Council archive · source document
Planning Report · MCU13/0064
kha
DEVELOPMENT
M A N A G E R S
TOWN PLANNING REPORT
MAKEPEACE ISLAND, NOOSA NORTH SHORE
LOT 55 on MCH1667
DEVELOPMENT APPLICATION FOR MATERIAL CHANGE OF USE
FOR VISITOR ACCOMMODATION
File Number: 10974 April 2013
PL A N N I N G | SU R V EY I NG | P R O J EC T M A NAGEMENT | COURT AP PE ALS
Sunshine Coast Suite 1, Corner Surf Road & Gardak St Alexandra Headland Qld 4572
PO Box 6380, Maroochydore BC Qld 4558
p | 07 5443 2844 f | 07 5443 7146 w | www.kenhicks.com.au
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KHA DEVELOPMENT MANAGERS TOWN PLANNING REPORT 10974
TABLE OF CONTENTS
1.0 EXECUTIVE SUMMARY ............................................................................................................. 2
2.0 INTRODUCTION ...................................................................................................................... 3
3.0 SITE DESCRIPTION ................................................................................................................. 4
4.0 PROPOSAL .............................................................................................................................. 5
5.0 SUPPORTING DOCUMENTATION......................................................................................... 7
5.1 PROPOSAL PLANS ................................................................................................................ 7
5.2 LANDSCAPE PLANS .............................................................................................................. 7
5.3 WASTEWATER INFRASTRUCTURE REPORT ........................................................................... 7
6.0 STATE ASSESSMENTS ............................................................................................................. 8
6.1 SOUTH EAST QUEENSLAND REGIONAL PLAN ........................................................................ 8
6.2 QUEENSLAND COASTAL PLAN .............................................................................................. 9
6.3 VEGETATION MANAGEMENT ACT ......................................................................................... 9
6.4 DECLARED FISH HABITAT AREA ........................................................................................... 9
7.0 THE NOOSA PLAN ................................................................................................................. 10
7.1 LAND USE DEFINITION ...................................................................................................... 10
7.2 LEVEL OF ASSESSMENT ..................................................................................................... 10
7.3 NOOSA NORTH SHORE LOCALITY ...................................................................................... 11
7.4 APPLICABLE OVERLAYS ..................................................................................................... 13
7.5 APPLICABLE CODES ........................................................................................................... 14
7.6 TOWN PLANNING GROUNDS .............................................................................................. 15
8.0 CONCLUSION ........................................................................................................................ 16
ATTACHMENT 1 – Noosa Plan Code Assessment
SUPPORTING DOCUMENTATION
Proposal Plans prepared by ETS Group;
Landscape Plans prepared by Landgraphics Landscape Architects;
Assessment of Existing Wastewater Infrastructure Report prepared by Future Plus
Environmental.
Development Application For Material Change of Use
Makepeace Island, Noosa North Shore
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KHA DEVELOPMENT MANAGERS TOWN PLANNING REPORT 10974
1.0 EXECUTIVE SUMMARY
SITE DETAILS
Address Makepeace Island, Noosa North Shore
Property Description Lot 55 on MCH1667
Area 93,080m2
Local Authority Sunshine Coast Regional Council
Current Use Dwelling House
Registered Owners G.F.T. (Tee) Pty Ltd and Oleaster Holdings Limited
SOUTH EAST QUEENSLAND REGIONAL PLAN
Land Use Designation Regional Landscape & Rural Production Area
PLANNING SCHEME DESIGNATIONS
Planning Scheme The Noosa Plan 2006
Locality Noosa North Shore
Zone Open Space Conservation
Overlays Environmental Protection Area;
Environmental Enhancement Area;
Riparian Buffer Area;
High Potential Acid Sulfate Area; and
Area subject to minimum floor height
APPLICATION DETAILS
Applicant Makepeace Island (Operations) Pty Ltd
Proposal Visitor Accommodation Type 4 Conventional
Application Type Development Permit for Material Change of Use
Level of Assessment Impact Assessable
Applicable Codes Noosa North Shore Locality Code;
Visitor Accommodation Code;
Landscaping Code;
Engineering Works Codes;
Driveways and Carparking Code
Transport, Roads and Drainage Code
Erosion and Sediment Control Code
Existing Services Code
Earthworks Code
Waste Management Code
Referral Agencies Nil
Development Application For Material Change of Use
Makepeace Island, Noosa North Shore
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KHA DEVELOPMENT MANAGERS TOWN PLANNING REPORT 10974 2.0 INTRODUCTION This Town Planning report has been prepared by KHA Development Managers to accompany a Development Application made by Makepeace Island (Operations) Pty Ltd. The application seeks a Development Permit for Material Change of Use Visitor Accommodation Type 4 Conventional on land located at Makepeace Island, Noosa North Shore described as Lot 55 on MCH1667. The proposal is to operate the existing site facilities as a ‘boutique resort’. No new buildings, structures or site works are required for the proposal. The property is situated within the Noosa North Shore Locality and included in the Open Space Conservation Zone under The Noosa Plan. The proposed material change of use is subject to Impact Assessment. The purpose of this report is to describe the characteristics of the subject site and surrounding land uses, detail the proposed development, and address all relevant town planning issues in respect to the proposal. This report should be read in conjunction with the attached code assessment and the accompanying covering letter, IDAS Development Application forms, proposal plans, landscape plan and assessment of existing wastewater infrastructure report. Development Application For Material Change of Use Makepeace Island, Noosa North Shore
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KHA DEVELOPMENT MANAGERS TOWN PLANNING REPORT 10974 3.0 SITE DESCRIPTION The subject site is Makepeace Island, Noosa North Shore described as Lot 55 on MCH1667. The site has a total area of 93,080m2 and is surrounded on all boundaries by the Noosa River. The island is located between Tewantin and Noosa North Shore. The site is currently occupied by a detached dwelling comprising a main house and central facilities, detached bedroom bungalows, boat shed, jetty and swimming pool. The remainder of the site is undeveloped containing vegetation. The site is connected to telecommunications, water, and electricity infrastructure networks with on- site sewer treatment and disposal. All access to the site is by boat from the Noosa River and which can moor at the islands jetty. The site is generally flat. The location and context of the site is illustrated below. Figure 1 - Subject site (Neapmap.com, 2012) Figure 2 - Subject site (http://makepeaceisland.com) Development Application For Material Change of Use Makepeace Island, Noosa North Shore
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KHA DEVELOPMENT MANAGERS TOWN PLANNING REPORT 10974 4.0 PROPOSAL It is proposed to operate the existing Makepeace Island dwelling and facilities as a ‘boutique resort’, which is defined under The Noosa Plan as Visitor Accommodation Type 4 Conventional. The proposal does not involve the construction of any new buildings, structures or site works, with the proposal operating within the existing development. Proposal Plans prepared by ETS Group and Landscape plans prepared by Landgraphics showing the existing built form, facilities and landscaping accompany this report. BUILT FORM The ‘boutique resort’ will operate within the existing development comprising the Wantilan (guest lounge), Longhouse (island bar and dining), kitchen and storerooms, bedroom wing (comprising 4 double rooms), 3 bungalows (comprising 2 bedrooms each) and a caretakers/staff dwelling. Recreational facilities include a pool, tennis court and boat shed. All buildings are set within well- established landscaped grounds. Existing gross floor area is less than 1,300m2 with a site cover less than 1.5%. Staffing will vary depending upon the number of guests. 2 full time staff will be present as onsite managers residing within the caretakers/staff dwelling. An additional 2 staff can stay within this dwelling when required. Staff hours will vary. Resort staff will include: 2 onsite managers; 1 General manager; 1 skipper/ activities coordinator; 1 maintenance staff member; 1 hotel hostess; 1 chef; and Cleaning staff (external company). ACCESS AND PARKING Guest transfers will be included as part of the resorts accommodation pricing, preventing any impact on car parking in the locality. Airport – Noosa Marina Transfers Guests flying to/ from Maroochydore or Brisbane Airport will be collected and dropped off at Noosa Marina by the resorts complimentary car transfer service. Makepeace Islands current provider is Limoso. Local and Brisbane Transfers Sunshine Coast and Brisbane residents staying on at Makepeace Island will be collected and dropped off at Noosa Marina by the resorts complimentary car transfer service. This includes resident’s homes and hotels. Noosa Marina – Makepeace Island – Noosa Marina Transfers The car transfer service collects and drops off guests at Noosa Marina where the resorts staff will transfer guests to Makepeace Island by boat. The island has two guest boats. 1/ An environmentally friendly “Herreshoff 30” Electric Bay river boat to transport guests to and from the island at their leisure. Capacity is 10 people plus 1 driver. Development Application For Material Change of Use Makepeace Island, Noosa North Shore
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KHA DEVELOPMENT MANAGERS TOWN PLANNING REPORT 10974 2/ For quicker trips to/ from the Noosa Marina guests are transferred in the 175hp Brig 645 speedboat. Capacity is 10 people plus 1 driver. Makepeace Island has a registered barge used for servicing the island. The barge is can be used for passengers, vehicles and servicing. The barge is able to carry 15 - 18 cars. Should an situation arise that guests have a car, it can be transported on to the barge from the rivers end of Moorindil Street, Tewantin to the island. The car is able to remain on the barge at the island jetty. Staff are either dropped off at Noosa Marina, carpool with the general manager or park near the Moorindil Street boat ramp. INFRASTRUCTURE The site is connected to telecommunications, reticulated water, and electricity infrastructure networks with on-site sewer treatment and disposal. The accompanying Assessment of Existing Wastewater Infrastructure Report prepared by Future Plus Environmental details the existing sewerage treatment plant. WASTE A central bin store is currently located on site and will continue to be utilised. The bin storage area is located under the boat shed and accommodates 6 x 75L plastic bins with latched lids. Waste is removed from the site daily via the barge. The general managers vehicle is used to transport the waste from the barge to the dump. Development Application For Material Change of Use Makepeace Island, Noosa North Shore
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KHA DEVELOPMENT MANAGERS TOWN PLANNING REPORT 10974 5.0 SUPPORTING DOCUMENTATION 5.1 PROPOSAL PLANS The accompanying Proposal Plans prepared by ETS Group show the existing development layout. The use will operate within the existing facilities, with no new buildings, structures or site works proposed. 5.2 LANDSCAPE PLANS The accompanying Landscape Plans prepared by Landgraphics show the existing landscaping throughout the site. No additional landscaping is proposed. 5.3 WASTEWATER INFRASTRUCTURE REPORT The accompanying Assessment of Existing Wastewater Infrastructure Report prepared by Future Plus Environmental demonstrates that the existing sewerage treatment plant and disposal area is able to accommodate the proposed change in use. Development Application For Material Change of Use Makepeace Island, Noosa North Shore
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KHA DEVELOPMENT MANAGERS TOWN PLANNING REPORT 10974
6.0 STATE ASSESSMENTS
6.1 SOUTH EAST QUEENSLAND REGIONAL PLAN
Figure 4: South East Queensland Regional Plan 2009 – 2031 Land Use Designation (DSDIP)
The subject site is identified under the South East Queensland Regional Plan 2009 - 2031 as being in
the Regional Landscape & Rural Production Area.
Under the SPRP the proposed visitor accommodation for the purpose of a ‘boutique resort’ is defined
as follows:
Tourist activities means an activity which is reliant on the tourist trade. It includes short-
term accommodation and an incidental commercial and retail activity.
Short-term accommodation means a facility which is purpose built for non-permanent
accommodation and makes individual units or spaces available for separate hire for periods of
no more than 12 weeks to tourists and travellers. It includes, but is not limited to a holiday
cabin, motel, hotel, holiday apartment, guesthouse, dormitory, backpackers hostel, camping
site and caravan park. It does not include residential development.
In accordance with Table 2A - Material change of use in the Regional Landscape and Rural Production
Area and Rural Living Area, a Tourist Activity must be identified within either Column 1 or 2 of Table
2B.
Table 2B—Community activity, sport and recreation and tourist activity
Column 1 Column 2
Material change of use not requiring referral agency Material change of use requiring referral agency
assessment assessment and impact assessment
A material change of use having a gfa of no more than 5000 A material change of use not identified in Column 1 must
m2 on the premises (excluding short-term accommodation) comply with the site, use and strategic intent requirements
where– under Schedule 4 of these regulatory provisions.
(a) any incidental commercial or retail activity on the
premises is no more than 250 m2; and
(b) short-term accommodation on the premises contains no
more than 300 persons.
The proposal, defined as a tourist activity (short term accommodation), is less than 5000m2 and does
not involve more than 300 persons and as such is identified in Column 1 as not requiring referral
agency assessment.
Development Application For Material Change of Use
Makepeace Island, Noosa North Shore
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KHA DEVELOPMENT MANAGERS TOWN PLANNING REPORT 10974 6.2 QUEENSLAND COASTAL PLAN While the site is mapped under the Queensland Coastal Plan, Operation of the State Planning Policy 3/11: Coastal Protection is currently suspended, with the Draft Coastal Protection SPRP in place. The site is within the coastal management district, however the application for a material change of use does not trigger referral as the proposal does not involve any building or operational works. 6.3 VEGETATION MANAGEMENT ACT Figure 5: Vegetation Management Act Regional Ecosystem and Remnant Map (DEHP, 2013) The site is mapped under the Regional Ecosystem and Remnant Mapping as comprising remnant vegetation containing ‘of concern’ regional ecosystem. No new development or clearing is proposed as part of the proposal. As such the application does not trigger referral. 6.4 DECLARED FISH HABITAT AREA Figure 6: Declared Fish Habitat Area (DNPRSR, 2013) The site is mapped as being within a Declared Fish Habitat Area. No operational or building work is proposed or required as part of the material change of use. As such the application does not trigger referral. Development Application For Material Change of Use Makepeace Island, Noosa North Shore
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KHA DEVELOPMENT MANAGERS TOWN PLANNING REPORT 10974
7.0 THE NOOSA PLAN
Under The Noosa Plan, the site is included in the Open Space Conservation Zone of the Noosa North
Shore Locality seen in the figure below.
Figure 7: Noosa Plan Zone Map (SCRC Mymaps 2013)
7.1 LAND USE DEFINITION
The proposal is defined under the Noosa Plan as:
Visitor accommodation means accommodation that is designed and predominantly used for
visitors to the Shire and where social, recreational and dining services may be provided for visitors
by owners or staff.
Type 4 Conventional Two or more dwelling units or accommodation units, for the purpose
of providing short-term visitor accommodation. The use may include common recreation or
dining facilities and includes an ancillary dwelling unit for onsite manager. The use includes a
guesthouse, visitor hostel, motel, resort and serviced rooms, but does not include Visitor
accommodation Type 1 Home hosted or Type 3 Rural as separately defined.
Comment: The proposed development comprises accommodation rooms and will be established in
accordance with the above definition.
7.2 LEVEL OF ASSESSMENT
Under the table of assessment for Material Change of Use for the Open Space Conservation Zone in
the Noosa North Shore Locality, the proposed use is subject to an Impact assessable application.
Development Application For Material Change of Use
Makepeace Island, Noosa North Shore
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KHA DEVELOPMENT MANAGERS TOWN PLANNING REPORT 10974
7.3 NOOSA NORTH SHORE LOCALITY
The most relevant Overall Outcomes of the locality are as follows:
a) New uses and works are located, designed Comment:
and managed to— The proposal does not involve any new works on
i be compatible with other uses and site, but does involve the establishment of a new
works; use. The proposed new use is:
ii maintain the safety of people and compatible with the existing use with the
works; dwelling being used currently for holiday
iii avoid significant adverse impacts on letting;
the amenity enjoyed by users of other will not cause adverse impacts upon the
premises, including acoustic and visual amenity of the area given the nature of
qualities; and the use and the separation from nearby
iv avoid significant adverse effects on the properties; and
natural environment, including native will not cause any adverse impacts upon
habitat removal, fragmentation and the environment.
attrition;
b) The Noosa North Shore Locality retains its Comment:
primary role as a substantial coastal area No new built development is proposed for the
largely dedicated to conservation; intended use, with the existing dwelling being
utilised. There will be no additional impact on the
remaining land that is included in the Open Space
Conservation zone.
c) Development is secondary to and dominated Comment:
by its open space setting with a very low The proposed use represents an alternative use
intensity and scale of operation; that is of low intensity and scale. The use does
not involve additional building works and will
remain secondary to the natural open space
setting.
d) Limited visitor accommodation and services Comment:
are provided in the locality, confined to the While the site is not located in a Visitor Mixed
Visitor Mixed Use Zone, and the wilderness Use Zone or the Open Space Recreation Zone,
camp in the Open Space Recreation Zone; the use is for a limited visitor accommodation use
on an already established site.
e) Maintenance of the locality’s remote setting Comment:
and undeveloped character are achieved by— The proposed use will not adversely impact upon
i a priority emphasis on conservation the locality’s remote setting and undeveloped
outcomes for the locality; character because the proposal:
ii ferry access; maintains the conservation outcomes
iii limited standards of access across the intended for the site;
locality; will be accessed by boat or barge only;
iv avoiding the construction of a vehicular will retain all vegetation;
bridge across to the Noosa North Shore; is ecologically sustainable; and
v retention of existing vegetation with is limited to the existing buildings and
clearing kept to a minimum; use areas on site with no increase in the
vi ecologically sustainable management number of people or allotments.
of recreational visitors and activities;
vii development areas limited to existing
pattern, with no increase in the number
of privately owned lots; and
f) The scale and form of buildings and other Comment:
structures are— The proposed development will utilise the
i closely related to the setting and existing buildings that are of a scale, which is
existing buildings; compatible with and integrated with the
Development Application For Material Change of Use
Makepeace Island, Noosa North Shore
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KHA DEVELOPMENT MANAGERS TOWN PLANNING REPORT 10974
ii designed to be responsive to the surrounding coastal character of the area.
informal coastal and riverside character
of the locality;
iii integrated into the landform and
landscape; and
iv consistent with the amenity and safety
expectations of the community;
For the Open Space Conservation Zone—natural Comment:
environmental values of the highest order and Natural environment features will not be
warranting conservation status are— adversely impacted upon as there will be no new
i protected for their importance in development or increase in intensity of the use
contributing to ecological sustainability on the site.
including maintenance of water quality,
beach protection, and provision of
habitat and open space linkages; and
ii appropriately managed to the general
exclusion of development or any further
subdivision of freehold lots.
g) Residential development and Visitor Comment:
accommodation is characterised by— The proposed development is to occur in existing
i. low impact buildings of a domestic scale buildings, which are low impact, have a design
within densely landscaped settings; that is well articulated and in keeping the
ii. building designs that are well articulated character of the area and of a domestic scale and
and that use design elements to present appearance.
a pleasant appearance to public places;
iii. building designs that fit well with the
coastal and riverside character of the
locality and feature lightweight timber or
cladding materials suited to the climate;
and
iv. buildings of a domestic scale;
h) Development offering Visitor accommodation Comment:
and services is low key to avoid changes to The proposed development that provides for
the character as a result of excessive visitor visitor accommodation is low key and will have
numbers and adverse environmental impacts the same impact as a dwelling being used for
from over-use; visitor purposes.
i) Residential Uses and Visitor accommodation Comment:
are well managed so they do not adversely The proposed use will continue to be well
impact upon land identified as open space; managed so that the development does not
adversely impact upon the open space areas of
the site.
m) Reticulated water supply and sewerage are Comment:
not provided to the locality as part of any The existing dwelling is connected to reticulated
Council programme; water supply and electricity. The proposed
development will be of the same scale and does
not warrant connection to sewerage reticulation
with the existing on site treatment and disposal
being adequate.
n) There is no adverse impact on ground and Comment:
surface water quality, human health and There will be no change to the built form or the
amenity as a consequence of the on-site numbers of persons to be accommodated on the
disposal of effluent; site, consequently there will be no additional
impacts upon ground and surface water quality,
human health or amenity.
s) The environmental and cultural heritage Comment:
values of the locality are conserved and well There are no cultural heritage issues associated
Development Application For Material Change of Use
Makepeace Island, Noosa North Shore
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KHA DEVELOPMENT MANAGERS TOWN PLANNING REPORT 10974
managed; with the site and the proposed development will
maintain the current environmental values by
conservation and management of the land.
aa) For the Open Space Conservation Zone— Comment:
natural environmental values of the highest The proposed development will not cause
order and warranting conservation status adverse environmental impacts and ecological
are— values to be worsened. The intent of the
i. protected for their importance in development is to make the use of the site more
contributing to ecological viable that will also be of benefit to maintain the
sustainability including values that will be enjoyed by visitors.
maintenance of water quality,
beach protection, and provision
of habitat and open space
linkages; and
ii. appropriately managed to the
general exclusion of development
or any further subdivision of
freehold lots.
It is considered that the proposal meets the overall outcomes of the Noosa North Shore Locality. Even
if there is some conflict with the planning scheme, the conflict must be of a technical nature and or
minor and there are sufficient grounds to allow the development despite the conflict.
7.4 APPLICABLE OVERLAYS
Overlays recognise a wide range of environmental features and values across localities and zone
boundaries and need to be given particular consideration in preparing and assessing development
proposals.
The site is subject to a number of Overlays as detailed below:
Overlays Comment
Biodiversity Overlay
The site is identified under the Biodiversity
Overlay as within a Riparian Buffer Area. The
existing development on the site is a lawful
development completed in accordance with an
infrastructure agreement which required,
amongst other things, weed management and
riparian vegetation rehabilitation. No new
development is proposed and as such no
assessment against the Biodiversity Overlay
Code is required.
Development Application For Material Change of Use
Makepeace Island, Noosa North Shore
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KHA DEVELOPMENT MANAGERS TOWN PLANNING REPORT 10974
Natural Hazard: Bushfire & Acid Sulfate Soils Overlay
The site is identified under the Natural Hazard:
Bushfire & Acid Sulfate Soils Overlay as
containing high and low potential acid sulfate
areas.
No new development is proposed and as such no
assessment against the Natural Hazards Code is
required.
Natural Hazard: Landslide & Flooding Overlay
The site is identified under the Natural Hazard:
Landslide and Flooding Overlay as containing an
area subject to minimum floor height. The
existing development complied with Councils min
floor height requirements at the time of
construction.
No new development is proposed and as such no
assessment against the Natural Hazards Code is
required.
7.5 APPLICABLE CODES
The proposed development is Impact Assessable and is subject to assessment against the following
codes:
Noosa North Shore Locality Code;
Visitor Accommodation Code;
Business Uses Code;
Landscaping Code;
Engineering Works Codes
Driveways and Carparking Code
Transport, Roads and Drainage Code
Erosion and Sediment Control Code
Existing Services Code
Earthworks Code
Waste Management Code
An assessment of the applicable codes has been undertaken and is included as Attachment 1. This
assessment has determined that the proposal generally complies with all probable solutions. Where
probable solutions are not met compliance with the specific outcome has been demonstrated above.
The only conflicts with specific outcomes are in relation to O43 and O44 which identify the proposal
as an inconsistent use. Town planning grounds to justify the use, despite the conflict, are provided in
the following section.
Development Application For Material Change of Use
Makepeace Island, Noosa North Shore
Page 16
KHA DEVELOPMENT MANAGERS TOWN PLANNING REPORT 10974 7.6 TOWN PLANNING GROUNDS As demonstrated by the assessment against the Noosa Plan above, the only potential conflict with the planning scheme is in relation to overall outcome d) and specific outcomes O43 and O44 of the Noosa North Shore Locality Code. Specific Outcomes O43 and O44 relate to consistent and inconsistent uses within the Open Space Conservation Zone. While Visitor Accommodation Type 4 is an inconsistent use, the proposal does not offend the other provisions of relevance in the Locality Code. It is also noted that a dwelling is also an inconsistent use within this zone, which is odd given the land is privately owned. In any event, a dwelling exists on the land and no further building works are proposed. In the circumstances, it is suggested that to the extent that there is any conflict with the planning scheme it must be minor or of a technical nature only. Despite this, the following are planning grounds that are sufficient to overcome any conflict: 1. The proposed development is of real benefit to the general community because it provides for a vastly different experience for visitors of the Noosa area. 2. The location of the proposed development on an island in the Noosa River is unique, has considerable planning merit. 3. It is likely that the proposed use may not have been considered with the drafting of the planning scheme, in particular given that a dwelling is also a use that is not contemplated, but currently exists on the site. 4. The proposed use is to be located within the existing dwelling with no increase in in the number of persons able to be accommodated and there will be no adverse impacts upon the environment and the amenity of the area, which is desirable. 5. Given the unique nature of the proposed use there is likely to be a strong need for this type of tourist facility, given that it is not provided for elsewhere within the Sunshine Coast region. Development Application For Material Change of Use Makepeace Island, Noosa North Shore
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KHA DEVELOPMENT MANAGERS TOWN PLANNING REPORT 10974
8.0 CONCLUSION
This Town Planning report has been prepared to accompany a Development Application made by
Makepeace Island (Operations) Pty Ltd. The application seeks a Development Permit for Material
Change of Use Visitor Accommodation Type 4 Conventional on land located at Makepeace Island,
Noosa North Shore described as Lot 55 on MCH1667. The proposal is to operate the existing site
facilities as a ‘boutique resort’. No new buildings, structures or site works are required for the
proposal.
The property is situated within the Noosa North Shore Locality and included in the Open Space
Conservation Zone under The Noosa Plan. The proposed material change of use is subject to Impact
Assessment.
Planning support is justified on the following grounds:
The proposal does not involve the construction of additional structures and will rather make
better use of the sites existing facilities and features.
The proposed development can be achieved with no detrimental impact on the existing
environment and locality amenity;
The proposed development will positively contribute to the Noosa North Shore Locality and
the Noosa area generally and provides for a vastly different visitor experience;
Given the unique nature of the proposed use there is likely to be a strong need for this type
of tourist facility, given that it is not provided for elsewhere within the Sunshine Coast region;
The proposal generally complies with all provisions of the Noosa Plan 2006 and the applicable
codes. Where the probable solutions of the codes are not met, compliance with the specific
outcomes has been demonstrated, with the exception of outcomes relating to consistent and
inconsistent uses;
To the extent that there is any conflict with the planning scheme, the conflict must be minor
and or of a technical nature and in any event there are sufficient grounds that will overcome
the conflict.
Approval of the application, subject to the imposition of reasonable and relevant conditions is
warranted.
Development Application For Material Change of Use
Makepeace Island, Noosa North Shore
Page 18
ATTACHMENT 1
CODE ASSESSMENT
PREPARED BY KHA DEVELOPMENT MANAGERS
[OCR of page images]
ATTACHMENT 1
CODE ASSESSMENT
PREPARED BY KHA DEVELOPMENT MANAGERS
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NOOSA NORTH SHORE LOCALITY CODE
Specific Outcomes Probable solutions Proposal
10.9 Effects of use
Amenity No solution provided Complies
O1 Uses are located, designed and The proposal does not involve any
operated to avoid significant new buildings or structures or
adverse changes to the light, air substantial changes to the use of
quality, noise, accessibility or other the existing premises. As such there
conditions enjoyed by users of will be minimal/no further impact on
associated, adjoining or nearby light, air quality, noise, accessibility
uses. on adjoining uses.
Maximillian Road and Beach S2.1 Development along Not Applicable
Road Maximillian Road and Beach Road The site is not located along
O2 The vegetated character of provides a minimum of 10m wide Maximillian Road and Beach Road.
Maximillian Road and Beach Road buffering in the form of landscaped
are protected and new development setback for visual screening and
recognises and protects the noise attenuation.
function, capacity and efficiency of
these roads.
10.10 Built form
Density No solution provided Complies
O3 The density of development The existing buildings have a low
within the site area— impact on the site and are
a) is compatible with surrounding compatible with surrounding
development; and development. No new building or
b) has a low site impact to enhance structures are proposed.
the opportunity to maintain natural
site characteristics, including native
vegetation and natural landforms.
Height S4.1 Buildings and other structures Complies
O4 Buildings and other structures— have a maximum building height Building height does not exceed 8m
a) are low rise and present a of— or two storeys.
building height a) if in the Rural Zone or Rural
consistent with structures on Settlement Zone—8m or 9m where
adjoining and surrounding land; the pitched roof but no other part
b) do not exceed a maximum height of the building or structure exceeds
of 2 storeys; 8m (but not exceeding 2 storeys
c) do not visually dominate the either way); or
street, adjacent properties, b) in all other zones—8m (but not
surrounding spaces or the existing exceeding 2 storeys).
skyline;
d) preserve the amenity of
surrounding land, including existing
sunlight to neighbouring properties;
and
e) respect the scale of the dune and
coastal vegetation.
Setbacks S5.1 Buildings and structures Complies - Alternative Solution
O5 Buildings and other structures comply with the minimum building The existing buildings and
are setbacks identified in Schedule 1 - structures comply with the setbacks
appropriately designed and sited Minimum Building Setbacks. applicable at time of development.
to— No new buildings or structures are
a) result in minimal disturbance of proposed.
natural terrain;
b) provide amenity for users of the
premises as well as preserve the
visual and acoustic amenity of
Page 20
Specific Outcomes Probable solutions Proposal
adjoining and nearby properties;
c) preserve any existing vegetation
that will buffer the proposed
building and assist in the control of
weeds;
d) allow for landscaping to be
provided between buildings;
e) maintain the visual continuity
and pattern of buildings and
landscape elements within the
street; and
f) help protect the natural character
and visual amenity of the
beachfront and riverfront.
Fences S6.1 Fencing comprises timber and Not Applicable
O6 Fencing contributes to the bush wire materials rather than the use No fencing is proposed.
setting of the Noosa North Shore of solid wall construction
and does not block the views of
neighbours.
Flooding and drainage S7.1 For new buildings or Not Applicable
O7 Buildings and other works are structures or additions of more than No new buildings or structures are
designed and 50m2 gross floor area to an existing proposed.
sited to— building or structure, floor
a) provide flood free access to levels for habitable rooms are—
premises and flood free habitable a) for areas where minimum floor
areas; levels are available—not less than
b) allow only minor, short term and the specified level;
infrequent flooding of non-habitable b) for areas where flood modelling
areas; is available—a minimum of 500mm
c) ensure carparking areas can be above the modelled flood level; and
adequately drained; c) for areas where flood modelling
d) ensure drainage does not is not available, a minimum of
adversely impact upon other 500mm above the highest known
premises; and flood level;
e) ensure filling or excavation does AND
not adversely impact upon other S7.2 Dwelling houses are raised As above
premises by— above ground with a suspended
i. causing ponding on the site or floor, rather than utilising "slab on
nearby land; ground" construction;
ii. increasing flooding, which AND
adversely affects the safety or use S7.3 Development minimises the As above
of any land upstream and impact of earthworks associated
downstream; and with its building, access and service
iii. adversely affecting the flow of provision;
water in any overland flow path. AND
S7.4 Drainage works are designed As above
to disperse stormwater runoff,
rather than concentrating it.
AND
S7.5 Car parking and maneuvering As above
areas are constructed at a level that
permits the parking area to drain
from the site by gravity means,
without the need for mechanical
pumping; or
S7.6 Basements for residential uses As above
have flood immunity above the
Q100 where
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Specific Outcomes Probable solutions Proposal
alternative means to mechanical
pumping are used to achieve such
immunity; or
S7.7 Basements for non-residential As above
uses have flood immunity above the
Q100 that may be achieved by
means of mechanical pumping
where the mechanical feature is
installed with adequate holding
tanks and an alternative back up
power source.
Roof form S8.1 The main roof of the building Complies
O8 Rooflines— has a roof pitch no less than 5 The main roof of the building
a) contribute positively to the local degrees and has minimum 600mm contains a roof pitch no less than 5
skyline; eaves to at least 75% of the degrees and has minimum 600mm
b) complement the beachside and perimeter of the building. eaves.
riverside character of the locality;
c) avoid low pitched (eg. less than 5
degrees) or box roof
profiles/parapets; and
d) do not create opportunities for
residents to overlook the private
open space areas of neighbouring
properties.
10.11 Environment, conservation and recreation
Environment and cultural No solution provided Complies
heritage values No new buildings or structures are
O9 There are no significant adverse proposed and there will be no
effects on biodiversity, native change in the maximum number of
vegetation, native fauna habitat, people able to stay on the island
landscape quality, water quality or (20 guests). As such there will be
cultural heritage values, including minimal/no adverse effects on
those related to— biodiversity, native vegetation,
a) changes to natural drainage; native fauna habitat, landscape
b) disturbance of the dune system quality, water quality or cultural
and wetland system; heritage values.
c) management of fire risk;
d) erosion and the transport of
sediments off site;
e) unmanaged public access;
f) effluent disposal;
g) changes to fauna habitat and
behaviour; and
h) disturbance of buildings and
features, including natural features,
of cultural heritage significance.
Open space network S10.1 Open space corridors and Complies
O10 An integrated open space existing native vegetation in areas No new buildings or structures are
network is established, enhanced indicated in Schedule 5 – Map 4 are proposed. Existing open space and
and protected throughout the protected from fragmentation and native vegetation will be
locality to— encroachment by development. maintained.
a) provide for both passive and
active recreational pursuits;
b) provide connectivity for
pedestrians, cyclists, and horse
riders;
c) provide habitat connectivity for
wildlife;
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Specific Outcomes Probable solutions Proposal
d) protect watercourses and
drainage lines;
e) protect vegetation on steep
slopes;
a) form a scenic backdrop for
residential development; and
b) provide on road and off road
pedestrian and recreational access,
including various sand tracks
formed between the Noosa River in
the south and the landing ground
reserve in the north.
Noosa trail network S11.1 No solution provided Not Applicable
O11 A comprehensive network of S12.1 Development includes The site is not identified as on or
bridle trails and pedestrian and linkages to or between existing or near the Noosa Trail Network or
bicycle links is established, future components of the Noosa Linkages.
enhanced and protected Trail Network, as indicated in
incorporating road reserves, State Schedule 5 – Map 3; AND
forests, Council owned land and S12.2 Development does not have As above
private lands consistent with the an adverse impact on the access
lifestyle and outdoor recreation functions of the Noosa Trail
needs of the Shire’s residents and Network, including severing of
visitors; existing or future linkages; or
AND S12.3 Alternative linkages to those As above
O12 Existing and future pedestrian, indicated in Schedule 5 – Map 3 are
bridle trail or bicycle linkages are provided; AND
retained as part of a Shire wide trail S12.4 Linkages to the Noosa Trail
network. Network are designed and As above
constructed in accordance with—
a) Australian Standard 2156.1
Walking Tracks Part 1: Classification
and Signage to a minimum of a
Class 4 Standard; and
b) Australian Standard 2156.2
Walking Tracks Part 2:
Infrastructure Design.
Division 18—Specific Outcomes and Probable Solutions for the Open Space
Conservation Zone
Specific Outcomes Probable solutions Proposal
10.28 Consistent uses
O43 The following defined use is a No solution provided Alternative Outcome
consistent use and is located in the The proposal is not listed as a
Open Space Conservation Zone— consistent use. Refer section 7.6 of
a) Education Type 4, if an the Planning Report for town
information centre. planning grounds.
10.29 Inconsistent uses
O44 The following defined uses No solution provided Alternative Outcome
and use classes are inconsistent The proposal is listed as
uses and are not located in the inconsistent use. Refer section 7.6
Open Space Conservation Zone— of the Planning Report for town
a) All Agricultural Uses; planning grounds.
b) All Business Uses;
c) Education Types 1, 2, or 3;
d) Education Type 4, if an not an
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Specific Outcomes Probable solutions Proposal
information centre;
e) Emergency service;
f) Open space;
g) Wellbeing;
h) All Infrastructure Uses; and
i) All Residential Uses.
10.30 Amenity
O45 Public lands are dedicated to No solution provided Not Applicable
conservation outcomes; The application is made over private
AND property. No public land is to be
dedicated.
O46 Public lands are used for Not Applicable
passive recreation with facilities As above
limited to sand tracks for access;
AND Complies
O47 Private lands are retained in No new buildings or structures are
their natural state. proposed. Existing vegetation and
environmental features on site are
to be retained.
Comment: The proposal demonstrates compliance with the Noosa Heads Locality Code, with the
exception of outcomes O43 and O44 in relation to use. Where probable solutions are not met compliance
with the specific outcome has been demonstrated. Town planning grounds to justify the use, despite the
conflict with O43 and O44, are provided in section 7.6 of the Town Planning Report.
VISITOR ACCOMMODATION CODE
Table 14-33— All Visitor accommodation
Probable solutions
Specific Outcomes Proposal
(if code assessable)
14.63 Effects of use
Electricity supply Complies
infrastructure S1.1 No solution provided. The site contains an established
O1 The development does not electricity supply. No new
adversely impact on existing or development is proposed.
future electricity supply
infrastructure;
AND
O2 All uses and works maintain an S2.1 Development for uses Not Applicable
adequate safe distance from adjacent to or within 50m of an Site is not within 50 metres of a
electrical infrastructure including existing electricity substation substation.
substations, overhead powerlines, incorporates noise attenuation
power poles and transformers. measures to mitigate noise impacts;
AND
S2.2 Buildings and structures Complies
(including swimming pools, sheds, Structures are not sited under
tennis courts and outbuildings) are overhead electricity lines or within
not constructed under overhead easements.
electricity transmission lines, or
within electricity easements.
Siting Complies
O3 Visitor Accommodation No solution provided The proposed boutique resort
Page 24
Probable solutions
Specific Outcomes Proposal
(if code assessable)
provides access to valued features, allows direct access to the Noosa
facilities or attractions of the Shire River and natural environment of
including— Makepeace Island with access to
a) the beach; other locations via boat.
b) other natural features;
c) visitor attractions and services;
d) town or village centres; or
e) the Noosa Trail Network.
Scale Complies
O4 Visitor accommodation is at No solution provided No new buildings or structures are
a scale and nature complementary proposed. The existing buildings
and respectful to its surroundings and structures are respectful of the
and does not unduly impact on island features and surrounds and
adjacent or surrounding land uses the proposed use will not unduly
or the amenity of the surrounding impact on adjacent or surrounding
area. land uses or the amenity of the
surrounding area.
Mitigation of noise impacts S5.1 Visitor accommodation is Not Applicable
O5 Development is designed and not located along parts of the major The site does not adjoin the road or
sited to avoid adverse noise impacts road network which have a legal rail network.
associated with neighbouring noise speed limit of 80km/hr or above,
sources by— and is setback 40m from the North
a) locating the use away from Coast railway
major noise sources such as busy
roads or rail corridors: or
b) applying appropriate noise
attenuation measures into the
development.
Ancillary recreation uses S6.1 If the use involves ancillary Complies
O6 Ancillary recreation uses, such use of outdoor courts including The existing tennis court will not
as outdoor tennis courts and half tennis courts, half courts and impact on the amenity of
netball courts, do not have an netball courts—the use complies neighboring properties and complies
adverse effect on the amenity with the requirements in Section 2 with PSP8.
enjoyed by users of adjacent or of PSP8 Tennis and Other Courts;
nearby premises nor do they cause AND
unreasonable disturbance to local S6.2 A 3m wide landscaped buffer Complies
fauna through light emissions, by is provided between the tennis The tennis court is surrounded by
ensuring that lighting devices are court and any boundary of the site; vegetation.
limited to those designed and AND
installed to: S6.3 Any lit tennis court or sports Complies
a) minimise light spillage on court is located at least 60m from The tennis court is not within 60
neighbouring premises; the external wall of an existing or metres of a neighboring residential
b) preserve an acceptable degree of approved residential dwelling on an dwelling.
lighting amenity at the neighbouring adjacent or nearby lot (as measured
premises; from the centre line of the court);
c) provide covers or shading around AND
lights; S6.4 The vertical illumination Complies
d) direct lights downwards; resulting from direct, reflected or Vertical illumination resulting from
e) position lights away from other incidental light emanating direct, reflected or other incidental
possibly affected areas; and from the site does not exceed 8 lux light emanating from the site does
f) enable brightness of lights to be when measured at any point 1.5m not exceed 8 lux when measured at
adjusted to low levels. outside the boundary and at any any point 1.5m outside the
AND level from ground level upward; boundary and at any level from
AND ground level upward.
Page 25
Probable solutions
Specific Outcomes Proposal
(if code assessable)
S6.5 Any flood lighting is restricted Complies
to the types that give no upward Flood lighting complies.
component of light where mounted
horizontally (i.e. a full cut off
luminare).
O7 Noise originating from the use S7.1 The court is not used between Complies
of the tennis court does not have a the hours of 10:00pm and 6:30am The tennis court will not be used
detrimental effect on the amenity of the following day. between the hours of 10:00pm and
the area or cause nuisance to 6:30am the following day.
neighbouring residents.
Traffic and access S8.1 Visitor Accommodation is Complies - Alternative Solution
O8 Safe vehicular access is directly accessible from a sealed The use is situated on an island
provided to and from the site road or a good standard graveled with boat/ferry access only.
without adversely impacting on the road;
safety of the road network; AND
S8.2 Driveways do not exceed a Not Applicable
gradient of 1 in 4 (25%).
AND
S8.3 Where the site gains access Not Applicable
from part of the Major Road
Network, vehicle manoeuvring
areas are provided in accordance
with Section 3 of AS 2890.1 Parking
Facilities (Part 1: Off-street
Carparking) so vehicles enter and
leave the site in a forward gear.
Water supply and conservation S9.1 & S10.1 Where outside a Complies – Alternative Solution
O9 An adequate, safe and reliable reticulated water service area— The site is connected to reticulated
water supply is available to the a) a rainwater tank of a minimum water supply service.
premises. capacity of 4,000 litres is to be
AND. provided for each accommodation
unit; and
b) there is to be on the lot a dam,
swimming pool or water tank
accessible for use by the fire
brigade that contains at least 5,000
litres of water.
Advisory note
The 5,000 litres required can be
included within the water required in
S8.2 & S9.1 providing it is accessible for
the purpose of fire fighting at all times
and not used for other domestic
purposes.
Effluent disposal Complies
O11 The provision of an effluent No solution provided The site contains an approved
disposal system is provided to effluent disposal system. Refer to
maintain acceptable public health Advisory note accompanying Assessment of
standards and avoid environmental PSP24 – Effluent Disposal details Existing Wastewater Infrastructure
harm. requirements for the design and siting of report prepared by Future-plus
effluent disposal systems where located
Environmental.
outside a sewerage service area.
Compliance with PSP24 will be
considered as part of Council’s
assessment of the plumbing and
drainage application.
Page 26
Probable solutions
Specific Outcomes Proposal
(if code assessable)
14.64 Amenity
Safety and security S12.1 The building entrance is Complies – Alternative Solution
O12 For Visitor accommodation clearly identifiable and visible from The proposal is not accessible or
Type 4, buildings and outdoor the street, footpath and driveway; directly viewable by street or public
spaces are designed to protect the AND areas, being situated on a privately
personal security and safety of owned island. The site jetty is
residents by allowing for natural clearly identifiable and the internal
surveillance path network allows for natural
surveillance.
S12.2 The internal path network Complies
has clear sightlines to the dwelling The internal path network has clear
entry and street access points; sightlines to the dwelling entry
AND
S12.3 Visitors have direct access Complies
to the entrance without passing Visitors have direct access to the
through private open space areas. entrance without passing through
private open space areas.
Emergency access Complies
O13 For Visitor accommodation No solution provided Emergency services are able to
Type 2 or 4, site design and layout access the site via ferry or boat.
ensures efficient access and egress
for emergency vehicles.
Table 14-34– Type 1 – Home hosted
Not Applicable
Table 14-35 — Type 2 - Caravan parks
Not Applicable
Table 14-36 Type 3 – Rural Accommodation
Not Applicable
Table 14-37 Type 4 – Conventional (Visitor hostel)
Not Applicable
Table 14-38 — Type 4 – Conventional (Urban Guesthouse)
Not Applicable
Table 14-39 — Type 4 – Conventional (Motel or Resort Style)
Specific Outcomes Probable solutions Proposal
(if code assessable)
14.70 Effects of use
O44 Parking and vehicular access is S44.1 No solution provided. Complies
conveniently, safely and efficiently AND Access to and from the site is via
provided for visitors, operators and boat or ferry. Guest accommodation
service providers; includes transfers from/to the
AND Sunshine Coast or Brisbane airports
or car service pick up and drop off
from/to Sunshine Coast and
Brisbane residents homes.
O45 Visitor carparking spaces are S45.1 Visitor carparking spaces are Not Applicable
accessible at all times; accessible at all times and are not As above.
AND located behind locked gates.
O46 Visitor carparking spaces do S46.1 Visitor carparking spaces are Not Applicable
not hinder the access or movement not located in tandem with a garage As above.
Page 27
of any vehicle on-site. or other carparking space
Laundry and clothes drying S47.1 Any accommodation unit Not Applicable
facilities fitted with a laundry or washing Guest laundry facilities are not
O47 Guest laundries and drying machine also has a clothes drying provided.
facilities are designed to be energy area with a fixed clothes line, open
efficient without detracting from the to breezes and located to receive
amenity of the premises. sunlight (filtered or direct) for at
least two hours per day;
AND
S47.2 Clothes drying areas are
screened from adjoining properties
and frontages.
Comment: The proposal demonstrates compliance with the Visitor Accommodation Code. Where
probable solutions are not met compliance with the specific outcome has been demonstrated.
LANDSCAPING CODE
The overall outcome is the achievement of a high quality of landscape design that—
a) retains, reinforces and enhances the natural landscape character of the site, streetscape and locality;
b) retains existing vegetation and other natural features for their ecological, aesthetic and cultural values;
c) ensures the revegetation and rehabilitation of native wildlife habitat and riparian zones to protect and
enhance ecological and biodiversity values;
d) facilitates water management including on-site detention and the efficient infiltration of stormwater;
e) enables the establishment of appropriate plantings that are of a scale and density commensurate with
building height, bulk and scale to buffer development and conflicting land uses;
f) enhances privacy between dwelling units and accommodation units;
g) accommodates the outdoor recreation needs of dwelling occupants; and
h) provides adequate vegetation treatment to steep slopes and unstable landforms.
Comment: The existing development has high quality landscaping and natural environment which
contributes to the surrounding locality. No additional landscaping is required.
DRIVEWAYS AND CARPARKING CODE
The purpose of this code is to ensure:
a) Safe and reasonable access to and from vehicle accommodation and standing areas within a
property and from the public road is provided;
b) The safety of pedestrians and cyclists is protected;
c) Development reduces the reliance on private vehicles and promotes public and non-motorised
transport options;
d) Carparking spaces and the associated manoeuvring areas provided are designed to be safe and
functional and meet the reasonable requirements of the particular land use;
e) Adequate provision is made for the standing, parking, loading and unloading, access and
manoeuvring of service vehicles within the development site;
f) Development does not adversely impact on existing public parking;
g) Adequate monetary contributions are made in circumstances where Council considers the
provision of external parking will fulfill the parking demand generated by the development and
will not have an adverse impact on existing public parking; and
h) Vehicular access does not impact adversely upon existing landscaping or native vegetation.
Page 28
Comment: Access to the site is via boat or ferry with no car parks available on site. The boutique resort
will provide guests with a complimentary car transfer service to and from the Sunshine Coast and
Brisbane airport and Sunshine Coast and Brisbane resident’s homes. The access arrangements proposed
are safe and efficient. The development will not lead to any adverse safety or road condition impacts in
the locality.
EARTHWORKS CODE
The purpose of this code is to ensure:
a) To ensure that earthworks do not unreasonably impact on the natural environment or other
properties with regard to—
i. land stability (including differential settlement or expansion in reactive soils);
ii. contamination of land;
iii. flooding and drainage;
iv. groundwater, watercourses and wetlands;
v. loss of native remnant or regrowth vegetation; and
b) Earthworks are designed and constructed to be structurally sound.
Comment: The proposal does not involve the construction and any new buildings, structures or works.
EROSION CONTROL CODE
The purpose of this code is to ensure:
a) there is no significant environmental harm caused by the effects of erosion and sediment
transport associated with development;
b) disturbed areas are stabilised and restored promptly and effectively; and
c) disturbance of land is minimised.
Comment: The proposal does not involve the construction and any new buildings, structures or works.
EXISTING SERVICES CODE
The purpose of this code is to ensure:
a) Existing Council owned underground infrastructure is protected from potential or actual damage
caused by development;
b) Underground infrastructure is accessible for maintenance purposes; and
c) Existing services are identified and methods of protection and access are implemented in the
design of the development.
Comment: The site is currently serviced by all required urban services. No new buildings or structure
are proposed requiring provision of additional services.
TRANSPORT ROADS AND DRAINAGE CODE
The purpose of this code is to ensure:
a) Development is consistent with the intentions of the strategic transport network, which is to--
i. improve the coordination between transport and land use, to avoid excessive motor vehicle
travel;
Page 29
ii. minimise the environmental and social impacts of transport on the natural and urban
environment;
iii. increase the use of walking, cycling, bus, train and ferry modes and minimise the use of the
private car;
iv. ensure that vehicle access to the development does not compromise the capacity and safety
of the road system;
v. not increase the scale of the road network beyond that currently planned; and
vi. ensure that development appropriately attenuates noise from adjoining roads.
b) Development works are designed and constructed to a standard that meets community
expectations, prevents unacceptable off-site impacts and optimizes whole of life cycle costs;
c) Roads are designed and constructed to satisfy their specified functions and provide an
appropriate level of flood immunity (including local flooding on roads, i.e. through sufficient kerb
storage capacity);
d) Development provides appropriate buffering between noise sensitive uses and the major road
network and rail corridors;
e) Roads are designed and constructed to be compatible with the existing road network and
hierarchy and to provide a safe environment for vehicular traffic, pedestrians and cyclists;
f) Intersections and access points are designed and constructed to retain the low key development
style and slower pace enjoyed by residents and visitors;
g) Road and drainage infrastructure is constructed to a standard that minimizes ongoing
maintenance costs;
h) Drainage systems are designed and constructed with capacity to effectively manage or convey
the design flow;
i) Road and drainage infrastructure is compatible with other infrastructure; and j) Road and
drainage infrastructure does not create any adverse impacts upon environmental values
associated with biodiversity, hydrological cycles, biophysical resources and air quality.
Comment: The proposal does not involve the construction and any new buildings, structures or works.
WASTE MANAGEMENT CODE
The purpose of this code is to ensure:
a) The storage, disposal and management of solid and liquid waste are conducted in an safe and
ecologically sustainable manner and without environmental nuisance;
b) The on-site storage of waste does not create environmental nuisance or visual impact to
adjoining property during the construction of a development; and
c) Council and other licensed trade waste services are able to conveniently collect and dispose of
waste generated by the development.
Comment: A central bin store is currently located on site and will continue to be utilised. The bin
storage area is located under the boat shed and accommodates 6 x 75L waste bins with latched lids.
Waste is removed from the site daily and transported to Councils waste station.
WATER SENSITIVE DESIGN CODE
The purpose of this code is to ensure:
a) all urban development has suitable treatment and reuse systems for all site run-off;
b) all urban development reduces the need for mains water by utilizing run-off from appropriate
areas for applications such as toilet flushing and garden maintenance;
c) pipeless stormwater management systems are utilised;
Page 30
d) downstream ecosystems, properties and infrastructure are not adversely impacted by either
quantity, levels of inundation or water quality changes caused by development; and
e) water reuse facilities have no adverse impact on the quality of the town mains water.
Comment: The proposal does not involve the construction and any new buildings, structures or works.
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