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Annexure B - Eastern Beaches Locality Code
Attached to the e-mail MCU15/0049 Application for Multiple Housing Type 2 - Duplex.
Annexure B - Eastern Beaches Locality and Semi Attached Housing Zone
Division 15—Specific Outcomes and Probable Solutions for the Eastern Beaches Locality
Column 1 Column 2 Column 3
Specific Outcomes Probable Solutions (if code assessable) Compliance
7.9 Effects of use
Amenity
O1 Uses are located, designed and operated No solution provided. Complies - proposed use consistent with
to avoid significant adverse changes to the surrounding residential uses.
light, air quality, noise, accessibility or other
conditions enjoyed by users of associated,
adjoining or nearby uses.
Character and function of the David Low
Way
O2 The vegetated character of the David Low No solution provided Not applicable - Site is not on David Low Way
Way is protected and new development
recognises and protects the function, capacity
and efficiency of the David Low Way as the
major north-south link throughout the coastal
part of the Shire.
7.10 Built form
Density
O3 The density of development within the site No solution provided Complies – the proposal is of a density
area— compatible with surrounding development.
a) is compatible with surrounding
development; and
b) does not exceed—
for the Semi-Attached Housing Zone: Complies - site area – 506m2 = 4.8persons
- . for sites 500m2 and 599 m2 inclusive – 4.8
persons
c) has a low site impact to enhance the Complies – 2 separate units proposed which
opportunity to maintain natural site complements surrounding unit developments
characteristics, including native vegetation and
natural landforms.
Page 1 Young & Curren 01762 Stevens St Sunshine Beach
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Column 1 Column 2 Column 3
Specific Outcomes Probable Solutions (if code assessable) Compliance
Height
O4 Buildings and other structures— S4.1 Buildings and other structures have a Complies - 2 storey and 8 metres
a) are low rise and present a building height maximum height of —
consistent with structures on adjoining and
surrounding premises;
b) have a maximum building height of—
iiii. For any other zone— 2 storeys; e) in all other zones— 8m.
c) do not visually dominate the street,
surrounding spaces or the existing skyline;
d) preserve the amenity of surrounding
premises including privacy, views and access
to sunlight;
e) respect the scale of the dune and coastal
vegetation; and
Setbacks
O5 Buildings and other structures are S5.1 Buildings and structures comply with the Noosa Plan Proposal
appropriately designed and sited to— minimum building setbacks identified in Schedule Frontage—6m for 2 6.0 metres to façade
a) provide amenity for users of the premises 1 - Minimum Boundary Setbacks. storey buildings;
as well as preserve the visual and acoustic Side boundaries—
privacy of adjoining and nearby properties; 1.5 metres up to 4.5 2.0 m to side
b) provide adequate distance from adjoining metres in height boundaries. Garages
uses; 2.0 metres - 4.5 to 7.5 on boundaries
c) preserve any existing vegetation that will metres in height consistent with
buffer the proposed building; schedule 1 clause 3.
d) allow for landscaping to be provided Rear boundary—6m 6.0metres to façade
between buildings; of building. 5.5m to
e) maintain the visual continuity and pattern of awning.
buildings and landscape elements within A small upper level awning and eave extends into
street; and the rear setback area. The intrusions is considered
f) protect the natural character and visual minor and complies with the specific outcomes as
amenity of the beachfront.. detailed below:
O5 Buildings and other structures are
appropriately designed and sited to—
a) provide amenity for users of the
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Column 1 Column 2 Column 3
Specific Outcomes Probable Solutions (if code assessable) Compliance
premises as well as preserve the visual and
acoustic amenity of adjoining and nearby
properties; - The awning is located on the upper
level of the building to the rear of the site and
presents as an eave of the building. The minor
intrusion combined with the height and existing
vegetation will not impact on the amenity of the
surrounding properties.
b) provide adequate distance from adjoining
uses; - The building is well setback from the
property to the east with the intrusion relating to
an upper level awning which contributes to the
character of the building.
c) preserve any existing vegetation that will
buffer the proposed building; Existing vegetation
will not be affected by the minor intrusion of the
deck.
d) allow for landscaping to be provided
between buildings and street frontages and
between neighbouring buildings; - the building
façade is setback 6.0 metres from the rear
boundary and permits the retention of existing
vegetation on site. The awning intrusion does not
impact on vegetation on site.
e) maintain the visual continuity and pattern
of buildings and landscape elements within the
street; - The area of intrusion is located to the
rear of the site an does not impact on the
character of the street.
f) protect the natural character and visual amenity
of the beachfront. – Proposed intrusion is minor
and up an upper level and will be visible to the
beachfront.
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Column 1 Column 2 Column 3
Specific Outcomes Probable Solutions (if code assessable) Compliance
Site cover, gross floor area and plot ratio
O6 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
excessive bulk to adjacent properties, roads or
other areas in the vicinity of the site;
c) maximises the retention of existing
vegetation and allows 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.
O7 Site cover does not exceed—
c) for the Semi Attached Housing Zone–40%; Complies - the architect indicates that the
proposed development has a total site cover of
40%
O8 For Multiple Housing Type 2 buildings Complies – Architect has detailed that the
have a maximum plot ratio of 0.45:1 proposal complies with plot ratio requirements.
O9
O10
1
Flooding and drainage
O11 Not applicable.
Roof form
O12 Roof forms— S12.1 The main roof of the building has a roof Complies – 5 degree roof pitch and eaves
1
Council has mapping of minimum floor levels and flood levels and flood modelling for some parts of the Shire. Contact the Land Development Section of Noosa Shire Council.
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Column 1 Column 2 Column 3
Specific Outcomes Probable Solutions (if code assessable) Compliance
a) contribute positively to the local skyline; pitch no less than 5 degrees and has minimum proposed.
b) complement the beachside character of 600mm eaves to at least 75% of the perimeter of
the locality; the building; AND
c) use soft and articulated pitched or curved S12.2 Buildings and structures do not include roof Complies – no roof top terraces are proposed.
roof forms; top terraces.
d) avoid low pitched (eg. less than 5
degrees) or box profiles/parapets; and
e) do not create opportunities for residents to
overlook the private open space areas of
neighbouring properties.
Sloping sites
O13 Not applicable
7.1 Environment, Conservation and Recreation
Environment and cultural heritage values
O14 There are no significant adverse effects No solution provided Not applicable.
on biodiversity, natural vegetation, native
fauna habitat, landscape quality, water quality Advisory note
or cultural heritage values, including those PSP24 – Effluent Disposal details requirements
related to— for the design and siting of effluent disposal
a) changes to natural drainage;
systems where located outside a sewerage
b) changes to natural coastal processes;
service area. Compliance with PSP24 will be
c) disturbance of the dune system and
wetland system; considered as part of Council’s assessment of
d) management of landslide and fire risk; the plumbing and drainage application.
e) erosion and the transport of sediments
off site;
f) unmanaged public access;
2
g) effluent disposal ;
h) changes to fauna habitat and behaviour;
and
i) disturbance of buildings and features,
including natural features of cultural
heritage significance.
2
Council may request additional information on the proposed method of effluent disposal to ensure the nature of the development is compatible with environmental values. Refer to
PSP1 – Information Council May Request.
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Column 1 Column 2 Column 3
Specific Outcomes Probable Solutions (if code assessable) Compliance
Open space network
016 An integrated open space network is S16.1 Open space corridors and existing native Not applicable.
established, enhanced and protected vegetation in areas indicated in Schedule 5 – Map
throughout the locality to— 4 are protected from fragmentation and
a) provide for both passive and active encroachment by development.
recreational pursuits;
b) provide connectivity for pedestrians and
cyclists,
c) provide habitat connectivity for wildlife;
d) protect watercourses and drainage lines;
e) protect vegetation on steep slopes; and
f) form a scenic backdrop for residential
development.
Pedestrian and bicycle pathways
O16 Safe and convenient pedestrian and S17.1 Pedestrian and bicycle pathways are Not applicable.
bicycle pathways are provided and retained provided and retained where indicated in Schedule
between and throughout key destinations 5 – Map 2; AND
including— S17.2 Contributions toward a Pathways Network A condition may be imposed if relevant.
a) an east-west link between the beach and are provided in accordance with PSP20.
the northern end of Lake Weyba via
Burgess Creek;
b) a north-south link between the Noosa
National Park to the north of the locality
and the Shire boundary near Peregian
Beach; and
c) links within and around Sunrise and
Sunshine Beach linking business and
community uses with residential
development.
Beach access points No solution provided Not applicable.
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Division 18—Specific Outcomes and Probable Solutions for the Semi-Attached Housing Zone
Table 7.14
Column 1 Column 2 Column 3
Specific Outcomes Probable Solutions (if code assessable) Compliance
Visitor hostel
O31 No solution provided Not applicable
Streetscape & character
O32 Buildings and other structures— S32.1 The main entrance of the building faces and Complies – entrance pathways and individual
a) contribute positively to the streetscape is recognisable from the street; AND entry provided to each unit
character by addressing the street and adding
visual interest through stepping the front S32.2 Buildings and other structures are designed Complies
façades; to—
b) have a bulk and architectural scale that a) have maximum wall length of 15m and each The two units are well articulated with different
does not dominate the streetscape or detract external wall plane incorporates at least one external wall treatments.
from the visual amenity of adjoining properties; design element to add visual interest and amenity
c) present as a small building of a domestic (such as windows, pergolas, sun shading devices,
scale within a landscaped setting; and balconies or a change of building material). (see
d) present well articulated façades where Figures 7.2, 7.3 and 7.4);
garages or carports are not the dominant b) vary and break up the roof form through gables Complies
visual element when viewed from the street; or different pitches to add visual interest and
define the individual dwelling units (see Figures
7.2, 7.3 and 7.4);
c) provide individual segmented balconies for each Complies
dwelling unit to reduce dominant horizontal
banding and to provide private open space for
each tenancy (see Figures 7.2, 7.3 and 7.4);
d) break up building facades by incorporating Complies
different but complimentary textures and building
materials; and
e) visually break up the bulk of the building by Complies
integrating tall plant species in front of and to the
side of buildings;
AND
S32.3 For corner sites the building design Not applicable
addresses both street frontages by—
a) including doors and windows on each face of
the building that fronts a road; and
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Column 1 Column 2 Column 3
Specific Outcomes Probable Solutions (if code assessable) Compliance
b) incorporating an access point from each street,
one for each of the dwelling units
Garages and carports
O33 Garages, carport structures and vehicle S33.1 Garages and carports have a front Complies
manoeuvring areas are designed and sited boundary setback of at least 6m provided that
to— garages may be setback 5.5m from the front
a) provide for resident and visitor parking; boundary where garage doors are staggered 1m
b) visually integrate with the building and to from each other in relation to the frontage
not dominate the street front; AND
c) allow opportunity for landscaping to screen S33.2 Garages present a minimum width to the Complies – two separate garages proposed at 90
vehicle parking and manoeuvring areas; streetscape (the total width of garage doors is no degree angles to each other.
d) minimise the number of driveway accesses; more than 6m or 50% of the frontage width,
and whichever is the lesser, where the structure faces
e) allow safe and efficient access to and the street)
egress from the premises. AND
S33.3 Where multiple double garages are included Complies
garages are stepped back a minimum of 600mm
from each other, in relation to the frontage or are
separated by at least 2m; or
S33.4 Garages that are visible from, but do not Complies – facade of northern garage is treated
face the street, include windows or other with RC sheet cladding and stainless steel wire
articulation and have a 6m vegetated buffer supports for vines to grow on.
between the structure and the road frontage.
AND
S33.5 Where located on the major road network or Not applicable
a collector street, vehicles are able to enter and
exit the site in a forward gear through a 3-point
turn maximum;
AND
S33.6 The development provides for shared Complies – one driveway provided
driveways to minimise the number of access
points, except on sites with more than one street
frontage, where garages or carports in the
development front separate streets.
Professional Offices Not applicable
O33
Front fences and walls
O35 Front fences and walls are designed and S35.1 Front fences or walls are setback an Complies.
sited to— average of 1 metre and are articulated to provide
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Column 1 Column 2 Column 3
Specific Outcomes Probable Solutions (if code assessable) Compliance
a) contribute to the attractiveness of the street; visual interest by stepping the design at maximum
b) be compatible with the existing streetscape 5m intervals. AND
character; S35.2 The area of land between the fence and the Proposal able to comply with requirement.
c) relate to the architectural period of the front property boundary shall be densely
building; landscaped to screen any fencing from the street.
d) avoid interference with the movement of AND
surface stormwater; S35.3 Any fencing on the boundary which is not
e) allow for casual surveillance from the street screened by vegetation is either less than 1.2m
or where premises adjoin part of the major high or of an open construction.
road network, mitigate traffic noise;
f) provide for planting in front of high solid
fences and walls; and
g) ensure planting between the front fence and
the footpath does not create an impediment
for pedestrians using the footpath.
.
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