Council archive · source document
Town Planning Assessment Report · OPW26/0133
ADAPT eee ee ee ee DEVELOPMENT APPLICATION MATERIAL CHANGE OF USE (DUAL OCCUPANCY) AND OPERATIONAL WORK (ENGINEERING AND LANDSCAPE WORKS) yen Rds | Sao Ros la oa NOOSAVILLE (LOT 6 RP69150) PREPARED FOR: E.J. KESBY AND 5. KESBY SEPTEMBER 2026 Our Ref: 20251061
See the original
The page text is free to read. Viewing or downloading an original file needs an account.
Log in to see the originalFull text of the other 46 pages
Page 2
Project Team
Specialty Consultancy Key Contact
Town Planning Adapt Development Tiani Boulton
Management Pty Ltd [email protected]
Design and Landscape Skale Building Design Ben Thornton
[email protected]
Civil Engineer SCG Consulting Engineers Tom Harrington
[email protected]
2
Page 3
CONTENTS
1.0 SUMMARY 4
1.1 EXECUTIVE SUMMARY 4
1.2 DEVELOPMENT APPLICATION DETAILS 4
1.3 PLANNING INSTRUMENT DETAILS 4
1.4 REFERRAL AGENCIES 4
2.0 SITE DETAILS 5
2.1 SITE DESCRIPTION 5
2.2 SURROUNDING LAND USES 5
3.0 PROPOSED DEVELOPMENT DETAILS 6
3.1 BUILT FORM AND SITE LAYOUT 6
3.2 LANDSCAPING AND PRIVATE OPEN SPACE 7
3.3 TRAFFIC, PARKING AND ACCESS 7
3.4 INFRASTRUCTURE AND SERVICES 7
4.0 STATE PLANNING INTERESTS 8
4.1 STATE PLANNING POLICY (SPP) 8
4.2 REGIONAL PLAN 8
4.3 STATE REFERRAL 8
4.4 STATE DEVELOPMENT ASSESSMENT PROVISIONS (SDAP) 8
4.5 SCHEDULE 10 AND 11 OF THE PLANNING REGULATION 8
5.0 PLANNING ASSESSMENT 9
5.1 PROPOSED USE 9
5.2 TABLE OF ASSESSMENT 9
5.3 MEDIUM DENSITY RESIDENTIAL ZONE CODE 10
5.4 NOOSAVILLE LOCAL PLAN CODE 11
5.5 DUAL OCCUPANCY AND MULTIPLE DWELLING CODE 12
5.6 PLANNING SCHEME OVERLAYS 12
6.0 SUPPORTING INFORMATION 13
7.0 CONCLUSION 14
3
Page 4
1.0SUMMARY
1.1 EXECUTIVE SUMMARY
The subject land is located at 20 Elizabeth Street, Noosaville. The applicant is applying for a
Development Permit for a Material Change of Use to establish a Dual Occupancy and Operational
Works (associated Engineering and Landscape Works). The application follows formal approval from
Noosa Council to apply a superseded planning scheme (Noosa Plan 2020 - Amendment 1) to the
proposed development (Council ref: SPS26/0002).
The subject land is located in the Medium density residential zone and is also subject to the locally
refined requirements of the Noosaville local plan area. The applicant has consulted experts in design,
landscaping and civil engineering. Specialist reports and plans are attached and confirm that the
proposed development complies with local planning scheme codes and State regulations, with
suitable alternative solutions provided, where required, to satisfy all performance-based outcomes
being sought.
The site currently contains an existing dwelling house and associated structures, which will be
demolished in order to develop the proposed development. In brief, the proposal is for a two storey
development not exceeding 8 metres in height. The development will make a positive contribution to
the streetscape, proposing varying external building features and finishes, high quality landscaping
and an appealing street address. The project scale is consistent with surrounding residential
development and will maximise casual surveillance to the street through the orientation of private
open space areas and window placement. Surrounding the building are several landscaped deep
planting areas that soften the built form.
1.2 DEVELOPMENT APPLICATION DETAILS
Proposed Development: Dual Occupancy and associated Engineering and Landscape Works
Type of approval sought: Development Permit for Material Change of Use and Operational
Works
Site Address: 20 Elizabeth Street, Noosaville
Real Property Description: Lot 6 RP69150
Site Area: 668.07m2
Assessment Manager: Noosa Council
Applicant and Owner Details: E.J. Kesby and S. Kesby
1.3 PLANNING INSTRUMENT DETAILS
Planning Scheme: Noosa Plan 2020, Amendment 1 (25 September 2020)
Zone: Medium Density Residential
Planning Area: Noosaville
Level of Assessment: Code Assessable
Applicable Overlays: ● Acid Sulfate Soils (Area 1: 5m AHD or below)
● Flood Hazard (Flooding and Inundation Area)
1.4 REFERRAL AGENCIES
State Assessment Referral Not applicable
Agency:
Advice Agency: Not applicable
4
Page 5
2.0SITE DETAILS
2.1 SITE DESCRIPTION
The subject land is legally described as Lot 6 RP69150, situated at 20 Elizabeth Street, Noosaville.
The development site is a regular shaped lot, with a frontage width of 14m to Elizabeth Street and a
total site area of 668.07m2.
Site Characteristic Description
Existing land use: Dwelling house
Parking and access: Existing crossover and on-site parking. To be extinguished and
made neat. New common crossover/driveway proposed from
Elizabeth Street.
Topography: Generally flat.
Figure 1: Aerial photo of site (Noosa Council Mapping, accessed August 2026)
2.2 SURROUNDING LAND USES
The development site is within an established residential area. The surrounding zoning is Medium
Density Residential and Tourist Accommodation zoned land. A mix of housing types including single
dwelling houses, dual occupancies and units surround the site. A number of commercial land uses
and recreational spaces are located to the north of the site, and Noosaville Village shopping centre is
located to the south.
5
Page 6
3.0PROPOSED DEVELOPMENT DETAILS
This application seeks a combined Development Permit for a Material Change of Use of premises to
establish a Dual Occupancy and associated Operational Works (Engineering and Landscape Works) in
accordance with the attached specialist documentation.
3.1 BUILT FORM AND SITE LAYOUT
The proposal comprises a two storey Dual Occupancy development with building height less than 8
metres. The proposed development plan details a plot ratio of 0.4:1 and a site cover of 39.2%.
Unit 1 spans across two levels, and incorporates a tandem double car garage, entry, two bedrooms
each with ensuites, and a laundry at ground level. The First Floor comprises the main living area
including the kitchen, living room, dining room, plus the master suite, a study and a separate powder
room. A balcony is provided off the main living area, and includes a pool. Internal stairs and a lift are
provided to connect levels.
Unit 2 is located solely at ground level and is sleeved behind Unit 1 (with the exception of the
garage). Unit 2 incorporates a single car garage, entry, kitchen, living, dining, laundry, one bedroom
and a bathroom. An outdoor living area is provided at ground level for this unit at the rear of the
building.
The proposal intends to comply with PO2 of the Medium Density Residential by providing varying unit
sizes (1 bedroom and 3 bedroom options). The inclusion of a lift allows an alternative model of
housing for persons with disabilities.
Elevations incorporate a mix of building materials and finishes to provide visual interest that is
reflective of the locality, and include Colorbond roof sheeting, render, batten screening and stone.
Refer to elevations, renders and Figure 2 below which present a high quality design outcome.
Figure 2: 3D render of streetscape presentation
6
Page 7
3.2 LANDSCAPING AND PRIVATE OPEN SPACE
Landscaping will constitute 40.5% of the site area, with 75.7% of this total being soft landscaping. A
minimum 999mm landscape buffer to the frontage is proposed along the site frontage in front of the
proposed fence, with the exception of the driveway and pedestrian access pathway. Landscaping is
proposed along side and rear boundaries. Areas of deep planting will soften the impact of the built
form to the street and adjoining neighbours. A feature planter is proposed on the First Floor to
visually soften the built form.
Unit 1 has a balcony with an area of 46.16m2 located off the main living area on the First Floor. This
comprises an alfresco area and pool. Unit 2 has a private terrace of 46.61m2 off the main living area
plus a turfed yard at the rear of the site. In addition, a number of public recreational spaces are
located within 130m of the site along the Noosa River Foreshore.
3.3 TRAFFIC, PARKING AND ACCESS
Parking and access arrangements were reviewed and assessed against the requirements of the
Driveways and Parking Code for off-street parking.
Access to the site is proposed via a new common driveway from Elizabeth Street. Being a local road
and a Dual Occupancy, forward in, forward out access is not required.
The requirements for parking based on land use and zoning are outlined in Driveways and Parking
Code and Table 9.4.1.4 Minimum On-Site Parking requirements as detailed below:
The minimum required car parking is set out as follows:
● two covered spaces; and
● one additional space.
The development provides 3 covered car parks in the garage, with sufficient room on the driveway
for two visitor parks. The proposal provides a surplus of two car parking spaces, and therefore
reduces demand and reliance on on-street parking.
A pedestrian footpath can be conditioned as required.
3.4 INFRASTRUCTURE AND SERVICES
The proposed development will be serviced onsite by wheelie bins. Waste collection will be facilitated
from the kerb on the nominated day of collection.
A proposed lawful point of discharge for stormwater has been detailed by the project engineer. Refer
to the attached Engineering Plans prepared by SCG Consulting Engineers. The legal point of
discharge is proposed to be via Elizabeth Street.
The site can be connected to all essential urban infrastructure.
7
Page 8
4.0STATE PLANNING INTERESTS
The Planning Regulation 2017 prescribes the relevant Assessment Benchmarks and process of
planning instruments and development applications. The following Assessment Benchmarks have
been considered in this application and are discussed in further detail below in the following sections:
● State Planning Policy (SPP);
● South East Queensland (SEQ) Regional Plan;
● State referral requirements;
● State development assessment provisions (SDAP); and
● Schedules 10 and 11 of the Planning Regulation.
4.1 STATE PLANNING POLICY (SPP)
Part E of the State Planning Policy provides a comprehensive review of the State interests, the related
policies and assessment benchmarks under five broad themes. Section 2.1 of the Noosa Planning
Scheme confirms it integrates the provisions of the State Planning Policy into the Planning Scheme.
No further assessment is required.
4.2 REGIONAL PLAN
Section 2.2 of the Noosa Planning Scheme confirms it appropriately advances the SEQ Regional Plan.
No further assessment is required. The subject site is ideally located within the Urban Footprint under
the SEQ Regional Plan.
4.3 STATE REFERRAL
Referral to State Assessment Referral Agency (SARA) is not required.
4.4 STATE DEVELOPMENT ASSESSMENT PROVISIONS (SDAP)
State Development Assessment Provisions (SDAP) includes a series of benchmarks in which SARA will
use to assess an application. In accordance with section 4.3 above, assessment against State Code
13 is not required.
4.5 SCHEDULE 10 AND 11 OF THE PLANNING REGULATION
A review of Schedule 10 of the Planning Regulation confirms that the proposed development is not
prohibited development. A review of Schedule 11 of the Planning Regulation provides assessment
benchmarks in relation to koala habitat in the SEQ Region where for development on premises in a
koala priority area not interfering with koala habitat and for development in an identified koala
broad-hectare area. The site is not mapped as containing koala habitat/broad hectare area and the
assessment benchmarks are therefore not applicable to this development.
8
Page 9
5.0PLANNING ASSESSMENT
Under the Noosa Plan 2020, the site is within the Medium Density Residential Zone and the Noosaville
Local Plan Area. Refer to the zoning map extract below in Figure 3.
Figure 3: Zone Map Extract (Noosa Mapping, accessed August 2026)
5.1 PROPOSED USE
Under the Noosa Planning Scheme, the proposed development is defined as:
Dual occupancy-
means a residential use of premises for 2 households involving—
○ 2 dwellings (whether attached or detached) on a single lot or 2 dwellings (whether
attached or detached) on separate lots that share a common property; and
○ any domestic outbuilding associated with the dwellings; but
does not include a residential use of premises that involves a secondary dwelling.
Comment: The proposal is considered in accordance with the above definition, which is a
consistent/code assessable land use on the subject site.
5.2 TABLE OF ASSESSMENT
Under the relevant table of assessment for the Medium Density Residential Zone, the proposed
development is subject to code assessment. The proposed development is required to be assessed
against the following codes:
9
Page 10
● Medium density residential zone code;
● Noosaville local plan area code;
● Dual occupancy and multiple dwelling code;
● Driveways and parking code;
● Earthworks code;
● Existing services code;
● Fire services for common private title code;
● Landscaping code;
● Sustainable building design code;
● Transport code;
● Water quality and drainage code;
● Waste management code;
● Flood hazard overlay code.
The proposal has been assessed against the Acceptable Outcomes and Performance Outcomes of the
above codes, and is considered compliant. Where the proposal does not comply with an Acceptable
Outcome, alternative solutions to satisfy the corresponding Performance Outcome have been
provided.
5.3 MEDIUM DENSITY RESIDENTIAL ZONE CODE
A review of the Medium density residential zone code has been undertaken. Refer to attached code
assessment. The proposed development meets the purpose, overall outcomes and the relevant
acceptable outcomes of the code. The proposal complies with, can comply with or can be conditioned
to comply with all of the relevant code requirements with the exception of the acceptable outcomes
below:
Performance Outcome Acceptable Outcome Response
PO17 Front fences and walls are AO17.1 Front fences or walls are The proposed 1.8m fence is
designed and sited to: set back an average of 1 metre setback 1m from the front
(a) contribute to the and are articulated to provide boundary behind high quality
attractiveness of the visual interest by stepping the landscaping in accordance with
streetscape; design at a maximum of 5 metre the attached Landscape Plans.
intervals. The proposed fence provides a
(b) be compatible with the
existing streetscape high quality outcome to the
character; AO17.2 Where located on the street by proposing a mix of
materials and finishes
(c) avoid interference with boundary: including stone, timber batten
movement of surface (a) the solid portion of front gates and a solid wall. This
stormwater; fences and walls is no more provides variation and visual
(d) allow for casual surveillance than 1.2 metres high; or interest, whilst allowing for
of the street; (b) the walls contain openings casual surveillance. The
(e) provide planting in front of or materials that ensure it is proposed landscaping in front
solid fences and walls; and 50% transparent and has a of the fence will not create an
height not exceeding 1.8 impediment for pedestrians
(f) ensure plantings between
metres. using the footpath.
the front fence and the
footpath does not create an
impediment for pedestrians AO17.3 Solid front fences and
using the footpath. walls may be 1.8 metres in
height if the property has
frontage to an arterial road or a
distributor road.
10
Page 11
PO19 Roof forms: AO19.1 With the exception of The proposal features a
(a) contribute positively to Noosa Heads and Coastal multi-tonal roofline with dual
the local skyline; Communities Local Areas, the pitches (with a minimum of 5
main roof of the building has a degrees) and a flat rear section
(b) complement the roof pitch no less than 5 degrees
character of the locality and has minimum 600 millimetre for solar panel placement. This
and the topography of eaves to at least 75% of the approach enhances the
the site; building's architectural
perimeter of the building. articulation. The proposed
(c) avoid box development includes
profiles/parapets; and overhangs for weather
(d) do not create protection.
opportunities for
overlooking the private
open space or internal
spaces of neighbouring
properties.
5.4 NOOSAVILLE LOCAL PLAN CODE
A review of the Noosaville local plan code has been undertaken. The proposed development meets
the purpose, overall outcomes and the relevant acceptable outcomes of this local plan. The proposed
development meets the purpose, overall outcomes and the relevant acceptable outcomes of the
code, with the exception of the acceptable outcomes below:
Performance Outcome Acceptable Outcome Response
PO7 Buildings, structures and AO7.1 Development takes the The proposed design complies
landscaping are integrated form of small separate with most of the key planning
with the natural landscape buildings rather than large parameters relating to site
and reflect the riverside single bulky buildings and does cover, setbacks, landscaping,
character and setting of the not visually dominate the car parking and private open
local plan area in terms of street, riverfront, adjacent space. Non-compliances relate
form, composition and properties, surrounding spaces to roof form and the front
protection of neighbourhood or the existing skyline. fence. The building form is
amenity. stepped, breaking up vertical
bulk through a recessed upper
level, varied setback planes
and large private recreational
spaces. The proposed materials
and finishes reflective of the
local plan character including
curved roof form, lightweight
timber battens/screening,
stone and a glazed balcony.
Landscaping is proposed on
the balcony to soften the built
form. Strategic window and
screening placement protects
the privacy between
properties.
11
Page 12
5.5 DUAL OCCUPANCY AND MULTIPLE DWELLING CODE
The purpose of the Dual Occupancy and Multiple Dwelling Code is to ensure dual occupancy and
multiple dwellings are of a high quality design which appropriately respond to local character,
environment and amenity considerations.
Response: A code assessment has been submitted with this application. The proposal is considered
to achieve compliance, or can achieve compliance, with the code requirements.
5.6 PLANNING SCHEME OVERLAYS
The below table addresses the applicable overlays relating to the development site:
Overlay Comment
Acid Sulfate Soils
The site is mapped as containing Area 1 Acid
Sulfate Soils. In accordance with Table 5.9.1,
the proposal does not involve filling of land
with 500m³ or more of material or excavation
of 100m³ material. No further assessment is
required.
Flood Hazard
The site is mapped as containing flood
hazard areas. In accordance with Table 5.9.6,
an assessment of Flood Hazard overlay code
has been undertaken. A Flood Certificate has
been obtained, which confirms the minimum
finished floor level requirement is 2.7m AHD.
All habitable areas achieve this requirement.
The proposed garages will achieve a FFL of
2.35m AHD, however will be constructed to
permit the parking area to drain from site by
gravity means without the need for
mechanical pumping.
12
Page 13
6.0SUPPORTING INFORMATION
The following section provides a summary of the supporting information relating to the proposed
development:
Documentation for Approval
Plan No. Rev. Plan Title Date
2514 05 DA01 Site Plan, prepared by Skale Building Design 11.09.26
2514 06 DA01 Ground Floor Plan, prepared by Skale Building Design 11.09.26
2514 07 DA01 First Floor Plan, prepared by Skale Building Design 11.09.26
2514 08 DA01 Roof Plan, prepared by Skale Building Design 11.09.26
2514 09 DA01 General Areas Plan, prepared by Skale Building Design 11.09.26
2514 10 DA01 Exclusive Use Areas Plan, prepared by Skale Building Design 11.09.26
2514 11 DA01 Northern and Eastern Plan, prepared by Skale Building Design 11.09.26
2514 12 DA01 Southern and Western Plan, prepared by Skale Building Design 11.09.26
2514 13 DA01 Landscape Plan - Ground Floor, prepared by Skale Building Design 11.09.26
2514 14 DA01 Landscape Plan - First Floor, prepared by Skale Building Design 11.09.26
2514 15 DA01 Landscape Planting Detail, prepared by Skale Building Design 11.09.26
0711-CS - Cover sheet, prepared by SCG Consulting Engineers Aug 26
0711-CN - Construction notes, prepared by SCG Consulting Engineers Aug 26
0711-OW1.1 - Existing survey and services, prepared by SCG Consulting Engineers Aug 26
0711-OW2.1 - Silt and sediment erosion, prepared by SCG Consulting Engineers Aug 26
0711-OW3.1 A Earthworks, prepared by SCG Consulting Engineers 08.09.26
0711-OW3.2 A Earthworks sections, prepared by SCG Consulting Engineers 08.09.26
0711-OW4.1 A Driveway access and levels, prepared by SCG Consulting Engineers 08.09.26
0711-OW4.2 A Driveway jointing plan, prepared by SCG Consulting Engineers 08.09.26
0711-OW4.3 A Driveway details, prepared by SCG Consulting Engineers 08.09.26
0711-OW5.1 - Vehicle maneuvering, prepared by SCG Consulting Engineers Aug 26
0711-SW1.1 A Stormwater management, prepared by SCG Consulting Engineers 08.09.26
13
Page 14
7.0CONCLUSION
This Town Planning Assessment Report has been prepared on behalf of E.J. Kesby and S. Kesby to
support a combined Development Application for a Material Change of Use of premises to establish a
Dual Occupancy and associated Operational Works (Engineering and Landscape Works), in respect of
land at 20 Elizabeth Street, Noosaville (Lot 6 RP69150).
The site is included under the Noosa Planning Scheme (Amendment 1, dated 25 September 2020)
within the Medium Density Residential zone and Noosaville local plan area. Within the Medium
Density Residential zone, the proposed development is a consistent land use, and is subject to a Code
Assessable application.
The proposal is considered consistent with relevant State planning provisions and demonstrates
compliance with the applicable local planning provisions. Any planning scheme non-compliances have
been satisfactorily discussed and justified in the planning assessment section of this report via
suitable alternate solutions in accordance with the higher order performance outcomes of the
relevant codes.
Approval of the proposed development is warranted subject to relevant and reasonable conditions.
14
Page 15
ATTACHMENT A
CODE ASSESSMENT
15
[OCR of page images]
ADAPT
ATTACHMENT A
CODE ASSESSMENT
15
Page 16
Noosaville Local Plan Code
Performance Outcome Acceptable Outcome Response
Development in the Noosaville Local Plan Area generally (All Zones)
PO1 Development enhances No acceptable outcome provided Complies
the role of Noosaville as a The development site is zoned
major focus for visitor as medium density residential,
accommodation and services in and the proposed land use is
Noosa Shire with high levels of for permanent accommodation.
accessibility to outdoor The site is within an
recreational pursuits and urban established residential area,
services and will utilise existing services
where practical.
PO2 Development contributes No acceptable outcome provided Complies
to the lifestyle and amenity of The proposed development is
permanent residents of for two permanent
Noosaville, and services accommodation units within an
communities outside of the existing established residential
local plan area. area.
PO3 Development contributes AO3.1 Development adjacent to Not applicable
to the establishment of a gateway, special place or on
attractive streetscapes and land identified as a key corner
gateways to enhance the sense on Figure 7.2.4.4 (Noosaville
of entry and character of Framework and Character plan)
Noosaville and the coastal or Figure 7.2.4.5 (Noosa
urban area. Business Centre Framework and
Character plan):
AO3.2 Development adjacent to
a primary streetscape treatment Not applicable
area on Figure 7.2.4.4
(Noosaville Framework and
Character plan) and Figure
7.2.4.5 (Noosa Business Centre
Framework and Character plan):
AO3.3 Development on Key Not applicable
Development Sites identified on
Figure 7.2.4.4 (Noosaville
Framework and Character Plan)
incorporates a high standard of
architectural design and
landscape treatment consistent
with the streetscape character.
Editor’s Note— For further guidance and
context in interpreting the Framework
and Character Plans please refer to PSP7
- Framework and Character Plans.
PO4 The visual amenity and AO4 Development adjacent to Not applicable
character surrounding the the major road network,
16
Page 17
major road network and particularly Eumundi Noosa
entrance roads, including Road, Beckmans Road, Eenie
Eumundi Noosa Road, Creek Road, Walter Hay Drive,
Beckmans Road, Eenie Creek Gympie Terrace, Noosa Parade
Road, Walter Hay Drive, and Weyba Road incorporates
Gympie Terrace, Noosa Parade landscaping that complements
and Weyba Road is protected the natural species occurring in
and enhanced. the local area, protects existing
vegetation within the road
reserve and incorporates design
elements that add visual interest
to the streetscape.
PO5 Development retains and AO5 Development retains and Can comply
enhances existing mature trees enhances existing mature trees Whilst the site contains some
and character vegetation and character vegetation existing vegetation, this is not
contributing to the vegetated contributing to the vegetated mapped as native vegetation.
backdrop, character and habitat backdrop, character and habitat New landscaping is proposed
values of the local plan area. values of the local plan area, to complement the proposed
including: development.
(a) riparian vegetation,
particularly mangroves
adjacent to the Noosa
River, Weyba Creek,
Lake Doonella and their
tributaries;
(b) remnant melaleucas and
eucalypt trees;
(c) the vegetated drainage
lines through residential
estates; and
(d) other character
vegetation where
identified in Figure
7.2.4.4 (Noosaville
Framework and
Character plan) or
Figure 7.2.4.5 (Noosa
Business Centre
Framework and
Character plan):
PO6 Development retains AO6.1 Development retains and Not applicable
significant views and vistas does not intrude upon important
contributing to the setting and gateways and sightlines
character of the local plan area including the following:
including views to the Noosa
River, Noosa North Shore, (a) Beckmans Road and
Noosa foreshore, Lake Weyba Walter Hay Drive;
and Noosa National Park. (b) significant views to the
Noosa River, river mouth
and ocean beyond and
to Noosa North Shore;
(c) views from the pathway
on the northern side of
17
Page 18
Gympie Terrace in the
public open space area
and adjacent Noosa
River foreshore;
(d) scenic views from Noosa
Parade, Weyba Road
and Eenie Creek Road
which are flanked by
vegetation and offer
glimpses of
watercourses;
(e) scenic views from Eenie
Creek Road to Noosa
National Park, Noosa
Headlands, the
secondary dune system
and Lake Weyba; and
(f) scenic southern
entrances to Noosaville
through bushland
settings, Noosa National
Park and Tewantin
National Park along
Eumundi Noosa Road.
AO6.2 For Noosaville District Not applicable
Centre, buildings and structures
do not significantly interrupt or
encroach upon key contextual
views as identified in Figure
7.2.4.4 (Noosaville Framework
and Character plan) and shown
in Figure 7.2.4.6.
Built Form and Streetscape
PO7 Buildings, structures and AO7.1 Development takes the Alternate Solution
landscaping are integrated with form of small separate buildings Refer to report.
the natural landscape and rather than large single bulky
reflect the riverside character buildings and does not visually
and setting of the local plan dominate the street, riverfront,
area in terms of form, adjacent properties, surrounding
composition and protection of spaces or the existing skyline.
neighbourhood amenity.
AO7.2 Buildings and structures Complies
have a scale and building height A review of surrounding land
consistent with development on uses confirms the proposal is
adjoining and surrounding land. of a bulk and scale consistent
with surrounding properties.
AO7.3 Buildings and structures Complies
preserve the amenity of Compliant setbacks are
adjoining land including sunlight achieved.
to neighbouring properties.
18
Page 19
AO7.4 Development respects the Complies
scale of surrounding vegetation Refer to Landscape Plans.
and maximises the opportunity Landscaping is provided along
for retention of existing all side and rear boundaries,
vegetation and incorporates soft within the site frontage where
landscaping between buildings. practical and within an upper
level planter.
Complies
AO7.5 Buildings and structures: The proposal features a
multi-tonal roofline with dual
(a) incorporate articulated pitches and a flat rear section
roof forms which are for solar panel placement. This
visible from the street approach enhances the
and have a pitch of no building's architectural
less than 5 degrees; articulation. To better integrate
(b) incorporate a mix of with the natural setting, the
lightweight and textured rear terrace now features a
external building Knotwood pergola supported
materials or materials by a concrete ring beam,
that reflect the natural replacing the previous roof and
environment such as skylight. Refer to elevations
timber and rock face; and renders.
(c) provide variation
through articulation,
texture and detailing;
(d) incorporate verandahs,
open balconies or
shaded patios for
outdoor living, with
open, transparent or
semiopen balustrades;
(e) use understated colour
schemes and
lowreflective roofing and
cladding materials.
Editor’s note - Refer to Figure AP3-3B.
Centres and Services
PO8 The Noosaville local plan No acceptable outcomes Not applicable
area is serviced by the provided.
following centres that provide
business, entertainment and
community uses consistent with
the Noosa Shire Centres
Hierarchy:
(a) Noosaville District
centre;
(b) Bushlands
Neighbourhood centre;
(c) Weyba Road
19
Page 20
Neighbourhood centre;
and
(d) Gympie Terrace Visitor
centre.
PO9 The Noosa Business AO9 The development of the Not applicable
Centre off Eenie Creek Road is Noosa Business Centre is to be
a major activity centre and generally in accordance with
provides the widest range of Figure 7.2.4.4 (Noosa Business
centre activities and Centre Framework and
employment including: Character Plan).
(a) commercial and
professional office space
for a range of sectors;
(b) digital economy;
(c) tertiary education;
(d) health and medical
uses;
(e) retail uses including one
only discount
department store,
supermarkets, large
format retail showrooms
and specialty retail;
(f) entertainment activities;
(g) environmental
industries;
(h) research and technology
industries;
(i) small dwellings in a
mixeduse format;
(j) community and civic
functions;
(k) high quality community
open space and a
subregional transit
centre.
Editor’s note— The Noosa Business
Centre is the only Major Regional Activity
Centre in Noosa Shire designated in the
South East Queensland Regional Plan.
PO10 Development in the No acceptable outcome Not applicable
District Centre zone: provided.
(a) provides a range of
business, entertainment,
health and wellbeing
activities to service the
needs of residents and
20
Page 21
visitors;
(b) includes small dwellings
as part of mixed use
development;
(c) retains more intensive
uses between Mary
Street and Gibson Road,
with less intensive uses
at the edges of the zone
providing a transition to
adjoining residential
areas;
(d) on the southern side of
Gibson Road is primarily
used for large format
retail; and
(e) does not detract from
the role and function of
the larger centres of the
Noosa Business Centre
and Noosa Junction.
PO11 Development in the No acceptable outcome Not applicable
Neighbourhood Centre zone provided.
provides lower order goods and
services to support the
daytoday needs of residents
and visitors, forming focal
points for the surrounding
neighbourhoods.
PO12 Development in Thomas No acceptable outcome Not applicable
Street, north of Mary Street, provided.
maintains a pedestrian scale of
development, vibrant active
ground level uses with
pedestrian and visual links to
Noosa River.
PO13 The proposed new main No acceptable outcome Not applicable
street at Noosa Business centre provided.
creates a pedestrian orientated
character with active ground
level uses and pedestrian
access and visual linkages to
the proposed civic space.
PO14 Development in a centre AO14 Development: Not applicable
zone or Tourist Accommodation
Zone fronting Gympie Terrace
(a) respects the layout,
or Thomas Street:
scale (including height
and setback) and
(a) is sympathetic to the character of
character, streetscape development on
and built form of the
21
Page 22
locality; adjoining sites;
(b) contributes to the (b) includes detailing and
variety of low set and articulation for
walk up building styles horizontal emphasis
of various eras in the including awnings, facia
streetscape; boards, parapet walls
(c) creates vibrant and and upper level
active streets and public verandahs or balconies;
spaces; and (c) provides a fine scale of
(d) provides integrated and built form; provides
functional car parking active street frontages
and access where identified as
arrangements that do primary active street
not dominate the street. frontage on Figure
7.2.4.4 (Noosaville
Framework and
Character plan) or
Figure 7.2.4.5 (Noosa
Business Centre
Framework and
Character plan) that
incorporate shopfronts,
indoor/outdoor cafes
and restaurants and
other activities that are
likely to foster casual,
social and business
interaction for extended
periods. Refer to Figure
AP38A for design
outcomes for active
streetscapes;
(d) has building openings
overlooking the street
and addressing key
corners as indicated in
Figure 7.2.4.4
(Noosaville Framework
and Character plan) or
Figure 7.2.4.5 (Noosa
Business Centre
Framework and
Character plan) and
Figure AP37A; and
(e) includes the provision of
landscaping, shaded
seating and consistent
and simple paving
materials on footpaths
consistent with the
character of its setting
including where shown
as primary streetscape
treatment area on
22
Page 23
Figure 7.2.4.4
(Noosaville Framework
and Character plan) or
Figure 7.2.4.5 (Noosa
Business Centre
Framework and
Character plan).
PO15 Development in the Low No acceptable outcome Not applicable
Impact Industry zone and the provided.
Medium Impact Industry zone:
(a) provides a range of
enterprises that
contribute to the
economic diversity of
the Shire and local
employment options;
(b) provides important
industries and service
related functions to the
whole of Noosa Shire
but particularly the
coastal area;
(c) offers a range and
diversity of employment
types;
(d) does not accommodate
uses better located in a
centre zone does not
detract from the safe
function or amenity of
Eumundi Noosa Road,
Walter Hay Drive or
Eenie Creek Road; and
(e) does not accommodate
uses that would harm
the environment,
including Eenie Creek,
Lake Doonella and Lake
Weyba, through
excessive pollutants.
PO16 Development within the AO16.1 The Noosa Business Not applicable
Community Facilities zone Centre includes the provision for
contributes to community a subregional transit facility
infrastructure, utilities and integrated within the major
services. centre to provide for public
transport, park and ride or other
transit related infrastructure.
AO16.2 Wallace Park, located off Not applicable
Eumundi Noosa Road is
23
Page 24
developed for a wide range of
indoor sport and recreation,
community care and community
uses which foster social
interaction, learning, health and
fitness and artistic and creative
pursuits.
AO16.3 The Noosa Hospital,
located at Goodchap Street: Not applicable
(a) is the primary medical
focus for the coastal
part of Noosa Shire;
(b) is developed and
operated to provide for
maximum colocation of
hospital and allied
health care services;
(c) makes efficient use of
the site;
(d) incorporates employee
and visitor parking
onsite is supported by
additional health care
services at Lot 1 on
RP900855 on the corner
of Goodchap Street and
EumundiNoosa Road.
AO16.4 Key sites developed for Not applicable
educational establishments, child
care centres, places of worship
and community uses are well
connected and easily accessible
from throughout Noosaville and
the broader area they service.
Housing Choice
PO17 Development in the Major AO17 Residential dwellings Not applicable
Centre zone and District Centre within the Major Centre zone
zone contribute to housing and District Centre zone:
diversity by providing small
dwellings, including single level
(a) do not exceed a floor
apartments.
area of 100m2;
(b) are part of a mixeduse
development with
nonresidential uses at
the ground level.
PO18 Sites currently used or No acceptable outcome provided Not applicable
approved for retirement
24
Page 25
facilities continue to provide
such residential
accommodation into the future.
PO19 Development in the Low No acceptable outcome provided Not applicable
Density Residential zone
maintains a high level of
residential amenity for
permanent residents.
Visitor Facilities
PO20 Development in the No acceptable outcome provided Not applicable
Tourist Accommodation zone
and other resort complexes
provide visitor accommodation
into the future to preserve and
support the role of Noosaville
as a tourism focus area.
PO21 A range of visitor No acceptable outcome provided Not applicable
accommodation including low
cost and family friendly short
term accommodation and
tourist park accommodation,
including the Noosa River
Caravan Park at Russell Street.
is maintained.
Noosa River
PO22 Commercial development No acceptable outcome provided Not applicable
on and adjacent to the Noosa
River is designed to –
(a) provide for uses for
marine facility purposes
including water
transport and boat hire;
(b) be compatible with the
scenic values of the
waterway;
(c) provide a high level of
amenity, including
ensuring low ambient
noise levels;
(d) not increase the overall
scale and intensity of
commercial operations;
(e) use materials, natural
finishes and colours that
blend with the
surrounding natural
landscape; and
(f) reflect the character and
25
Page 26
setting of the waterfront
locality (such as timber
and tin construction with
a traditional pitched roof
design).
PO23 Commercial development AO23.1 No additional Not applicable
on and adjacent to the Noosa commercial leases are created
River is not increased or on or adjacent to the Noosa
expanded beyond existing River and no additional areas
building footprints and are added to the current
structures within existing lease commercial leases.
areas.
AO23.2 Development does not
increase the overall building Not applicable
footprint, gross floor area or
height of buildings or structures
associated with commercial
jetties.
PO24 The loading and No acceptable outcome Not applicable
unloading of passengers and provided.
boat docking is confined to the
commercial lease areas of the
respective commercial
operation.
PO25 Parking of vehicles and AO25 The loading and unloading Not applicable
boat trailers and the loading of passengers, goods and water
and unloading of goods or craft is confined to the
passengers does not impede on commercial lease areas of the
public open space in the vicinity respective commercial operation.
of the river.
PO26 The slipway accessed No acceptable outcome Not applicable
from Mill Street provides provided.
essential infrastructure for
waterfront based marine
industries and is limited to this
existing commercial lease area
adjoining Chaplin Park.
PO27 The slipway at 238 No acceptable outcome Not applicable
Gympie Terrace, Noosaville provided.
serves as important
infrastructure for small vessels.
Access and Connectivity
PO28 Gympie Terrace is No acceptable outcome provided Not applicable
maintained as a low speed, low
trafficked environment and
maintains safe pedestrian
access to Noosa River.
PO29 Eenie Creek Road and to No acceptable outcome provided Not applicable
a lesser extent Gibson Road
26
Page 27
provides for through traffic
around and bypassing
Noosaville.
PO30 Development integrates AO30 Development on land Not applicable
with and extends the existing including or adjoining a key
street and pathway networks pedestrian/cycle link shown in
including but not limited to Figure 7.2.4.4 (Noosaville
those identified on Figure Framework and Character plan)
7.2.4.4 (Noosaville Framework and Figure 7.2.4.5 (Noosa
and Character plan) and Figure Business Centre Framework and
7.2.4.5 (Noosa Business Centre Character plan) facilitates these
Framework and Character plan) connections.
such that connections to and
between key local destinations
are provided and reinforced.
Environment, natural resources and recreation
PO31 Development has no AO31 Connecting Habitat Areas Not applicable
significant adverse effects on as identified on Map SFM4
biodiversity, natural vegetation, Biodiversity (Strategic
native fauna habitat, landscape Framework) are protected from
quality, water quality or cultural fragmentation and
heritage values, including those encroachment by development.
related to—
(a) changes to natural
drainage;
(b) disturbance to any
wetland system;
(c) management of fire risk;
(d) erosion and the
transport of sediments
off site;
(e) unmanaged public
access;
(f) changes to fauna
habitat and behaviour.
PO32 Development maintains AO32 Open space corridors Not applicable
and protects an integrated identified as Ecological Linkages
open space network throughout and Major Recreation areas on
the locality to— Map SFM1 Settlement and Map
SFM4 Biodiversity (Strategic
Framework) are enhanced and
(a) provide for both passive
protected from fragmentation
and active recreational
and encroachment by
pursuits;
development.
(b) provide connectivity for
pedestrians and cyclists;
(c) provide habitat
connectivity for wildlife
and fish passage;
27
Page 28
(d) protect watercourses
and drainage lines;
(e) protect vegetation on
steep slopes; and
(f) form a scenic backdrop
for residential
development.
Natural Hazard
PO33 New lots for residential AO33 No additional residential Not applicable
purposes are not created where lots take access via Lake
the presence of natural hazards Entrance Boulevard or Lake
such as bushfire or flooding Weyba Drive, south or Eenie
would increase the number of Creek Road.
people and homes subject to
risk.
Medium Density Residential Zone Code
Performance Outcome Acceptable Outcome Response
PO1 Development provides for No acceptable outcome provided Complies
medium density dual occupancy The proposal is for permanent
and multiple dwellings in a residential accommodation that
range of dwelling sizes and is a consistent land use within
styles, which meet the needs of the Medium Density Residential
current and future resident zone. The proposal will
populations including small maintain a low rise built form
households, older persons, of two storeys/not exceeding
people on low incomes and 8m.
people with special mobility
needs.
PO2 Alternative models of No acceptable outcome provided Complies
housing including housing for The development provides
people with special needs are varying unit sizes (1 bedroom
appropriate where they are in and 3 bedroom options). The
keeping with the medium inclusion of a lift in Unit 1
density residential amenity and allows an alternative model of
density. housing for persons with
disabilities.
PO3 A secondary dwelling may AO3.1 No more than one Not applicable
create permanent housing for an secondary dwelling is provided The proposal does not include
extended family member or on any site regardless of site a secondary dwelling.
other member of the household area.
resident in the dwelling house
while protecting the character of Not applicable
AO3.2 A secondary dwelling:
the site and the zone. The proposal does not include
(a) has a maximum gross a secondary dwelling.
floor area of 65m²;
(b) has no more than two
28
Page 29
bedrooms; and
(c) does not occur on any
property covered by a
Building Unit Plan.
PO4 Sites that are currently AO4.1 The following sites are Not applicable
used for, or approved for the use retained as relocatable home
of, relocatable home parks or parks to the general exclusion of
retirement facilities continue to other uses:-
provide such residential (a) ‘Noosa Glades’ at 159
accommodation into the future. Moorindil St and 44 Tait
St, over Lots 2 and 3 on
RP220959;
(b) ‘Bougainvillea Gardens’
at 141 Cooroy Noosa
Road, Tewantin, over
part of Lot 230 on
MCH4144; and
(c) 'Cooroy Village' at 1
Ferrells Road, Cooroy,
over Lot 9 RP844021.
AO4.2 The following sites are Not applicable
retained as retirement facilities
to the general exclusion of other
uses:-
(a) ‘Noosa Outlook
Retirement Village’ at 71
St Andrews Drive,
Tewantin, over Lot 5 on
SP117231;
(b) ‘Riverlands’ at 139
Moorindil St, Tewantin,
on Lot 335 on
RP211082;
(c) ‘Laguna Retirement
Estate’ between Lake
Weyba Drive, Reef
Street and Nannygai
Street, Noosaville, over
Lot 3 on RP159386, Lot
1 on SP141238 and Lot
1 on RP840222;
(d) ‘Noosa Waters
Retirement Estate’ at 39
Lake Weyba Drive,
Noosaville over Lot 1 on
SP115712; and
(e) ‘Noosa Domain Village’
at 35 Walter Hay Drive,
Noosaville over Lot 2 on
SP162077.
29
Page 30
PO5 Land uses are limited to AO5.1 Land uses do not Complies
those which are compatible with typically rely on people other The proposal is for permanent
medium density living in urban than residents of the site to be residential accommodation.
neighbourhoods. present on the site between the
hours of 7:00pm and 7:00am.
AO5.2 Land uses do not result
in adverse changes to the Complies
amenity of the residential The proposal is for permanent
neighbourhood by the emission residential accommodation.
of noise, vibration, smell, fumes,
smoke, vapour, steam, soot,
ash, dust, grit, oil, waste water,
waste products, or radio or
electrical interference.
PO6 Visitor accommodation is AO6.1 Home-based businesses Not applicable
limited to formats compatible allow for up to four short term The proposal is for a Dual
with the character and use of guests to be accommodated Occupancy.
the area so as not to cause within the home of the host
unreasonable loss of residential while the host remains in
amenity, having regard to: residence, such as traditional
(a) the privacy of residents bed and breakfast
on the subject property accommodation.
or adjoining properties;
(b) any likely increase in AO6.2 Short-term Not applicable
noise to adjoining accommodation does not: The proposal is for a Dual
properties; (a) constitute a party Occupancy.
(c) the scale of the use and house;
its compatibility with the (b) create noise that would
character and uses unreasonably impact on
within the property or the residential amenity
surrounding area; enjoyed by the adjoining
(d) retention of the primary or surrounding
residential function of an properties.
area;
(e) the residential function AO6.3 Buildings are designed Complies
and arrangement of and orientated so that the The outdoor living areas are
common property; majority of outdoor living areas oriented towards the front and
face away from the habitable rear boundaries. Unit 2’s
(f) the impact on the safety areas of adjoining dwellings.
and efficiency of the private open space area is
local road network; located at ground level, and a
1.8m high fence can be
(g) the impact of waste conditioned to achieve suitable
storage areas on the privacy. Unit 1 private open
visual amenity of the space is located on the First
area; Floor, and is oriented towards
(h) the location of waste the street frontage. This area
storage areas in relation will be screened by screening
to sensitive land uses; devices and landscape planters
and to provide additional buffers
(i) any impact on shared and setbacks.
vehicular access or
30
Page 31
parking. AO6.4 Waste storage areas are Complies
screened and located to the rear Bin storage areas are setback
or side of a building and are not behind a landscape strip and
located along any frontage to a will be located within an
public street or space. enclosed structure.
Peregian Beach AO7 Offices and health care Not applicable
PO7 Offices and health care services are developed in The proposal is for a Dual
services are allowed for in conjunction with residential units Occupancy.
conjunction with small dwellings in a mixed use format providing:
in a mixed use format on (a) no commercial tenancy
premises located on the western exceeds 250m² gross
side of David Low Way (street floor area;
numbers 233-245), Peregian
Beach, on land described as Lots (b) non-residential use(s)
16, 17, 18, 19, 20 and 22 P9315 do not constitute shops;
and all lots on BUP9496. (c) the total gross floor area
of the non-residential
use(s) does not exceed
the gross floor area of
the residential use(s);
(d) non-residential uses are
limited to the ground
floor;
(e) at least one small
dwelling is provided for
every 90m² of lettable
commercial gross floor
area; and
(f) car parking is to be
located at the rear of
the building.
Building Height AO8.1 Buildings and structures Complies
PO8 Buildings and structures: are no more than 8 metres in The proposal does not exceed
building height; and 8.0m metre in height.
(a) are low rise and present
a building height
consistent with AO8.2 Where excavation is
structures on adjoining required, the maximum portion Complies
and surrounding of the exposed external façade The maximum portion of
premises; of the building cannot exceed exposed external facade does
not exceed 8.0 metres in
(b) are designed to provide 8m in building height. height.
an interesting
streetscape and Editor's note - refer to figure
complement landform AP3-13A
changes and landscapes
Alternative provision to the
(c) do not visually dominate QDC
the street or
surrounding area;
(d) maintain a vegetated
skyline;
(e) do not unreasonably
obscure views or lead to
31
Page 32
overshadowing of
neighbouring properties;
(f) do not exceed two
storeys.
Building Scale and Bulk No acceptable outcome Complies
PO9 Development: provided. The proposal has a building
(a) is of a scale compatible height of less than 8.0 metres,
with surrounding achieves compliant setbacks,
development and the site cover and plot ratio, and is
particular circumstances considered to be consistent
of the site; and with the surrounding
streetscape.
(b) does not present an
appearance of bulk to
adjacent properties,
roads or other areas in
the vicinity of the site.
Site Cover AO10 For a dwelling house, site Complies
PO10 Site cover of cover does not exceed 40% of The proposed site cover is
development: the site area. 39.2%.
(a) does not exceed 40% of
the site area; or Alternative provision to the
(b) for small dwellings or for QDC
development which
provides a ratio of at
least three small
dwellings to one other
dwelling, does not
exceed 45% of the site
area.
Plot Ratio AO11 For a dwelling house, plot Complies
PO11 Plot ratio of development: ratio of development does not The proposed plot ratio is
exceed 0.4:1 0.4:1.
(a) does not exceed 0.4:1;
or
(b) for small dwellings or for
development which
provides a ratio of at
least three small
dwellings to one other
dwelling, does not
exceed 0.5:1.
Building Setback AO12.1 Buildings and Complies
PO12 Buildings and structures structures meet the following The proposed setbacks are:
are designed and sited to: minimum boundary setbacks: ● Front: 6.5m;
(a) for frontages — 6 ● Side: 1.6m (ground
(a) provide a high level of
metres floor) and 2.6m (first
amenity to users of the
subject site and (b) for side boundaries— floor);
adjoining premises, (i) 1.5 metres ● Rear: 7.337m.
including provision of setback up to
visual and acoustic 4.5 metres
32
Page 33
privacy; height;
(b) not unreasonably (ii) 2 metres
obstruct views or cause setback
overlooking of private between 4.5
open space or habitable metres and 7.5
areas of adjoining metres height;
premises; and
(c) provide adequate (iii) 2.5 metres
distance from adjoining where above 7.5
land uses; metres height
(d) preserve existing (c) for the rear boundary -
vegetation that will help 6 metres
buffer development;
(e) allow for space and AO12.2 The front 6 metres of Complies
landscaping to be the property is landscaped open The front 6m of the property is
provided between space, provided that uncovered landscaped where practical.
buildings including visitor parking, or swimming The visitor car park and bin
adequate area at ground pools protruding no more than 1 store area are located behind a
level for landscaping metre above the ground level, landscape strip.
with trees, shrubs, can be as close as 2 metres
outdoor living and from the front boundary.
utilities;
(f) be consistent with the AO12.3 Relocatable homes are Not applicable
predominant character set back not less than: The proposal is for a Dual
of the surrounding area; (a) 6 metres from a road Occupancy.
and frontage;
(b) (b) 1.5 metres from
(g) protect the natural any other site boundary;
character and avoid and
adverse impacts on (c) (c) 3 metres from an
ecologically important internal road
areas such as national
parks, waterways and AO12.4 Buildings and
wetlands. Not applicable
structures on premises with The proposal does not have
frontage to the Noosa River frontage to the Noosa River
system are set back not less system.
than 10 metres from mean high
water spring as shown in Figure
AP3-15A.
Alternative provision to the
QDC
Setback to a watercourse in AO13 For premises adjoining a Not applicable
the Noosa Waters estate, watercourse within the Noosa The proposal does not adjoin a
Noosaville Waters estate no building work, watercourse within the Noosa
PO13 Land adjoining the filling or excavation works Waters estate.
revetment wall and for a width occurs within 4.5 metres from
of 4.5 metres serves flood the centre line of the top of the
detention and amenity functions, concrete revetment wall.
free of structures and
impervious surfaces. Editor's note refer to figure
6.3.1.5
Alternative provision to the
33
Page 34
QDC
Streetscape AO14.1 Development provides Complies
PO14 Development: visual interest to the street and Pedestrian entry gates have
surrounding areas through: been added off driveway for
(a) contributes positively to
the locality; (a) highlighting individual each unit to highlight a clearly
dwellings and land uses; defined entrance point for each
(b) addresses and enhances
the streetscape by (b) an asymmetrical design unit. It is reasonably expected
incorporating presentation to the that unit entrances would
street; occur on opposite sides of the
articulation and
building. The street facing
individual design (c) offsetting or staggering
elevation is intentionally
elements that add visual dwellings to provide
asymmetrical rather than
interest to the variation in the
proposing a flat plane. The
development; frontage;
design features a curved
(c) has a form and (d) varying the roof form feature wall on one side of the
architectural scale that building, whilst the opposite
does not dominate the side focuses on clean lines,
streetscape or the vertical slats, and multiple roof
surrounding properties; levels to create a balanced
(d) does not detract from look. The first floor is setback
the visual amenity of from the ground floor, and the
adjoining properties curved balcony reduces the
through the impact on building's mass and scale. In
views, access to sunlight addition, a green roof is
or overlooking; proposed to soften the
(e) takes the form of small proposal. The roof design
separate buildings, incorporates multiple planes
rather than large single and pitches. It features a
bulky development; and central hip-roof structure over
the primary living areas,
(f) sits within a landscaped
complemented by flat roof
setting.
sections over the terraces and
curved architectural overhangs.
This combination results in a
varied roof form outcome.
These elements assist in
enhancing the streetscape by
incorporating articulation
through building design
materials and finishes that are
reflective of the locality, and
landscaping within the front
setback to ensure the proposal
does not dominate the
streetscape. The above design
outcomes ensure the form and
scale of the development does
not dominate the streetscape.
42.78% landscaping is
proposed across the site,
resulting in a high quality
outcome to all street frontages.
AO14.2 Buildings have the main Complies
34
Page 35
entrance easily recognisable Pedestrian access points are
from the street and include proposed to unit entries. This
design elements in the front is highlighted via internal
façade such as verandahs, pathways and landscaping.
external stairs, awning or shade
structures and window
openings.
AO14.3 Buildings and
structures are designed to: Complies
Wall lengths do not exceed
(a) have a maximum wall
15m in length. Various design
length of 15 metres and
elements assist providing visual
external walls
interest to all elevations.
incorporate at least one
40.5% landscaping is proposed
design element to add
across the site to soften the
visual interest and
built form. Landscaping is
amenity;
provided along site boundaries
(b) allow for landscape where practical, and in a
treatments to soften the planter box on the First Floor.
development; The proposal is for a Dual
(c) avoid more than six Occupancy and accordingly (c)
dwellings attached in and (d) are not applicable.
any one plane; and
(d) have no more than four
dwellings are attached
along a street frontage.
AO14.4 For corner sites, the
Not applicable
building design addresses both
The site is not a corner site.
street frontages by:
(a) including doors and
windows that front each
road; and
(b) providing separate
vehicle access points to
each road.
Editor’s Note—for examples of
designs see Figure 6.3.2.4 and
Figure 6.3.2.5
AO14.5 For a dwelling house,
development provides visual Not applicable
interest to the street and the The proposal is for a Dual
surrounding area through: Occupancy.
(a) limiting the vertical
distance between the
ground and the lowest
suspended floor to no
more than 3 metres;
(b) limiting the length of
any external wall in one
35
Page 36
plane to 15 metres; and
(c) ensuring each external
wall includes at least
one design element
such as verandahs,
external stairs, window
openings, awnings or
porches.
Garages and Carports AO15.1 Garage doors that face Complies with AO15.1
PO15 Garages, garage doors the street are no more than 6 Garage doors do not exceed
and carports do not dominate metres in width or 50% of the 6m in width.
the street or the building design. frontage, whichever is the lesser.
AO15.2 Where multiple garages Not applicable
face the street, they are
separated by a minimum of 2
metres or are staggered in
setback by a minimum of 1
metre.
AO15.3 Garages that are visible Not applicable
from the street, but do not face
the street, include a landscaped
setback to the street and
provide articulation, windows or
a mix of materials to provide
interest to the garage facade.
Basements AO16 Basements: Not applicable
PO16 Basements: (a) are limited to one
(a) visually integrate with access a maximum of 6
the building; metres wide; and
(b) do not dominate the (b) do not encroach into
street or building building setback areas.
design;
(c) are screened through Editor's note— refer to Figure
landscaping; and 6.9.2
(d) do not present as a
storey to the street.
Front fences and walls AO17.1 Front fences or walls Alternate Solution
PO17 Front fences and walls are set back an average of 1 Refer report.
are designed and sited to: metre and are articulated to
provide visual interest by
(a) contribute to the
stepping the design at a
attractiveness of the
maximum of 5 metre intervals.
streetscape;
Alternate Solution
(b) be compatible with the Refer report.
existing streetscape AO17.2 Where located on the
character; boundary:
(c) avoid interference with (a) the solid portion of front
movement of surface fences and walls is no
more than 1.2 metres
36
Page 37
stormwater; high; or
(d) allow for casual (b) the walls contain
surveillance of the openings or materials
street; that ensure it is 50%
(e) provide planting in front transparent and has a
of solid fences and height not exceeding 1.8
walls; and metres.
(f) ensure plantings
Alternate Solution
between the front fence AO17.3 Solid front fences and
Refer report.
and the footpath does walls may be 1.8 metres in
not create an height if the property has
impediment for frontage to an arterial road or a
pedestrians using the distributor road.
footpath
AO17.4 The area of land Complies
between the front fence and the Refer to Landscape Plans and
boundary is landscaped to Site Plan.
screen the fence from the street
however landscaping does not
encroach more than 500
millimeters into the road reserve
or within 1.5 metres of a sealed
footpath.
Editor's note— for examples
refer to figure AP3-4A and figure
AP3-4B
Materials and finishes AO18 Buildings and structures Can comply
PO18 Development use: Refer to elevations and
incorporates: (a) natural finishes renders.
(a) materials and finishes wherever possible;
that complement the
(b) a mix of lightweight and
surrounding area and
textured external
integrate with the
finishes;
surrounding natural and
built environment; and (c) masonry construction
where variation is
(b) a variety of external
provided in texture and
finishes to provide an
the façade uses a
interesting built form
variety of finishes to
and avoid bulky single
break up the surface;
plane finishes
and
(d) open or transparent
balustrades.
Editor's note—refer to Figure
AP3-3B
Roof forms AO19.1 With the exception of Alternate Solution
PO19 Roof forms: Noosa Heads and Coastal Refer to report.
Communities Local Areas, the
(e) contribute positively to main roof of the building has a
the local skyline; roof pitch no less than 5 degrees
(f) complement the and has minimum 600 millimetre
37
Page 38
character of the locality eaves to at least 75% of the
and the topography of perimeter of the building.
the site;
(g) avoid box AO19.2 Development does not Complies
profiles/parapets; and include rooftop terraces. The proposal does not include
(h) do not create a rooftop terrace.
opportunities for
AO19.3 The total width of any Complies
overlooking the private
parapet wall does not exceed The proposal does not include
open space or internal
50% of the width of the front parapet walls.
spaces of neighbouring
facade of a building.
properties.
PO20 Development: AO20.1 Buildings and Complies
(a) provides a high level of structures: The proposed design considers
residential amenity to (a) are sited and orientated adjoining properties, and
users of the subject site; to minimise the provides a mix of setbacks,
and likelihood of overlooking screening, planters and
(b) does not unreasonably the private open space window placement to minimise
impact on the amenity of adjacent residential overlooking to adjoining
enjoyed by users of uses; properties. Fencing is provided
adjoining or nearby (b) avoid reduction of to all boundaries as required to
premises, including sunlight to at least 40% reduce overlooking and
privacy and access to of the private open increase privacy to residents
sunlight. space areas of any and adjoining neighbours.
adjoining residences to Appropriate sunlight is
less than two hours provided to private open space
Editor's note—Provisions for
sill height, glazing, screening between 9:00am and areas. For both visual relief and
and window openings are to 3:00pm on any day of screening purposes, fencing,
the year; landscaping, and screening are
improve the residential amenity provided.
for occupants. Thermal (c) incorporate fencing,
performance requirements are landscaping and
contained in Queensland screening to mitigate
Development Code MP4.1 impacts on adjoining
Sustainable Buildings. Energy residential uses.
efficiency requirements are
contained in the National Editor's note— refer to figure
Construction Code. AP3-1A and figure AP3-2A
AO20.2 Transparent doors and
windows are designed and Can comply
located so they do not directly Refer plans. Screening can be
face transparent doors or conditioned as required.
windows or the private open
space areas of other dwellings
within 10 metres;
AO20.3 Where windows, Can comply
balconies, terraces, verandahs Can be conditioned.
or decks overlook or have the
potential to overlook the private
open space of nearby properties
or view into habitable room
windows within 10 metres:
38
Page 39
(a) windows have a sill
height of not less than
1.7 metres above
finished floor level;
(b) windows and other
openings are
permanently screened
to a minimum height of
1.7 metres to avoid
overlooking;
(c) windows and doors use
translucent glazing to
obscure views; or
(d) windows or balconies
are offset by 45 degrees
or more.
Editor's note—refer to figure
AP3-1A and figure AP3-1C
AO20.4 Planter boxes, screens,
pergolas, landscaping and
architectural design of balconies Can comply
are used to screen the ground Refer plans.
floor private open space of
dwellings from separate upper
level dwellings.
Editor's note—refer to figure
AP3-1A
AO20.5 Permanently fixed
external screening devices
complement the building's Can comply
external materials and finishes Refer plans.
and may incorporate solid
translucent screens, shutters,
perforated panels or trellises
which have a maximum of 50%
openings.
Editor's note—refer to figure
AP3-1B
PO21 Mechanical plant, vehicle AO21.1 Communal outdoor Not proposed
manoeuvring, utilities and recreational facilities including
communal outdoor recreation swimming pools, spas and
uses: sports courts are:
(a) do not have an adverse (a) setback at least 12
effect on the amenity metres from the
enjoyed by users of boundary of land in a
adjacent or nearby residential zone and
premises through screened by a 5 metre
39
Page 40
emission of noise, light, wide buffer densely
fumes or smoke; and planted with trees and
(b) do not cause shrubs including species
unreasonable from 1 metre to 8
disturbance to local metres in height; or
fauna through light or (b) located internally to the
smoke emissions. arrangement of
buildings on the site;
and
(c) not used between the
hours of 9:00pm and
6:30am the following
day.
AO21.2 For a lit sports court:
(a) the court is located at Not proposed
least 60 metres from the
external wall of an
existing or approved
dwelling on adjoining or
nearby premises (as
measured from the
centre line of the court);
and
(b) the vertical illumination
resulting from direct,
reflected or other
incidental light
emanating from the site
does not exceed 8 lux
when measured at any
point 1.5 metres outside
the boundary and at any
level from ground level
upward; and
(c) any floodlighting is
restricted to the types
that give no upward
component of light were
mounted horizontally
(i.e. a full cut off
luminaire).
AO21.3 Mechanical plant is-
(a) located at least 2 metres Can comply
from the side or rear
property boundaries;
(b) where located at ground
level, screened by
fencing 1.5 metres in
height or dense
vegetation of at least
1.5 metres in width
incorporating grouped
40
Page 41
trees and shrubs with a
maximum separation
distance of 1 metre
measured from the
centre of the plant;
(c) where located above
ground level, enclosed
or screened such that it
is not visible from the
street frontage nor
adjoining properties;
and
(d) visually integrated into
the line and plane of the
building and roof design
and does not project
beyond the height or
width of the building
when viewed from the
street and adjoining
properties.
Editor’s Note— Mechanical
plant includes generators,
motors, compressors and pumps
such as air-conditioning or pool
equipment.
AO21.4 Waste storage areas, Complies
clothes drying areas and Drying courts are provided
external storage areas are along the side of the building,
screened from the street. and the waste storage area will
be within a screened
enclosure.
AO21.5 Letterboxes and Can comply
detached carports complement
the architecture and landscaping
of the site.
PO22 Development: AO22.1 For landscape amenity Not applicable
(a) has minimal impact on reasons, cut or fill is less than
the natural landform of 1.5 metres in depth relative to
the site; the ground level.
(b) does not lead to erosion
or the transport of AO22.2 Development does not Can comply
sediments off site; and result in sediment or other
material including building
(c) does not lead to the materials or waste products
disturbance of natural being deposited or released into
features, buildings or the road reserve, stormwater
structures of cultural drain or adjacent properties.
heritage significance.
Not applicable
AO22.3 Development on a site
adjoining a local heritage place
41
Page 42
respects the cultural heritage
significance of the place by
mitigating any adverse impacts
on the setting or integrity of the
heritage values.
Editor’s Note— Local heritage
places are identified on the
Heritage and Character Areas
Overlay maps in Schedule 2.
PO23 Development on sloping AO23.1 Building and structures Not applicable
sites: are not constructed on land with
(a) is visually responsive to a slope greater than 25%.
the natural topography
and sits within the
landscape rather than AO23.2 On sloping sites, split Not applicable
dominating it; and level buildings with small
floorplates, that step down the
(b) steps down slopes or slope are used as an alternative
uses suspended floor to standard single or double
construction, minimising storey construction to minimise
cut or fill and avoiding building bulk and benching of
benching of the site. the sites.
Editor's note- refer to Figure
6.9.1A and Figure 6.9.1B
AO23.3 The distance between Complies
the ground level and the lowest
part of the floor of the building
does not exceed 3 metres.
PO24 Filling and excavation for AO24 Filling and excavation for Can comply
operational works do not operational works is designed Refer engineering plans.
directly, indirectly or and constructed to ensure
cumulatively cause adverse overland flow and/or flooding is
impacts external to the not worsened, impeded, or
development site by: otherwise diverted to adversely
(a) causing ponding of affect other properties or
water on the site or downstream environments.
nearby land;
(b) increasing flooding,
which adversely affects
the safety or use of any
land upstream or
downstream; or
(c) adversely affecting the
flow of water in any
overland flow path.
42
Page 43
Dual Occupancy and Multiple Dwelling Code
Performance Outcome Acceptable Outcome Response
PO1 Development is located No acceptable outcome provided Complies
within the urban boundaries on The proposal is located within
land with good access to a urban boundaries and is zoned
variety of essential services and for residential land uses. The
facilities, including retail, site is in close proximity to
commercial, social and medical existing public transport,
facilities and public transport recreational opportunities, and
services. a range of goods and services.
PO2 A dual occupancy or No acceptable outcome Complies
multiple dwellings occur only on provided The site is zoned Medium
land that is suited to the Density Residential, and is
development and occupation of capable of accommodating the
residential buildings avoiding proposed development.
risk to people or property from
natural disaster.
PO3 Development does not No acceptable outcome provided Complies
adversely impact on existing or The proposal will integrate with
future infrastructure including existing infrastructure, and will
water or sewerage utilities, provide upgraded infrastructure
electricity or transport to suit the proposal as
infrastructure. required.
PO4 Development addresses AO4 Dual occupancy and Complies
the street, contributes to the multiple dwellings do not occur The proposal is a regular
streetscape and does not on battleaxe or rear allotments allotment with a frontage width
adversely impact on the amenity or lots with a frontage less than of 14m.
of any adjoining land on which 10.5 metres in width.
residential development is
permitted.
PO5 Development is designed AO5 Bedroom windows are at Complies
to minimise noise carrying least 3 metres away from shared Bedroom windows are located
between dwelling units or driveways, car parking areas, at least 3m from car parking
accommodation units by locating mechanical plant, refuse and and service areas.
noise sensitive spaces such as recycling areas, vents and
bedrooms away from noise exhausts.
generating areas of the
development, such as car
parking areas or mechanical
plant and equipment or
recreational facilities.
PO6 Where dwellings form part AO6.1 Clearly identifiable entry Complies
of a mixed use development, the areas for the residents of, and Separate, clearly identifiable
development provides residents visitors to, multiple dwellings are pedestrian access points are
with reasonable privacy and provided separately from provided from the street
security. entrances for other site users frontage to each unit entry.
and provide for safe entry from
streets, car parking areas and
43
Page 44
servicing areas.
AO6.2 Clearly marked, safe and
secure parking areas are Not applicable
provided for residents and The proposal is for permanent
visitors which are separate from residential accommodation
parking areas provided for other only. Car parking is provided to
site users. occupants within garages, and
visitor parking is provided on
the driveway.
AO6.3 Security measures are Not applicable
installed such that site users do The proposal is for permanent
not have access to areas that residential accommodation
are intended for the exclusive only.
use of residents of, and visitors
to, dwellings.
AO6.4 Dwellings are designed Not applicable
to incorporate suitable noise No business uses proposed.
attenuation and privacy
measures to reduce amenity
impacts from business uses.
AO6.5 Windows, balconies and
Can comply
terraces of each dwelling are
Can be conditioned as
screened where overlooking a
required.
habitable room or private open
space of another dwelling within
9 metres.
PO7 Buildings and outdoor AO7 Development of the site Complies
spaces are designed to allow for enhances: The private open space area
natural surveillance without (a) opportunities for passive for Unit 1 is oriented towards
adversely impacting the privacy surveillance of the street to provide casual
of on-site or adjoining residents. communal spaces surveillance. Internal
including providing pedestrian pathways are
well-lit, active and provided to each unit from the
overlooked places and street. External fencing is
routes; provided along all site
boundaries.
(b) legibility of the site and
ease of navigation;
(c) clear distinction
between public and
private spaces; and
(d) ease of maintenance
Editor’s Note—development should
comply with the principles of Crime
Prevention through Environmental
Design - Guidelines for Queensland
PO8 Development, including AO8.1 The main entrance is Complies
44
Page 45
entrance ways and outdoor clearly identifiable and visible Two separate pedestrian
spaces, are designed to protect from the street, footpath, visitor pathways are proposed to unit
the personal security and safety car parking areas and driveway. entries, and are clearly
of residents as well as legitimate identifiable through pavers and
site visitors. landscaping.
AO8.2 The internal path Complies
network has clear sightlines to As above.
the main entry and street access
points.
AO8.3 Visitors have direct Complies
access to the main entrance Refer ground floor plan.
without passing through private
outdoor living areas.
PO9 Multiple dwellings can be AO9 One in three multiple Not applicable
accommodated and visited by a dwelling units: The proposal is for a Dual
wide cross section of the (a) is accessible by a safe, Occupancy.
community including people with continuous and step free
limited mobility. path of travel from the
street entrance of the
property or from a car
parking space;
(b) has a step-free entrance
door with opening width
of at least 820
millimetres; and
(c) contains a bathroom on
the entry level.
Landscaping & private open AO10.1 Landscaping is provided Complies with AO10.1
space to a minimum of 40% of the site 40.5% landscaping is proposed
PO10 Development: area and 60% of this is soft across the site, with 75.7%
landscaping. comprising deep landscaping.
(a) enhances liveability and
promotes outdoor living;
(b) contributes to the visual OR
amenity and natural
landscape character of Not applicable
AO10.2 If for small dwellings or
the area; The proposal is not for small
for development which provides
(c) retains existing large a ratio of at least three small dwellings.
trees where practicable; dwellings to one other dwelling,
(d) provides privacy landscaping is provided to a
between uses; minimum of 35% of the site
(e) reduces the bulk and area and 60% of this is soft
scale of development; landscaping.
and
(f) conceals services, car
parking and
manoeuvring areas.
45
Page 46
PO11 Private open space: AO11.1 Private open space is Complies with AO11.1
(a) is provided to all provided for each dwelling at the Private open space is provided
dwellings and is following rate: at ground level off the main
adequate in size, shape (a) at ground level—a living area for Unit 2. The
and dimensions to suit minimum of 25m² private open space area well
directly accessed from exceeds 100m . Unit 1’s private
2
the needs of the
occupants; living spaces; or open space area is provided
(b) receives adequate (b) if above ground above ground level and is
sunlight; and level—12m² with a accessible off the main living
(c) is designed and minimum width of 2.5 area. This area has a minimum
orientated to ensure metres accessed directly 2.5m dimension, and includes
from the living spaces. a 46.16m 2
terrace area plus a
privacy is maintained pool.
between uses.
OR
AO11.2 Private open space is
Not applicable
provided for each small dwelling
The proposal is not for small
at the following rate:
dwellings.
(a) at ground level—a
minimum of 20m²
directly accessed from
living spaces and
exclusive of clothes
drying area; or
(b) if above ground
level—9m² with a
minimum width of 2.5
metres accessed directly
from the living spaces.
AO11.3 Private open space Complies
contributing to the above
calculations has a maximum
gradient of 10% (1 in 10) and is
clear of any utilities such as gas,
water tanks and air conditioning
units.
PO12 Safe vehicular access is AO12.1 Development does not Complies
provided to and from the site gain direct access from any road Edward Street has a speed
without adversely impacting on with a legal speed limit of 80 limit of less than 80km/hr.
the safety of the road network. kilometres per hour or above.
AO12.2 Where located on any
road of a higher order than local Not applicable
road or where accommodating Edward Street is a local road.
three or more households,
vehicle manoeuvring areas are
provided on site such that
vehicles enter and leave the site
in a forward gear.
46
Page 47
PO13 Sufficient on-site car AO13 Car parking is provided in Complies
parking is provided to accordance with Table 9.4.1.4 in 3 residential and 1 visitor car
accommodate the number and the Driveways and Parking Code parks are proposed.
type of vehicles likely to be
generated by the residential use
without impacting on the safety
or amenity of the adjoining
streets.
PO14 Underground car parking No acceptable outcome provided Not applicable
areas are designed to drain and
function safely during a flood
event and power failure.
47
Used in these records
Town Planning Assessment Report.pdfRelated documentApplication case desk ↗
Town Planning Assessment Report.pdfRelated documentApplication case desk ↗
About this file
- File size
- 5.0 MB (large file)
- File type
No other editions are linked here.
Original file
Log in to download the original file
The download may take up to a minute.