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MCU Report Appendix B Noosaville Locality Code · MCU13/0211
Appendix B Noosaville Locality Code
Division 1—Specific Outcomes and Probable Solutions for the Noosaville Locality
Table 13
Column 1 Column 2 Column 3
Specific Outcomes Probable Solutions (if code assessable) Compliance
Effects of use
Amenity
O1 Uses are located, designed and operated No solution provided Complies - building has been designed with careful
to avoid significant adverse changes to the light, consideration given to surrounding properties and the
air quality, noise, accessibility or other potential for overlooking.
conditions enjoyed by users of associated,
adjoining or nearby uses.
Major Road Network
O2 No solution provided Not applicable
Visual amenity
O3 No solution provided Not applicable
Neighbourhood identities
O4 The separate identities of the various No solution provided The neighbourhood in which the site is located contains
residential neighbourhoods remain important a mix of unit developments and residential dwellings.
and distinct elements of the residential The proposed design in consistent with the urban fabric
character of Noosaville. of the area.
Airport
O5 Not Applicable
Built form
Density
O6 The density of development within the site No solution provided Complies - population density of 6.6 persons
area—
a) is compatible with surrounding development;
and
b) does not exceed—…
ii. for the Attached Housing and Business
Centre Zones—a maximum population density
of 100 persons per hectare with the exception of
the following sites which have an allowable
population;
Noosaville locality – 01293 NC Oliver Page1
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Appendix B Noosaville Locality Code
Column 1 Column 2 Column 3
Specific Outcomes Probable Solutions (if code assessable) Compliance
and…
c) has a low site impact to enhance the
opportunity to maintain natural site
characteristics, including native vegetation and
natural landforms.
Height
O7 Buildings and other structures— S7.1 Buildings and other structures have a Proposal - 8.5 metres and 2 storeys
a) are low rise and present a building height maximum building height of—
consistent with structures on adjoining and a) if in the Attached Housing Zone – 8m, The proposal does not comply with the stipulated 8
surrounding premises; … metre height limit due to the minimum floor height
b) have a maximum building height of — required for the site due to flooding. The proposed
i. for the Attached Housing Zone 2 Storeys. height is considered appropriate and complies with the
c) do not visually dominate the street, Specific outcomes as detailed below:
surrounding spaces or the existing skyline;
d) preserve the amenity of surrounding a) are low rise and present a building height consistent
premises including privacy, views and access to with structures on adjoining and surrounding premises;
sunlight;
e) respect the scale of the surrounding Buildings within the Noosaville area have generally been
vegetation; approved with building height that reflects the increased
f) respond to the topography of the site and floor levels required due to potential flooding. The
minimise cut and fill where on a sloping site. proposed height is therefore consistent with the form of
development in the area.
b) have a maximum building height of —
i. for the Attached Housing Zone 2 Storeys.
Complies – 2 storeys
c) do not visually dominate the street, surrounding
spaces or the existing skyline;
Complies – is consistent with the character of the
surrounding area. The 0.5 metre increase in height
relates to a small portion of the roof line located to the
centre of the site minimising any impact on the street
and skyline.
d) preserve the amenity of surrounding premises
including privacy, views and access to sunlight;
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Appendix B Noosaville Locality Code
Column 1 Column 2 Column 3
Specific Outcomes Probable Solutions (if code assessable) Compliance
Complies – The 0.5 metre increase in height relates to a
small portion of the roof line located to the centre of the
site and does not impact on the surrounding premises.
e) respect the scale of the surrounding vegetation;
Building height consistent with vegetation in the area.
f) respond to the topography of the site and minimise cut
and fill where on a sloping site.
Building height consistent with development located in a
flood plane.
Setbacks
O8 Buildings and other structures are S8.1 Buildings and structures comply with the Requirement Scheme Proposal
appropriately designed and sited to— setbacks identified in Schedule 1 - Minimum Mill Street 6.0 3.0 metres
a) provide amenity for users of the premises as Boundary Setbacks.
Frontage metres
well as preserve the visual and acoustic amenity
of adjoining and nearby land uses;
Side 1.5 0.6 to 1.5 metres
b) provide adequate distance from adjoining
metres
land uses;
c) allow space for required vehicle parking;
Rear 6.0 4.5 to 6.0 metres
d) preserve any existing vegetation that will
metres
buffer the proposed building;
e) allow for landscaping to be provided
As indicated by the table above the proposal does not
betweenprotect the natural character and visual
fully meet the setbacks as stipulated by the planning
amenity of the Noosa River system and other
scheme. It is noted that Council has approved these
watercourses. buildings;
reduced setbacks previously.
f) avoid large areas of continuous wall planes by
varying the building setbacks and using
appropriate techniques to provide visual relief;
The proposed setbacks are considered to comply with
and
the Overall outcome as detailed below:
g) protect the natural character and visual
amenity of the Noosa River system and other
O8 Buildings and other structures are appropriately
watercourses.
designed and sited to—
a) provide amenity for users of the premises as well as
preserve the visual and acoustic amenity of adjoining
and nearby land uses;
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Appendix B Noosaville Locality Code
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Specific Outcomes Probable Solutions (if code assessable) Compliance
The reduced setback to Mill Street and lot 4’s rear
boundary will provide substantial areas for landscaping
that will enhance and preserve the amenity of the
adjoining roadways and open space of Chaplin Park.
Mill Street itself is relatively wide and the reduced
setback will not affect the character of the area.
The reduced rear setback of lot 4 relates to an upper
level deck with the majority of the building setback 6
metres. The lot faces onto Chaplin Park and the
reduced setback will not impact on the character of the
park.
b) provide adequate distance from adjoining land uses;
Council has normally accepted a reduced setback of
4.5 metres on corner sites. In this instance the building
intrudes into the 4.5 metre setback along Mill Street for
two sections of the building. The area of intrusion is
relatively minor with most of the building setback 4.5
metres. Mill Street is relatively wide with the nearest
building over 25 metres away.
It is noted that the garages between the proposed unit
developments does not comply with the required
setback. The garage location and setback is considered
appropriate and provides an appropriate separation
between the two adjoining unit developments
c) allow space for required vehicle parking;
The intrusion does not impact on carparking and it is
noted that the proposal provides in excess of scheme
requirements.
d) preserve any existing vegetation that will buffer the
proposed building;
There is no substantial vegetation in front of 22 Ann
Street worthy of retention. Existing vegetation at the
front of 24 Ann Street will however be retained.
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Appendix B Noosaville Locality Code
Column 1 Column 2 Column 3
Specific Outcomes Probable Solutions (if code assessable) Compliance
e) allow for landscaping to be provided between
buildings;
Proposed setback enables landscaping to be provided.
f) avoid large areas of continuous wall planes by
varying the building setbacks and using appropriate
techniques to provide visual relief; and
The units have extensive articulation with the minor
setback intrusion adding to the overall stepping of the
development on site.
g) protect the natural character and visual amenity of
the Noosa River system and other
watercourses.
The proposed units are consistent with the style of
development envisaged for the area and the reduced
setback has been approved previously.
Site cover, gross floor area and plot ratio
O9 The site cover, gross floor area and plot No solution provided Complies.
ratio of buildings and other roofed structures—
a) results in a building scale that is compatible
with surrounding development;
b) does not present an appearance of bulk to
adjacent properties, roads or other areas in the
vicinity of the site;
c) maximises the retention of existing vegetation
and allows for additional soft landscaping
between buildings;
d) allows for adequate area at ground level for
outdoor recreation, entertainment, clothes
drying and other site facilities; and
e) facilitates onsite stormwater management
and vehicular access.
O10
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Appendix B Noosaville Locality Code
Column 1 Column 2 Column 3
Specific Outcomes Probable Solutions (if code assessable) Compliance
O11 For Multiple Housing Type 2 buildings do O11 The designer indicates that according to their
not exceed a plot ratio of— calculations the proposal complies with site cover
a) 0.6:1 if in the Attached Housing Zone with requirements of the Scheme.
frontage to the following streets: Russell St,
William St and Howard St, or Weyba Rd, James
St and Albert St north of their intersections with
Elizabeth St; or
b) 0.45:1 otherwise.
O12
O13
O14
O15
O16
1
Flooding and drainage
O17 Buildings and other works are designed S17.1 For new buildings or structures or S17.1 Complies - habitable rooms are above prescribed
and sited to— additions of more than 50m2 gross floor area minimum floor levels.
a) provide flood free access to premises and to an existing building or structure, floor
flood free habitable areas; levels for habitable rooms are not less than
b) allow only minor, short term and infrequent the specified minimum floor levels
flooding of non-habitable areas; AND
c) ensure drainage does not adversely impact S17.2 Where Council infrastructure is S17.2 Applicant will comply with relevant requirements.
upon other premises; and available—
d) ensure filling or excavation does not a) any drainage (including buildings and
adversely impact upon other premises by— yards) flows to that infrastructure; and
i. causing ponding on the site or nearby land; b) the infrastructure has the capacity to
ii. increasing flooding, which adversely affects accept any additional loading;
the safety or use of any land upstream and AND
downstream; and S17.3 For Detached houses and Multiple S17.3 Complies.
iii. adversely affecting the flow of water in any housing—
overland flow path.. a) where slab on ground construction is
used, filling does not extend more than
1m beyond the building footprint,
measured from the outer walls of the
building ; or
b) the design consists of a suspended
floor construction;
1
Council has mapping of minimum floor levels and flood levels for some parts of the Shire. Contact the Land Development Section of Noosa Shire Council.
Noosaville locality – 01293 NC Oliver Page6
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Appendix B Noosaville Locality Code
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Specific Outcomes Probable Solutions (if code assessable) Compliance
AND
S17.4 Car parking and maneuvering areas 17.4 Complies
are constructed at a level that permits the
parking area to drain from the site by gravity
means, without the need for mechanical
pumping.
Sloping sites & ridgelines
O18 S18.1 Not applicable
O19 S18.2
S18.3
S18.4
S18.5
S19.1
Roof form
O20 Rooflines— S20.1 The main roof of the building has a roof S20.1 Complies - Main roof of building has 11 degree
a) contribute positively to the local skyline; pitch no less than 5 degrees and has minimum roof pitch and overhangs.
b) complement the character of the locality; 600mm eaves to at least 75% of the perimeter
c) are articulated, pitched or skillion; of the building;;
d) avoid low pitched (eg. less than 5 degrees) or AND
box roof profiles/parapets; and S20.2 Buildings and structures do not include S21.2 No roof top terraces provided.
e) do not create opportunities for residents to roof top terraces.
overlook the private open space areas of
neighbouring properties
O21 Buildings and other structures use
materials and finishes that complement the No solution provided. Complies - building utilises materials that are common in
Noosaville character and integrate with the urban fabric of the Noosaville locality.
surrounding natural and built environment by—
a) using a mix of lightweight and textured
external building materials, including timber
finishes; and
b) using masonry construction where variation
is provided in texture, detailing and the like.
Environment, conservation and recreation
11.1
Environment and cultural heritage values
O22 Not applicable
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Appendix B Noosaville Locality Code
Column 1 Column 2 Column 3
Specific Outcomes Probable Solutions (if code assessable) Compliance
Open space network
O23 S23.1 Not applicable
O24 S24.1
Pedestrian and bicycle pathways
O25 Safe and convenient pedestrian and S25.1 Pedestrian and bicycle pathways are Not applicable
bicycle pathways are provided and retained provided and retained where indicated in
between and around key destinations Schedule 5 – Map 2;
including— AND
a) an east-west link between the Tewantin & S25.2 Contributions toward a Pathways Conditions may be imposed if reasonable.
Doonan Locality and the Noosa Heads Network are provided in accordance with
Locality along the Noosa River foreshore; PSP20.
and
b) a north-south link between the Shire
Business Centre and Wallace Park to the
Noosa River foreshore.
Foreshore character
O26 The natural landscape character and No solution provided. Proposal does not impact upon foreshore vegetation.
vegetation along the foreshore areas of the
Noosa River, Lakes Doonella and Weyba and
Eenie Creek, Noosa National Park, Keyser
Island and Weyba Creek Conservation Parks is
protected.
Watercourses
O27 No solution provided Not applicable.
Noosaville locality – 01293 NC Oliver Page8
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