian future components of the Noosa Trail Network, as indicated in
and bicycle linkages is established, enhanced and protected Schedule 5 – Map 3; AND
incorporating road reserves, State forests, Council owned land
S21.2 Development does not have an adverse impact on the access Complies – the subject site is well removed from the
and private lands consistent with the lifestyle and outdoor
functions of the Noosa Trail Network, as indicated in Schedule 5 – Noosa Trail Network
recreation needs of Noosa’s residents and visitors;
Map 3, including severing of existing or future linkages; OR
S21.3 Alternative linkages to those indicated in Schedule 5 – Map 3 N/A
are provided; AND
saunders havill group page 41 Job 6520
Page 43
town planning
report
Cooroy & Lake Macdonald Locality
Specific Outcomes Probable solutions Response
S21.4 Linkages to the Noosa Trail Network N/A – no linkages are required or proposed
are designed and constructed in accordance with—
a) Australian Standard 2156.1 Walking Tracks Part 1: Classification
and Signage to a minimum of a Class 4 Standard; and
b) Australian Standard 2156.2 Walking Tracks Part 2: Infrastructure
Design;
O22 The Noosa Trail Network in the locality is supported by S22.1 No solution provided N/A – site is well removed from Noosa Trail
overnight camping facilities, home-hosted accommodation Networks
and signage, allowing local residents and visitors to
experience the natural values of the area and to access key
destinations including—
a) the town of Cooroy;
b) Lake Macdonald;
c) the Botanic Gardens; and
d) State forests, conservation parks and other recreation
facilities in the locality.
Pedestrian and bicycle pathways S23.1 Pedestrian and bicycle pathways are provided and retained N/A
O23 Safe and convenient pedestrian and bicycle pathways are where indicated in the Priority Infrastructure Plan in Part 15; AND
provided and retained between and around key destinations,
S23.2 Contributions toward pedestrian and bicycle pathways are Contributions may be sought as reasonably
including—
provided in accordance with the Priority Infrastructure Plan in Part imposed as conditions of approval.
a) between Cooroy and Tewantin;
15.
b) between Cooroy and the Noosa Botanical Gardens; and
c) within and around the town of Cooroy.
Protection of Lake Macdonald water supply S24.1 Within the Lake Macdonald catchment area shown on Natural No buildings proposed below 98.5mAHD
O24 Development does not adversely impact on the Lake Resources Overlay Map OM3.5, buildings and other structures are
Macdonald water supply. AND not located below 98.5m AHD.
saunders havill group page 42 Job 6520
Page 44
town planning
report
Cooroy & Lake Macdonald Locality
Specific Outcomes Probable solutions Response
O25 The number and location of access points to watercourses S25.1 No solution provided No direct access to watercourse is proposed. Site is
is controlled and managed to prevent adverse impacts on Advisory note proposed to be connected to Council’s reticulated
water quality in Lake Macdonald; AND PSP24 – Effluent Disposal details requirements for the design and sewerage system.
siting of effluent disposal systems where located outside a sewerage
service area. Compliance with PSP24 will be considered as part of
Council’s assessment of the plumbing and drainage application.
O26 Key nodes are established and appropriately managed at S26.1 No solution provided N/A – site is not a key node
the following locations and include facilities such as parking
and picnic areas—
a) the northern part of the lake, in the vicinity of the water
treatment plant, scouts and fish hatchery;
b) the western part of the lake in conjunction with the Botanic
Gardens and associated picnic areas; and
c) the eastern part of the lake, in the vicinity of the Old
Tinbeerwah School Park. AND
O27 Treatment and disposal of waste water does not have any S27.1 No solution provided Treatment of wastewater will be from the site to
detrimental impact on Noosa’s major water storage and Council’s reticulated system.
supply - Lake Macdonald See attached SMP for proposed stormwater
treatment.
Division 24—Specific Outcomes and Probable Solutions for the Rural Zone
6.35 Consistent uses No solution provided The proposal contains uses that are inconsistent in
O79 The following defined uses and use classes are consistent the Rural Zone. See Sections 7 & 9 within this report
uses and are located in the Rural Zone— for discussion.
a) All Agricultural Uses;
b) Commercial business Type 1 located on Lot 1444 on
CG3956 and associated with Forestry uses;
saunders havill group page 43 Job 6520
Page 45
town planning
report
Cooroy & Lake Macdonald Locality
Specific Outcomes Probable solutions Response
c) Commercial business Type 3;
d) Home-based businesses;
e) Industrial business Type 2 located on Lot 1444 on CG3956
and associated with Forestry uses;
f) Industrial business Type 3;
g) Retail business Type 1 if a roadside stall;
h) Retail business Type 3;
i) Emergency service Type 2;
j) Open space Type 2 where located outside of the water
catchment area as depicted on the Overlay Map OM3.5.
k) Detached house;
l) Community residence;
m) Ancillary dwelling unit;
n) Multiple housing Type 1; and
o) Visitor Accommodation Types 1, 2 or 3 where located
outside of the water catchment area as depicted on Overlay
Map OM 3.5.
6.36 Inconsistent uses The proposal consists of uses considered as
O80 The following defined uses and use classes are inconsistent uses in the Rural Zone. Despite this
inconsistent uses and are not located in the Rural Zone— inconsistency grounds exist to support approval
a) Commercial business Type 1 if not located on Lot 1444 on despite the conflict (refer to Sections 7 & 9 of this
CG3956 and associated with Forestry uses; report)
b) Commercial business Type 2;
c) Entertainment and dining business;
d) Industrial business Type 1;
e) Industrial business Type 2 if not located on Lot 1444 on
CG3956 and associated with Forestry uses;
f) Retail business Type 1 if not a roadside stall;
saunders havill group page 44 Job 6520
Page 46
town planning
report
Cooroy & Lake Macdonald Locality
Specific Outcomes Probable solutions Response
g) Retail business Types 2, 4, 5, 6 or 7
h) Education;
i) Emergency service Type 1;
j) Open space Type 1; or
k) Open space Type 2 where located within the water
catchment area as depicted on the Overlay Map OM 3.5;
l) Wellbeing;
m) All Infrastructure Uses;
n) Multiple housing Types 2, 3, 4 or 5;
o) Visitor Accommodation Types 1, 2 or 3 where located
within the water catchment area as depicted on the Overlay
Map OM 3.5; and
p) Visitor accommodation Type 4.
6.37 Amenity
Sloping sites & ridgelines S81.1 Buildings and associated accessways are not constructed on Complies – site slope is less than 25% and buildings
O81 Development on sloping sites— land with a slope greater than 1 in 4 (25%); AND present as one storey.
a) is responsive to the natural topography of the site and S81.2 Buildings present no more than 2 storeys at any one point
minimises cut and fill; when viewed from the road or other public space, by stepping the
b) does not visually dominate the hill slope or interrupt the buildings down the slope or using suspended floor construction;
skyline; and AND
c) is integrated with the natural site characteristics including
vegetation; AND
O82 The landscape character and visual amenity quality of hill S82.1 On properties with a slope exceeding 1 in 4 (25%) or located Buildings will be located below the existing tree line
slopes and ridgelines are retained. on ridgelines visible from the major road network the roofline of as viewed from the Bruce Highway with
buildings do not protrude above the ridgeline or tree canopy. supplementary planting provided where no existing
On visually prominent hill slopes or ridgelines buildings should be trees. The finished treatment of the acoustic fence
predominantly finished in colours and materials that blend well with and landscaping to the Bruce Highway frontage is
saunders havill group page 45 Job 6520
Page 47
town planning
report
Cooroy & Lake Macdonald Locality
Specific Outcomes Probable solutions Response
the colours and hues of the surrounding vegetation and landscape important to ensure visual amenity is maintained.
without causing glare or reflection. Shades in the violet, blue, green
and yellow green side of the spectrum as well as greys or browns
should be appropriate with whites or bright colours restricted to
trimmings
Incompatible uses No solution provided N/A
O83 New dwelling units are to provide for sufficient buffer area
between the premises and existing Industrial business uses on
other premises to avoid any potential adverse amenity
impacts on residents
6.38 Open space, environment and conservation
Environmental values No solution provided See attached Ecological Assessment Report-
O84 The environmental values of land are protected from Environmental values are protected through
adverse impacts as a consequence of development in or retention and rehabilitation of the valued
adjacent to that land. environmental area at the southern end of the site
and the inclusion of bio retention basins to manage
stormwater runoff.
saunders havill group page 46 Job 6520
Page 48
town planning
report
Business Uses Code
Business Uses Code
Specific Outcomes Acceptable solutions (if self-assessable) Probable Compliance
solutions (if code assessable)
Table 14-5 New Business Uses Within Existing Buildings in Established Centres
14.13 Effects of use
Uses S1.1 The new use is one of the following: N/A
O1 Uses are of a commercial or retail nature ordinarily a) Bank, credit union, insurance agency, professional office, travel
expected within a town or village centre. agent or real estate office; or
b) Medical centre or health therapist; or
c) Café or restaurant; or
d) Shop or salon.
Site Locality S2.1 The site is located within one of the following zones: The site is unique in that the proposed range of uses
O2 The site is located within an existing business centre, a) Business Centre Zone; has strong locational requirements, given the market of
neighbourhood centre or village centre; AND b) Neighbourhood Centre Zone; the travelling public on the Bruce Highway. Refer to
attached Needs Assessment report which identifies that
c) Village Mix Zone. there is an identified need for the mixed use
development to serve the needs of residents, visitors
and highway traffic. Further the report anticipates that
the proposed uses are expected to attract a majority of
its patronage from regional traffic and is not
anticipated to affect the function and viability of the
Cooroy Town Centre or any existing service stations.
O3 The new use occupies an existing building without S3.1 The new use does not rely on the addition of any new buildings N/A
increasing the size of the building or the use area and or the expansion of buildings or outdoor use area and no partition
without increasing the number of tenancies. walls are created to increase the number of businesses.
Amenity S4.1 Where the site adjoins land in a residential zone, the use does Refer to attached Acoustic Report which addresses
O4 The new use is operated in a manner that avoids not operate outside of the hours of 7:00am to 9:00pm. potential noise impacts and provides measures to
noise emissions that unreasonably diminish the amenity ensure the operation of the uses do not unreasonable
diminish the amenity of the surrounding area.
saunders havill group page 47 Job 6520
Page 49
town planning
report
Business Uses Code
Specific Outcomes Acceptable solutions (if self-assessable) Probable Compliance
solutions (if code assessable)
of the area or surrounding uses. AND
O5 Advertising devices— S5.1 New or additional signage does not include: Signage will be provided onsite that is of a scale and
a) are compatible with the human-scale and character of a) flagpoles attached to a building or structure, used for displaying a nature sympathetic to a rural town setting whilst
the centre in which they are situated; commercial banner or flag; providing highway users indication of the range of uses
available. Pylon signage to Myall St is proposed at 9m
b) are compatible with the scale, proportion, bulk and b) a sign fitted or painted on a blind or sunhood; whilst pylon signage to the Bruce Highway frontage is
other characteristics of buildings, structures and c) a sign capable of displaying a number of messages by electronic or proposed at 13m (refer to signage detail contained
landscaping; and mechanical means; within the application). Approval is sought as part of
c) are designed, sited and integrated so as not to d) a sign displayed on a surface by the projection of light; AND this application to the general location and form of
contribute to the proliferation of visual clutter. AND S5.2 The maximum sign face area of any single sign does not exceed signage proposed. It is considered the signage achieves
the criteria contained within SO 5.
4m2 on any face; AND
S5.3 The maximum combined sign face area of all signs on the
premises is 10m2.
O6 Waste storage areas, external storage areas and S6.1 Waste storage areas, external storage areas and loading docks Landscape screening is provided to delivery and refuse
loading docks do not detract from the visual amenity of are visually screened by landscaping or fencing. collection areas and is able to be conditioned as part of
the streetscape or cause nuisance to adjoining any approval.
properties.
e) a sign painted on a roof;
f) a sign affixed to or extending above a roof or parapet
of a building or other structure and which is wholly or
partially supported by the building or structure; or
g) a 3-dimensional device erected or installed for the
purpose of advertising
saunders havill group page 48 Job 6520
Page 50
town planning
report
Business Uses Code
Specific Outcomes Acceptable solutions (if self-assessable) Probable Compliance
solutions (if code assessable)
O7 Outdoor dining areas are designed and located so S7.1 Walls to outdoor dining areas are— Outdoor dining associated with the food premises is
that— a) if facing a roadway or other public area, transparent; proposed. These areas will not be fully enclosed.
a) structures are aesthetically pleasing and in keeping b) not made of flexible, roll-up or drop plastic sheeting;
with the existing character of the area, including the c) separated from the floor and any roof by a minimum vertical gap
architecture of the associated building; of 500mm; and
b) outdoor dining adds to the landscaped streetscape d) if detachable or collapsible, are only used during inclement
without increasing perceived building bulk; weather; AND
c) temporary walls or roofs are stored when not in use
S7.2 Roof, walls or other structures do not extend beyond the Complies – buildings will be wholly contained within
and secured at all times; the boundaries of the site
boundaries of the premises; AND
d) adequate air movement is available; and
e) structures do not impede the movement of S7.3 The outdoor dining area complies with Planning Scheme Policy Will comply
pedestrians or vehicles; AND PSP14 Outdoor Dining.
O8 Adequate clearways and head clearance are provided S8.1 Roof structures over outdoor dining areas have a minimum Complies
to allow safe movement of users of the premises. clearance height of 2.1m.
Car Parking S9.1 Off street carparking is provided at a rate of 1 space per 20m2 of Refer to attached Traffic Report. Based on provisions
O9 Sufficient carparking is available to accommodate the gross floor area; within the planning scheme 153 car spaces are
number and type of vehicles likely to be generated by required. 224 car spaces are provided, well in excess of
the Council’s requirements.
the uses on the site
14.16 Effects of use
Electricity infrastructure S18.1 No solution provided Complies – the proposed development does not
O18 The development does not adversely impact on adversely impact on existing or future electricity supply
existing or future electricity supply infrastructure; AND infrastructure.
O19 All uses and works maintain an adequate safe S19.1 Development for uses adjacent to or within 50m of an existing Site is not within 50m of an existing electricity
distance from electrical infrastructure including electricity substation incorporates noise attenuation measures to substation.
saunders havill group page 49 Job 6520
Page 51
town planning
report
Business Uses Code
Specific Outcomes Acceptable solutions (if self-assessable) Probable Compliance
solutions (if code assessable)
substations, overhead powerlines, power poles and mitigate noise impacts; AND
transformers.
S19.2 Buildings and structures (including swimming pools, sheds, Complies
tennis courts and outbuildings) are not constructed under overhead
electricity transmission lines, or within electricity easements.
Noise No solution provided Refer to Acoustic report included in Attachment F
O20 Development is designed and sited to avoid noise
emissions that unreasonably diminish the amenity of the
area or surrounding uses.
Mechanical plant and equipment and storage areas S21.1 Mechanical plant and equipment are— Mechanical plant and equipment will be located more
O21 Mechanical plant and equipment (including air a) located more than 2m from any property boundary; than 10m from any property boundary
conditioning equipment) and storage areas are designed b) where located at ground level, screened by fencing 1.5m in height
and located to— or dense vegetation of at least 1.5m in width incorporating grouped
a) avoid adverse visual impacts when viewed from the trees and shrubs with maximum separation distance of 1m
street and adjoining properties; and measured from the centre of the tree or scrub; and
b) visually integrate with the building design. c) are visually integrated into the line and plane of the building and
roof design and do not project beyond the height or width of the
building when viewed from the street and adjoining properties; AND
S21.2 For Industrial business and Retail business Type 3, materials Able to comply
stored outside of a building do not exceed 4m in height or half the
height of the on-site buildings whichever is the greater.
Safety and security S22.1 Boundaries are identified by such means as - The boundaries of the site will be clearly identifiable.
O22 All property boundaries are clearly identifiable with a) fencing; or
public and private spaces clearly defined. b) changes in surface materials or levels; or
saunders havill group page 50 Job 6520
Page 52
town planning
report
Business Uses Code
Specific Outcomes Acceptable solutions (if self-assessable) Probable Compliance
solutions (if code assessable)
c) landscape treatments; AND
S22.2 Loading and storage areas are well lit or can be locked after Able to be conditioned
hours.
O23 All premises and access routes are clearly S23.1 All premises are identified by the provision of the street Able to be conditioned
identifiable to all persons, particularly emergency number in a prominent location, preferably near the site entry, (i.e.
services personnel. on the kerb or letterbox or by signage on the building or site).
O24 All building entries are designed to be obvious and S24.1 The number of entrances and exits are limited and main Clear entry/exit paths will exist to each building.
easily identifiable building entrances/exits are located at the front of the site, in view of
the street. Where this is not possible, due to site or existing building
constraints, a well defined path is provided to the entrance/exit; AND
S24.2 All entrances/exits to buildings, are well lit and signed, and Can be conditioned to comply
signage includes hours of operation; AND
S24.3 Entrances/exits are located to provide a direct link to driveways Complies.
and carparking areas; AND
S24.4 Recessed doorways are avoided where the recess is of Recessed doorways will be avoided and the site will be
sufficient size to conceal a person. Where recessed doorways are well lit.
unavoidable, measures are used to enhance safety, as follows—
a) good lighting installed;
b) strategically placed mirrors installed;
c) angled approaches provided; or
d) gates which restrict access provided.
O25 Uses are arranged within buildings and on sites to S25.1 Windows and main entrances are positioned to allow for casual Casual surveillance will be provided to open areas from
enable external areas to be monitored. surveillance. internal areas where possible.
O26 Communal open space, including congregation and S26.1 Communal open spaces, including congregation and seating Open space is located such that it can be monitored by
saunders havill group page 51 Job 6520
Page 53
town planning
report
Business Uses Code
Specific Outcomes Acceptable solutions (if self-assessable) Probable Compliance
solutions (if code assessable)
seating areas, is located where it can be monitored. areas are situated where they are in the line of sight of windows, activity areas.
doors and/or balconies of buildings, or can be seen from a street or
other public space.
O27 Buildings and structures are designed to minimise S27.1 Buildings or structures that are visible from a public street or Acoustic fencing is provided within the landscape
opportunities for vandalism. laneway— setback with landscaping on either side. This will help
a) avoid the use of solid fences and blank walls which attract graffiti. minimise the opportunity for vandalism.
Where solid blank surfaces are unavoidable, measures in the form of
landscaping, creepers, murals, vandal resistant paint, etc are used;
b) use toughened glass, security screens and other measures (but
not including security shutters that obscure the view of shopfronts)
are used in windows which are provided at ground level, to deter
break and enters; and
c) use hardy vandal proof materials and anti-graffiti paint are used in
the construction of buildings
O28 Lighting of appropriate intensities is provided to S28.1 Lighting of appropriate intensities is provided which satisfies Can be conditioned to comply
maximise safety. the requirements of Australian Standard AS1158: Public Lighting
Code, unless otherwise specified in this Code; AND
S28.2 External lighting of a graduated intensity is provided which Can be conditioned to comply
starts at a lower level of brightness at the perimeter of the site and
rises to a higher level at the entrance to buildings or at the centre of
the site; AND
S28.3 Lighting is directed onto the site and away from neighbouring Can be conditioned to comply
properties; AND
S28.4 Vandal-resistant lighting is used in public and publicly Can be conditioned to comply
accessible areas.
O29 Public toilets are designed and constructed to— S29.1 Public toilets are located in high traffic areas; AND Public toilets are proposed within the proposed
a) ensure the safety of all people using them; and buildings
saunders havill group page 52 Job 6520
Page 54
town planning
report
Business Uses Code
Specific Outcomes Acceptable solutions (if self-assessable) Probable Compliance
solutions (if code assessable)
b) take advantage of informal surveillance from S29.2 Features that may legitimise loitering, such as seating or public Able to be conditioned
adjoining uses and activities, discouraging non- telephones are not located within 20m of toilet entrances; AND
legitimate uses.
S29.3 Entrances to public toilets are visible from the street, footpath Users of the site will be directed to public toilets by
and other activity areas on the site or adjoining sites. appropriate signage. Toilet facilities are within the
service station and the fast food retailer.
O30 Premises have accessibility to public transport. S30.1 Safe and convenient pathway access is provided from the site Pathway access to public transport in Ferrells Road is
to link to existing pathway networks that services public transport able to be provided
facilities; OR
S30.2 Direct pathway access is provided to the public transport Pathway access to public transport in Ferrells Road is
facility if the facility is contained on site or within 50m from the able to be provided.
property boundary.
O31 Business Uses are designed and constructed to S31.1 Safe and convenient cycle access to and from the site from the No change is proposed to the existing bicycle
encourage users of the development to access the site existing road and bicycle network, and safe pathway movement arrangement in this locality. No formalised bicycle
by means of foot or bicycle through provision of within the site is provided; AND access exists.
appropriate end-of-trip facilities including bicycle
S31.2 Secure and convenient parking space for bicycles is provided Able to be conditioned
parking and shower/change rooms.
on site in accordance with AS2890.3 Bicycle Parking Facilities and
Figure 14-1 Minimum Requirements for Bicycle Parking; AND
S31.3 Where at least 5 bicycle parking spaces are required in Able to be conditioned
accordance with Figure 14-1 Minimum Requirements for Bicycle
Parking, end-of-trip cycle facilities are provided at the following rate:
a) 1 locker per 2 bicycle parking spaces; and
b) 1 shower cubicle with ancillary change rooms per 10 bicycle
spaces or part thereof; AND
S31.4 Bicycle parking spaces and cyclist facilities are designed in Able to be conditioned
accordance with AUSTROADS Guide to Traffic Engineering Practice,
Part 14 – Bicycles, Section 10; AND
saunders havill group page 53 Job 6520
Page 55
town planning
report
Business Uses Code
Specific Outcomes Acceptable solutions (if self-assessable) Probable Compliance
solutions (if code assessable)
S31.5 On-site pedestrian facilities such as seating and shade Outdoor recreation/rest areas are provided.
structures are provided in developments for the convenience of
persons walking to the site.
Figure 14-1 Minimum Requirements for Bicycle Parking Use Able to be conditioned
Minimum bicycle parking:
Commercial Business 1 bicycle parking space per 50m2 or part
thereof of gross floor area.
Entertainment & Dining 1 bicycle parking space per 50m2 or part
Business thereof of gross floor area.
Industrial Business Type 2 1 bicycle parking space per 100m2 or part
thereof of gross floor area.
Retail Business Type 1 (if not 1 bicycle parking space per 50m2 or part
a roadside stall) thereof of gross floor area.
Retail Business Type 2 1 bicycle parking space per 100m2 or part
thereof of gross floor area.
Retail Business Type 3 1 bicycle parking space per 100m2 or part
thereof of gross floor area.
Retail Business Type 6 1 bicycle parking space per 100m2 or part
thereof of gross floor area.
Retail Business Type 7 1 bicycle parking space per 100m2 or part
thereof of gross floor area.
Site facilities 32.1 Waste storage areas, external storage areas and loading docks Complies
O32 Waste storage areas, external storage areas and are situated to the rear of the building or under the ground; OR
loading docks do not detract from the visual amenity of S32.2 With the exception of the access way, waste storage areas, Complies
the streetscape or cause nuisance to adjoining external storage areas and loading docks are visually screened by
properties. landscaping or fencing
Environment & heritage values No solution provided Complies- impacts have been addressed and
saunders havill group page 54 Job 6520
Page 56
town planning
report
Business Uses Code
Specific Outcomes Acceptable solutions (if self-assessable) Probable Compliance
solutions (if code assessable)
O33 There are no significant adverse effects on the Advisory note ameliorative measures identified within the Acoustic,
biodiversity, natural vegetation, native wildlife, habitats, PSP24 – Effluent Disposal details requirements for the design and SMP and Ecological Assessment reports.
landscape quality, water quality or heritage values, siting of effluent disposal systems where located outside a sewerage
including those related to— service area. Compliance with PSP24 will be considered as part of
a) changes to natural drainage; Council’s assessment of the plumbing and drainage application.
b) disturbance to any of the wetland systems;
c) management of landslide and fire risk;
d) erosion and the transport of sediments off-site;
e) unmanaged public access;
f) effluent disposal4;
g) changes to fauna habitat and behaviour; and
h) disturbance of buildings and features, including
natural features, of heritage significance.
Table 14-10– Entertainment & Dining Business or Retail Business Types 1 or 2
14.18 Effects of use
Noise and visual amenity S35.1 For uses involving outdoor courts including tennis courts, half Refer to attached Acoustic report.
O35 Uses maintain a satisfactory level of acoustic and courts and netball courts—the use complies with the requirements
visual amenity for surrounding uses. in Section 2 of PSP8 Tennis and other Courts.
Outdoor dining areas S36.1 Walls to outdoor dining areas are— The proposed outdoor dining areas are transparent and
O36 Outdoor dining areas are designed and located so a) if facing a roadway or other public area, transparent; do not involve the use of roll up plastic sheeting. These
that— b) not made of flexible, roll-up or drop plastic sheeting; areas are enclosed by low height screening and
a) structures are aesthetically pleasing and in keeping c) separated from the floor and any roof by a minimum vertical gap random timber column feature screening.
with the existing character of the area, including the of 500mm; and
architecture of the associated building; d) if detachable or collapsible, are only used during inclement
b) outdoor dining adds to the landscaped streetscape weather; AND
without increasing perceived building bulk;
S36.2 Roof, walls or other structures do not extend beyond the Complies
c) temporary walls or roofs are stored when not in use
boundaries of the premises; AND
and secured at all times;
d) adequate air movement is available; and S36.3 The outdoor dining area complies with Planning Scheme Policy The proposed outdoor dining area is considerate of PSP
e) structures do not impede the movement of
saunders havill group page 55 Job 6520
Page 57
town planning
report
Business Uses Code
Specific Outcomes Acceptable solutions (if self-assessable) Probable Compliance
solutions (if code assessable)
pedestrians or vehicles; AND PSP14 Outdoor Dining. 14 – Outdoor Dining. Surface treatments have not yet
been finalised.
O37 Adequate clearways and head clearance are S37.1 Roof structures over outdoor dining areas have a minimum Complies
provided to allow safe movement of users of the clearance height of 2.1m.
premises.
Table 14-14–Industrial Business
14.24 Effects of use
O65 Industrial business is conducted in an ecologically No solution provided vTE report addresses stormwater quality management
responsible manner, operating without deleterious and the use of bio retention to assist in the ecological
impacts on immediate, surrounding or downstream function of the site. The industrial use is limited to self-
environments and ecological processes, including storage warehouse and as such is not considered to
avoiding the release of pollutants that would adversely create byproducts detrimental to the environment.
affect the quality of the land, air or water.
O66 Where adjoining an existing residential use or a No solution provided The development will not generate unacceptable
community use or land included in a residential zone any impacts beyond the site boundaries.
emissions of odour, dust, air pollutants, noise, light or
vibration does not spread beyond the site boundaries.
Site suitability S67.1 The site is connected to reticulated water supply, sewerage, The site will be connected to reticulated water; sewer
O67 Industrial business uses are established on land that stormwater and electricity. and electricity. Stormwater will be dealt with and
has access to an appropriate range of infrastructure treated onsite.
services and utilities; AND
O68 Industrial activity is established on sites having S68.1 The site is a minimum of 1,000m2. Complies
sufficient area and dimensions to accommodate the
building or buildings, associated parking areas, service
vehicle provision, storage areas, landscaping, vehicle
access and on site movement.
saunders havill group page 56 Job 6520
Page 58
town planning
report
Business Uses Code
Specific Outcomes Acceptable solutions (if self-assessable) Probable Compliance
solutions (if code assessable)
Visual amenity S69.1 Where the length of any façade facing a street or residential Whilst the proposed self-storage does have a single
O69 The façades of industrial buildings do not present property exceeds 30m, the design presents a stepped building line façade facing the street that exceeds 30m in length, the
unbroken and continuous blank walls; AND and uses varying colours and materials to break the building bulk. single storey building is setback 12m from the
boundary with landscaping proposed within the
setback area such that building impacts are
ameliorated.
O70 The building design addresses the street; AND S70.1 The main entry to the building faces the street or customer Building entries face parking areas.
carparking area.
O71 The minimum boundary setbacks are landscaped, S71.1 No solution provided Complies – refuse areas are setback from the
with no garbage bins, outdoor storage areas and the like boundaries and screened from view.
located within the boundary setback areas.
Site security S72.1 A security fence no less than 1.8m in height encloses the rear The site is bounded in part by acoustic fencing of
O72 Suitable day and night safety and security measures and side boundaries of the site and prevents unauthorised access to varying heights. Fencing as required can be erected
are provided to Industrial businesses to protect people all outdoor parts of the site used for the Industrial business use; AND around the self – storage component.
and property; AND S72.2 Any proposed office or public space is sited and orientated N/A
towards the principal frontage of the site;
O73 Security fencing does not have a significant adverse S73.1 Fencing on any frontage is setback an average of 2m provided Where provided, fencing is setback behind landscape
impact upon the appearance of the local streetscape. that no part of the fencing is within 1m of the property boundary; buffers along street frontages.
AND
S73.2 Landscaping is provided between the fence and the frontage Landscaping able to be provided in accordance with
without inhibiting sight lines to the building entrance or carparking. Council requirements
Storage No solution provided Any storage of materials will be located such that there
O74 The storage of materials on-site does not cause a will be no threat to public health or environmental
public health hazard or environmental nuisance. nuisance.
Retail components S75.1 Only goods resulting from the Industrial business are sold on Not applicable
O75 Retail sales are ancillary to the Industrial business site; AND
use.
S75.2 The proportion of use area used for retail sales and display of Not applicable
saunders havill group page 57 Job 6520
Page 59
town planning
report
Business Uses Code
Specific Outcomes Acceptable solutions (if self-assessable) Probable Compliance
solutions (if code assessable)
goods for sale does not exceed 20%.
Table 14-15 Service Station
14.25 Effects of use
Siting S76.1 The service station is located in a Commercial zone, on a site Complies – Myall Street is a Major Road identified on
O76 Service stations are located only where they are fronting part of the major road network; OR Schedule 5 Map 1. The proposed service station is
compatible with the existing and proposed amenity and located well back from the boundaries of the site and
development of a neighbourhood and where they are noise impacts are considered and mitigation measures
appropriate given the existing or likely future traffic identified within the attached acoustic report.
movements in the area.
S76.2 The service station is co-located with, or adjoining, shopping Complies – this proposal is a mixed use development
facilities or established business development. including complementary uses on a large lot. A traffic
assessment concludes that subject to road
improvements at the entrances to the site the proposal
will operate satisfactorily.
O77 Service stations are sited and designed for S77.1 Publicly accessible parts of the service station including the Able to comply
maximum surveillance from adjacent streets and other point of sale and the entrance to any external toilets are well lit and
activities clearly visible from areas of activity within the site (such as petrol
pumps) as well as from adjacent uses and the street.
O78 The site is large enough to accommodate the S78.1 The site has— Complies. The site is well in excess of the minimums
service station and associated carparking, accessways a) an area of a least 1,500m2; listed.
and landscaping. b) a frontage of at least 40m; and
c) where a corner site, a frontage of at least 30m to each road to
which the site has frontage.
Neighbouring amenity S79.1 Where located within 150m of a residential use or land Complies – A landscape buffer and a 4-5m high
O79 Service stations ensure the amenity of neighbouring included in a residential zone— acoustic barrier is provided to Ferrells Road in
residential areas is protected. a) buildings are constructed of non-reflective material, including accordance with this code to ensure the amenity of
concrete, brick or timber; and neighbouring residential areas is protected. Building
b) a landscaped area , a minimum of 2m, is provided along the materials able to comply.
property boundary to any road; AND
saunders havill group page 58 Job 6520
Page 60
town planning
report
Business Uses Code
Specific Outcomes Acceptable solutions (if self-assessable) Probable Compliance
solutions (if code assessable)
S79.2 Where the site adjoins a Residential Use or land included in a N/A – the site does not immediately adjoin a residential
residential zone— use or zoned land.
a) a 2m high solid screen fence is provided along the common
boundaries; and
b) hours of operation are limited to between 7.00 am and 10.00 pm.
Site layout & design S80.1 Fuel pumps are not less than 8m from any frontage; AND Complies – fuel pumps are greater than 8m from the
O80 Buildings, structures, driveways, tanks and fuel frontage.
bowsers are sited to—
S80.2 Inlets to bulk fuel storage tanks are located so tankers stand Complies
a) ensure the safe and efficient use of the site;
wholly within the site and on level ground while discharging fuel
b) maintain visual amenity and streetscape character;
into tanks.
c) provide adequate separation to adjoining land uses;
and
d) not cause an environmental nuisance to neighbouring
properties.
O81 Customer air and water facilities, and any automatic S81.1 Customer air and water facilities, and any car washing facilities Complies
mechanical car washing facilities are located such that— are setback 5m from any residential property boundary.
a) vehicles using or waiting to use such facilities are
standing wholly within the site; and
b) an adequate buffer area can be provided to any
adjoining Residential Use.
O82 The layout and design of the service station ensures S82.1 Sealed impervious surfaces are provided where potential spills The site and impervious surfaces are designed to
that on site operations do not cause any environmental of contaminants may occur; AND contain any potential spills.
nuisance or harm or result in the release of untreated
S82.2 Grease and oil arrestors or other infrastructure is provided to Able to comply.
pollutants.
prevent the movement of contaminants from the site.
Traffic & Access S84.1 Where the site is situated at the intersection of two roads, Complies – the site is a corner site. Vehicle access is
O84 The layout of the site facilities and vehicular separate entrances and exits are provided to one or more of the provided to both street frontages. PTT Traffic Report
accesses result in unrestricted vehicle access to and adjoining roads. further addresses vehicle manoeuvring and access –
egress from the site. Attachment K.
saunders havill group page 59 Job 6520
Page 61
town planning
report
Business Uses Code
Specific Outcomes Acceptable solutions (if self-assessable) Probable Compliance
solutions (if code assessable)
O85 The use of land for a service station— S85.1 Any vehicular crossing over a footpath is— Complies- Refer to attached Traffic Report.
a) does not impair traffic flow or road safety; a) not less than 8m in width;
b) facilitates safe and convenient movement to and from b) located so the crossing is not less than 14m from any other
the site through the design and arrangement of vehicular crossing on the same site; and
vehicular crossovers; and c) not less than 12m from any road intersection.
c) provides adequate, safe and functional on-site parking
and manoeuvring areas
saunders havill group page 60 Job 6520
Page 62
town planning
report
Visitor Accommodation Code
Visitor Accommodation Code
Specific Outcomes Probable solutions (if code assessable)
14.63 Effects of use
Electricity supply infrastructure S1.1 No solution provided The development is not likely to adversely
O1 The development does not adversely impact on existing or impact on existing or future electricity
future electricity supply infrastructure; AND supply infrastructure
O2 All uses and works maintain an adequate safe distance from S2.1 Development for uses adjacent to or within 50m of an The site is not within 50m of an existing
electrical infrastructure including substations, overhead existing electricity substation incorporates noise attenuation electricity substation.
powerlines, power poles and transformers. measures to mitigate noise impacts; AND
S2.2 Buildings and structures (including swimming pools, Buildings and structures are not constructed
sheds, tennis courts and outbuildings) are not constructed under overhead electricity transmission
under overhead electricity transmission lines, or within lines.
electricity easements.
Siting No solution provided The site has good access to the Bruce
O3 Visitor Accommodation provides access to valued features, Highway within close proximity to Cooroy
facilities or attractions of the Shire including— Town Centre. The accommodation provides
a) the beach; visitor accommodation choice currently not
b) other natural features; available at Cooroy.
c) visitor attractions and services;
d) town or village centres; or
e) the Noosa Trail Network.
Scale No solution provided Complies – the scale and form of the
O4 Visitor accommodation is at a scale and nature complementary development is cognizant of the character
and respectful to its surroundings and does not unduly impact on of the area and addresses amenity impacts.
adjacent or surrounding land uses or the amenity of the
surrounding area.
saunders havill group page 61 Job 6520
Page 63
town planning
report
Visitor Accommodation Code
Specific Outcomes Probable solutions (if code assessable)
Mitigation of noise impacts S5.1 Visitor accommodation is not located along parts of the Complies- Myall Street and Ferrells Road are
O5 Development is designed and sited to avoid adverse noise major road network which have a legal speed limit of 60km /hour streets.
impacts associated with neighbouring noise sources by— 80km/hr or above, and is setback 40m from the North Coast
a) locating the use away from major noise sources such as busy railway line.
roads or rail corridors: or
b) applying appropriate noise attenuation measures into the
development.
Ancillary recreation uses S6.1 If the use involves ancillary use of outdoor courts N/A
O6 Ancillary recreation uses, such as outdoor tennis courts and half including tennis courts, half courts and netball courts—the
netball courts, do not have an adverse effect on the amenity use complies with the requirements in Section 2 of PSP8
enjoyed by users of adjacent or nearby premises nor do they cause Tennis and Other Courts; AND
unreasonable disturbance to local fauna through light emissions,
S6.2 A 3m wide landscaped buffer is provided between the N/A
by ensuring that lighting devices are limited to those designed
tennis court and any boundary of the site; AND
and installed to:
a) minimise light spillage on neighbouring premises; S6.3 Any lit tennis court or sports court is located at least N/A
b) preserve an acceptable degree of lighting amenity at the 60m from the external wall of an existing or approved
neighbouring premises; residential dwelling on an adjacent or nearby lot (as
c) provide covers or shading around lights; measured from the centre line of the court); AND
d) direct lights downwards;
S6.4 The vertical illumination resulting from direct, reflected N/A
e) position lights away from possibly affected areas; and
or other incidental light emanating from the site does not
f) enable brightness of lights to be adjusted to low levels.
exceed 8 lux when measured at any point 1.5m outside the
boundary and at any level from ground level upward; AND
AND
O7 Noise originating from the use of the tennis court does not S6.5 Any flood lighting is restricted to the types that give no N/A
have a detrimental effect on the amenity of the area or cause upward component of light where mounted horizontally (i.e.
nuisance to neighbouring residents. a full cut off luminare).
S7.1 The court is not used between the hours of 10:00pm N/A
saunders havill group page 62 Job 6520
Page 64
town planning
report
Visitor Accommodation Code
Specific Outcomes Probable solutions (if code assessable)
and 6:30am the following day.
Traffic and access S8.1 Visitor Accommodation is directly accessible from a The site has access to Myall St and Ferrells
O8 Safe vehicular access is provided to and from the site without sealed road or a good standard gravelled road; AND Rd, both sealed roads.
adversely impacting on the safety of the road network;
S8.2 Driveways do not exceed a gradient of 1 in 4 (25%). AND Complies
S8.3 Where the site gains access from part of the Major Road Complies- vehicle manoeuvring is provided
Network, vehicle manoeuvring areas are provided in such that vehicles can enter and leave in a
accordance with Section 3 of AS 2890.1 Parking Facilities forward gear.
(Part 1: Off-street Carparking) so vehicles enter and leave the
site in a forward gear.
Water supply and conservation S9.1 & S10.1 Where outside a reticulated water service A new domestic water supply is proposed to
O9 An adequate, safe and reliable water supply is available to the area— service the new proposed multi-use
premises. a) a rainwater tank of a minimum capacity of 4,000 litres is to development. A new property connection
be provided for each accommodation unit; and will be provided to the site from Myall
AND b) there is to be on the lot a dam, swimming pool or water Street. Associated water connections will be
O10 On-site water storage is designed and operated to support tank accessible for use by the fire brigade that contains at installed on Myall Street. Proposed fire
the efficient use of water. least 5,000 litres of water. hydrants are located along the central
Advisory note: The 5,000 litres required can be included internal road to service the new proposed
within the water required in S8.2 & S9.1 providing it is buildings and Tourist Park.
accessible for the purpose of fire fighting at all times and not For more details refer to the engineering
used for other domestic purposes. plans in Appendix B of the vTE Report –
Attachment G.
Effluent disposal No solution provided The site is able to be connected to Council’s
O11 The provision of an effluent disposal system is provided to reticulated sewerage system.
maintain acceptable public health standards and avoid
environmental harm19.
Advisory note
saunders havill group page 63 Job 6520
Page 65
town planning
report
Visitor Accommodation Code
Specific Outcomes Probable solutions (if code assessable)
PSP24 – Effluent Disposal details requirements for the design and
siting of effluent disposal systems where located outside a
sewerage service area. Compliance with PSP24 will be considered
as part of Council’s assessment of the plumbing and drainage
application.
14.64 Amenity
Safety and security S12.1 The building entrance is clearly identifiable and visible N/A – The site is not Type 4 Visitor
O12 For Visitor accommodation Type 4, buildings and outdoor from the street, footpath and driveway; AND Accommodation
spaces are designed to protect the personal security and safety of
S12.2 The internal path network has clear sightlines to the N/A – The site is not Type 4 Visitor
residents by allowing for natural surveillance
dwelling entry and street access points; AND Accommodation
S12.3 Visitors have direct access to the entrance without N/A – The site is not Type 4 Visitor
passing through private open space areas. Accommodation
Emergency access No solution provided Complies – road width and internal layout
O13 For Visitor accommodation Type 2 or 4, site design and layout design are such that emergency vehicle
ensures efficient access and egress for emergency vehicles. access is available.
Table 14-35 — Type 2 - Caravan parks
14.66 Effects of use
Siting S17.1 The minimum site area for a caravan park is 2ha. Complies- the site is 6.7 hectares
O17 Caravan parks are located on premises that are large enough
to accommodate the anticipated number of occupants,
administrative functions, amenities, recreational facilities
carparking and landscaped area.
saunders havill group page 64 Job 6520
Page 66
town planning
report
Visitor Accommodation Code
Specific Outcomes Probable solutions (if code assessable)
Setbacks and density S18.1 Caravan, tent and cabin sites— Complies with specific outcome .The
O18 Caravan, tent and cabin sites are located to enable— a) are not less than 130m2; proposed caravan park sites are designed to
a) caravans to be easily manoeuvred onto or removed from sites b) have a minimum frontage of 10m; enable caravans to be easily manoeuvred.
from internal roads; and c) are setback 1.5m from the boundary of any adjoining Landscaping is provided between vans to
b) adequate separation between sites and property boundaries to caravan, tent or cabin site; ensure privacy for occupants.
ensure visual and acoustic privacy for occupants. d) are setback 3m from any adjoining building;
Figure 14-8—Setbacks, site area and frontage e) are setback 2m from an internal road;
f) are setback a distance of at least 12m from any frontage
and 5m from any other site boundary; and
g) provide for setbacks that are planted with native
vegetation that can grow in a range of heights to at least 5m
so as to act as a buffer area. (See Figure 14-8—Setbacks, site
area and frontage) AND
S18.2 The maximum caravan site density does not exceed 40 Complies
sites per hectare.
Site layout S19.1 The entrance road width meets the following The entrance road meets the requirements
O19 For caravan parks— minimum requirements— contained within the Probable Solution.
a) the entrance and exit is of sufficient width to allow for 2 vehicles a) for a two-way entrance/exit road– 7m; or
towing caravans to safely pass one another; b) for a one-way entrance road– 7m if incorporating a
b) a short term parking area is provided near the office to allow for standing bay, or otherwise– 4m; or
check-in and check-out; and c) for a one-way exit road– 4m; AND
saunders havill group page 65 Job 6520
Page 67
town planning
report
Visitor Accommodation Code
Specific Outcomes Probable solutions (if code assessable)
c) the internal road layout and design caters for all anticipated S19.2 A short term standing area with minimum dimensions
vehicle use enabling suitable manoeuvrability and safety and of 4m x 20m is provided either as a separate bay or as part of
avoiding congestion; a one-way entrance road; AND
AND
S19.3 For internal roads— Complies – vehicle access is two directional
a) vehicular access is provided to each caravan, tent and with access to all sites with a width in excess
cabin site; of 6m. Runoff control measures included in
b) emergency vehicles can access all buildings and each vTE report.
caravan, tent and cabin site;
c) roads have a drained all weather surface; and
d) roads have a minimum width of 4m if one-way or 6m if
two-way.
O20 The office is located near the entrance to the premises. S20.1 No solution provided Complies – the office is located at the
entrance to the tourist park
Parking and manoeuvring No solution provided Wash down areas provided onsite at the car
O21 Sufficient carparking, wash-down and manoeuvring areas are wash.
provided to meet the needs of residents, visitors and other users.
Pedestrian access S22.1 Pedestrian pathways are not less than 1m wide and Pedestrian links are provided around van
O22 Safe and effective pedestrian access is provided to the office provide convenient linkages to park facilities; AND parking areas, rather than as separate
and any associated shop, common toilets, ablutions, laundry pathways. It is considered that the size and
buildings and clothes drying areas. nature of the internal layout is such that
pedestrian safety can be achieved around
the site and utilising zebra crossings
without separate delineated pathways
being provided.
S22.2 Speed control devices are provided along internal Speed control devices will be provided
access roads and comply with Section 2.13 of Queensland where required. The internal road is
saunders havill group page 66 Job 6520
Page 68
town planning
report
Visitor Accommodation Code
Specific Outcomes Probable solutions (if code assessable)
Streets. approximately 100m long.
Lighting No solution provided Able to comply
O23 All internal caravan park roads and areas of pedestrian activity
have safe and practical lighting, which is designed to minimise
light nuisance to individual sites and to other areas within and
outside the park.
Recreational areas and open space S24.1 A minimum of 30% of the site, inclusive of any buffer This use is part of an overall mixed use site.
O24 Adequate landscaped area is provided for the benefit of or setback areas, is developed and maintained as landscaped The entire site is well provided with open
occupants of the park, which— area for the use of occupants, exclusive of clothes drying space areas with an area of approximately
a) provides opportunities for both passive and active recreational areas. 13,250m2 being retained as natural
pursuits; vegetation.
b) is designed, located and maintained for maximum safety of park
occupants and visitors;
c) is dispersed throughout the park for increased amenity and
usability; and
d) includes planting of suitable tall standing trees.
Car washing spaces S25.1 Car washing spaces are to be paved and connected to Carwashing services are provided on the
O25 Car washing spaces are designed and managed so that grease a drainage system fitted with a grease trap. site, management of runoff is addressed in
and other substances are prevented from entering the stormwater engineering reports attached.
system.
Storage and repair areas No solution provided. Storage areas are concealed.
O26 Areas for the storage and incidental repair of occupant’s
boats, trailers and vehicles do not detract from the visual amenity
of the area.
Toilet and ablution facilities S27.1 Toilet and ablution facilities are located within 80m of Each site is within 85m of amenities.
O27 All occupants have convenient access to toilet and ablution every van and tent site but not closer than 15m to any van or
saunders havill group page 67 Job 6520
Page 69
town planning
report
Visitor Accommodation Code
Specific Outcomes Probable solutions (if code assessable)
facilities. tent site.
Laundry and clothes drying facilities No solution provided. Available within amenities building
O28 Laundry and clothes drying facilities are provided for guests.
Waste storage & disposal S29.1 Waste storage is provided in accordance with PSP9 Able to be conditioned
O29 Waste storage bins are provided for the convenience of park Waste Management.
users, without causing nuisance to caravan park residents or the
occupants of adjoining properties.
saunders havill group page 68 Job 6520
Page 70
town planning
report
Landscape Code
Landscaping Code
Specific Outcomes Acceptable Solutions/Probable Solutions Compliance
14.134 General requirements
Streetscape and amenity S1.1 Landscaped areas, not less than the minimum areas and Complies with the Specific Outcome:
O1 Sufficient landscaped areas are provided to— dimensions specified in Tables 14-56 or 14-57, are provided and The proposal complies with the specific
a) enhance the visual amenity and natural landscape maintained; AND outcomes because:
character of the area, streetscape and local area; (a) landscaping has been designed to
b) retain natural landscape features, such as rock outcrops coordinate with the natural
and existing large trees; landscape character placing
c) retain existing native vegetation and enhance buffer emphasis on integrating the local
areas around property boundaries; environmental character and visual
d) suit the relative size and nature of the development and amenity into the streetscape and
its setting; open space areas;
e) reduce the visual impact of large or bulky structures and (b) Protection of large trees has been
fencing along watercourses; and considered and integrated into the
f) conceal service, carparking and loading areas of Landscape Design;
developments; (c) Significant vegetated buffers have
g) screen incompatible land uses; and been integrated into the character
h) provide privacy between any dwelling units and of the site, with empathises on
accommodation units on and adjoining the site to a height buffers between the different land
and density appropriate to the scale of the development. uses and the external environment;
(d) Layered use of endemic species
along major vehicle flow paths has
been used to ground treat the built
form of the site;
(e) Selective use of landscape
screening and feature plants has
been used to reduce the visual
impact of the built forms;
saunders havill group page 69 Job 6520
Page 71
town planning
report
Landscaping Code
Specific Outcomes Acceptable Solutions/Probable Solutions Compliance
(f) As noted above in (e);
(g) As noted above in (e); and
(h) As noted above in (c).
S1.2 Landscaping is designed, planted and maintained in accordance Plant species will be in accordance with PSP3
with PSP3 Landscaping Plants and Guidelines. Landscape Plants and guidelines.
Building and landscape design S2.1 Below ground components of buildings do not extend beyond the Not applicable
O2 Site layout and building and landscape design— above ground footprint to allow for landscaping particularly within
a) provides for soft landscaping to be established in and building setback areas; AND
around the development;
S2.2 Basement carparks do not encroach into building setback areas; Not applicable
b) maximises the retention of large canopy trees;
AND
c) within the Eastern Beaches Locality and Noosa Heads
Locality, avoids the removal of heath vegetation, except S2.3 Plants are grouped in mulched beds rather than planted Complies with the Acceptable Solutions
where required for internal roads and service and individually to provide for optimum growing conditions and less S2.3 Proposed planting areas which
infrastructure construction;
maintenance; AND encompass a variety of local species clumped
d) minimises the extent of impervious paved areas;
e) provides for suitable plant layouts and densities; together to maximise diversity and support
f) facilitates the adoption of appropriate planting each other
techniques; and
g) considers on-going maintenance requirements to assure S2.4 These plants grouped in mulched beds are not subject to any Complies with the Acceptable Solutions
the establishment and ongoing survival of plantings. hedging maintenance regimes; AND S2.4 Proposed planting areas will not require
high maintenance upkeep such as hedging
and constant fertilising.
S2.5 Landscaping is designed, planted and maintained in accordance Plant species will be maintained in
with PSP3 Landscaping Plants and Guidelines; accordance with PSP3 Landscape Plants and
AND guidelines.
S2.6 Alternatives to impervious pavement are provided and are located No provision has been made to incorporate
where landscaping and existing vegetation will benefit from increased impervious pavement types as they are high
infiltration of rainwater. maintenance. In place, a reduction in
hardscape area design has been explored and
saunders havill group page 70 Job 6520
Page 72
town planning
report
Landscaping Code
Specific Outcomes Acceptable Solutions/Probable Solutions Compliance
used within the Landscape Design.
Species selection S3.1 Plantings— Complies with the Acceptable Solutions
O3 Landscaped areas include plant species that— a) comprise plant species identified for the relevant landscape S3.1 Plant species will be in accordance with
a) are appropriate to the biophysical conditions and character area in PSP3 Landscaping Plants and Guidelines; and PSP3 Landscape Plants and guidelines.
landscape character of the area;
b) are suitable for the space available, the level of visual and b) avoid undesirable plant species identified in PSP3 Landscaping
climatic exposure, the functional requirements of the site Plants and Guidelines;
and the scale of the development; OR
c) provide for appropriate levels of shade and sunlight to
occupants of the development throughout the year; S3.2 For landscaping around pool areas— Not applicable
d) minimise the demand for water use; a) no more than 30% of the landscaped area is a mixture of plants of
e) in road reserves, provide street trees with effective local origin and exotic plant species, provided none of the plant species
canopy shading having regard to the size and scale of the are undesirable plants identified in PSP3 Landscaping Plants and
road reserve and the location of services and other Guidelines; and
structures; b) palms are specifically located in group plantings in accordance with
f) for street trees in towns are villages, are consistent with PSP3 Landscaping Plants and Guidelines;
the existing streetscape character;
g) do not cause potential damage to buildings or AND
structures;
S3.3 Root guards are utilised around species with potentially invasive Tree species with invasive roots will not be
h) are not harmful to pedestrians, particularly around
schools, childcare centres, shopping areas and other high roots. utilized within this development. If they are
pedestrian areas; used, Tree guards will be incorporated.
i) in intensively used environments, can endure high levels
of activity; and
j) for rural residential developments, are best suited to less
intensive maintenance and low availability of water for
gardens
Safety and security S4.1 No solution provided. Complies with the Acceptable Solutions
O4 Landscaping is designed and located to maximise the Figure 14-16 — Landscaping allows for adequate safe vision at a)Delineation between private and public
safety and security of public and private areas by— driveways and intersections space will be defined by either a vegetated
saunders havill group page 71 Job 6520
Page 73
town planning
report
Landscaping Code
Specific Outcomes Acceptable Solutions/Probable Solutions Compliance
a) clearly defining the boundaries between private and fence line or timber bollards;
public spaces; b) Causal surveillance will be facilitated
b) promoting casual surveillance of buildings and public through the utilisation of low growing shrubs
areas from the street and other public areas for personal and clear truck trees where applicable;
security reasons; c) This proposal will encourage the use of low
c) avoiding concealment spots; and growing plants along pathways, entry and
d) maintaining safe sight distances to and from road and exits to allow for clear surveillance with
building corners, carpark entrances and driveways (see screening plants only used along boundary
Figure 14-16); lines and screening areas;
e) maintain safe sight distances at planting bed ends within d) Tree and shrub setback from driveways will
carparks; comply with the Council standards to ensure
f) protecting solid fences from graffiti by incorporating vehicle and pedestrian safety;
elements such as landscaping, creepers, murals or vandal e) This proposal will maintain safe view lines
resistant paint; and to the end of carparking areas through the
g) separating and defining pedestrian and vehicle use of low ground shrubs that require
circulation routes. minimal upkeep and trimming;
f) Screening vegetation where possible will
be used to buffer graffiti prone fencing. Entry
walls and feature elements will be coated
with vandal resistant paint; and
g) Clear delineation between pedestrian and
vehicle access will be reinforced through the
use of vegetated low growing buffer planting
and signage.
O5 The provision of landscaping is to a satisfactory S5.1 Landscaping provided which allows adequate visibility for casual Complies with the Specific Outcome:
standard ensuring that it does not lead to opportunities for surveillance of public and semi-public spaces, including entrances and The proposal complies with the specific
concealment and possible assault sites. exits to sites and buildings, by:
outcomes because:
a) planting trees which have clean trunks to a height of at least 1.8 m;
a) of the use of tree species with a
saunders havill group page 72 Job 6520
Page 74
town planning
report
Landscaping Code
Specific Outcomes Acceptable Solutions/Probable Solutions Compliance
and minimum clear trunk of 1.2 – 1.8m
b) appropriately spacing shrubs at 1.2m horizontal centres, with a based on adequate supply and cost
maximum height of 0.75m, to avoid clumping and to retain sightlines. of tree species; and
b) Proposed shrub species will be
selected to maintain a low informal
hedge of a maximum of 0.75m
when applicable.
O6 Street trees and plantings in towns and villages, S6.1 Street trees and trees in carparking areas achieve a maximum of Complies with the Acceptable Solutions
carparks and other areas where potential conflicts with 900mm clear trunk height for a 2.0m high tree at planting and are able The proposal will comply with the acceptable
vehicles and pedestrians are evident, are planted so as to to attain a clear trunk height of 1900mm on maturity;
solution of S6.1 because the minimum clear
AND
maximise vehicle and pedestrian safety. trunk height for all trees 45lt and above will
be 1.2m high based on adequate supply and
cost.
S6.2 All scrub planting to be a maximum height of 700mm from the Complies with the Acceptable Solutions
road pavement (not top of kerb). The proposal will comply with the acceptable
solution of S6.2 because the maximum height
of shrubs selected to be planted along the
road pavement will be a maximum height of
700mm. It should be noted, that the use of
shrubs close to the road pavement will be
kept to a minimum to reduce the potential
for future maintenance if the plant grows
bigger then specified by the nursery.
saunders havill group page 73 Job 6520
Page 75
town planning
report
Landscaping Code
Specific Outcomes Acceptable Solutions/Probable Solutions Compliance
Services and utilities S7.1 Plant species used in landscaping adjacent to substations, or Complies with the Acceptable Solutions
O7 All landscaping works maintain adequate safe distance adjacent to or on electricity transmission line easements, are less than The proposal will comply with the acceptable
from services and utilities including substations, overhead 4m high at maturity and do not encroach within 3m of a substation
solution of S7.1 because all trees and large
boundary; OR
powerlines, power poles and transformers, street lamps, shrubs under power lines shall be selected
stormwater catchment pits, and underground services and from the Energex safe trees guidelines.
utilities.
S7.2 For trees higher than 4m, trees are planted at a distance from any Complies with the Acceptable Solutions
Figure 14-17 part of an electricity transmission line at least equal to the expected The proposal will comply with the acceptable
height of the tree at maturity (see Figure 14-17); AND
solution of S7.2 because all trees and large
shrubs under power lines shall be selected
from the Energex safe trees guidelines.
S7.3 For power lines that connect to a premises, the height of plant Complies with the Acceptable Solutions
species at maturity provides for a 2m clearance below the power line; The proposal will comply with the acceptable
(see Figure 14-18)
solution of S7.3 because all trees and large
AND
shrubs under power lines shall be selected
from the Energex safe trees guidelines.
Figure 14-18 S7.4 Trees and large scrubs are located a minimum of— Complies with the Acceptable Solutions
a) 5m from electricity poles and pillars; The proposal will comply with the acceptable
b) 4m from street lamps;
solution of S7.4 because all trees and large
c) 2m from stormwater catchment pits; and
d) 2m from underground services and utilities; AND shrubs will be located at the acceptable
design standard limits as noted in S7.4.
S7.5 Plants are located to enable tradespersons to access, view and Complies with the Acceptable Solutions
inspect service meters, such as water and electricity meters; AND The proposal will comply with the acceptable
solution of S7.4 because all plants will be kept
at an acceptable distance away from the
services and their meters to maintain easy
access.
saunders havill group page 74 Job 6520
Page 76
town planning
report
Landscaping Code
Specific Outcomes Acceptable Solutions/Probable Solutions Compliance
S7.6 Root barriers are installed around trees that are located within 3m Tree species with invasive roots will not be
of any infrastructures or that have potentially invasive roots. utilized within this development. If they are
used, Tree guards will be incorporated.
Entry statements S8.1 No solution provided. Complies with the Specific Outcome:
O8 Tree and plant massing are the dominant features of The proposal complies with the specific
entry statements to residential or commercial estates and outcomes because a balance will be achieved
are integrated with the landscape theme of the estate and between the hardscape and the softscape
the natural landscape character of the locality, rather than allowing for the signage to communicate the
the entry being dominated by built elements such as land use occurring on-site without it
masonary walls, waterfalls and assembled rock outcrops. dominating the landscape.
(see Figure 14-19).
O9 Entry statements are low maintenance S9.1 Entry statements are low maintenance and located entirely within Complies with the Specific Outcome:
Figure 14-19 Typical estate entrance privately owned land. The proposal complies with S9.1 as the entry
feature will be located within the private land
of the development and will not encroach in
to the public space.
14.135 Specific requirements for Multiple housing & Visitor Accommodation
Private open space S10.1 For Multiple housing Types 2 and 4, each dwelling unit provides Not Applicable
O10 Private open space is— for landscaped private open space comprising—
2
a) provided to all dwelling units and accommodation units; a) for units at ground level, a minimum area of 25m exclusive of the
b) of adequate size and dimensions to suits the needs of clothes drying area, with minimum dimensions of 4m and maximum
occupants; gradient of 1 in 10 (10%); or
saunders havill group page 75 Job 6520
Page 77
town planning
report
Landscaping Code
Specific Outcomes Acceptable Solutions/Probable Solutions Compliance
2
c) clearly set apart for private use and separate from b) for units above ground level, a minimum area of 12m , with
communal areas; minimum dimensions of 2.5m; or
d) directly accessible from a living area of the unit; c) if small dwelling units within the Business Centre Zone, a balcony not
e) located away from noise generating uses; 2
f) capable of receiving adequate sunlight; and less than 1.5m depth and with a minimum area of 4m ;
g) designed to provide for the privacy of occupants of the
premises and adjoining premises. AND
S10.2 For Multiple housing Types 2 and 4, the private open space area at Not Applicable
ground level is enclosed by side and rear fencing, screening or dense
landscaping and the landscaping can attain the equivalent of 60% of
the height of the building on maturity to protect the privacy of
residents;
OR
S10.3 For Visitor accommodation no solution provided Not Applicable
Communal open space No solution provided Not Applicable
O11 Communal open space within the development
provides adequate area for children to play and for
socialising, and preferably has a northern aspect.
Screening & Mounding No solution provided Not Applicable
O12 Planting is provided between units, adjacent to service Figure 14-20
and car parking areas and around the boundary of the site
to provide for adequate screening. (see Figure 14-20).
O13 Clothes drying areas and waste disposal areas are Not Applicable
screened from adjoining properties and road frontages.
O14 Mounding adjacent to units do not extend into service Not Applicable
corridors, cover utility covers, obstruct overland stormwater
flow, or cause ponding on footpaths, verges or on adjoining
private property.
saunders havill group page 76 Job 6520
Page 78
town planning
report
Landscaping Code
Specific Outcomes Acceptable Solutions/Probable Solutions Compliance
O15 Mounding associated with noise barriers is designed to Not Applicable
avoid linear shapes and incorporates undulating shapes
and forms that vary in height and width.
Streetscape character No solution provided Not Applicable
O16 Landscaping complements and enhances the existing Figure 14.21 Lack of integration with street, unsuited to scale of
streetscape character by providing plantings that match buildings
the scale of buildings within the street. (see Figure 14-21
and Figure 14-22).
O17 Where a podium is provided, planting is established on Not Applicable
the podium to soften the bulk and appearance of the
building, and species are used that can tolerate difficult
climatic conditions.
Figure 14.22 Continuation of streetscape scale of building and
landscape relate well
saunders havill group page 77 Job 6520
Page 79
town planning
report
Landscaping Code
Specific Outcomes Acceptable Solutions/Probable Solutions Compliance
Passive solar access and energy efficiency No solution provided Not Applicable
O18 Plantings contribute to passive solar access, energy
efficiency and amenity by providing shade in summer,
particularly to western walls and open car parking areas,
and admitting winter sunlight to outdoor and indoor living
areas.
14.136 Specific requirements for Business Uses
Design of commercial and retail spaces No solution provided Complies with the Specific Outcome:
O19 Landscaping softens building bulk and creates Figure 14-23 Landscaping solutions that appear to lessen the impact of The proposal complies with the specific
pleasant settings for visitors and staff that function well in building bulk
outcomes because:
an intensively used environment by—
a) providing canopy trees and ancillary shade structures; a) Tiered canopy trees with shade
b) using shrubs and garden beds to clearly define public structures to open space areas will
spaces and pedestrian walkways; be provided;
c) providing areas for public art, where appropriate; b) Defined planted areas to the public
d) providing outdoor areas with seating for staff and
space areas will reinforce the local
visitors;
e) adopting landscape solutions that reduce the visual environment and provide softening
impact of building bulk (see Figure 14-23); to the built forms;
f) using mounding and screen planting to conceal service Figure 14-24 Outdoor eating areas integrate well with the streetscape c) Landscape theming will be
and loading areas; achieved through the use of
g) making provision for outdoor dining areas where
different landscape forms such as
appropriate, that integrate well within the streetscape (see
saunders havill group page 78 Job 6520
Page 80
town planning
report
Landscaping Code
Specific Outcomes Acceptable Solutions/Probable Solutions Compliance
Figure 14-24); totems and secondary landscape
h) providing adequate screening along the perimeters of signage will be utilised to define the
the development; space in a well designed and artistic
i) avoiding the use of formal planting design for frontage
works; and manner;
j) providing planting design and species selection that can d) Landscaped outdoor areas for local
endure an intensively used environment. employees and visitors with shade
elements will create a relaxing
environment;
e) Softening of built form will reduce
their presence and help to create a
more environmentally friendly
space for both people and flora and
fauna;
f) Landscape mounding with
additional screening will be utilised
to the perimeter of the site to buffer
the highway and filter out negative
visual and auditory elements;
g) Dining areas to the service station
as well as the truck stop are to be
provided with supplementary
planting areas;
h) Screening to be provided along the
boundary;
i) Informal planting that borrows from
the local environment shall be
incorporated into the frontage
design of development;
saunders havill group page 79 Job 6520
Page 81
town planning
report
Landscaping Code
Specific Outcomes Acceptable Solutions/Probable Solutions Compliance
j) Water Sensitive and low
maintenance plant selection will be
provided.
Industrial Business No solution provided Complies with the Specific Outcome:
O20 Landscaping within industrial developments is Figure 14-25 Appropriate species at correct density and height The proposal complies with the specific
designed to— effectively screen bulky industrial buildings
outcomes because:
a) maximise retention of existing vegetation;
b) provide planting in mulched areas at entrances, along a) Where possible, existing trees will
boundaries and around car parking and site facilities to be retained in and around the
provide screening and shading; industrial area;
c) lessen the impact of building bulk though the planting of b) Tiered planting of local species will
vegetation that is in scale with the building, and by using
be planted to provide low
mounding where appropriate (see Figure 14-25); and
d) provide outdoor areas for staff. maintenance and hardy
environments;
c) Building scale and dominance will
be reduced through the use of
tiered planting and establishment
informal planting areas that have a
diversity of plant sizes and forms;
d) Shade orientated open space areas
to be provided for the workers.
14.137 Open space areas and road reserves
Active parkland S21.1 Landscape works for active parkland include— Not applicable
O21 Landscaping in and around active parkland creates an a) formation of grassed and well-drained areas for recreation;
environment that provides functional recreation areas and b) retention of existing vegetation surrounding recreation facilities;
facilities in a landscaped setting that reflect the natural c) the planting of shade trees around recreation facilities, including
landscape character of the locality. playfields and playgrounds;
saunders havill group page 80 Job 6520
Page 82
town planning
report
Landscaping Code
Specific Outcomes Acceptable Solutions/Probable Solutions Compliance
d) provision of landscaped buffer areas to adjacent residential
development; and
e) installation of recreational facilities that include the use of natural
materials and finishes, where appropriate, and colours that blend with
the natural environment.
Passive parkland and reserves S22.1 Landscape works within passive parkland and adjacent to national Complies with the Acceptable Solutions
O22 Landscaping within passive parkland and adjacent to parks and conservation reserves, include— The proposal will comply with the acceptable
national parks and conservation reserves, provides for—- a) retention of existing vegetation of local origin, including understorey
solution of S22.1 because the open space will
a) the protection and enhancement of native wildlife plants and surface mulch;
habitat and corridors; b) revegetation of cleared and disturbed areas; incorporate local vegetation types (through
b) the replanting of disturbed areas; c) planting food/habitat trees in areas supporting important fauna the use of the Regional Ecosystem mapping)
c) the protection of riparian zones where the site adjoins or populations and including nest boxes where it has been necessary to to the planting areas (where applicable)
includes a watercourse; clear habitat trees for development; supporting the local fauna and flora habitats.
d) a relaxed and pleasant environment for visitors, with low d) removal of species identified as undesirable plant species in PSP3
Additionally, weed species will be controlled
key, low impact recreation facilities; and Landscaping Plants and Guidelines;
e) linkages to other open space areas, where appropriate. e) enhancement of the area through the provision of walking trails, through the appropriate means where
picnic tables and bridges; applicable.
f) the provision of linkages to the Noosa Trial Network as identified in
Schedule 5 on Map 3, where appropriate;
g) retention of natural ground levels and hydrology within and around
these areas; and
h) minimal grassed areas.
Road reserves S23.1 A minimum of 1 street tree is provided per lot or every 8m of Not Applicable
O23 Landscaping within road reserves— frontage, whichever is the greater; AND
a) enhances the streetscape quality and natural landscape
S23.2 Where vehicles are parked parallel to the kerb, landscaping is Complies with the Acceptable Solutions
character of the area;
setback a minimum of 500mm from the back of the kerb to allow The proposal will comply with the acceptable
b) provides buffering to adjoining uses;
adequate access (see Figure 14-26);
c) maintains the functionality of the road reserve for solution of S23.2
AND
vehicles, pedestrian and bicycles, including providing
adequate allowance for pedestrians to use the verge; S23.3 Street trees are planted a minimum of 1m from the back of the Complies with the Acceptable Solutions
d) provides for the retention of existing tall trees and kerb in the road reserve verge. The proposal will comply with the acceptable
remnant native vegetation; Figure 14-26 Allow 500mm for passenger Access
saunders havill group page 81 Job 6520
Page 83
town planning
report
Landscaping Code
Specific Outcomes Acceptable Solutions/Probable Solutions Compliance
e) allows for the opening of car doors along urban streets; solution of S23.3
f) allows for maintenance or emergency access to service
corridors and utilities;
g) maintains site distances to and from corners,
intersections, driveways and pedestrian crossing points;
and
h) maintains overland stormwater flow to avoid ponding on
footpaths, nature strips or adjoining premises.
14.138 Environment protection and conservation
Watercourses and drainage lines No solution provided. Complies with the Specific Outcome:
O24 Landscaping works along watercourses and drainage The proposal complies with the specific
lines—
outcomes because:
a) retains and enhances the existing riparian vegetation
including understorey; and a) Significant riparian vegetation will
b) rehabilitates and revegetates degraded riparian zones to be retained and enhanced;
filter stormwater run-off and provide for native wildlife b) To open infill area, the local
habitat; and vegetation will be enhanced to
c) avoids slashing and turfing of watercourse edges and
ensure that the stormwater runoff is
drainage lines; and
d) avoids engineering design solutions, such as concrete filtered and habitats maintained.
drains; and c) No slashing or turfing will be
e) use natural materials in the construction of boardwalks, conducted to waterway as it is
bridges and similar structures to blend with the natural contained within the vegetated
environment.
area;
d) Environmentally sustainable
solutions will be utilised to ensure
saunders havill group page 82 Job 6520
Page 84
town planning
report
Landscaping Code
Specific Outcomes Acceptable Solutions/Probable Solutions Compliance
engineered solutions such as
concrete drains will be avoided;
e) Where necessary, more timber
based solutions will be utilised.
Wildlife habitat protection S25.1 For Koala Habitat Areas shown in Schedule 7— Refer to the Biodiversity Overlay Code
O25 Landscaping retains and enhances habitats and a) a minimum of 70% of tree species planted on the premises are koala assessment within Ecological
corridors for native wildlife by— food trees listed in PSP3 Landscaping Plants and Guidelines; and
a) replicating adjacent remnant vegetation, including b) where koala access is impeded by a fence or retaining wall— Assessment Report
understorey vegetation; i climbing poles are erected at regular intervals along the structure at
b) siting landscaped areas to complement and enhance an approximate 45 degree angle on either side of the structure;
existing vegetation; ii plant vegetation within close proximity (branches touching) on either
c) retaining old trees (including dead trees) with hollows for side of the fence to provide a natural ladder; and
local native fauna habitat; and iii install panels or planks horizontally along the top of the fence to
d) creating or enhancing vegetation linkages between provide a walkway, where appropriate; and
existing habitats; c) choose fence materials, such as a timber post-and-rail or chain wire,
e) minimising adverse effects to koalas by planting and that a koala can easily grip and climb or leave a minimum 300mm gap
retaining appropriate tree species and facilitating koala between ground level and the first rail or strand of any fence; and
27
movement in koala habitat areas d) where there is a swimming pool in the landscape design likely to be
accessible to koalas, a rope is provided to enable koalas to climb out of
the pool;
S25.2 Vegetation of local origin is retained and replanted in areas The Regional Ecosystem mapping will be
indicated in Schedule 5 on Map 4 - Open Space Networks. utilised to ensure that the appropriate plants
will be used within this environment.
Water management S26.1 The infiltration and conservation of water is optimised through— Complies with the Acceptable Solutions
O26 Landscaping works promote the effective use of water a) selecting native plant species identified in PSP3 Landscaping Plants The proposal will comply with the acceptable
through appropriate plant selection and layout and by and Guidelines;
solution of S26.1
maximising opportunities for water infiltration. b) grouping plants in mulched beds;
c) minimising impervious surfaces;
d) using semi-pervious pavement surfaces; such as grass cell paving, as
a alternative to pervious surfaces
e) draining hard surfaces areas to landscaped areas;
saunders havill group page 83 Job 6520
Page 85
town planning
report
Landscaping Code
Specific Outcomes Acceptable Solutions/Probable Solutions Compliance
f) planting microphytes along driveways to absorb hydrocarbons; and
g) using surface and subsurface drainage swales.
Soil stability No solution provided Where applicable soil stabilisation through
O27 Landscaping works are design and sited to ensure the the use of planting and Jute matting will be
stability of soils and minimise sediment and erosion used
activity, particularly on steep slopes and in landslide hazard
areas, making use of soft landscaping rather than hard
landscaping solutions wherever possible.
14.139 Carparking areas
28
Off street carparks S28.1 One advanced canopy tree (a minimum of 100 litres pot size) is Complies with the Acceptable Solutions
O28 Landscaping of carparking areas is designed to— provided— The proposal will comply with the acceptable
a) reduced the visual impact of the development; a) in towns and villages, shopping centres or commercial areas— for solution of S28.1
b) provide for advanced canopy trees to shade vehicles and every 4 carparking spaces; or
to reduce reflected radiation; b) otherwise—for every 6 carparking spaces; AND
c) ensure canopy trees are protected from vehicle damage
by providing adequate sized garden beds; S28.5 Runoff from carparking areas is directed to landscaped areas to Complies with the Acceptable Solutions
d) maximise opportunities for infiltration of rainwater on- minimise contaminate runoff, including hydrocarbons, entering the The proposal will comply with the acceptable
site; and stormwater system and watercourses; AND
solution of S28.5
e) minimise contaminated runoff entering the stormwater
system and watercourse. 2
Complies with the Acceptable Solutions
S28.2 A minimum area of 5m is provided around each canopy tree,
which is mulched and treated; AND The proposal will comply with the acceptable
solution of S28.2
S28.3 Plants are grouped in mulched beds rather than using individual, Complies with the Acceptable Solutions
evenly spaced trees and scrubs; AND The proposal will comply with the acceptable
solution of S28.3
saunders havill group page 84 Job 6520
Page 86
town planning
report
Landscaping Code
Specific Outcomes Acceptable Solutions/Probable Solutions Compliance
S28.4 Semi-pervious pavement surfaces are used, such as grass cell Not a viable solution as the permeable
paving, to increase infiltration of rainwater and minimise contaminated paving solutions is a high maintenance
runoff, including hydrocarbons, entering the stormwater system and product that is not encouraged in this scale of
watercourses; AND
landscape design
S28.6 Garden mounding is incorporated into carparking areas adjacent Complies with the Acceptable Solutions
to frontages; AND The proposal will comply with the acceptable
solution of S28.6
S28.7 Surface and subsurface drainage swales are used to maximise Complies with the Acceptable Solutions
stormwater infiltration; AND The proposal will comply with the acceptable
solution of S28.7
S28.8 A planting bed of at least 1m width with screen fencing and Complies with the Acceptable Solutions
dense planting is provided to any property boundary with an adjacent The proposal will comply with the acceptable
residential development
solution of S28.8
On-street car parks S29.1 Where vehicles are parked parallel to the kerb, landscaping is Complies with the Acceptable Solutions
O29 Edges to parking and turning spaces for on street setback a minimum of 500mm from the back of the kerb to allow The proposal will comply with the acceptable
parking are landscaped to provide shade and screening, adequate access (see Figure 14-27); AND
solution of S289.1
while ensuring adequate access to vehicles.
S29.2 Street trees are planted a minimum of 1m from the back of the Complies with the Acceptable Solutions
Figure 14-27 Allow 500mm for passenger access kerb in the road reserve verge. The proposal will comply with the acceptable
solution of S29.2
saunders havill group page 85 Job 6520
Page 87
town planning
report
Landscaping Code
Specific Outcomes Acceptable Solutions/Probable Solutions Compliance
.
saunders havill group page 86 Job 6520
Page 88
town planning
report
12. SDAP Code Compliance Tables
The following SDAP code compliance tables have been prepared by Saunders Havill Group in support of this application.
Buildings and structures state code
Performance outcomes Acceptable outcomes Response Comment
All development
PO1 Buildings, services, structures and utilities do not adversely No acceptable outcome is prescribed. The proposed buildings and structures will not
impact on the safety or operation of existing and future state adversely impact on the safety or operation of
transport infrastructure and state transport corridors. the state transport infrastructure. All
development is contained wholly within the
boundaries of the site.
PO2 Buildings and structures in or over an existing or future No acceptable outcome is prescribed. N/A No buildings or structures are proposed over
state transport corridor (including a buffer associated with a the existing state transport infrastructure.
state-controlled transport):
(1) are able to sustain impacts to their structural integrity in the
event of an impact from state transport infrastructure
(2) have no adverse impact on the structural integrity of the
state transport infrastructure, including tunnels, retaining
walls and viaducts or bridges during construction or
thereafter
(3) minimise the impacts of:
(a) fire
(b) explosion
(c) chemical spill
(d) liquid fuel spill
(e) gas leak
(f) any other emission or hazard generated from a
dangerous goods incident.
PO3 Parts of the development visible from state transport AO3.1 Advertising devices proposed on a state- N/A No advertising devices are proposed on a state
infrastructure on existing and future state transport corridors controlled road are designed to meet the standards controlled road as part of this application. A
minimise potential to distract drivers and cause a safety hazard. outlined in the Roadside advertising guide, separate application will be made to DTMR
Department of Transport and Main Roads, 2009. under separate cover.
saunders havill group page 87 Job 6520
Page 89
town planning
report
Buildings and structures state code
Performance outcomes Acceptable outcomes Response Comment
AO3.2 Landscaping on a state-controlled road is N/A No landscaping proposed on the state
undertaken in accordance with the Road landscape controlled road as part of this application.
manual, Department of Transport and Main roads,
2013.
Editor’s note: Works on a state-controlled road reserve
require the applicant to obtain an ancillary works and
encroachments permit under section 50 of the Transport
Infrastructure Act 1994. OR
AO3.3 Development adjacent to a railway is in N/A The site is not adjacent to a railway.
accordance with the Guide for development in a
railway environment, Department of Infrastructure
and Planning, 2009.
Note: The Guide for development in a railway environment is
part of the Transit oriented development: Guide for
practitioners, Department of Infrastructure and Planning,
2009.
saunders havill group page 88 Job 6520
Page 90
town planning
report
Managing air and lighting impacts from transport corridors state code
Performance outcomes Acceptable outcomes Response Comment
Air quality
PO1 Development involving sensitive development AO1.1 Every private open space and passive recreation area of an The closest private open space to the Bruce
achieves acceptable levels of air quality for accommodation activity or residential care facility (other than a Highway off ramp is approximately 15m
occupiers or users of the development by mitigating residential building) meet the air quality objectives in the from the property boundary. The Acoustic
adverse impacts on the development from air Environmental Protection (Air) Policy 2008 for the following report recommends a 6m high acoustic
emissions generated by state transport indicators: barrier to this boundary. The proposed
infrastructure. (4) carbon monoxide private open space areas are no closer than
(5) nitrogen dioxide private open space associated with the
(6) sulphur dioxide existing residential lots in Ferrells Rd.
(7) photochemical oxidants
(8) respirable particulate matter (PM10)
(9) fine particulate matter (PM2.5)
(10) lead
(11) toluene
(12) formaldehyde
(13) xylenes. AND
AO1.2 Every outdoor education area and passive recreation area N/A
of an educational establishment, childcare centre, health care
service, hospital, community use, place of worship and office meet
the air quality objectives in the Environmental Protection (Air)
Policy 2008 for the following indicators:
(1) carbon monoxide
(2) nitrogen dioxide
(3) sulphur dioxide
(4) photochemical oxidants
(5) respirable particulate matter (PM10)
(6) fine particulate matter (PM2.5)
(7) lead
(8) toluene
(9) formaldehyde
(10) xylenes
saunders havill group page 89 Job 6520
Page 91
town planning
report
Managing air and lighting impacts from transport corridors state code
Performance outcomes Acceptable outcomes Response Comment
Lighting impacts
PO2 Development involving an accommodation AO2.1 Buildings for an accommodation activity, residential care A 6m high acoustic fence is required along
activity, residential care facility, health care service facility (other than a residential building), health care service and that part of the common boundary where
or hospital achieves acceptable levels of amenity for hospital are designed, sited and constructed to incorporate the accommodation facility adjoins the
residents and patients by mitigating lighting treatments to attenuate ingress of artificial lighting from state Bruce Highway (refer to attached Acoustic
impacts from state transport infrastructure. transport infrastructure during the hours of 10 pm – 6 am. Report). The fencing and landscape
treatment within the buffer will mitigate
any lighting impact. Whilst there is an exit
ramp from the Bruce Highway at this
location, it is considered lighting impact on
nearby properties is minimal.
saunders havill group page 90 Job 6520
Page 92
town planning
report
13. Attachments
Attachment A
Locality Plan
Attachment B
Property Description
Attachment C
Detail Survey
Attachment D
Proposal Plans
Attachment E
Contaminated Land Register
Attachment F
Acoustic Report
Attachment G
Engineering Report
Attachment H
Economic Needs Assessment
Attachment I
Environmental Report
Attachment J
Landscape Plan
Attachment K
Traffic Report
Attachment L
SPP & SARA Mapping
saunders havill group page 91 Job 0000
Page 93
town planning (J report Attachment A Locality Plan Ssisaunders havill group
Page 94
town planning (J report Attachment B Property Description Ssisaunders havill group
Page 95
town planning (J report Attachment C Detail Survey Ssisaunders havill group
Page 96
town planning (J report Attachment D Proposal Plans Ssisaunders havill group
Page 97
town planning (J report Attachment € Contaminated Land Register Ssisaunders havill group
Page 98
town planning (J report Attachment F Acoustic Report Ssisaunders havill group
Page 99
town planning (J report Attachment G Engineering Report Ssisaunders havill group
Page 100
town planning (J report Attachment H Economic Needs Assessment Ssisaunders havill group
Page 101
town planning (J report Attachment | Environmental Report Ssisaunders havill group
Page 102
town planning (J report Attachment J Landscape Plan Ssisaunders havill group
Page 103
town planning (J report Attachment K Traffic Report Ssisaunders havill group
Page 104
town planning (J report Attachment tL SPP SARA Mapping Ssisaunders havill group